Why housing is so expensive—and how to fix it | Olaf Grawert | TEDxBerlin

Key Concepts

Demolition, renovation, real estate speculation, value vs. price, social and ecological costs, CO2 emissions, waste production, legal system bias, European Citizens Initiative, housing crisis, sustainable architecture, Lacaton & Vassal, Grand Parc Bordeaux.

Why Buildings Are Demolished: Profit Over Value

The speaker argues that buildings are demolished not because they are irreparable or energy inefficient, but primarily for profit. Real estate is the most valuable asset globally, and new construction promises higher returns than renovation. This fuels a cycle of demolition driven by real estate speculators who view buildings as commodities, replaceable like "an old toaster."

• Example: The speaker uses the analogy of an old toaster to illustrate how speculators view existing buildings – as disposable items rather than assets with inherent value.
• Key Point: In the current system, a building's value is equated solely with its price, determined by factors like square meters, land location, and market potential. This calculation ignores the social and ecological costs of demolition.

The Disconnect Between Value and Price

The speaker emphasizes the crucial distinction between a building's value and its price. While price is easily quantifiable in economic terms, value encompasses intangible aspects like memories, community bonds, and the freedom of future generations.

• Argument: The speaker poses the question: "What is the price of the memories and the stories?" to highlight the hidden costs of demolition that are not accounted for in financial spreadsheets.
• Hidden Costs: These include the disruption of family bonds, the loss of community, and the environmental impact of demolition and new construction.

The Scale of Demolition and Its Consequences

The speaker presents alarming statistics about the scale of demolition in Europe and its detrimental effects on both people and the planet.

• Data: By 2050, Europe will demolish 2 billion square meters of space, enough to house 50 million people.
• Consequences: This occurs amidst a severe housing crisis, rising homelessness, and significant environmental damage.
• Environmental Impact: The building sector is the largest CO2 emitter (38%) and waste producer (36%) in Europe, far exceeding sectors like aviation.

The Role of Architects and the Need for Systemic Change

Architects are implicated in the cycle of demolition, but the speaker argues for a shift in perspective and a change in the legal system.

• Argument: The speaker, an architect herself, acknowledges the profession's involvement in real estate speculation but advocates for a focus on renovation and transformation.
• Key Point: The current legal system favors new construction through tax incentives, subsidies, and building codes, making renovation less profitable and more difficult.
• Call to Action: The speaker emphasizes that the system is human-made and can be changed to prioritize renovation and recognize the value in existing buildings.

Lacaton & Vassal: A Model for Sustainable Architecture

The work of French architects Lacaton & Vassal is presented as a model for sustainable architecture that prioritizes renovation and transformation over demolition.

• Philosophy: Lacaton & Vassal view every building as heritage, recognizing its social and ecological value. They never demolish, but instead add to, build on, and renovate existing structures.
• Methodology: They acknowledge the energy stored in the walls and roofs of existing buildings, including the embodied CO2.
• Case Study: Grand Parc Bordeaux: This project involved the transformation of 530 social housing apartments without displacing residents. Prefabricated elements were added to the existing facade, creating winter gardens and improving living conditions.
• Results: The renovation cost €55,000 per apartment, a third of the cost of new construction (€165,000). The renovated apartments offered more space and better amenities than standard new apartments.
• Quote: "The most sustainable house is the one already built."

The European Citizens Initiative: Renovate, Don't Speculate

The speaker introduces a European Citizens Initiative aimed at advocating for new laws that make renovation and transformation the new norm.

• Mission: To create a social, ecological, and economic alternative to demolition and new construction.
• Goal: To gather 1 million signatures across the EU in support of the initiative.
• Call to Action: The speaker urges viewers to support the initiative and help create a system that values existing buildings and prioritizes sustainable practices.

Conclusion

The speaker concludes by emphasizing the need for a systemic shift in how we value buildings, moving away from a purely economic perspective to one that considers social and ecological factors. By recognizing the value in existing structures and reforming the legal system to favor renovation, we can address the housing crisis, reduce environmental impact, and create more sustainable and equitable communities. The European Citizens Initiative "Renovate, Don't Speculate" offers a concrete path towards achieving this goal.