DOGEWO21
| Dogewo Dortmunder Gesellschaft für Wohnen mbH
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| legal form | GmbH |
| founding | 10/11/1918 |
| Seat | Dortmund, Germany |
| management |
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| Number of employees | approx. 135 |
| sales | approx. 99.9 million euros |
| Branch | Housing industry |
| Website | www.dogewo21.de |
| Status: 2017 | |
The Dogewo Dortmunder Gesellschaft für Wohnen mbH (proper spelling DOGEWO21) is a housing and service company based in Dortmund .
As a subsidiary of DSW21 - Dortmunder Stadtwerke AG and Sparkasse Dortmund , Dogewo21 manages a total of 16,400 apartments (April 2018) in almost all Dortmund city districts, rents garages, parking spaces and commercial properties, making it the largest provider of housing in Dortmund.
history
1918–1932: Charitable housing association
On October 11, 1918, the company was launched as the Dortmunder Gemeinnützige Siedlungsgesellschaft mbH (DGSG). Their aim was "to provide people with less means and families with suitably furnished apartments in specially built and built houses at cheap prices". The largest of the total of 56 shareholders was the city of Dortmund, plus large industrial plants such as Hoesch and Deutsch-Luxemburgische Hütten AG as well as church institutions and private individuals.
The already acute housing shortage in the immediate post-war period made it necessary to provide as many apartments as possible as quickly as possible, so that the first building projects in 1918/19 were exclusively multi-storey apartment blocks such as the "Luther Block", a 4-storey building that is now a listed building. Building with 64 apartments, which were ready for occupancy in mid-1919. In the first two and a half years after it was founded, the DGSG built around 500 apartments, but was unable to remedy the shortage of apartments in Dortmund. On the contrary, the occupation of the Ruhr in 1923/24 and the rapid acceleration of inflation caused by the war aggravated the economic and social situation of the city, which was not without consequences for the construction industry. Until 1924, the DGSG was only able to realize part of the planned projects and that only with financial support from industry.
It was not until 1924, with the stabilization of economic conditions - but especially thanks to the newly levied house interest tax - that the settlement company's construction projects gained momentum again. In the east of the city in particular, which offered free building land, several apartment blocks were built by the end of the 1920s, such as the Expressionist-style Lenten Island in Körne. By 1928 the DGSG had completed around 2,000 apartments; a number that she was able to double in the next 1½ years. In addition, from 1929 onwards, the company not only managed its own property, but also managed property in trust.
In 1929 the DGSG felt the precursors of the global economic crisis. The annual report of 1929 predicted construction restrictions due to a lack of money and the DGSG actually had to reduce its construction program further and further until 1932, and was confronted with increasing rent arrears, frequent changes of apartment and vacant apartments. Despite its own tense situation, the DGSG tried hard to take the social situation of its tenants into account, to accommodate them as much as possible and to refrain from giving notice. From 1931 onwards, the company decided not to pay dividends, instead founded the Dr. Eichhoff Foundation to support tenants in need, carried out winter aid for the unemployed from 1932 and, as part of winter aid, reduced rents by 20% for half a year.
1933–1945: Nazi settlement policy
In the course of the National Socialist seizure of power in March 1933, the DGSG was also confronted with “Gleichschaltung” and “purges” of personnel. The Nazi regime filled leadership positions in the company with party members and rearranged the company shares so that the number of partners had shrunk to three in 1936. In addition to the city, which now held 70% of the company, only Hoesch-Werke and Westfälische Wohnstätten AG remained as shareholders. In addition, the NSDAP ordered forced mergers: In January 1941 the DGSG took over the non-profit district building company Hörde mbH, in May 1943 the Dortmund non-profit Bau-Hellweg-AG.
The party also tried to influence society's housing policy. The propagated construction of small settlements on the outskirts of the big city should be implemented, so-called people's apartments (small apartments near the industrial plants) should be built. The settlement society spoke out in favor of small settlements and praised their advantages, but in the first years of Nazi rule only built multi-storey houses with small apartments in densely populated districts. Only with the Oespel settlement on Oespeler Dorney / Steinweg and the “Rudolf-Heß-Siedlung” in Renninghausen were small-scale settlement projects tackled in 1936 and 1938, which, however, could not be fully completed. The concentration on the construction of multi-storey houses led to the name change of the DGSG in 1937, which from April 16, 1937 traded under the name of Dortmunder Gemeinnützige Wohnungsgesellschaft (DGW).
Between 1933 and 1936, the company built an average of just 120 apartments per year, which is fewer than in Weimar's crisis years (around 500 in 1918/19, over 400 in 1922/23). It was not until 1938 that the number of new buildings increased, as living space had to be created for the skilled workers in the course of the upgrade; The DGW now built an average of 230 apartments. Nevertheless, from 1937 onwards, the company reported increasing difficulties in carrying out planned construction projects. When the war broke out, 14,000 apartments were missing in Dortmund.
In 1940 the NSDAP issued an official ban on new buildings, which halted all construction projects due to the war. From August 1941 to the end of 1943 houses were destroyed by air raids; first in Lippstädter Strasse. Property damage had occurred to 1,634 apartments by the end of 1943. Housing censuses four months after the end of the war showed that around 70% of the total housing stock had been hit, 118,100 of 160,700 apartments were completely or partially destroyed. One third of the DGW stock was damaged.
1946–1969: reconstruction
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In August 1945 the DGW removed the managing director Bertram, authorized signatory Krause and the other board members from their offices. Only in 1955 was it possible to move into a new company headquarters on Landgrafenstrasse.
The rebuilding of the company's own portfolio was slow, but enjoyed absolute priority. It was not until 1953 that the company returned to implementing new construction projects; from 1948 to the end of 1953 it was able to complete a total of 3,166 apartments (apartments rebuilt in 2002, 992 new buildings).
In 1950 the federal and state governments passed the Housing Act - the basis for social housing in the following years. The housing shortage in Dortmund remained acute until the mid-1960s, and the completed apartments could not meet the existing demand. In the winter of 1964 there was an 8% shortfall in housing. From the end of the 1950s onwards, several large housing estates were built in Dortmund that were built exclusively by non-profit housing associations. Since 1965, the DGW has participated in the construction of almost half of all large housing estates. In addition to the construction of rental apartments, the DGW was also active in the private home sector.
At the end of 1968 DGW owned 69 commercial units such as shops, restaurants or offices, 1,300 garages and around 16,000 apartments. The number of new buildings was almost as large as the number of old buildings. The company built a total of 7,102 new apartments during the post-war years, so that on October 11, 1968, the topping-out wreath blew over the 16,000th DGW apartment. The company is now one of the eleven largest housing companies in Germany. After the major housing shortage had been eliminated, the need to improve the quality of living increased in the 1960s. The DGW combined the construction activity of the last few years with renovation tasks.
1970–1985: Renovation, needs-based living space and vacant apartments
In the 1970s, DGW continued to invest in the renovation of its old buildings. North II and Dorstfeld were among the redevelopment areas in which DGW was involved through the non-profit trust company . The narrow, dark apartments were replaced by modern ones and the old buildings were modernized. Around 600 new apartments were built in this area. Meanwhile, the redevelopment of the Dorstfeld area caused considerable problems , which dragged on for years and was not completed until the mid-1980s. The DGW had to change its plans repeatedly, resulting in riots, protests and squatting. The demolition of some obsolete houses in Wörthstrasse led to clashes between squatters and the police on September 7, 1983.
The renovation of the company's own stock continued until the 1990s and usually included the installation of modern heating systems, windows, doors and floors as well as bathrooms, which were often missing in old buildings. In 1966, only 48% of the apartments had a bathroom; in 1970 the proportion was 66%, and in 1986 it was 90%.
In addition to building renovation, from the end of the 1960s the DGW concentrated on urban renovation and the procurement of living space for certain needy population groups such as large numbers of children, the disabled, the elderly, the less able and students. Concrete construction projects here included the “ Hannibal II” , a complex of eight terraced houses with 412 apartments, which provided 108 apartments specially for students. However, the project on Vogelpothsweg met with only moderate approval among the students: only 36 of the 108 apartments were occupied after their completion in 1975. The Wilhelm-Hansmann-Haus was built between 1968 and 1970 as an action center and meeting place especially for senior citizens. On the occasion of its 50th anniversary, the company contributed 500,000 DM equity to the total costs of 1.8 million DM, as well as subsidies from the state and numerous donations. With the construction of this house, the executing DGW had broken new ground; there were no comparable projects to date.
At the beginning of the 1980s, the company broke new ground, also with regard to potential building sites. Urban planners and architects were increasingly interested in the grown town center. From 1982 onwards, the DGW implemented a number of projects on inner-city building sites such as the slaughterhouse site, where a total of 300 apartments were built by 1983, 131 of them by the DGW.
Due to emigration, the population of Dortmund shrank by more than 40,000 between 1980 and 1986. In order to keep young families in Dortmund, the city launched a project to build single-family houses: “WIPP” - living in a pilot project . In this way, "normal earners" should also be able to buy their own home, whereby the owners could increase the standard area through their own help.
The number of vacant apartments also rose sharply from 1983 onwards. In 1974, for the first time since the end of the war, more vacant apartments were reported than those looking for accommodation. In 1985, the DGW formulated that the "effort to reduce a further increase in the number of vacant homes" was a primary corporate goal.
1986 to 1999: customer orientation and lack of housing
The persistent vacancies made it clear that a tenant market had formed; numerous offers were open to tenants. The DGW reacted to this changed situation in 1985. It commissioned an advertising agency to develop an advertising concept to reduce the vacancy rate. The first campaign started in 1986. The company received a new logo and the slogan “1a living”. In 1986, the advertising campaign reduced the number of vacant apartments from 417 to 351.
In 1986 the name of DGW changes to Dortmund's non-profit housing company (Dogewo).
After 1990/91 there was an influx of emigrants. After the vacancy rate in the city tended to zero in 1987, around 4,000 people were looking for a flat in 1990 with the right to social housing. In 1991 Dortmund had 5,100 requests, including 2,700 acute cases. In 1991 the Dogewo registered 9,956 applicants, 450 of them urgent cases; the new building activities were again the focus. Between 1989 and 1993 she built a total of 276 apartments.
2000 until today: service company
Since 2000, the company has consistently transformed into a service company with a range of services and currently 11 service offices (2020) with consultation hours in the districts and a customer center close to the city center. In 2006 the company joined the group DSW21 and has been operating under the name Dogewo21 ever since. Since 2011 the company has been called the Dortmund Society for Living. On October 11, 2018, the company celebrated its 100th anniversary. Since 2000 Dogewo21 has invested more than 30 million euros annually in the maintenance and improvement of the stocks. In 2019 this was around 37 million euros.
In addition to the pure rental activity, Dogewo21 supports numerous social projects in Dortmund, especially in Dortmund's Nordstadt. At the end of 2019, the average rent of all apartments was 5.56 euros per square meter / month. Only 99 of all apartments were vacant in 2019 due to market conditions.
literature
- 75 years of DOGEWO. A contribution to the history of Dortmund, Dogewo Dortmunder Gemeinnützige Wohnungsgesellschaft mbH (publisher), Dortmund 1993
- Annual report 2019 DOGEWO21
- 100 years of living in Dortmund, book for the 100th anniversary, DOGEWO Dortmunder Gemeinnützige Wohnungsgesellschaft mbH (publisher), Dortmund 2018
Web links
- DOGEWO21
- 100 years of living in Dortmund, book for the 100th anniversary
- Annual reports DOGEWO Dortmunder Gesellschaft für Wohnen mbH
Coordinates: 51 ° 30 ′ 12.1 ″ N , 7 ° 28 ′ 7.9 ″ E