Tillgänglighetens Pris - En studie av påverkan av tillgänglighetskrav på hyressättningen av nyproducerade bostäder

Abstract (Swedish)

I en tid av lågt bostadsbyggande, med svårigheter att få byggprojekt att gå ihop ekonomiskt, finns anledning att hitta nya lösningar för att sänka produktionskostnader vid byggandet av nya bostäder. Ett alternativ som diskuterats flitigt under de senaste åren på beslutsfattande nivå är om rådande tillgänglighetskrav ger upphov till onödiga produktionskostnader, trots att de inte fyller någon funktion för personer utan funktionsnedsättning. Genom att ålägga fastighetsägare att utveckla samtliga bostäder fullt tillgängliga riskerar dessa att bli större än vad hyresgäster generellt sätt önskar betala för. Eftersom bestämmandet av hyror i nyproduktion oftast utgår från produktionskostnader vid byggande kan detta resultera i onödigt höga hyror.

Samtidigt som det är möjligt att kvantifiera denna påverkan på byggkostnader och hyra är det en större utmaning att väga detta mot ett mindre tillgängligt bostadsbestånd. Det kan emellertid göras gällande att det finns fördelar med tillgängliga bostäder, även för personer utan funktionsnedsättning.


Syftet med studien är att åskådliggöra huruvida tillgänglighet påverkar hyresnivån i bostäder. Genom att utröna i vilken grad bostadshyror påverkas av tillgänglighetsanpassningar kan detta utgöra underlag vid fortsatt diskussion och beslut kring lättnader av tillgänglighetskrav och besparingar vid bostadsutvecklande.

Arbetet avser också att överskådligt presentera regelverk och förhållningssätt associerade till tillgänglighet i bostadsbyggande och utmaningar kopplade till dessa.

Denna studie inleds med en litteraturgenomgång för att introducera teori och tidigare forskning inom byggnadsregleringar, tillgänglighet i bostäder och hyressättning. Därefter bedrivs studierna genom en kvalitativ metod med semistrukturerade intervjuer och dokumentanalys som tillvägagångssätt för datainsamling. Intervjuerna hålls med nyckelpersoner som på ett eller annat sätt arbetar med tillgänglighet, vare sig de representerar bygg- och fastighetsföretag, kommuner eller intresseorganisationer. Till detta fungerar dokumentanalysen som ett komplement där kostnadskalkyler och beräkningar från aktörer granskas och analyseras.

Studien visar att tillgänglighetskraven ger upphov till utökade ytor som inte anses nödvändiga, eller uppskattade, för personer utan funktionsnedsättning. Detta innebär följaktligen att byggkostnaden per bostadsenhet blir högre till följd av kraven, även om det endast rör sig om enstaka procentenheter. Att bygga utan befintliga krav resulterar alltså i något effektivare ytanvändning, även om detta kräver att andra bostadsfunktioner utvidgas. En sådan effektivisering visar sig alltså innebära en lägre totalkostnad per bostad, men en betydligt högre kvadratmeterkostnad. Eftersom hyror i nyproduktion till stor del sätts efter nerlagda produktionskostnader kan samma koppling göras till hyror – Kraven ger upphov till högre månadshyror, men lägre kvadratmeterhyror jämfört med bostäder som undantagits från befintliga kravställningar.

Abstract

In a time of low housing construction, with difficulties in making construction projects financially viable, there is reason to find new solutions to lower production costs in the construction of new housing. An alternative that has been widely discussed in recent years at a decision-making level is whether current accessibility requirements give rise to unnecessary production costs, even though they do not serve any function for people without disabilities. By requiring property owners to develope all housing fully accessible, these tend to become larger than what tenants generally wish to pay for. Since the determination of rents in newly built apartments is often based on production costs during construction, this can result in unnecessarily high rents.

The purpose of the study is to illustrate whether accessibility affects the rental rate in housing. By determining the degree to which housing rents are affected by accessibility adaptations, this can form the basis for continued discussion and decision-making regarding easing of said accessibility requirements and savings in housing development.

The study also aims to clearly present regulations and approaches associated with accessibility in housing construction and the challenges associated with these.

This study starts with a literature review to introduce theory and previous research in building regulations, accessibility in housing and determination of rent. The study is then conducted through a qualitative method employing semi-structured interviews and document analysis for data gathering. The interviews are held with people of interest who work with accessibility in one way or another, whether they represent construction and real estate companies, municipalities or interest organizations. Additionally, the document analysis serves as a complement where cost estimates and calculations from actors are reviewed and analyzed.

The research shows that accessibility requirements give rise to increased living areas that are not considered necessary, or appreciated, by people without disabilities. This consequently means that the construction cost per housing unit is higher as a result of the requirements, even if it is only with a few percentage points. Building without existing requirements thus results in somewhat more efficient use of space, even if this requires that other housing functions are expanded. Such efficiency is thus shown to mean a lower total cost per home, but a significantly higher cost per square meter. Since rents in new construction are largely set after incurred production costs, the same connection can be made to rents – the requirements give rise to higher monthly rents, but lower rents per square meter compared to buildings with exceptions from existing requirements.

Popular Abstract

Title: The cost of accessbility
Background: In a time of low housing construction, with difficulties in making
construction projects financially viable, there is reason to find new
solutions to lower production costs in the construction of new housing.
An alternative that has been widely discussed in recent years at a
decision-making level is whether current accessibility requirements
give rise to unnecessary production costs, even though they do not
serve any function for people without disabilities. By requiring
property owners to develope all housing fully accessible, these tend to
become larger than what tenants generally wish to pay for. Since the
determination of rents in newly built apartments is often based on
production costs during construction, this can result in unnecessarily
high rents.
Purpose: The purpose of the study is to illustrate whether accessibility affects
the rental rate in housing. By determining the degree to which housing
rents are affected by accessibility adaptations, this can form the basis
for continued discussion and decision-making regarding easing of said
accessibility requirements and savings in housing development.
The study also aims to clearly present regulations and approaches
associated with accessibility in housing construction and the
challenges associated with these.
Method: This study starts with a literature review to introduce theory and
previous research in building regulations, accessibility in housing and
determination of rent. The study is then conducted through a
qualitative method employing semi-structured interviews and
document analysis for data gathering. The interviews are held with
people of interest who work with accessibility in one way or another,
whether they represent construction and real estate companies,
municipalities or interest organizations. Additionally, the document
analysis serves as a complement where cost estimates and calculations
from actors are reviewed and analyzed.
Conclusions: The research shows that accessibility requirements give rise to
increased living areas that are not considered necessary, or
appreciated, by people without disabilities. This consequently means
that the construction cost per housing unit is higher as a result of the
requirements, even if it is only with a few percentage points. Building
without existing requirements thus results in somewhat more efficient
use of space, even if this requires that other housing functions are
expanded. Such efficiency is thus shown to mean a lower total cost per
home, but a significantly higher cost per square meter. Since rents in
new construction are largely set after incurred production costs, the
same connection can be made to rents – the requirements give rise to
higher monthly rents, but lower rents per square meter compared to
buildings with exceptions from existing requirements.

• author: Heinegård, Alexander
• supervisor: Rebecka Lundgren
• organization: Real Estate Science
• alternative title: The cost of accessibility – A study of the impact of accessibility requirements on housing rents in newbuilds
• course: VFTM01 20251
• year: 2025
• type: H2 - Master's Degree (Two Years)
• subject: Technology and Engineering
• keywords: Tillgänglighet, Boverket, social hållbarhet, bostadsbyggande, kravställning, hyressättning, byggkostnader Accessibility, social sustainability, housing, requirements, rent, building costs
• other publication id: ISRN LUTVDG/TVLM 25/5589SE
• language: Swedish
• id: 9204153
• date added to LUP: 2025-06-25 16:50:53
• date last changed: 2025-06-25 16:50:53