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To examine how the allocation of property rights in multiple‐ownership buildings in Hong Kong creates an environment in which the optimization of asset value may be difficult to achieve and in this situation how owners chose to overcome the associated problems of collective action decision making to resolve issues of building management.

An institutional approach, drawn from the literature on common property and collective action, is used to examine the management of multiple‐ownership property. The paper uses a hedonic pricing model to empirically test whether, in such circumstances, management is reflected in property price and which mode of governance owners prefer as a mechanism for resolving problems of collective action.

The institutional arrangements for co‐ownership and use of multiple‐ownership property assets in Hong Kong have resulted in an “anticommons” environment, in which individual owners are in a position to veto action in relation to the property. In the absence of mandatory management the study indicates property prices are increased in those cases where owners have chosen to resolve the difficulties of collective decision making by forming incorporate owners' groups and employing professional management services.

The outcome of the empirical work is the result of an initial study carried out in one district in Hong Kong and may not be generalised. In the future, the approach will be extended to other areas.

In the absence of a regulatory environment which ensures the management of multiple‐ownership property assets, owners may be better advised to formalise arrangements through the formation of incorporate owners' groups and appointment of professional property management agents.

The paper assesses the implications of an anticommons environment for the management of multiple‐ownership property in Hong Kong. Examines arrangements for collective decision making and demonstrates influence of management on property price.

It is crucial to consider the multitude of possible building adaptation design strategies for improving the existing conditions of building stock as an alternative to demolition.

Integration of physics-based simulation tools and decision-making tools such as Multi-Attribute Utility (MAU) and Interactive Multi-objective Optimization (IMO) in the design process enable optimized design decision-making for high-performing buildings. A methodology is presented for improving building adaptation design decision making, specifically in the early-stage design feasibility analysis. Ten residential building adaptation strategies are selected and applied to one primary building system for eight performance metrics using physics-based simulation tools. These measures include energy use, thermal comfort, daylighting, natural ventilation, systems performance, life cycle, cost-benefit and constructability. The results are processed using MAU and IMO analysis and are validated through sensitivity analysis by testing one design strategy on three building systems.

Quantifiable comparison of building adaptation strategies based on multiple metrics derived from physics-based simulations can assist in the evaluation of overall environmental performance and economic feasibility for building adaptation projects.

The current methodology presented is limited to the analysis of one decision-maker at a time. It can be improved to include multiple decision-makers and capture varying perspectives to reflect common practices in the industry.

The methodology presented supports affordable generation and analysis of a large number of design options for early-stage design optimization.

Given the practical implications, more space and time is created for exploration and innovation, resulting in potential for improved benefits.

Illegal changes of use in aged industrial and residential buildings is now a prevalent problem in Hong Kong. This research aims to develop a strategy for an effective and efficient control of illegal land use in a highly dense environment, with high rise buildings in multiple leasehold ownerships.

Multiple cases were qualitatively analyzed, based on documentary analysis of the court proceedings.

In Cases 1 and 2, lease conditions for restriction to industrial purposes on aged industrial buildings were found to be obsolete and not economically viable, thus resulting in illegal conversion of the premises for commercial use. Cases 2 and 3 showed that ambiguity in user clauses in land leases could lead to illegal changes of use from industrial or residential to commercial activities. Most importantly, Cases 1 and 3 demonstrated that limited resources for lease enforcement are the fundamental cause of the problem. Cases 4 and 5 proved that property managers could take effective legal action against changes of use in buildings with multiple ownerships.

The results of this study are derived from five typical cases in Hong Kong, but they form a baseline upon which further research can build to test their significance in many other settings. Ultimately, a more robust strategy can be developed for ensuring an effective and efficient control of illegal land uses in the leasehold system for Hong Kong and for those countries with a similar tenure system.

A total economic and management strategy should be implemented by the government. The land management system should work in partnership with private property managers which are empowered under the Deed of Mutual Covenant (DMC) of multiple occupied buildings to take instant action against individual owners for breaches of lease conditions. The system should also be more flexible to expand the scope of new uses for aged industrial premises, allow affordable premium for lease modifications, as well as review and clarify any ambiguous user clauses in the related land ordinances.

The public should be educated that it is important to seek approvals and consents from the government prior to making any changes of land use. The government should also establish a housing policy to provide sufficient affordable housing for the lower income group so that illegal sub‐divisions on buildings for residential purposes can be eliminated.

The improvement measures identified can effectively enforce compliance with lease conditions, which in turn can reduce the enforcement transaction costs, ensure efficient allocation and use of land in the leasehold system, and maintain building safety.

By the beginning of the third millennium, Euro-American culture, which is usually labelled as global culture, can be encountered in almost every corner of the world, even in remote areas. Not only physical structures but also social structures tend to be affected by the new culture. These phenomena evoke questions about the life and continuity of local traditions in the face of development or globalisation.

The dominant perspective argued that a global culture was being merged through the economic and political domination of the USA, which forced its hegemonic power into local cultures. This expansive cultural wave was regarded as a ‘corrosive homogenizing force’ against cultural diversity. The local culture would eventually give way under the relentless modernizing force of American cultural imperialism. With reference to the rise of Japanese economic domination, however, some scholars indicated that there is a new phenomenon of survival of the local culture. The Japanese adopted a global outlook and adapted to local conditions. This phenomenon however, should not be overly romanticized, due to the fact that global relations between the West and the East, or the North and the South are actually uneven, asymmetrical and unequal. Let alone the majority of developing countries are implementing development programmes that barely copy the capitalist development of Euro-American countries. Aspects of the Japanese experience however, still have influence on developing countries seeking revitalisation.

In developing countries, where development and globalization are taking place, ordinary people and their ordinary settlements are the crucial point of cultural interaction, which has not been well understood in terms of the process itself or the outcomes. It raises fundamental questions about the relationship between broad socio-economic and cultural change, under the general heading of ‘development’, to housing environments, as well as the more intimate relationship at the micro level between dwellers and their dwellings in situation where transformation is carried out by the people themselves. The use of domestic space as a part of culture is certainly influenced by the process of development and eventually results in new environmental outcomes in domestic architecture. This phenomenon could be spotlighted from Kent’s segmentation theory that concerns the relation of culture segmentation to architecture segmentation. It is of interest to investigate the process of architecture segmentation within the development process on the same level of culture segmentation that is still questioned by Kent’s proposition.

This paper investigates this within the context of Indonesia’s development programme. It consists of a detailed empirical study of three Madurese housing environments, which represent a continuum of settlements from the inner city of Surabaya to the inner remote area of Madura Island. Participant observation by living with households, in-depth interviews, measured drawings and photographs were the main methods of data collection complemented by a statistical survey. A projective test using models and in-depth interviews were used to explore peoples’ preferences as a tool to forecast future actions.

The central conclusion to be drawn from this research is that domestic architecture in Madura has undergone a fundamental transformation, mainly since Independence. This transformation is manifested in domestic space organisation and housing style. Although Kent’s theory appears to explain the match between culture segmentation and architecture segmentation, that proposition alone was found inadequate in explaining the differences within the highest levels of culture segmentation. This research found that within the same level of segmentation, the most segmented culture, persist the different architecture segmentation. Other factors, such as changes in the economic system, social structure and social relations, interplay within the development process affecting the different types of domestic space segmentation within the most segmented culture. Furthermore, within the transformation process, where the old and new forms meet, the nuance of hybridisation is always present. People adopted new forms that separated from existing practices and recombined with new forms in new practices. It is a part of people’s adaptation to smooth the transformation process of culture change.

The purpose of this paper is to develop a building information modelling (BIM)-based multi-objective optimization (MOO) framework for volumetric analysis of buildings during early design stages. The objective is to optimize volumetric spaces (3D) instead of 2D spaces to enhance space utilization, thermal comfort, constructability and rental value of buildings

The integration of two fundamental concepts – BIM and MOO, forms the basis of proposed framework. In the early design phases of a project, BIM is used to generate precise building volume data. The non-sorting genetic algorithm-II, a MOO algorithm, is then used to optimize extracted volume data from 3D BIM models, considering four objectives: space utilization, thermal comfort, rental value and construction cost. The framework is implemented in context of a school of architecture building project.

The findings of case study demonstrate significant improvements resulting from MOO of building volumes. Space utilization increased by 30%, while thermal comfort improved by 20%, and construction costs were reduced by 10%. Furthermore, rental value of the case study building increased by 33%.

The proposed framework offers practical implications by enabling project teams to generate optimal building floor layouts during early design stages, thereby avoiding late costly changes during construction phase of project.

The integration of BIM and MOO in this study provides a unique approach to optimize building volumes considering multiple factors during early design stages of a project

To achieve the building and property by 2050, decarbonisation goals will now require a significant increase in the rate of improvement in the energy performance of buildings. Occupant behaviour is crucial. This study seeks to guide the application of smart building technology in existing building stock to support improved building energy performance and occupant comfort.

This study follows a logical partitioning approach to the development of a schema for building energy performance and occupant comfort. A review of the literature is presented to identify the characteristics that label and structure the problem elements. A smart building technology framework is overlaid on the schema. The framework is then applied to configure and demonstrate an actual technology implementation for existing building stock.

The developed schema represents the key components and relationships of building energy performance when combined with occupant comfort. This schema provides a basis for the definition of a smart building technologies framework for existing building stock. The study demonstrates a viable configuration of available smart building technologies that couple building energy performance with occupant comfort in the existing building stock. Technical limitations (such as relatively simple building management control regimes) and pragmatic limitations (such as change management issues) are noted for consideration.

This is the first development of a schema to represent how building energy performance can be coupled with occupant comfort in existing building stock using smart building technologies. The demonstration study applies one of many possible technology configurations currently available, and promotes the use of open source applications with push-pull functionality. The schema provides a common basis and guide for future studies.

As the green economic bottom line is a strong motivating force when deciding to build, manage and/or operate green, this study aims to examine the financial impacts of green certifications on multifamily rental communities.

Using a multiple regression methodology, operating financial variables are examined.

Multifamily rental green buildings garner not only higher rental collections but also higher total expenses. When applying these higher rates to properties, the overall increase in rents outweighs the increases in total expenses.

While multiple studies have focused on the office sector, this study begins to fill the literature gap within the multifamily rental sector regarding the economic impacts of green-certified buildings. The outcomes of this study have positive implications for the multifamily real estate industry by providing developers, owners, managers and related parties with a better understanding of the financial impacts of multifamily rental green buildings; however, more research is needed.

A framework for the successful implementation of energy retrofit projects in all settings, including those found within some non-profit organizations, is proposed. Strategies for overcoming common challenges along with experiences gained through a real-life case study of a multi-facility retrofit project were researched. The paper aims to discuss these issues.

This research incorporates strategies identified in existing literature with a variety of techniques and includes information from a detailed case study involving the retrofit of multiple buildings within a public park. Combined research strategies and real-life experience through the case study are used to develop a framework for recommended framework to analyze the completion of retrofit projects.

Common obstacles encountered by energy retrofit projects in the USA and Europe were identified. The retrofit case also experienced these challenges in varying degrees. Application of these practices was implemented and applied to each specific situation within the project and documented for analysis.

Current research tends to be focused on the implementation of energy efficient solutions as justified by a quick rate of return and long term savings. However, few projects in not-for-profit situations where a grant or donation is the funding source, and ROI is not measured from a traditional financial standpoint, have been researched.

The purpose of this paper is to determine how much variance in vacancy duration can be explained by the architectural attributes of apartments and to illuminate strategies to reduce vacancy duration utilized by non-profit housing providers.

This is a sequential mixed methods research study with a qualitative variable-gathering phase followed by a quantitative variable-testing phase. Vacancy duration in days was the dependent variable and the attributes of the apartments were the independent variables. Each building functioned as a separate case, with its own results, and the cases were compared to draw conclusions about the strongest predictors for vacancy duration.

Each case study project has a significant linear regression equation with multiple variables contributing to the variance in tenancy duration. The R² statistic varied for the case study projects from a low of 10.2 percent to a high of 36.9 percent. Factors that resulted in longer vacancies for two or more of the projects include: unit mix, floor level, road proximity and length of tenancy for the tenant moving out. Factors resulting in shorter vacancies include: corner position in the building and relatively larger size of the apartment.

The geography of the study is limited to Washington State in the USA. However, the case study projects represent three metropolitan statistical areas, with distinct climates and economic conditions. There are limitations to the stepwise analysis method because the degrees of freedom limit the complexity of models that can be estimated.

This paper highlights influences on vacancy duration and proposes conceptual models for measuring the periods of vacancy duration.

Through this study, architectural contributions to vacancy were uncovered and tested so that subsidized housing, a public good, can be distributed more efficiently.

This research is the first known study to compare vacancy durations on a unit-by-unit basis.

There is a renowned interest in adaptability as an important principle for achieving circularity in the built environment. Circular building adaptability (CBA) could enable long-term building utilisation and flexible use of space with limited material flows. This paper identifies and analyses design strategies facilitating CBA to propose a framework for enhancing the implementation of the concept.

Interviews were conducted with professionals experienced in circular building design to explore the questions “How do currently applied design strategies enable CBA?” and “How can CBA be implemented through a conceptual design framework?”. The interviews encircled multi-residential building examples to identify currently applied circular design strategies. The interviews were analysed through qualitative content analysis using CBA determinants as a coding framework.

The results show that all ten CBA determinants are supported by design strategies applied in current circular building design. However, some determinants are more supported than others, and design strategies are often employed without explicitly considering adaptability. The design strategies that enable adaptability offer long-term solutions requiring large-scale modifications rather than facilitating low-impact adaptation by dwelling occupants. The proposed conceptual design framework could aid architects in resolving these issues and implementing CBA in their circular building design.

This paper’s contribution to CBA is threefold. It demonstrates design strategies facilitating CBA, proposes a conceptual design framework to apply the concept and identifies the need for a more comprehensive application of available adaptability strategies.