FINANCING INVESTMENT IN SHELTERED HOUSING

Staranje človeka je proces, ki poteka vse življenje. V razvitem svetu je že dlje časa značilno podaljševanje življenjske dobe prebivalstva. Proces staranja prebivalstva je predvsem v razvitejših državah tesno povezan z zniževanjem rodnosti in smrtnosti starejšega prebivalstva, kar vpliva na starostno strukturo prebivalstva. Dejstvo je, da se tudi prebivalstvo v Sloveniji stara in da število starejših občanov, starih nad 65 let, narašča. Napovedi za prihodnost obetajo naraščanje povpraševanja po zagotovitvi sodobnejših nastanitvenih zmogljivosti za tiste prebivalce, ki sicer še ne potrebujejo domskega varstva, vendar ne morejo živeti povsem samostojno, saj potrebujejo nego ali delno pomoč druge osebe in prav temu so namenjena varovana oziroma oskrbovana stanovanja. Varovana stanovanja so namensko grajena stanovanja in tehnično prilagojena starejšim in funkcionalno oviranim ljudem. Namenjena so starejšim od 65 let, katerim starost in zdravstvene razmere dopuščajo razmeroma samostojno življenje ob manjši ali večji pomoči strokovnega osebja. Stanovalci so tako deležni socialne in zdravstvene oskrbe štiriindvajset ur dnevno čez vse leto. Praviloma se varovana stanovanja nahajajo v neposredni bližini domov za starejše, saj je v teh domovih praviloma prisotna tudi socialno-zdravstvena služba, ki skrbi za socialno oskrbo in nego oskrbovanca. Podatki o zasedenosti objektov z varovanimi stanovanji po posameznih občinah potrjujejo, da je zanimanje na slovenskem trgu za varovana stanovanja zelo veliko in da povpraševanje presega ponudbo tovrstnih stanovanj. Pri gradnji varovanih stanovanj je pomembno dobro poznavanje vseh temeljnih komponent izvedbe investicijskega projekta z oblikovanjem ustreznega predloga finančne konstrukcije, ki naj bi vseboval stvarno napoved gibanja denarnih tokov v obdobju financiranja investicije in v obdobju njenega odplačevanja. Rentabilnost naložbe lahko opredelimo z izračunom nekaterih pomembnejših kazalnikov učinka naložbe z upoštevanjem razmerja med donosom in vloženimi sredstvi, hkrati pa je treba upoštevati še stroške financiranja in rentabilnost lastnih virov financiranja z namenom določitve take ekonomske cene za kvadratni meter stanovanja, ki bo sprejemljiva tako za najemnika kot za samega investitorja, ki stremi k zapolnitvi vseh razpoložljivih zmogljivosti. Odločitev o investiciji je ena najpomembnejših poslovnih odločitev za vsakega investitorja. Investitor se danes odloča o višini vložka potrebnih denarnih sredstev s ciljem maksimiziranja koristnosti v prihodnosti. Za analizo učinkovitosti investicijskega projekta moramo zato izbrati takšna merila, ki so usklajena s standardi, normativi in predvidenimi stroški naložbe in hkrati omogočajo izbiro najdonosnejše naložbe med različnimi možnostmi. V zvezi z ocenjevanjem uspešnosti projekta se tako običajno uporablja delitev na statične in dinamične metode. Pri obeh pristopih se za oceno uporablja določena metodologija, s tem da statične metode ne upoštevajo časovne komponente, medtem ko dinamične metode čas upoštevajo kot element pri trajanju investicije in ocenjevanju donosnosti naložbe. Pri financiranju investicij se lahko potencialni investitorji odločijo bodisi za projektno oziroma zunajbilančno financiranje bodisi izberejo katero od drugih oblik financiranja investicijskih projektov (leasing, samofinanciranje, dolžniško financiranje). Po drugi strani glavne vire financiranja investicijskih projektov med drugim predstavljajo tako komercialne banke in rizični kapital kot izdaja obveznic na domačem ali mednarodnih trgih kapitala. Na področju gradnje oskrbovanih stanovanj imata pomembno vlogo Stanovanjski sklad Republike Slovenije, ki je bil leta 1991 ustanovljen z namenom izvajanja nacionalnega stanovanjskega programa oziroma za spodbujanje stanovanjske gradnje, prenove in vzdrževanja stanovanj, ter Nepremičninski sklad Republike Slovenije, ki sofinancira pridobivanje varovanih stanovanj za starejše na način, da daje dogoročna pAging is a life-long process, which in the nowaday modern world has been, along with many other activities and processes in man’s life, subject to gradual change, namely prolongation of human lifespan. The process of aging of the general population in developed countries is closely connected with the decrease of natality rates and with the simultaneous decrease of mortality rates of aged population. This impacts the age structure of population significantly. A well known fact is that the general population of Slovenia is getting older, with an increasing number of citizens above 65 years of age. Forecasts for years ahead thus predict an increased demand for modern housing capacities for people, who do not yet require elderly care in an old peple’s home, but nevertheless depend partially on other people’s help and consequently cannot live alone. Demands for such housing capacities are efficiently met by sheltered housing, The term sheltered housing stands for flats built in a manner to technically suit the needs of elder and functionally disabled people. They are indented for people of 65 years of age and more, whose age and state of health still enables them to live relatively independently, with occasional help of professional staff. The tenants thus receive 24 hours-a-day social and medical care all year round. Sheltered housing is normally situated in the proximity of old people’s homes, where social and medical care for residents is assured on regular basis. The extant data on available capacities of sheltered housing in separate communities confirms a high interest in such accommodation in Slovenia, with the number of requests surpassing the actual offer on the real estate market. When building sheltered housing, the ground condition is to be well acquainted with all the base components of carrying out of the investment project and to make out a suitable proposition of the financial construction, which should encompass a realistic estimate of cash flow movements during the period of investment financing and during the investment pay-off period. The profitability of the investment can be determined by calculating several important indexes of the effects of the investment, considering the income vs. investment ratio. Financing expenses and the profitability of own financing sources have to be considered when determining the economic price of m2 of the flat, which should suit the potential tenant and the investor, who naturally strives to fill up all the available housing capacities. The decision to invest is one of the most important business decisions for the investor, who at the beginning determines the amount of financial investment with the goal of maximizing the financial benefit of the investment in the future. For the analysis of the efficiency of the investment project, criteria have to be adopted, which suit the normative-standards and the foreseen expenses of the investment and at the same time provide the possibility to choose the most lucrative among the possible investments. As for estimating the successfulness of the project, the division into static and dynamic methods is normally used. Both procedures incorporate the utilization of a certain methodology: the static method does not consider the time component and just the opposite with the dynamic method – time is considered as variable determining the duration of the investment and as a factor determining the profitability of the investment. When making the decision to finance an investment, the potential investors choose between two types of financing: project financing and off balance sheet financing. They can eventually choose a different type of financing (leasing, self-financing, dept financing). Other main sources for investment project financing are commercial banks, risk capital, and emission of bonds on domestic and international capital markets. In the field of construction of sheltered housing a major role is played by SSRS (The Housing Fund of the Republic of Slovenia), which was funded in 1991 with the i