The Dutch And The Swiss: Two Unitary Rental Markets Compared

Within comparative housing studies growing attention is given to the characteristics, advantages and disadvantages of various welfare regimes and housing systems (e.g. Kemeny, 1995; Harloe, 1995; Boelhouwer and Van der Heijden, 1992; Kleinman, 1996). In this paper we will attempt to test various theoretical assumptions about characteristics, advantages and disadvantages of different housing systems on the cases of The Netherlands and Switzerland. From a welfare and housing perspective, the Netherlands and Switzerland have much in common. Both countries have been typified as corporatist countries, according to Esping-Andersenís (1990) typology of welfare regimes. And, according to Kemenyís typology, both countries can be characterised by having a unitary rental market. Nevertheless, there are differences as well. From a housing perspective, the most obvious difference is that the main providers on the Swiss rental market are commercial private landlords, while the largest share of the Dutch rental dwellings are owned by not-for-profit social landlords. Therefore, The Netherlands and Switzerland provide interesting cases for further exploration of the characteristics and (dis) advantages of two unitary rental systems in two different shapes. The (interrelated) questions we address in this paper are: * What are the characteristics, advantages and disadvantages of various housing systems according to theory and are these reflected in the Netherlands and Switzerland? * What are the characteristics, advantages and disadvantages of the Dutch and Swiss housing market when we look at indicators of affordability, availability and quality compared with other (dualist) housing systems? What are possible explanations for the differences? Can these be related to the type of (rental) housing system? * What are the characteristics, advantages and disadvantages of the Dutch and Swiss housing market when we look at indicators of affordability, availability and quality compared with each other? What are possible explanations for the differences? Can these be related to the difference in the main providers (private of social landlords)? // Our paper starts out with a summary of characteristics, advantages and disadvantages for various housing systems according to theories on housing systems, drawing in particular on the work of Kemeny. Then, a general description of the Dutch and Swiss housing systems follows. Subsequently, key characteristics of the Dutch and Swiss housing market are discussed in comparison with other countries and with each other. Finally, conclusions are drawn about the advantages and disadvantages of the Dutch and Swiss housing systems.