Wohnungsgenossenschaften als Zukunftsmodell

The report Wohnungsgenossenschaften als Zukunftsmodell was produced in 2026 by the Friedrich‑Ebert‑Stiftung e.V., a historic political foundation founded in 1925 that supports social democracy, freedom, justice and solidarity. The analysis was authored by Klaus Mindrup, a former member of the German Bundestag and the Berlin district parliament, now serving on several housing‑related boards. The study examines the role of housing co‑operatives as a sustainable solution for long‑term affordable housing in Germany and compares developments with Austria, especially Vienna.

The document evaluates housing co‑operatives as a pillar for affordable, socially inclusive housing, outlines their economic and environmental benefits, and proposes policy measures to double their share of the national housing stock from roughly 10 % to 20 % within twenty years. It also contrasts German and Austrian models, highlighting institutional differences that affect the scalability of co‑operative housing.

• Germany hosts about 2.2 million co‑operative rental units, representing roughly 9.7 % of the total housing stock.
• Austria’s co‑operative sector accounts for around 20 % of its housing, with Vienna alone providing over 228 000 co‑operative apartments and an additional 9 000 under construction.
• In Berlin, co‑operative housing amounts to approximately 200 000 units (≈9.7 % of the city’s stock).
• The study estimates that achieving a 20 % share in Germany would require an additional 2 million co‑operative homes over the next two decades.
• Energy‑efficient retrofits by co‑operatives, such as the Märkische Scholle project, have reduced primary energy demand to one‑seventh of previous levels, saving over €70 million in operating costs.

Co‑operatives are exempt from corporate tax under § 5 Abs. 1 Nr. 10 KStG, allowing them to reinvest surpluses into housing maintenance and upgrades. The report notes that the abolition of housing‑non‑profit status in the late 1980s cost the state an estimated €100 million annually in lost tax revenue, while increasing welfare outlays for housing assistance. Investing in co‑operative housing therefore yields long‑term savings on social benefits and stabilises rental markets.

• Expand KfW‑backed co‑operative loans, currently limited to ~415 cases per year, by increasing capital to €24.9 million and raising the maximum loan to €150 000 with a 15 % repayment subsidy.
• Introduce “simple gemeinnützigkeit” – a voluntary status building on existing tax exemptions, coupled with mandatory affordable‑rent caps and asset‑binding requirements, to grant preferential access to public land.
• Implement a revolving housing‑fund that reinvests loan repayments into new co‑operative projects, modeled on Austrian and NRW examples.
• Strengthen municipal pre‑emptive purchase rights and allocate a fixed quota of land in development plans exclusively for co‑operatives, using a “social ertragwert” pricing model.

Co‑operative housing facilitates collective investment in renewable energy, district heating and energy‑sharing schemes. The Märkische Scholle renovation demonstrates a 75 % renewable energy share, while co‑operatives’ long‑term tenancy encourages deep retrofits that would be uneconomic for profit‑driven landlords. The report argues that scaling such models could significantly contribute to Germany’s climate targets by reducing residential energy consumption and carbon emissions.

Austria benefits from a continuous legal framework for housing non‑profit status, a robust revolving funding system, and strong municipal control over land pricing. Germany’s fragmented approach, with periodic subsidies and limited land access, hampers co‑operative growth. The study suggests harmonising German regulations with Austrian practices to create a stable, long‑term funding environment.

To achieve the envisioned doubling of co‑operative housing, the report outlines eight concrete actions: adopt simple gemeinnützigkeit, institutionalise conditioned land sales, expand KfW‑post‑seniority loans, activate a revolving fund, reinforce pre‑emptive rights, embed co‑operative quotas in BauGB § 9, support systematic co‑operative start‑ups, and promote energy‑community projects. Implementing these measures would position co‑operatives as a central, sustainable pillar of European housing policy, delivering affordable homes while supporting climate mitigation and social cohesion.