Hur kan kontor bli hem? - Konvertering av kontorslokaler till bostäder ur ett fastighetsägarperspektiv

Detta är en Master-uppsats från Lunds universitet/Fastighetsvetenskap

Sammanfattning: The Swedish office markets especially in the three major cities Stockholm, Gothenburg, and Malmö have experienced increased vacancy rates in recent years. One key factor behind this is employees' preferences post the Covid-19 pandemic. Despite a gradual return to offices, the utilization rate has decreased in Sweden, prompting tenants to prioritize their lease portfolios and space optimization for cost savings. Vacancy in office buildings is likely to have consequences for the economy, the environment, and social aspects, potentially negatively impacting greenhouse gas emissions and energy consumption. The adaptive reuse of offices into residential spaces has been found to be a potential solution to tackle vacancy and contribute to sustainability. The significant housing shortage in Sweden could act as an incentive for converting vacant office buildings into residences. However, these conversions are currently conducted on a limited scale. This thesis aims to explore the significant opportunities and challenges through a multiple case study of completed adaptive reuse projects in Sweden. The purpose of this study has been to thoroughly examine, from a property owner's perspective, the opportunities and challenges arising from the adaptive reuse of office spaces to residences in Sweden. The research has focused on addressing several key questions to enhance understanding in this field. Firstly, the study analyzes the opportunities and challenges property owners face in the adaptive reuse of office buildings into residences. This includes examining economic, legal, and technical aspects influencing property owners' decision-making processes. Another question addresses how various stakeholders have successfully tackled challenges encountered during the adaptive reuse process. By investigating completed adaptive reuse projects, the study contributes to identifying opportunities and obstacles for similar projects in the future. Finally, the research shifts focus to what needs to change to improve the conditions for adaptive reuse projects. A qualitative method was applied in this study to examine the opportunities and challenges of adaptive reuse and other research questions. The study began with a literature review to identify opportunities and challenges from previous research. Furthermore, a multiple case study strategy was chosen, including five different office-to-residence adaptive reuse projects to gain a deeper understanding of the issues and to compare the data with theory, investigating any discrepancies. The study reveals that a high vacancy level is crucial for considering the adaptive reuse of office buildings into residences. Despite projects being primarily carried out in central areas, they face challenges such as complaints due to disturbances and logistical issues. Sustainability is prioritized after profitability, and stimulus packages primarily benefit smaller municipalities. Long planning process lead times, parking restrictions, and strict building regulations pose hindrances, affecting profitability and complicating the adaptive reuse of older buildings with cultural-historical value. Environmentally hazardous building materials pose a risk but are typically managed within the project costing. Rent-setting rules do not seem to affect feasibility. New construction combined with adaptive reuse projects may increase the economic feasibility of the project. Property owners and developers address challenges through prior experiences and understanding of building suitability and technical aspects. Today, challenges in the planning process are resolved through negotiations with the municipality. To facilitate more adaptive reuse projects, suggested measures include adapting regulations, streamlining the planning process, and introducing more flexible zoning plans. Collaboration among industry stakeholders and disseminating knowledge about adaptive reuse are emphasized to promote resource-efficient construction.

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