Eigentümerinteressen

Markt und Eigentümer

Leerstand aus der Sicht der Eigentümer

 Obwohl Wiens Gründerzeitbauten seit den 80’er Jahren fast flächendeckend saniert worden sind, wurden ihre Sockelzonen oft nicht genügend beachtet. Die Parterre-, Souterrain- und Kellerräume blieben häufig unbenutzt oder nur als Lagerflächen nicht adäquat genutzt, feucht, schimmelbefallen, ohne Versorgungsleitungen oder ohne Kaminanschlüsse.

In den dicht bebauten Gebieten Wiens ist die Sockelzone auf Grund des Verkehrs und der knapp verfügbaren Frei- und Grünflächen sowie des Leerstandes (im Parterre und Souterrain) beeinträchtigt. Die bislang multifunktionalen Straßenräume verschlossen sich immer mehr nach Außen, gegen Passanten. Die Nutzungsvielfalt so wie die symbiotische Beziehung zwischen Bewohnern und Kleinbetrieben auf der Erdgeschossebene wurde zunehmend schwächer. In unzähligen Straßen kommt man tagtäglich an vernachlässigten Fassaden ehemaliger Geschäftslokale oder neuen abweisenden Garagentoren vorbei.

Es gibt aber auch eine Gegentendenz. Die ehemals ungenutzten Erdgeschosslokale werden wieder mit neuen Funktionen belegt. Jene Viertel, die überwiegend um Märkte oder an (Kirch-)Plätzen liegen, bekommen neue Gesichter und ein aktives Strassenleben; je verkehrsärmer und grüner, desto schneller entwickelten sie sich. Nachdem die Traditionsgeschäfte und Gewerbebetriebe die Stadt verlassen oder endgültig geschlossen haben, vergingen einige Jahre, bis neue Lokale, Nischengeschäfte und Ateliers aller Art sich heimisch machten, wie am Brunnen- oder Victor Adler-Markt und am Radetzky- oder Kardinal Rauscher-Platz.

Gründe für den Leerstand

 

In der Regel denken Bauträger oder Projektentwickler, dass Erdgeschossräume nicht lukrativ genug vermarktet, Sanierungsinvestitionen nicht amortisiert werden können. Die Wertsteigerung durch eine aktive und belebte Erdgeschosszone wird dabei nicht berücksichtigt.

Abgesehen von statischen Maßnahmen im Zuge der Dachgeschossausbauten und Aufstockungen gibt es kaum rechtliche Vorschriften zur Sanierung der EG. Die Feuchtigkeit schwächt die Bauten in ihrer Tragfähigkeit und beeinträchtigt die Lebensqualität in den darüber liegenden Geschossen. Souterrain- und Kellergeschoße zeigen augenscheinlich sehr hohe Feuchtigkeit und Salzablagerungen in den erdberührenden Ziegelmauerwerken, deren Fugenmörtel, damaligen Umständen entsprechend, zum Teil mit sehr geringem Zementanteil produziert worden ist. Die Ziegelsteine sind poröser als in nord-europäischen Städten, die z.B. Klinkerziegel verwendet haben.

Ein Grund für den Leerstand sind die Erdgeschossgaragen für neu entstehende Dachwohnungen. Bekanntlich stiegen die Kaufpreise von Designer-Dachwohnungen bereits über sechsstellige Zahlen. Natürlich sollte bei solch exklusiven Wohnungspreisen eine Garage für mindestens zwei Autos zur Verfügung stehen. Diese ‚Ressourcenverschwendung’ wurde in den letzten Jahren weniger, aber obwohl die Stadtpolitik schon länger eine nutzungsgemischte Stadt der kurzen Wege und lebendige Straßenräume zum Ziel hat, kann eine Lösung des Problems noch nicht gesichtet werden. Durch Umbau der Erdgeschossräume in Minigaragen entfallen die hohen Kosten (die Ausgleichsabgabe) für Pkw-Pflichtstellplätze. Außerdem gibt es gegebenenfalls Förderungen für gesetzlich vorgeschriebene Garagenpflichtstellplätze für neue Dachwohnungen. Dadurch findet eine zunehmende Zweckentfremdung der Erdgeschossräume statt.

Bei einer Neunutzung bzw. Widmungsänderung in der Erdgeschosszone entsteht nicht selten eine Verpflichtung zum Stellplatznachweis gemäß Bauordnung Wien (Stellplatzregulativ). Die neue Novelle 2014 schreibt nur mehr einen Pflicht-Stellplatz je angefangener 100 Quadratmeter Nutzfläche vor. Jedoch verbleibt vermutlich bei einzelnen Umwidmungen/Nutzungsänderungen von Erdgeschossobjekten die Stellplatzaus-gleichsabgabe aufrecht (wenn es nicht teurer wird), weil sie in der Regel über kleinere Flächen verfügen.

 

Markt produziert Leerstand?

                                                                                                                            

Bekanntlich stiegen die Preise der Zinshäuser in den letzten Jahren rasant; von 1995 bis 2004 laut Kaufpreisstatistik der Stadt Wien um 75%. Der Großinvestoreneinstieg am Zinshäusermarkt trieb die Kauf- und Mietpreise nicht nur in die Höhe, sondern veränderte auch die Verhaltensweise der Einzeleigentümer, berichtet eine AK-Studie (2007). Die folgende Graphik stellt die Eigentümerverhältnisse im Jahr 2007 dar.

Markant wurden die Eigentümer-gemeinschaften, die in Hausanteile investieren. In der Werbung wird auf den Baukostenindex hinge-wiesen, der in 20 Jahren um 200 % gestiegen ist, als Zeichen einer auch künftig radikalen Steigerung der Miet- und Immobilienpreise. In auf diese Weise angebotenen Zinshäusern werden Wohnungen gründlich saniert, oben darauf Dach-wohnungen und unten hinein ihre Garagen gebaut. Für diese Gruppe ist eine schnelle Wertsteigerung maßgeblich.

Institutionelle Investoren wie Banken oder Versicherungsfirmen sind daran interessiert, das Kapital am ‘konservativen’ Immobilienmarkt sicherer und etwas längerfristig anzulegen. Sie kaufen bevorzugter Weise die Häuser als Einzeleigentümer. Aus diesem Grund verkaufen sie die Erdgeschosslokale nicht, wenn sie auch langfristig leer stehen. Zur Vermietung nötige Investitionen für eine Sanierung von Parterre- und Souterrainmagazinen, die oft seit fast 100 Jahren selten Instand gehalten wurden, kommen kaum in Frage. Einerseits würden sich die Sanierungsinvestitionen (angeblich in rund 10 Jahren) nicht amortisieren. Andererseits würde ein Verkaufsangebot lukrativer, wenn mehr vermietbare Objekte im angebotenen Haus leer stünden.

Die Beseitigung des Leerstandes durch Vermietung oder Verkauf scheint auch für andere Investoren, die die angekauften Häuser möglichst kurzfristig mit Maximalgewinn verkaufen wollen, nicht erstrebenswert zu sein. Hauptgrund dafür ist die proportionale Wertsteigerung der Immobile durch leerstehende, veräußerbare oder vermietbare Anteile (Wohnungen oder Gewerbelokale) im Haus. In Verkaufsangeboten gehört die Angabe der leerstehenden Hausanteile unbedingt zur Tradition. Ganz zu schweigen von Angaben zum alter von Mietern.

Um der Tendenz zur langfristigen Nicht-Vermietung von entgegen zu wirken, gibt es in manchen Ländern Europas (u.a. Luxemburg oder Deutschland) steuerliche Konsequenzen bei langem bzw. bevorzugtem leer stehen lassen. Die Eigentümer werden dazu bewegt, dass sie oft genug Vermietungsanzeigeneinschalten sowie bei der Auswahl der Mieter langfristig nicht zu ‚wählerisch’ sind. Das fördert gleichzeitig die Vermietung zu marktgerechten Mietpreisen und wirkt dadurch regulierend.

 

 

Zurück zum Stadt-Zubau

 

Die Dachzone ist jenes seltene Feld, das durch ambitionierte Architektur zunehmend zu transparenter, aus Stahl und Holz gebauter Dachlandschaft geworden ist. Die Dächer öffnen sich über der Gesimshöhe der klassizistisch ornamentierten Fassaden der massiv gebauten Gründerzeithäuser, während auf Augenhöhe, auf der Ebene der Erdgeschosse, die Öffnungen sich durch Garagentore, durch zugeklebte oder zugemauerte Fensteröffnungen oder Schau-kästen sowie durch verschmutzte Scheiben verschließen. Weil die Wahrnehmung der Stadt nicht über den Dächern, sondern direkt auf der Straßenebene stattfindet, bleibt die Ausstrahlung der Erdgeschossräume omnipräsent und prägt direkt das Lebensgefühl der Bewohner.

Die umgebenden Straßenräume und Höfe bilden die Alltagsräume, die eigentlichen öffentlichen Räume und Freiflächen.

 

 

‚Kreative’ in neuer Nutzung

 

Der Bedarf an leistbarem Arbeitsraum ist bei neuen klein(st)en Unternehmen groß. Sie suchen innerstädtische Räume auf, nicht nur um von Laufkunden und Passanten gesehen zu werden, sondern auch, um an dieser lebendigen Umgebung teilzuhaben. Sie wirken in vielen Städten Europas als Katalysator für die Stadtwirtschaft. Der Anteil der Klein(st)unternehmen und der Einzelunternehmen beträgt europaweit weit über 90%, Wien sowie andere österreichische Städte sind dabei keine Ausnahme.

Weil die Mietangebote gelegentlich in der ‚mehr oder weniger heruntergekommenen’ Sockelzone der Gründerzeithäuser günstiger waren, begannen die sogenannten ‚Kreativen’ nach und nach in die Erdgeschosse einzuziehen. Sie sind nicht nur ‚kreativ’ weil sie im Bereich der Kunst- und Kultur arbeiten, sondern auch, weil Erfindung und Entwicklung dieser Art von Geschäftsideen auf eine wohlhabende Stadtgesellschaft zugeschnitten sind. Ihre Zahl und Sichtbarkeit nimmt auch in dieser Stadt zu.

Es beginnt in den verkehrsarmen Gegenden, in denen Mieten noch nicht hoch sind und die fußläufige Erreichbarkeit der Nahversorgung günstig ist. Ihre Ateliers befinden sich oft in Erdgeschoss- und Souterrainlokalen. In den Räumen der Sockelzone waren ursprünglich, am Ende des 19. Jahrhunderts, zur Straße nahversorgende Geschäfte im Parterre, oder zum Hof Handwerkerwerkstätten im Souterrain. Die neuen Mieter müssen diese Räume oft eigenhändig sanieren oder finanzieren. Wegen fehlender Heizungen werden häufig Holz-(Pellet-)Öfen verwendet, wenn die Kaminanschlüsse noch vorhanden sind. Die Restriktionen der Bauordnung berücksichtigen zwar das Raumklima nicht unbedingt, jedoch begrenzen sie im Falle einer Neuwidmung wegen fehlendem Lichteinfall die Nutzbarkeit der Sockelzone, weil die Hofstrukturen öfter enggeschnitten sind.

Am Markt werden für die Erdgeschosslokale immer wieder befristete Mietverträge für rund fünf Jahre angeboten. Die Mietpreise liegen inzwischen, unabhängig vom Zustand der Immobilie, bei 8 bis 10 Euro pro Quadratmeter. Wenn sie nicht vermietet werden können, bleiben die Mietpreise trotzdem gleich. Eine Verhandlung mit den Eigentümern kommt nicht in Frage, weil zwischengeschaltete Makler und Hausverwaltungen (die nicht selten in einer ‚Beziehung’ stehen) als einzige Kontaktadressen und als Vermittler kaum Informationen in beide Richtungen durchgehen lassen: Je höher die Miete, desto öfter der Mieterwechsel, je öfter der Mieterwechsel, desto mehr Makleraufträge. Überdies wird informell von der Möglichkeit steuerlich geltend machbarer Einnahmenverluste durch ‚Nicht-Vermietung’ erzählt. Kann hier eine fiktive Miethöhe berechnet werden? Was passiert mit den Betriebskosten, die seitens der Eigentümer übernommen werden sollen?

 

Das Souterrain in anderen Städten

 

Für eine anziehende und ausgiebige Nutzung von Souterrain-Lokalen liefert die Stadt Hamburg Paradebeispiele. Die Entstehung von Souterrain-Atelier-Wohnungen, die hinten mit schön begrünten Höfen mindestens in Sichtbeziehung stehen und ebenso von begrünten und verkehrsruhigen Straßenräumen direkt zugänglich sind, machte leider viel zu schnell ihre Umgebung zu attraktiven Wohnadressen. Steigende Mieten waren wie üblich die Folge, die zur Gentrifizierung führt. Die durch ‚höher gewordene Straßenebene’ entstandenen, versenkten Vorgärten von Basement-Wohnungen in London zeigen, wie eine Stadt unter der Straßenebene auch intensiv genutzt werden kann. Ob diese Beispiele für Wien, das in den letzten Jahrhunderten einen immer höhere Bebauungsdichte erreicht hat, eine Rolle spielen können, bleibt zur Debatte offen?

Hochparterre und Souterrainbereich in Hamburger Sankt Pauli

Publiziert in Architektur und Bauforum, 07/2014 FORUM, Leitartikel

Copyrights für Fotos und Inhalt: Betül Bretschneider

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