Housing project on affordable housing: “We decide by consensus”

taz: Conni, what is the central idea of ​​the syndicate model?

Conni: We used to have a brochure that said: "The houses belong to those who live in them." The basic idea is to secure affordable rents over a long period of time, to live and manage independently. We transfer land into collective ownership in order to protect the land from real estate speculation. The projects are self-managed: We - the tree house - have a house ownership GmbH with two partners. One is the rental housing syndicate (MHS) and the other is our house association. This is the case in all projects. The rental housing syndicate is involved in the house GmbH so that the house cannot be sold speculatively. The house association is responsible for the organization and administration.

taz: Rent is a major burden for most people. The average gross rent in large and medium-sized German cities in 2022 was between 9.60 and 8.20 euros per square meter. What are the rents like in the tree house?

Conni: We have a net rent of 5.95 euros per square meter - and we haven't increased it since we moved in 8.5 years ago. Converting it into apartments cost 1,100 euros per square meter. We built the existing building so that we don't have to pay more than 6 euros in rent and so we had to make some compromises: for example, no skylights in the roof (laughs) . We set our rent ourselves, but we have to pay off our loans and refinance them if necessary.

taz: So loan repayment is part of the rent, what other costs are there?

Conni: We pay our consumption-based additional costs, which we split equally. Since last year we have also had a photovoltaic system, so we use our own electricity. Overall, we pay less additional costs than many other households: a maximum of 1.20 euros per square meter. There is also a solidarity levy, which is passed on to the MHS and used for new projects.

taz: The syndicate has been around for over 30 years now and has been quite successful with over 190 projects. But the housing issue has not yet been resolved, to put it quite naively. Is the syndicate model applicable to the broad mass of housing provision?

Conni: It's probably not a form of housing for the masses. A new project has to present itself first and then everyone votes at the general meeting. Every project also needs a sponsor, with whom a lot of the financing is organized in advance. It's also about security for everyone involved; the projects are financed not only through bank loans, but also through private direct loans. There are new projects, but the number of consultants has remained almost the same. At the moment, it's also failing because of affordable houses, land and expansion. Everything has become more expensive and projects can be rejected by the general meeting because, for example, they can no longer guarantee affordable rent. The procedure is also quite complex and takes a while: a group has to be found, which then sets up the association and then the GmbH. For us, it took 1.5 years, which was comparatively quick.

taz: The dream of owning your own home is still a life goal for many people today. Above all, you want security and something of your own that you can design according to your own ideas. Do you feel safe in the tree house?

Conni: Yes, I feel safe there. I am part of the project and can have a say. Weimar is quite popular, but we are still the same residents as we have been since we moved here 8.5 years ago! Only a few children have moved in and a few young people have moved out.

taz: Do you feel that you can live out your individual ideas?

Conni: We renovated a former carriage shed according to our own ideas. Limited by costs and possibilities. Of course, different stairs and floors, but always with the basic principle of "affordability". Anyone who wanted something extra had to pay for it themselves. In a project like this, you want to think and plan together. There are also individual projects, and everyone can express themselves freely with the terraces.

taz: It seems as though you have all pretty much settled into the project and put down roots. Can a project like the tree house work for students who may move out again after three or four years?

Conni: There are mixed projects where students also live. In Weimar there is the Alte Feuerwache. As far as I know, there are also projects in Potsdam and Leipzig where students live.

taz: Starting a project with so many people is certainly not an everyday decision. What is the treehouse's philosophy regarding living together, how do you make decisions?

Conni: In my experience, it is easier to decide in the interests of the community when I do not have private property. We then decide by consensus. If we cannot find consensus but have to make a decision, then there is the method of systemic consensus. The basic principle is: the proposal with the least resistance is accepted. We have already decided on a number of things this way, for example the design of the facade. It has always worked so far.

taz: What type of person is the syndicate model suitable for?

Conni: We are all involved in the treehouse, we all have to work on the project - and we do it part-time. We have two managing directors and areas of work such as direct credit management, accounting, consulting for other projects... There are many different areas of involvement and responsibility. And we vote on everything that concerns the shared property. This process of consensus is paralyzing for some people. Even my grown-up daughters say they wouldn't move in here (laughs). So it's something for people who want to create something together with other people who are also able to deal with conflict.

taz: Where do you see the future of the tree house?

Conni: We have now bought some plots of land for the house, so the project is being further developed – Weimar is a favorable location.

taz: And the syndicate?

Conni: The future of the rental housing syndicate will be discussed during the closed year - I won't be able to say more until next year! There will be a break now and then we will see how things will continue from here.