Sustainability report 2017 - Ikano Bostad€¦ · well in introducing our new employees to the company. My belief is that this is to a great extent because Ikano Bostad is a value-driven

Sustainability report 2017

What are you reading?In front of you is our fifth Sustainability report which covers our operations in 2017. We report on sustainability every year. The current report follows the Global Reporting Initiative (GRI) guidelines, GRI Standards at Core level and the require-ments of the Swedish Annual Accounts Act, chapter 6, paragraphs 10–14. This report was published in May 2018. The report is primarily intended for our business partners and other partners, suppliers, investors, current and future employees and our owners. Its design follows the GRI principles regarding content and quality. Unless other-wise stated the report refers to the operations of Ikano Bostad, and does not cover operations controlled by individual customers, suppliers or subcontractors. Information about the specific measurement methods used for reported sustain-ability data is provided in connection with each key ratio or in the GRI Index. This is also where you will find any changes to how we measure and calculate these figures compared with last year’s report. All figures are as of 31 December 2017 unless stated otherwise. The sustainability issues reported in the GRI Index are those most material for Ikano Bostad’s reporting – both for describing the impact of our operations and for the requirements and expectations of stakeholders. The issues we see as most important are based on the Materiality Analysis we conducted in 2016. Read more about this on page 10. The Sustainability report has not been audited externally.

Contact person for the Sustainability Report:

Annika FinnströmPhone: +46 10 3304120

Email: [email protected]

Ikano Bostad – Sustainability report 2017

Simplifying for sustainability

On fair terms

22

36 Planet

14 Sustainable growth

People

Comments from our CEO .............................................. 4

The year in brief ....................................................................... 5

About Ikano Bostad ............................................................ 6

Sustainability strategy and management .................................................................. 8

Simplifying for sustainability .................................... 8

Stakeholder dialogue & materiality analysis ........................................................ 10

New sustainability framework ............................... 11

Sustainability in every link ...........................................12

Sustainable growth ........................................................... 14

Sustainable business development ............. 15

Sustainable purchasing .............................................. 17

Customer, communication and market ..... 19

Operations development ....................................... 20

Risk & compliance ................................................................ 21

People ................................................................................................ 22

Sustainable neighbourhoods and living environments ............................................................. 23

Responsible social partner .................................... 27

Sustainable working life ............................................ 30

Planet ................................................................................................ 36

Climate ............................................................................................ 37

Use of resources .................................................................. 44

GRI Index ...................................................................................... 48

Auditor’s statement ......................................................... 50

Contents

4 | Ikano Bostad – Sustainability Report 2017

2017 was an eventful year for us here at Ikano Bostad. We welcomed 123 new employees, set up the Hentverkarna and launched our Sustainability Framework which provides for sustainability action with a longer perspective.

2017 was a good year for Ikano Bostad and the housing industry, even if the housing market became somewhat more unsettled towards the end of the year. Sales within current projects have continued at a sat-isfactory level though we can see that the timeframe for sales is a bit more extended than we have been used to. Ikano Bostad has a long-term approach to the housing market. We have been there before, and we know that even if the market moves up and down there are always opportunities in the long term.

Backed by firm values Our values play an important part when the market is unsettled and as we are adjusting to more sustainable operations. Backed by firm values it is easier to reach decisions. This means that we can also be bolder. And this is something I find important. During the year we very successfully marketed our first town houses. Here sus-tainability was built into the project from the start. Much time has been spent on making it simple for residents to make sustainable everyday choices and creating opportunities for a sharing economy.

We also started our first developments of nursing homes. We believe it is important for people at all stages of life to be able to live in a well-functioning and sustainable environment. By the end of 2017 we had four nursing home developments up and running and are now looking at acquiring more.

No exclusionWe have long experience of tackling social sustainability issues. I am very proud of projects running in various parts of Ikano Bostad. Projects such as help with home-work, the Ikano Academy and our youth leisure centre make a real difference. We must work together to turn exclusion into inclusion. You can’t solve all problems singlehandedly, but together we can achieve a great deal. We can see that our hard work is yield-ing results. Not just for us as a company, but also for the individual and for society at large. Safer residential areas make for simpler property management and more enjoyable living environments, at the same time as Ikano Bostad becomes a moreattractive partner for municipalities. Towards the end of 2017 we were allocated

land in Bäckby, Västerås, thanks to our work on social sustainability. Here we are planning to build 240 apartments and contribute to the creation of a safe and secure living environment.

Good marks from our employeesWe have continued our high levels of recruitment during 2017 and welcomed 123 new employees. High levels of recruitment pose a challenge for all businesses, but I think we have done well in introducing our new employees to the company. My belief is that this is to a great extent because Ikano Bostad is a value-driven business and we are explicit about our values already during the recruitment process. We can also see from the excellent results of this year’s employee survey that we have succeeded in sticking to our values. Compared with the previous survey we have improved the result from 714 to 779, thus exceeding our goal of a result higher than 740. This is something we have worked hard to achieve and our result shows that we are on the right track.

Robert Jaaniste, CEO Ikano Bostad

Comments from our CEO

Increased focus on sustainability

Ikano Bostad – Sustainability Report 2017 | 5

Planet

People

Sustainable growth

HentverkarnaLast autumn we started Hentverkarna, an apprentice carpenter programme for women. I am very pleased about the pos-itive reaction this has received. We have realised that we must widen our recruit-ment base if we are to continue towards long-term growth. 311 women of varying ages applied and today we have 15 female apprentice carpenters working at one of our construction projects in Gustavsberg.

#metoo and #sistaspikenikistan I don’t think anyone missed the important #metoo movement that began during 2017 or #sistaspikenikistan, which was the revolt against sexual harassment in the construc-tion industry. It is important that we never hesitate to address this issue. Here at Ikano Bostad nobody will be exposed to insults or harassment. In connection with #sistaspikenikistan I met with housing minister Peter Eriksson, jointly with other representatives of the construction and property industry. Together we wrote a declaration of intent to put a stop to degrading and abusive actions in the industry.

Our sustainability framework During the year we have finalised our Sustainability Framework, which will guide our transformation to even more sustain-able operations and direct us towards impact reduction in the short and long term. Like the rest of the industry we place climate impact high on the agenda, togeth-er with improving our ability to build safe and sustainable neighbourhoods.

Together as Ikano BostadDuring the year we have carried out some organisational changes. Ikano Fastigheter and Ikano Bostad merged and became one company with one brand – Ikano Bostad. This has given us a clearer organisational structure, thus strengthening Ikano Bostad and our business proposition. The organi-sational change went well, to a large extent because we like working together. I’ll finish by thanking all employees for a fantastic 2017 and looking forward to an equally great 2018.

The year in brief

Ikano Bolig We stepped across the Öresund and esta-blished ourselves in Copenhagen, where René Brandt is now the CEO of Ikano Bolig.

New sustainability framework We launched our new Sustainability Framework to support and manage our sustainability work.

#metoo Together with other industry representatives we signed a declaration of intent to stop discrimination and sexual harassment in the industry.

Ikano main partner in BoTrygg2030 We increased our safety focus by becoming one of the main partners in the BoTrygg2030 initiative.

Trainee programmeDuring autumn 2017 Ikano Bostad started its new trainee programme. Four trainees will be working for two years in different parts of Ikano Bostad to learn everything in the industry.

Hentverkarna311 women applied to the Hentverkarna programme – proving that women definitely want to become carpenters!

Nursing homes During the year we opened four nursing homes: two in Uppsala, one in Haninge and one in Åkersberga.

Robert Jaaniste


We're innovativethinkers, constantly

looking for newsolutions.

3DParken, Västra Hamnen, Malmö

About the Ikano groupAt Ikano we are driven by a vision to create possibilities for better everyday living. Ikano is an international business group active with operations in housing, banking, insurance, production and retail. Originally Ikano was part of IKEA but became independent in 1988. Ikano is owned by the Kamprad family. In Sweden we have Ikano Bostad and Ikano Bank. Our primary mission is to simplify the everyday lives of people so they can focus on living. We do this by together creating simple, meaningful solutions on fair terms, which create value for our customers.

About Ikano BostadIkano Bostad helps create sustainable residential areas and neighbourhoods in Sweden’s growing cities. Here we build, own and manage space-efficient homes

for people at all stages of life. We are more than just a property de-veloper. That’s why we’re re-thinking and innovating and prioritising not only life in our buildings, but also in the surrounding neighbourhood and spaces. The best results come when we work together – with our customers and collaboration partners. With common sense and a simple approach, we strive to be a responsible social partner and live up to our promise: on fair terms.

Organisational structureDuring 2017 we have simplified the organi-sation and strengthened our business focus. We have appointed a new management team and a new board of directors. Ikano Bostad now has five business areas: Residential Development, Production, Property Management, Ikano Bolig and Other Investments.

Ikano Bolig is an independent company, reporting directly to the chair of the board. The same applies to Other Investments.Ikano Bostad also includes six support functions: Finance/Business Support, HR, IT, Marketing and Communication, Strategic Business Development and Product and Operations Development. The heads of business areas, as well as those in charge of the support functions, are represented in the management team, except for Ikano Bolig. The board of directors of Ikano Bostad, including non-executive members, consists of Daniel Skoghäll (Chair), Anna Werntoft (CEO Stratiteq), Lars Thorsén (CEO Ikano Group), Marie Gällstad (Head of Commu-nication, Ikano Group), Mats Håkanssson, (VP Ikano Group) and Ylva Sarby Westman (Deputy CEO and Head of Fastighetsin-vesteringar Kungsleden).

FACTS:

Ikano Bostad was formed: 2009

Employees: 492 (305)

Owners: The Kamprad family

CEO: Robert Jaaniste

Housing units in production: 2,200 apartments (1,650)

Rental apartments under administration: 6,200 apartments (6,000)

Apartments rented out: 99.9% (99.7%)

Number of nursing home places: 263

Turnover: SEK 2.5 billion (SEK 2.0 billion)

Head Office: Sundbyberg

Figures are as of 31 December 2017.Figures in brackets apply to 2016.The number of employees in 2017 includes Brantås Bygg, which was not included in 2016.

About Ikano Bostad

Better everyday living

Simplifying the many people’s lives so they

can focus on living.

Mission

We offer space-efficient, functional and sustainable homes at affordable prices

for people at all stages of life.

Business conceptTo create possibilities

for better living.

Vision


A selection of current housing projects:

Elinegård, Malmö Right now, the new neighbourhood of Eline-

gård is taking shape in Malmö. Here we are building both town houses and apartments. The plan is for a total of about 4,000 new residential units along the Kalkbrottet in

Limhamn. The Kalkbrottet is a nature reserve with a unique fauna and flora.

Skalden, Västerås In Karlsdal, Västerås, we are building 61 new

rental apartments in two new four-story blocks, right next to the Kopparlunden industrial estate, which has also become a dynamic cultural centre. Planned date for

occupation is autumn 2018.

Resa, Kungälv In Kungälv we have cut the first turf for the Resa Housing Association and started work on building about 500 new residential units by 2022. We have joined up with the Kungälv

municipality to plan a long-term programme to help improve social inclusion in Kungälv.

Måla, Gustavsberg We are planning for about 700 new residential

units in the Gustavsberg Porslins kvarteret. The Måla Housing Association is one of our town house projects and consists of 38 town houses with occupation autumn 2019. Here

you can live energy efficiently, with a small environmental footprint and with possibilities

for a sharing economy.

ÖresundCopenhagen

Gothenburg

Huskvarna

Västerås

Stockholm

Uppsala

About Ikano Bostad

Rental apartments under administration: 6,200 apartments

Projects currently in production:289 rental apartments

Projects currently in production:1,900 tenant-owned apartments

Future projects:About 11,000 planning permits (all stages of planning)

Our offices


ON FAIR

TERMS

Working together

Daring to be different

Common sense and simplicity

Simplifying for sustainability

Sustainability work based on values The world is changing quickly. Urbanisa-tion, digitalisation and climate change bring with them both challenges and op-portunities. More people must share the same resources and the same space. New technologies provide us with tools for new, smart solutions. We can do more with less and build the security needed for creating homes where people can live. We have

When the world needs to become more sustainable it is important that we help make the transition simple. The aim is to simplify for sustainability and for sustainability to become an integral part of everything we do – from our values and company culture to our way of working and cooperating with our stakeholders.

a mission, to simplify the many people's lives. Therefore, it is our mission to make the transition simple when the world needs to become more sustainable. This means that we must develop and use resources in as smart a way as possible. Creating the pos-sibility of a better life using simple means. When changing to sustainable devel-opment we are doing this in the same way as everything else – by working together, daring to think in new ways and not making things more complicated than

they need to be. We want to make inclusion simpler by developing safe and secure neighbourhoods and areas that provide space both for privacy and for communi-ty. We want to be best at getting the most out of both cash and space, so that we use both our customers’ and the Earth’s resources sparingly. And we will build fossil free homes that do not contribute to global warming. In this way we will create a better chance for the planet and for humanity and for having a sustainable business.

Our values

Daring to be different We want to use the freedom that comes with challenging old truths to deliver new and improved solutions. We want to findnew ways of solving the small problems that we all encounter in our daily lives. When short-sighted interests clash withlong-term sustainability, we make sure to find new ways.

Common sense and simplicityKeeping our feet on the ground and using our common sense helps us make realistic assessments. We see possibilities,but also dare to discontinue activities that don’t belong to the future. Common sense also means taking a practical approach that includes cost consciousness.

Working togetherWe all have knowledge, experience and good ideas from which we can learn in our sustainability efforts. Mistakes must be allowed, as long as we learn from them and do our best to correct them.

Our promise

On fair termsWe want to be a responsible social partner and comply with our promise: on fair terms. This means maintaining a fair ba-lance between all partners in relation to risk, work and profit. It also means that we should be open and clear in our busi-ness methods. It includes remaining accessible and reliable, delivering on our promises and doing it on time.

Sustainability strategy and management


Planet

People

Sustainable growth

Developing sustainable businesses

• Products• Concept• Business proposition• Brand

Business partners &end customers

Developing sustainability

• Operations development• Residential development• Production• Property Management• Other investments

Sustainable growthIkano Bostad & employees

Ongoing work for sustainable growth Being a sustainable company with sustainable customer propositions is the

only long-term sustainable route ahead. If we start from our framework and our financial, environmental and social sustainability impact, when developing our operations and our propositions, this

Sustainability at the core of developmentIt is clear that sustainability is central to the development of both business and society. Something that also pleases me very much is that so many of our employ-ees are demonstrating such commitment!

Social sustainability, focusing on safety, health, security and integration, has been central within our industry on many occa-sions during 2017. So have Agenda 2030 and the 17 Global Sustainable Develop-ment Goals. In Sweden we have seen continued movement towards reduced climate impact, with e.g. a new Climate Act entering into force during the year. By 2045 at the latest Sweden will produce no net emissions of greenhouse gases. Building and construction is an industry with particularly strong impact on the climate, but is now getting together, e.g. in the context of the Government’s Fossil Free Sweden initiative, to create a road map towards the goal.

At the same time society is facing dig-italisation to an extent that could lead to reduced use of resources. Especially

among the younger generations we also see a growing desire to be able to make sustainable choices in their everyday life. We, as a housing company, are also clear that all neighbourhood development increasingly needs to be carried out with sustainability as its guiding principle. Here there are great challenges and great opportunities.

Our mission is to simplify for sustainable neighbourhood development and for a sustainable lifestyle. Our new Sustain-ability Framework will support us in this work. This Sustainability Report follows the outline of the framework and provides an account of what we do within the different parts of our framework and what we are planning to address in the future.

The success of our social efforts over many years has been driven by our commitment, cooperation and team work. This is what we are bringing along when we face the challenges and oppor-tunities of sustainability in 2018!

Annika Finnström, Head of Sustainability

will generate increased and sustainable growth. Through our new Sustainability Framework, we are focusing on those issues that are most essential for us.

Annika Finnström



Municipalities/property owners

Owners/boardLocal community

Ikano Bostad

Employees

Politicians

Suppliers/contractors

Stakeholder dialogue & materiality analysis

Our most important stakeholders are those who are strongly impacted by us, and those who have strong impact on us. There is a constant dialogue as part of our daily work, through network meetings, consultative meetings, and board meetings. During 2016 we carried out an enhanced stake-holder dialogue and at the same time we also under-took a new materiality analysis. We did a priority ranking to establish which issues are of most material relevance for us to work and report on in accordance with GRI Standards. We based the ranking on our values, our strategy, laws and regulations affecting us and our sustainability environmental impact, as well as stakeholder expectations of us and their potential decisions as influenced by our actions.

Having an open and good dialogue with our stakeholders is important to us. This is how we get to know what their expectations are and how they see us and our sustainability work.

These are the areas we will focus more strongly on, going forward:

Since 2014 Ikano Bostad has had a sustainability council, representing all parts of our operations. The task of the sustainability council is to develop proposals for Ikano Bostad’s work on increased sustainability, to coordinate the sustainability work of different business units and teams and to act as reference group and support for sustainability work within the company. Most of the business units have their own sustainability groups, focusing on sustainability work within their unit.

• Sustainable business development• Diversity• Sustainable residential environments

and neighbourhoods• Safety and security• Sustainable outdoor environments• Combatting corruption and bribery• No exclusion

• Inspire a sustainable lifestyle• Sustainable purchasing• Re-use and recycling• Employees and leadership• Work environment• Cooperation with other actors• Energy in residential development• Buildings with environmental classification

Sustainability management



Planet

People

Sustainable growth

People

Sustainable neighbourhoods

and living environments

Sust

aina

ble

working life Responsible social partner

Climate

Use of resources

Planet

Sustainablegrowth

dev

elopment

Sust

ainable business purchasing

Sustainable

Ope

ratio

nsdev

elop

men

t

Communications

Costumer Markekk t

Risk

&

Co

mplience

To simplify the work of selecting activities, managing and monitoring our sustain-ability work, we have developed our sustainability framework, based on our materiality analysis. With the support of the framework we can select interven-tions and activities that lead to improved sustainability. We do this by starting from the mate-riality areas within People and Planet, applied to our business development, operations and propositions. The framework is divided into three focus areas: Sustainable growth, People, and Planet. Each part is linked to our seven

materiality areas. We have decided to structure our Sustainability report in accordance with the framework, to make it easier to understand what we do within each part. Standards, identified in accord-ance with GRI Standards, have been brought together under each materiality area.

Targets and indicators Creating new targets and indicators, as well as developing those already in place for our sustainability work, is an important part of our continued work. This will carry on during 2018. The framework will make

it easier both to set and to monitor our sustainability targets, for an even clearer picture of the results of our work. In our work for a more sustainable and equal world we are guided by the UN’s Global Sustainable Development Goals and Agenda 2030. Under the heading of each materiality area we indicate which of the global development goals are linked to our own sustainability work.

Sustainable growth deals with how we create and nurture financial sustainability. Here we find the materiality areas Sustainable business development and Sustainable purchasing. Within Sustainable growth we also report on our Operations development, Risk & compliance as well as Customer, market and communication.

People deals with our work on social sustainability. Here we find the materiality areas Sustainable neighbourhoods and living environments, Responsible social partner and Sustainable working life.

Planet deals with how we work to reduce our environmental impact. Here we find the materiality areas Climate and Use of resources.

New sustainability framework



Sustainability in every link

Our own organisationDaily operations.• The company’s strategic sustainability development –

strategy, targets, key ratios and follow-up.• Constant development of our operations.• Constant development of our propositions.• Satisfied employees and a sustainable working life.

Purchase of land and propertiesPurchase of existing rental properties as well as land for housing development and production. • Find partners for sustainable neighbourhood development.• Make clear which added values our business deals can introduce.• Purchase properties and land in growth areas for housing projects.

We are aiming for sustainability in all the links of our value chain and are working to reduce our negative impact at all stages and increase our positive impact and our opportunities through sustain-able business development. The pictures illustrate where our impact is felt within our areas of activity.



Development of residential areasImprovements to land, properties and, as required, existing rental properties. • Develop sustainable neighbourhoods and living

environments with a mixture of tenancy types.• Develop work on social sustainability.• Create affordable housing for many different types of

people.• Make it simple for our tenants and housing purchasers to

live sustainably.

Building and renovationBuilding of new tenant-owned and rental properties, as well as renovations, through sustainable purchasing. • Sustainable production, renovation, rebuilding and extension of

buildings. Refers to e.g. waste disposal, energy and selection of materials.

• Enhanced sustainability requirements for procurement of contractors to reduce environmental impact and risk of fraud.

• Place demands on suppliers and contractors regarding work environment and social conditions.

• Build to Miljöbyggnad Silver standard and use materials in accordance with SundaHus recommendations.

Property management and sales Customers satisfied with management of rental properties, with nursing homes and with sales of tenant-owned properties. • Create conditions for customer satisfaction in currently managed

and newly built housing.• Assume social responsibility for improved security and community

in our areas.• Make it simple for our customers to live and act sustainably.• Improve environmental performance in our existing property portfolio.• Improved participation and acceptance by our tenants through

gradual rent increases after renovations.



Sustainablegrowth

Sustainable growthIn this chapter we describe how sustainability forms part of all aspects of our operations and how sustainable development is a precondition for continued growth.Sustainable growth is divided between the two areas where we at Ikano Bostad will concentrate our efforts, going forward: sustainable business development and sustainable purchasing.We also want to talk more about customers, communication and market, our operations development and risk & compliance.


UN Global Development Goals

Sust

aina

ble business development

Sustainable purchasing

Sustainablegrowth

residential areas, assumed responsi-bility for ground maintenance at our managed properties in Stockholm. This was previously done by an external contractor. In this way we have provided work for young people, and at the same time improved our CSI result for ground maintenance in Stockholm. We can see that an initiative like the Ikano Academy has more than one winner. Not just us, as a company, but also society and above all the students themselves, who have moved from exclusion to inclusion in terms of getting a foothold in the life of work.

Long-term perspective and diversity on our building sitesDuring 2017 our production has focused on diversity and safety. We started the apprenticeship programme Hentver-karna to broaden our recruitment base and so make profitability more likely. We believe that the two go hand in hand. You can find out more about Hentverkarna on page 31. Our production is very much influenced by industry re-orientation towards greater sustainability at building sites. One sig-nificant re-orientation of our operations

By thinking again and sometimes thinking in entirely new ways we can put sustainability at the core of our development and our propositions. This is our key to sustainable growth.

Sustainable business development

It has only taken a couple of years for sustainability to become an important aspect of business development within the industry and a precondition for growth. This is just as true of us here at Ikano Bostad. Thinking again, and thinking sustainability from the start, is a precondition, if our whole operations are going to be able to readjust. By starting from sustainability, we improve profitability and through profitability we increase our resources for sustainabil-ity. One example is the Ikano Academy (more about that further down and on page 28.) We are a well-established actor with many years’ experience and we have a habit of moving from word to action. This means that we test, evaluate and devel-op things step by step. This runs through everything we do. To us sustainable busi-ness development means that we place sustainability at the core of creating new solutions, products and concepts in our daily activities.

Profitable Ikano AcademyIn 2017, Ikano Academy, our initiative for helping unemployed youth in our

has come about because of the need to respond to the increased requirements of the Miljöbyggnad version 3.0, and the increased requirements from the Boverket National Board of Housing, Building and Planning for the use of renewable energy.

Sustainability from the startDuring 2017 we sold our first town houses. They were developed with sustainability in focus from the start – from project design to the selection of materials and ideas on how to simplify for a sustainable everyday life. More on page 16 about how we have addressed this.

Safety integral to our business developmentDuring 2017 our residential development focused strongly on improved safety in and around our buildings by becoming one of the main actors in the BoTryggt 2030 initiative. More about our involve-ment on page 26. We believe that safety is, and will remain, one of the most impor-tant social sustainability issues of our time. We want to contribute and work together with others to help create safer neighbour-hoods.

Sustainability framework – Sustainable business development• Placing sustainability at the core of new business development.• Develop sustainability work based on our People and Planet areas,

spreading it and making it part of all our developments, our operations and our offers.

• Package the sustainability of what we have developed by including accounts of our sustainability work and sustainability in our customer offers.

Sustainable growth


3D

”Sharing things creates sustainability in more ways than one”During 2017 we sold our first town houses. Here we have thought sustainable business development from the start – from project design all the way to minor functions and details in and around the home. The aim is to make it simple to choose sustainably.

When we created our town houses, we thought sustainability from the start and placed sustainability at the core of our offer. Our houses are low-energy, with environmentally friendly materials and with external surfaces that require mini-mum maintenance. All houses will have solar cells, and in projects where this is possible we will always plan for charging posts and in some cases car or bicycle pools.

Everyday simplicityOur houses are primarily available as tenant-owned properties and we want to make it simpler for residents to make sustainable choices and get together in everyday life. Safety, enjoyment and a sharing economy have been important starting points. Each group of 15-40 houses will form a residents’ association with a common

building with workshop space, tools and gardening equipment. There you can do things that you might not be able to do at home, like tinkering with the bike or repainting a piece of furniture. It becomes a meeting place for the residents belong-ing to the association.

– Letting residents share things creates sustainability in more ways than one. It is financially sustainable for our customers, who don’t have to buy everything themselves. It also contributes to social sustainability, giving neighbours an opportunity to meet and get to know each other. Finally, it is environmentally sustainable to borrow things instead of everyone buying new stuff and owning the same things, says Peter Wickström, Business Manager, Town houses.

Sustainable growth

Houses in Gustavsberg.Bicycle being repaired in the common building.



Sust

atina

ble business deve ev lopment


Sustainablegrowth

any negative impact on the environment. We also carry out checks to minimise the risk of black-market labour and to be sure that wage regulations are observed. We also require collective bargaining to be in place. We always include our Code of Conduct as an annex to all our contracts with part-ners, which means that they undertake to observe the UN Universal Declaration of Human Rights, the UN Convention against Corruption, the ILO conventions on rights at work, the UN recommendations on economic sanctions etc.

Local suppliers The majority of our purchases come from Swedish suppliers. In selecting suppliers, geographic location is one of the aspects of our evaluation. We work with framework agreements for continuous improvement of our purchasing. This might for instance be targets for reducing the amount of packaging, creating better procedures for dealing with pallets from our suppliers, or guaranteeing deliveries. Across all operations, 27 new framework agree-ments were signed during 2017.


Responsible purchasing and selection of suppliers is becoming ever more impor-tant and this is an issue that has received a great deal of attention. The risk of neg-ative environmental, social and financial impact in the supply chain is great. This is why we work at setting requirements, exchanging experiences with each other and monitoring our purchases. Every year Ikano Bostad purchases goods and services to a value of about SEK 2.7 billion from about 2,500 suppliers, 50 of whom together cover 60 percent of the purchase volume.

How we operate our purchasingAn overall purchasing group is engaged in coordinating and developing purchasing within Ikano Bostad. Our purchasing must respect our values as well as laws and regulations. Most of our suppliers have been evaluated according to criteria for environmental and social conditions, where we look at several different items. To ensure that the supplier is sustainable in the long term we check matters such as financial stability, working conditions and what efforts the supplier makes to reduce

Follow-up and controlDuring 2017 we have also worked on improving our procedures and templates for purchasing. We run continuous training for all those in production who carry out most of our purchases. In this context it is also important to allow for exchange of experiences within the purchasing group, and at the end of each construction project. At the same time, we also gather inputs from our partners in the framework agreements. An important part of purchasing is the random controls we carry out, within production and in respect of all purchases carried out within the projects. This means monitoring that procedures, routines and agreements are being followed. When a construction project has been completed we also evaluate our agreement partners. We also do an internal audit within Ikano Bostad to ensure that policies, procedures and routines are working well. During the year some of our partners have changed owners. Otherwise we have not experienced any changes or any incidents within our supply chain during 2017.

Sustainability framework – Sustainable purchasing• Increased requirements regarding environmental and social conditions.

It is important for us as purchasers within the housing industry to take responsibility for our supply chain. We can reduce the risk of black-market labour, unfair terms and corruption in the industry by setting requirements and carrying out checks of our suppliers.

Sustainable growth


town houses and nursing homes we have a long-term perspective and offer housing for people at all stages of life, says Mikael Berg, Business Manager, Nursing homes.

During the year we commenced project design for our first internally created nursing home project: Magnolia in Sköndal, southern Stockholm. There we think sustainability in every aspect. It will be certified to Miljöbyggnad Silver standard, and we are creating spaces where residents can meet each other. We believe it is important for nursing homes to be part of the city environment with, as a central requirement, good public transport.

– It must be easy for the nearest and dearest to come for a visit, and it must be easy for those who work at the nursing home to get to work, concludes Mikael Berg.

We build for the needs for the many people and for all the stages of life. Therefore, it was not a big step we took when we broadened our offer two years ago to include nursing homes as well.

During the year we moved into two new nursing home developments. We now have four nursing home properties with a total of 263 residential units. Two proper-ties are located in Uppsala, one in Åkers-berga and one in Haninge, Stockholm. We don’t operate the nursing homes ourselves but work with private opera-tors who run the actual nursing home. But it is important that we and our operators share the same values, because they are our partners in creating a better living environment for the residents.

– A broader offer makes us more attractive for municipalities and other partners. With a mixed portfolio of rental properties, tenant-ownerships,

Housing for all the stages of life

We build for all the stages of life.

Sustainable growth


Customer Satisfaction Target

Long-term target: the industry’s most satisfied customers

Customer Satisfaction Index Target 2017 Result 2017(2016)

CSI tenant-owner properties 75 70 (77)

CSI new rental properties No target set 77 (not measured)

CSI new rental propertiesAktivBo service index 81 80.2 (80.5)

use of home visits to customers who had lived in their Ikano home for a while. Going forward we will start the customer dialogue even before they move in, to find out what their expectations are. In this way we hope to get even better at fulfilling expectations.

The importance of discussing sustainability What has made us stand out within the industry has been our strong emphasis on social sustainability work. And we can see that this has had results. Thanks to this we were invited during the year to speak at various seminars and the media image of us as a responsible company

Customer, communication and market

Satisfied customers are our highest priority. Dialogue with our customers is important to us and is a significant part of striving towards having the most sat-isfied customers in the industry. We work actively to find out what our customers feel and think about their housing, so that we can get better at building in the way that our customers want.

Satisfied customersOur CSI-measurements are a valuable tool as we work on improving customer satisfaction. Our CSI for 2017 was 70 for our tenant-owner properties and 80.2 for rental properties. This is the third year running that our property management scores over 80 on the CSI. This year’s result for both tenant-owners and tenants shows some decline compared with last year. Partly because the response rate was lower than previously, but also because the result has gone down in cer-tain areas, for instance complaints handling and customer communication. To get our CSI to rise again we will try to improve the response rate, continue working with our customers and make plans for how we can improve those areas where our CSI has gone down.

Dialogue before moving inWith a lower response rate, we must supplement it by having our own dialogue with customers. Previously we made great

has been enhanced. In ongoing communication work and through our brand campaign, Omtänk we have tried to ensure that more people will see that we are fair, that we care, and that we simplify everyday life. A brand survey that we carried out during 2017 showed that about 20 percent of those who knew who we are had the opinion that we lived up to those words. Going forward we will talk more about why and how we work on sustainability at Ikano Bostad. We don't just want to make it simpler for our customers, but also for our employees and partners, to make sustainable choices in everyday life.

The customer is our most valuable asset and we are all the time working towards our long-term goal of having the most satisfied customers in the industry.

Sustainable growth


we can work together. Here you find work flows and procedures for how to work to reach set targets and desirable results. As part of the 2017 reorganisation we revised our routines and tools for risk management. We have developed new routines for building new rental proper-ties, created routines for nursing homes and brought in management documents and systems from support functions that were not included in the VSAA before the reorganisation.

Development is rapid, which means that a large part of our sustainability work takes place through development and impro-vement of ongoing activities. Operations development is one aspect of the constant drive towards being better and more efficient and converting to sustainable operations.

VSAA – Our Way of WorkingVSAA is our management system, which sets out the different parts of Ikano Bostad, how we influence each other and how

VSAB – Our Way of Building VSAB is our housing platform, which describes what we want to build and how we want to build it. We want to build functional and space-efficient housing as efficiently as possible. Standardisation enables us to devote even greater care to creating solutions and methods. For this to be successful we work actively to seek experience-based feedback from every link in the value chain – from development, planning, purchasing and production to sales, customers and aftermarket. During 2017 we updated and released a new version of VSAB.

BoLabbBoLabb is our innovation programme which has been in existence since 2016. This is where we look at the housing of the future and at new, sustainable solutions for the needs of tomorrow. BoLabb works exploratively together with our customers and partners to create new solutions. These are first tested small-scale and then further developed, evaluated and improved as work progresses. One such example is that of our flexible solutions. These include e.g. FlexRum (FlexRoom) and FlexFörvaring (FlexStorage). This is our solution to the creation of more space with the help of a moveable wall that makes space for an additional bedroom or a walk-in wardrobe. During 2017 we focused on devloping a sense of community and on how to get better at utilising the spaces between buildings and find out more about who lives and moves in the area. The aim is to generate a common goal and tools for how we utilise the spaces between buildings at our projects and to progress work on how to create safe and pleasant residential areas.

We want to work sustainably in everything we do. It is a question of always planning for the next step. Because of this it is within our everyday work that most development takes place.

Operations development

Sustainable growth


Our values guide our risk prevention agenda and form the starting point for how we work. Our risk prevention work also enables us to influence the world around us in the right direction. And self-evidently we comply with laws and regulations.

For the long-term growth of Ikano Bostad, and to be a company that works on fair terms, it is essential that we carry out our operations in a responsible manner and live up to our promises and our values. Through our management system VSAA (Our way of working) all routines and policies are available to all employees.

Risk managementIn 2017 we carried out a major review and updated our tools and procedures to suit the whole of Ikano Bostad after the reorganisation that took place during the

year. At the same time, we worked on a survey of our risk prevention work within the whole of the business, as well as on creating a structure for risk management going forward and its integration with business planning. We created risk registers and risk management plans for all business units and administrative functions. These will be subject to quar-terly follow-up. In 2018 we will continue the revision of our overall risk policy, as well as further examine and develop our work on oper-ational, strategic and external risk.

Risk & compliance

EnvironmentWe have long been engaged in reducing our impact on the environment. In our projects we strive to reduce any potential environmental risks. Building to Miljöbyggnad Silver standard and having an environmental sustainability programme for every project are parts of this work. Our Purchasing and Procurement Policy, our Partnership Policy and our Car Policy help us run more environmentally friendly operations. During 2018 we will create a revised environmental policy for Ikano Bostad.

Social conditions and staff Our Code of Conduct is the same for all Ikano companies and defines principles and values that everyone in Ikano is expected to observe. Our Code of Conduct defines how we operate: collaboratively, respecting each other, with a high level of safety awareness and with zero tolerance of drugs and alcohol. It defines how to run our businesses and how to live up to our customer promise and do business on fair terms.

Suppliers and human rightsWe don’t tolerate any human rights violations. Our Part-nership Policy places demands on our business partners, who must implement working conditions in line with laws and international norms in respect of working hours, health and safety and welfare. They must also satisfy existing

requirements in respect of wages and freedom of association, and there must be no discrimination. We place requirements on the work environment, that it is safe and in accordance with applicable legislation and we do not tolerate any form of forced labour or child labour. Our Code of Conduct and Purchasing and Procurement Policy define how we must act in order to prevent human rights violations. We always include our Code of Conduct as an annex to supplier contracts and carry out follow-up via random checks and monitoring of purchases.

Preventing corruption Ikano Bostad does not tolerate any form of serious irregula-rities in terms of internal management and control, unsuitable gifts, bribes or other serious irregularities. All our employees are supplied with our Code of Conduct and the Ikano Fraud Prevention Policy Measures, which is an internal document describing our work on and responsibility for prevention of fraud. Our Code of Conduct is included as an annex to all agreements with our suppliers. Through our Whistleblower Policy, which applies to the whole Ikano Group, all employees are encouraged to report any irregularities. It also contains contact details for an independent party, to whom all employees may report irregularities anonymously. During 2017 no cases of irregularities or corruption were reported within Ikano Bostad.

Sustainable growth


PeoplePeopleThis chapter describes how all parts of our operations contribute to sustainability for the many people, not only for those who live and move in and around our properties, but also for those who work with us.

It is arranged according to the areas where we at Ikano Bostad will concentrate our efforts going forward: Sustainable neighbourhoods and living environments, Responsible social partner and Sustainable working life.



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new ways of planning neighbourhoods so that people are brought together more in their daily lives.

Together we can do moreAt Ikano Bostad we believe in doing things together. Therefore, we want to increase cooperation with municipalities and other actors and together guide

When we are building for the many people, we do this with the aim of creating sustainable neighbourhoods and living environments. This is a social issue that is both engaging and challenging and we share it with everyone around us.

Sustainable neighbourhoods and living environments

We want to simplify in order to achieve sustainable neighbourhoods and a sus-tainable lifestyle. A sustainable neighbour-hood contains tenant-owned properties, rental apartment blocks, town houses, nursing homes, schools and offices. We believe this also creates conditions for a safe neighbourhood. A sustainable neighbourhood has been planned for ecosystem services, green and lush courtyards and everyday meeting places. Most of the necessities for a simpler everyday life are close at hand, inspiring and making it easy to have a sustainable lifestyle.

Increasing housing needsThere is a great need for more residential building. These days over 80 percent of the Swedish population live in towns and cities, which carries with it both challenges and opportunities. With greater population movement and the need for more people to share the same space, safety and security have become important sustainability issues. The need for greater safety generates

Sustainability framework – Sustainable neighbourhoods and living environments• Town planning perspective.• Ecosystem services.• Inspire to and simplify a sustainable lifestyle for tenants and tenant-owners.• No exclusion.

developments towards increased social sustainability. We must build homes for the needs the many people and help turn exclusion into inclusion. We believe that cooperation and learning from each other can lead to greater enjoyment and a sense of safety for the residents.

Parken, Västra Hamnen, Malmö.

People


Ecosystem services Ecosystem services include all those functions and products contributed by the natural ecosystem, which add to people’s wellbeing and welfare. One ecosystem contributes several different services at the same time. Some examples of ecosystem services are water and greenery in the city, which produce a better climate and cleaner air, or lawns that remove heavy metals from surface water.

Focus forward • Greater emphasis on social

responsibility in existing residential areas and in the development of new neighbourhoods, for instance through more opportunities for residents to exercise influence, and more of an integrated approach to the whole area.

• Increase the number of ecosystem services within property management and residential development.

can exchange knowledge and experience of sustainable neighbourhood develop-ment.

Democracy and citizen dialogue Wherever we plan, build, manage or renovate we like also to involve those who are to live and move in the area at an early stage, so they can have a say. On fair terms, quite simply. Having a close dialogue with our tenants is important to us, both for routine matters and when major changes are afoot. During 2017 we entered into a consultation agreement with the tenants’ association in Stockholm, with the aim of increasing the influence of tenants when we carry out renovations. We are already doing this in our current renovation pro-jects in Västerås. Our neighbourhood development

The best opportunities for really taking a stance for sustainability are to be found at the very early stages of the building process. That is when we can help create conditions favouring safety, democracy and increased use of ecosystem services.

Focus on neighbourhood planning

More and more of us are having to share the same space. This leads to greater need for sustainable neighbourhoods. By building value-for-money homes of various sizes and with a mixture of tenancy types, we can be partners in building for the many people.

Sustainable neighbourhood planningTogether we can do our best to ensure that we create good conditions for the environment, for people and for sustain-able neighbourhood development from the start of planning. During 2017 we joined about 20 other organisations in CityLab Action, where we contributed our Västerbro, Lund, project of between 400 and 500 homes. CityLab is a forum for the construction and property industry, run by Sweden Green Building Council, where industry players

Key ratios for ecosystem services

This is what it looks like at Ikano Bostad’s completed projects (rental and tenant-owner properties):

• About 50% of our projects are equipped with an installation for the management of surface water.

• About 50% of our projects include buildings with green roofs.

• About 30% of our projects offer residents some form of gardening or cultivation.

project at Årstahusen in Stockholm will involve a dialogue with residents even before they move in. We want them to be able to influence the spaces they share with neighbours and what activities the tenants’ association will organise.

Ecosystem services Planning for ecosystem services is becoming more and more important, as cities become denser, and to satisfy demands and requests coming from e.g. municipalities and county councils. Parken, Västra Hamnen in Malmö and Västra Brotorp in Sundbyberg are two areas where we are focusing strongly on ecosystem services. We have included planning for bird houses and bug hotels, opportunities for the residents to grow their own food, green roofs and surface water management.

People


Our neighbourhood in Västra Brotorp in Sundbyberg is a good illustration of sustainability. The aim is to simplify for a sustainable everyday life.

In Västra Brotorp forest and greenery are not far away. Here our buildings blend in well, with their exteriors of wood and green and grey plaster. Some of the buildings have roofs cov-ered in sedum plants, to slow down run-off after rain and help create a better environment for birds and insects.

– We want the residential area to feel close to its surrounding nature. This is something we thought about when we designed the buildings, the court-yards and the common spaces, says

Petra Törnqvist, Project Leader in Västra Brotorp.

Opportunities to meetIn Västra Brotorp we have created opportunities for the residents to meet and spend time together. A lot of effort has gone into creating green and pleas-ant courtyards, with cultivation boxes, a barbecue and a small outdoor gym for the residents. The area also has a car pool and plenty of parking spaces for bikes indoors and outdoors.

– Common spaces and functions create environmental, social and financial sustainability. We at Ikano Bostad want it to be simple to live sustainably, and this is really true of Västra Brotorp, says Petra Törnqvist.

”It should be simple to live sustainably”

Focus forward• Solutions and services for a sharing

economy.• Solutions providing more bicycle

and car pools.• Facilitate a circular economy.• Look for further opportunities to

plan for outdoor gyms.

such example is our project at Årstahusen in Stockholm, where we are also focusing on creating increased opportunities for community and leisure activities.

Textile recyclingFor some time we have had an agree-ment with the Human Bridge organisation, making it possible for our tenants to hand over clothing and other textiles that they no longer need. Instead of being thrown away the items will, thanks to Human Bridge, be passed on to someone who has a greater need for them. During 2017 Human Bridge collected 56,806 kilos of textiles from Ikano Bostad tenants.

Simplify recycling and sharingIn some of our apartment buildings in Stockholm we have facilitated recycling by designating so called recycling corners.

We see a constant increase in the demand for and interest in the ability to make more sustainable everyday choices. Therefore, we believe it is important to help inspire and simplify for a sustainable lifestyle.

Sustainable lifestyle

We are seeing more and more of an interest in sustainability among our tenants and tenant-owners. Our task then is to make it simpler to make sustainable everyday choices.

It must be simple to live sustainably In planning our projects, we always assess the opportunities for including green roofs, solar cells, charging posts for electric cars, recycling corners and outdoor gyms that are available to all. We want to make it easier to reduce car traffic by offering car and bicycle pools within many of our projects. During 2017 we included car pools in the planning for seventeen projects, and bicycle pools in the planning for six projects. In some of our projects we have also provided space for a bike pump facility and a bike workshop, all to make it as simple as possible. One

Here our tenants may hand in items in full working order that they no longer need, but that might be useful to a neighbour. Where we have built town houses and in some of our tenant-owned projects we have facilitated increased sharing be-tween neighbours. This involves planning for common spaces or buildings, where tools and gardening equipment that resi-dents might need are available to borrow and share.

One of our apartment blocks in Västra Brotorp.

People


Customer satisfaction index 2017 2016

CSI Safety for our tenants 76.8 % 76 %

stages of life to meet each other. We believe that the creation of opportu-nities for neighbourhood community feel-ing is the most important key to increased wellbeing, safety and inclusion, as well as reduced criminality. We will concentrate even more on early stage planning for how to reduce exclusion and create spaces and contexts where people can meet and enjoy each other’s company. For example, attractive courtyards, outdoor gyms, common culti-vation boxes and barbecues.

Increased effort for increased safety During 2017 we have focused very much on safety and meeting spaces. We are a main partner in the BoTryggt2030 initiative, run by the Tryggare Sverige or-

With a mixture of tenancy types, we create opportunities to meet for people of different backgrounds and with different needs. We believe this makes for everyday enjoyment and a sense of security. Through collaboration with other actors and partners at an early stage of residential development we are jointly able to develop safe and secure areas and neighbourhoods.

No exclusion

Safety has become one of the most impor-tant sustainability issues of our time. It is important that we offer a safe and secure living environment. To make this possible we plan for it already at the early stages of residential development. This is also closely linked to our social commitment. We want people to feel safe, not just behind their own front door, but as soon as they step off the bus.

Meetings and community We believe it is of central importance in the effort to turn exclusion into inclusion that we create a mix of tenant-owned properties, rental housing, town houses and nursing homes. This makes it possible for people of different backgrounds, with different income levels and at different

ganisation. The goal of BoTryggt2030 is for the safety of residents to be included in the planning of a neighbourhood right from the start. This can mean having a mixture of homes with different tenancy types, together with offices, shops and other business activities, or paying attention to the use of street lighting and to security in the area. Within the framework of our BoLabb innovation programme we have started looking at how Ikano Bostad could become even better at creating meeting spaces between the buildings and for the residents. The aim is to develop a better method-ology for planning for life between the buildings and creation of safe and pleasant everyday meeting spaces.

Focus forward• Continue working to build with

a mixture of tenancy types and create meeting opportunities for people with different backgrounds, such as playparks and meeting spaces as well as multifunctional spaces for different age groups.

People



CollaborationCommitment

Localconditions

Socialsustainability

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successfully by working together with residents, committed employees and various partners in our areas. What we are doing also leads to a reduction in vandalism and gang culture, but also to an increased sense of community and wellbeing.

Commitment based on experienceSince 2009 our Property Man-agement has worked actively to assume social responsibility. From the start we offered summer jobs to young people in our areas. Since then we have experimented and acted where we have seen a need and discovered what works well and what our tenants appre-ciate. Then we bring these experienc-es into our residential developments, planning for change already at the early stages and taking as our starting point the people who are to live in the area. We want to engage and include people and make them participate in society.

We are not simply a property developer. We are constantly working for positive social developments and moving from idea to action to turn exclusion into inclusion.

Responsible social partner

Our social work method is based on com-mitment, collaboration with other actors and always starting from local conditions. In this way we try to be a good role model and contribute to create a sense of com-munity and safety for people living and moving in our residential areas. As a housing company we have con-siderable impact on local society. One of Ikano Bostad’s most important issues is how to reduce exclusion and contribute to long-term change in individuals and groups in our residential areas – and we can see that we are making a difference.

Increased inclusionEveryone deserves a chance to feel that they belong in society. One of our visionary sustainability goals is for there being no exclusion in the areas where we are active. We at Ikano Bostad are working for this through the commitment of our employees on site, financial contributions to voluntary work or involvement in major projects. We reach results quickest and most

This is also in response to demand from our partner organisations, not least municipalities and other industry actors. We know that together we can create sustainable neighbourhoods and help bring people together.

Sustainability framework – Responsible social partner • Community and safety in and around our neighbourhoods.

and living environments.

• No exclusion.

People


Ikano AcademyWork on the Ikano Academy started in 2014. The aim is to assist young people aged 18-25 and living in our residential areas to get into employment. During a period of three to five months they get to learn simple outdoor environment and

property mainte-nance tasks. The neighbour-hood authorities

also help provide coaching and assistance with CV-writing. Through our wide contact network, we can help the youths get in touch with potential employers. During 2017, ten young adults were employed by Ikano Academy. Since the start in 2014, 25 of 25 students have found jobs or gone on to education.

youth recreation centre, which is available to children of residents in Ikano Bostad properties. We have two youth leaders, both of them our tenants.

School of football and athleticsDuring one week in the summer holidays and in the Easter holidays we arrange a combined football and athletics school for the children of our tenants. Combining football and athletics was an innovation in 2017 and is a way of, we hope, attracting more girls.

Spontaneous football for allIkano Bostad and the local sports asso-ciation have been joining together since 2011 to offer impromptu football every weekend in Stockholm. The activity is free of charge and available to all chil-dren and young people.

Summer golfDuring the summer of 2017 we arranged a free of charge golf school for our ten-ants’ children and young people. After the summer, participants got to continue playing at the golf club for a whole year, entirely free of charge.

Help with homeworkWe work together with the Läxhjälpen foun-dation and contributed financially to about 100 students in Malmö, Västerås and Stockholm getting help with homework during 2017.

Youth recreation centres In 2011 we started a youth recreation centre in Rågsved and in 2014 another one in Hagsätra. The one in Hagsätra was closed down in the course of the year and we are now looking for new, better premises, to be able to open a new one. The aim of the youth recreation centres is to provide a space for children and young people after school. Ikano Bostad pays for and runs the

Our efforts are concentrated on those who live in our areas with a focus on children, youth, young adults and women. We want our activities and contributions to strengthen and develop conditions for community, safety, education and employment.

We are on hand where needed

25 of 25 students got jobs

about 100 got help with homework

People


Summer jobs During several summers we have provided summer jobs for our tenants’ children and young people. During the summer of 2017 about thirty children and young people worked on light gardening and property mainte-nance in Stockholm and Västerås. Jointly with Läxhjälpen we arranged for six students to work with us for three weeks in Malmö and Stockholm.

Wellbeing groups in our propertiesWe help set up so called wellbeing groups in our blocks of rental apartments and in new tenant-owner associations. It is a way of getting neighbours acquainted, supporting local wellbeing and a shared sense of responsibility for the residential area. Ikano Bostad is the initiator and pro-vides financial support for activities sug-gested by the residents themselves. This might for instance be subsidies for joint cultivation projects, picnics or bring-and-buy sales. Today there are active wellbeing groups in Västerås and Stockholm.

Housing for vulnerable groupsAt least one percent of rentals are let to tenants with social priority. We also collabo-rate with several organisations working with vulnerable groups, where our specific contribution is housing solutions. In our project in Kungälv ten percent of apartments will be allocated as “social priority”.

A foothold in the labour marketWe accept interns from several different types of vocational courses, in our building projects, in property maintenance and in the offices.

Collaboration for better residential areas – BIDIkano Bostad belongs to Fastighetsägare Sofielund, an organisation of property owners and other actors in Sofielund in Malmö, whose watchwords are residents, integration and participation. Sofielund is a socially vulnerable area with issues mainly around safety and functioning waste disposal. During 2017 BID Sofielund

was honoured for its work by Real Estate Øresund Awards as Property Partner of the Year.

Social DayThe Social Day initiative enables all Ikano Group employees to volunteer on one working day per year in a politically and religiously independent aid organisation.

Astrid Lindgren Children’s HospitalDuring 2017 we have provided financial sponsorship for the Astrid Lindgren Children’s Hospital to buy furniture and toys.

about 30 got summer jobs

10% with social priority

People


WHAT Result 2015 Target 2017 Result 2017

VOICE 708 >740 779

LEADERSHIP Proportion giving top marks 74% >74% 80%

VALUES Proportion giving top marks 74% >74% 86%

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Employee surveyThe survey takes place every second year, most recently during 2017. The target was to reach a value of 740 or more

and our result was 779 (response rate 85 percent). Since 2015 we have focused on our values in practice, clear aims and leadership. Going forward we will involve our employees further in developing goal direction and efficiency, increase the diversity of our workforce, and continue supporting new managers in their role.

Sustainable working life

86 percent might consider recommending

Ikano Bostad as an employer

successful work atmosphere for enhanced business value. We want our employees to feel wellbeing, want to stay with us, evolve and do a good job. Our values shape everything that we do, even when we are growing fast. One component of this is our recruitment pro-cess which is tailored to finding people with the required skills who also share our values.

Our culture journeyOur cultural journey, Kulturresan, is one of the initiatives we have developed to help us work actively on our company culture. Kulturresan we delve deeply into our values. Starting from our own behaviour and how we act in our daily work, we look to reach a better under-standing of how our own behaviour influences others. The aim is to support

Among our most important drivers of success are our highly committed employees and the fact that our actions always live up to our values. With great commitment and joyful collaboration, we strive to realise our long-term vision: to create possibilities for better living.

At Ikano Bostad we care about our employ-ees, all of them are equally important to our success. During 2017 we continued our strong recruitment drive and welcomed 123 new employees. By the end of the year there were 492 of us at Ikano Bostad, including Brantås Bygg.

Our valuesOur values – Daring to be different; Common sense and simplicity; Working together – make clear to us how to work in order to be a company that accepts its responsibilities. We have, and we want to have, a fair company culture. To us this means creating good conditions for our employees while also accepting social responsibility. With focus on our values, leadership and inclu-sivity we want to challenge norms and beliefs so that we can create a more

a good company culture and a work environment characterised by diversity and equality, and in this way improve profitability. Because we believe that these go hand in hand. We began the project during autumn 2017 in connection with the Hentverkarna apprentice carpenter programme, which saw 15 female apprentice carpenters joining our building project in Gustavsberg. You will find more information about the Hentverkarna on page 31. We are doing Kulturresan together with a researcher at KTH concerned with investigating work environment issues. Our employees at several building projects contribute to in-depth interviews and online surveys on work environment and safety and receive training in gender issues.

People



” Equality and profitability go hand in hand”

During autumn 2017 we started the Hent-verkarna, our carpentry apprenticeship programme for women. The programme aims to broaden the recruitment base, improve the work environment and intro-duce more kinds of approaches into our building sites. We believe that this will in turn lead to increased profitability and continued growth.

Ikano Bostad believes in mixed work-places and the Hentverkarna is a step towards achieving this. It is a way of getting more female carpenters working at our building sites. Following lengthy and thorough project planning we began with a recruitment campaign addressed to women who are carpen-ters at heart but working in other indu-stries. A total of 311 women of various ages and experiences applied to join the Hentverkarna, and 15 female app-rentice carpenters have been working full time since October 2017 at one of our building projects in Gustavsberg.

– There is a serious shortage of labour in the building industry at the same time as only one percent of building workers are women. At Ikano Bostad the figure is 18 percent, but we believe it could be higher. By addressing women, we broaden the recruitment base. This

improves our growth opportunities, and we believe equality and profitability go hand in hand, says Margareta Lisjö, Construction Manager in Gustavsberg.

We offer our apprentices good wages and fair conditions. Apprentice car-penters work for 3.5 years full time on Ikano Bostad construction projects, with

theoretical studies in parallel with prac-tical work on the building site. After the completion of the Gustavsberg project the group will be split in half and be assigned to different projects. Once the apprenticeship has been completed it will be converted to full time, permanent employment with Ikano Bostad.

Sustainability framework – Sustainable working life• Our values.• Work environment – health and safety.• Employee and leadership development.• Diversity and inclusion.

Carpenter preparing for floor laying in Gustavsberg.

People


Staff turnover 2017The table shows the number of women and men starting/leaving during 2017.

<30 years

30-50 years

>50 years Men Women

Total no. of employees 2017-01-01 74 232 115 282 139

Number starting 41 64 18 73 50

Number leaving 10 35 9 39 15

Employee turnover 15.5% 16.8% 9.9% 16.1% 12.3%

Total employee turnover 14.9% (2016: 12.1%)

2017 2016

Total no. of employees 492 305

Full time 486 303

Of whom women 172 104

Of whom men 314 201

Part time 8 2

Of whom women 4 1

Of whom men 4 1

The numbers for 2017 also include Brantås Bygg. Brantås Bygg is not included for 2016.

Number of employees as of 31 Dec

During 2017 the Ikano Group launched a new leadership publication, focusing on four new leadership skills – "inspire", "deliver", "drive" and "care". These skills will be important for our next five-year strategy and the fulfilment of our future goals. Within Ikano Bostad’s new leader-ship strategy and leadership programme we will take these leadership skills as our starting point.

Employee developmentDuring 2017 we revised our templates for development interviews and updated all job descriptions. We have carried out a skills survey, establishing what skills or which education is required for each role. Based on this survey and development interviews in 2018 we will be able to work in a more structured manner on individual skills development needs.

We want all our employees to enjoy their work and feel that they can grow with us – for sustainable development and for a sustainable working life.

Employee and leadership development

We see it as necessary for a sustainable working life that all employees enjoy their work and can grow and feel secure in their work role. It is an important aspect of our efforts to ensure that all employees have a chance to develop and learn new skills in their role, but also have an opportunity to move to another role within Ikano. During 2018 we will intensify our efforts to spread the word about development possibilities within Ikano Bostad.

The importance of good leadershipGood and inspirational leadership has been decisive for us as we work to reach our goals and respond to the challenges arising from being a fast and successfully growing organisation. For us good leadership first and foremost means living up to our values. We want leaders who inspire, motivate and involve their staff in the daily work.

During 2017 over 90 percent of office staff and about 80 percent of skilled workers participated in development interviews.

Trainee programmeDuring autumn 2017 we started our two-year trainee programme for new university graduates within construc-tion and building. The aim is to ensure the availability of skilled personnel by attracting, recruiting and developing candidates for key roles and positions within the company that are difficult to fill, as well as to strengthen our brand as an employer. The work of creating and developing our trainee programme has benefited from participation by several different parts of our operations, an important precondition for a successful approach.

Focus forward• New leadership programme based on our leadership strategy.• Create training packages for different roles and positions.• Employee development which also satisfies individual needs.

People


Target 2017* Result 2017* Target 2020*

Number of newly recruited female office workers during

the year50% 44% 50%

Number of female managers with line responsibility 50% 47% 50%

Number of female skilled workers (carpenters and

property maintenance workers)10% 18% 20%

Number of employees with a foreign background 20% 15.4% 20%

*Not including Brantås Bygg AB

Diversity targets 2020

0

100

200

300

400

500

30-50 years

<30 years

>50 years

20172016

184

55

264

115

66

305

492

113

Age distribution of employeesThe numbers for 2017 include Brantås Bygg. Brantås Bygg is not included for 2016.

discrimination and degrading special treatment. It is important that all em-ployees of Ikano Bostad have the same opportunities. We use policies, action plans, education and other activities to counteract harassment, discrimination and degrading special treatment in all our workplaces.

New diversity planOur previous diversity plan, which covered the period up to 2017, laid the foundation for activities designed to

Having a diverse work force, management and board contributes to greater overall skill and experience within Ikano Bostad. We see it as a question of benefiting from differences, creativity and knowledge, something we regard as a key to success!

Diversity and inclusion

Ikano Bostad believes that we are more successful when we can see the value of people’s differences and manage to benefit from these. Having a mix of individuals with different backgrounds, experiences and perspectives is impor-tant if we want to add new ideas and ways of looking at things and attract and retain staff. At the same time, this places demands on our leadership and ability, as an employer, to nurture this resource in the best possible way. We have zero tolerance of harassment,

increase diversity. We work strategically on diversity in all our routines with focus on increasing diversity in the whole of Ikano Bostad. During 2018 we will develop a new strategy and action plan for our continued diversity work. Plans and activities will be focused on preventive and strategic projects, skills, success factors, internal and external challenges, as well as increased collaboration between staff representatives, managers and HR.

Focus forward• Development of new diversity plan for 2018-2020.• Continued activities within existing initiatives in the area.

• A diversity perspective within our recruitment processes.

People


Potential and actual incidents 2017The reporting of potential and actual incidents has increased compared with 2016, as it has become simpler to report with the help of our app.

2016 20170

10

20

30

40

50

60

70

80

90

10042

5423

49

26

Incidents Potential incidents96

Focus forward• New work environment plan from 2018.• Greater focus on increasing knowledge of and providing education in work

environment issues within the organisation.• Continued action on social and organisational work environment issues for

greater wellbeing among employees.

and are also offered health checks every three years. For further improvement we began, during autumn 2017, an internal BAM (Better Work Environment) training pro-gramme. The aim is to increase knowledge of fundamental work environment issues, and the physical, social and organisa-tional work environment, i.a. among man-agers and staff members who direct and allocate day-to-day tasks. Management groups and managers within the organi-sation have been given education on the new AFS Statute (2015-4 Organisational and social work environment) to ensure knowledge about the psychosocial work environment. During 2017 we continued encouraging employees to act as health enablers. The idea is that health enablers will motivate their closest colleagues to find

At Ikano Bostad a good and safe work environment is a given. We work in a systematic way to prevent workplace accidents and ill health at work and regularly check on our work environment programme.

Work environment focused on health and safety

At Ikano Bostad we believe that for a sustainable working life an employee must experience job satisfaction. We want our employees to feel that they have access to appropriate conditions, suitable resources and the right skills to be able to carry out their tasks in a good way. The situation at work must include possibilities for devel-opment and a good work/leisure balance. Good working conditions are important if the individual is to feel happy in their professional role and continue to do so throughout their working life.

Focus on healthIt is important to us that our employees feel well. This makes us place a high priority on creating a work environment with focus on reducing the risk of mental and physical ill health. All our employees are offered generous subsidies for wellness activities

health-related activities. Going forward, health enablers will also become social and organisational health promoters. This might be a question of tips about how best to use email, or how to run efficient meetings.

Safety and zero accidentsIkano Bostad has a zero vision for work-place accidents. A part of this is our continual reporting of observations and potential and actual incidents. An app for this was launched during 2017, with the aim of raising awareness of safety in the construction workplace and making it simpler to report, follow up on and learn from observations and potential and actual incidents. The launch of the app was highly successful and has resulted in increased numbers of reports of observa-tions and potential and actual incidents.

100% covered by collective agreements

People


People


PlanetPlanetIn this chapter we describe what we do to reduce the possible negative impact of our operations on our planet.

Planet is divided between the two areas where we at Ikano Bostad will concentrate our efforts going forward: Climate and Use of resources.



Total climate emissions

2015

2016*

8

8

8,224 tonnes

7,605 tonnes56

65,2

87

214,4

134

7,940

6,394 923

2017

8,17,191 tonnes

114,2

740,15,995

334

Ton equivalent carbon dioxide (CO2e)

Fuel for machinery (scope 1)

Heating & hot water (scope 2)

Property electricity (scope 2)

Water (scope 3)

Fuel, business travel (scope 3)

0 3,600 7,200 10,800

* Joint ventures, new residential development projects and new offices from late 2016 not included

The table shows Ikano Bostad’s total climate emissions per year.

Planet

Use of resources

Climate

3D

Our indirect and direct climate impact exists where we are customers and sup-pliers of energy for electricity and heating in the properties we manage. It is there in our choice of materials and when we transport goods and services or travel to our construction sites, managed prop-erties and offices. Our indirect impact is also there in all our customers – those who live in the properties that we build and manage.

Basic requirements for new production We observe certain basic requirements when we build new residential properties. For instance, we build in accordance with Miljöbyggnad Silver standard. This

The climate is the most important environmental issue of our time. For us to have zero impact on the climate in everything we do will be challenging. New and tougher targets and indicators will help us along this route.

Climate

The climate is the top issue on the world’s agenda. In Sweden the government has launched a new climate framework which will assist in reaching the climate goals of the UN Agenda 2030, and at the One Planet Summit in Paris world leaders met to discuss the climate. At Ikano Bostad we believe it is impor-tant to take responsibility as a company and to work towards realising our visionary sustainability goals for fossil free opera-tions. Going forward we will focus more on climate developments and on moving towards using climate strategy to further reduce our impact. We will create tougher targets and indicators and find digital solutions for easy monitoring of those emissions that result from our operations. We will also work to increase the proportion of renewable energy sources.

Our impactThe construction and property industry has considerable impact on the climate and the environment. The impact is both indirect and direct in all links of the value chain – from project preparation, produc-tion, purchasing and property management to renovation and demolition.

is a system of certification designed to reduce the environmental impact of buildings. At present we have decided only to certify our buildings when this is desired or demanded by customers or land owners. In the course of the year we also started preparing to move to the new requirements of Miljöbyggnad Silver standard 3.0. Some of our projects have been con-structed to higher standards than those of Miljöbyggnad Silver. Our Parken project in the Västra Hamnen in Malmö, for instance, has been built with the aim of being eligible for BREEAM certification, and all our nursing homes have been certified to Miljöbyggnad Silver standard.

Sustainability framework – Climate• Consumption of energy and fuel.• Renewable energy.• CO2 emissions from our operations.

Planet


Renewable (MWh)

Non-renewable (MWh)

Heating/ hot water

67,291 (64,528)

11,842 (16,035)

Property electricity

15,506 (11,200)

2,388 (3,016)

Fuel 19 (14) 364 (165)

Total 82,816 (75,742)

14,594 (19,217)

Grand total (GWh) 97 (95)

Total energy consumption 2017Purchased energy includes heating, hot water, property electricity, construction electricity, fuel for transport and machinery.

Figures refer to 31 December 2017.Figures in brackets refer to 2016.

Focus forward• Improving energy efficiency of properties.• Continued work towards more energy efficient production.• Reducing energy requirements of existing property portfolio.

through modern control systems, additional insulation, energy efficient lighting and heat recovery from ventilation, water supply and sanitation.

• Reducing climate impacting fuel consumption.

To reduce our climate impact, we are concentrating on energy audits and energy efficiency improvements in our properties, both in our new production and in our existing property portfolio.

Improved energy efficiency and fuel use

In Sweden a large part of total energy use comes from use in houses and buildings. This is something all of us in the industry need to work together to reduce.

As energy efficient as possibleAt Ikano Bostad we are constantly working to reduce our energy use. Our aim is to be as energy efficient as possible at all stages – from residential development to production and property management.

Climate-smart residential developmentWhen building new residential properties, we always utilise space as efficiently as possible, which also means being climate- smart. We can see that space-efficient and efficient plans and layouts contribute to lower energy consumption per person. Current building regulations often prevent us from building as climate-smart as we can and want to. Therefore, we are working with others to promote updating existing regulations. During 2017 our

residential development section began an energy audit of all current construction projects. Since we are building to the Miljöbyggnad Silver standard, energy use in all our construction projects must be at least 25 percent lower than what is required by the regulations of the Boverket National Board of Housing, Building and Planning. Of construction projects under way during 2017, 82 percent satisfied Miljö- byggnad Silver standard and 7 percent achieved BREEAM certification. 20 percent

for energy use of less than 67.5 kWh/sqm per year, and 10 percent for energy use of more than 67.5 kWh/sqm per year.

Energy efficient production All our building sites are equipped with energy efficient site cabins and we always

demand insulated, energy-saving con-tainers. Some of our site cabins also have aerothermal pumps that reduce energy consumption by 50 percent. Wherever pos-sible our construction projects use light-sen-sitive and movement-sensitive lighting.

Planet

were constructed for energy use of 67.5 kWh/sqm per year


Property Management - environmental targets

Energy Improve energy performance in apartment blocks by 5% (from 192 kWh/m2 to 183 kWh/m2).

2017 11 kg CO2e/m2

2016 13 kg CO2e/m2

2015 18 kg CO2e/m2

2014 23 kg CO2e/m2

0

50

100

150

200

250

21

17221

16421

193 185 180

159

Electricity

District heating

2014 2015 2016

kwh/sqm

21175

154

2017

Corrections according to SMHI degree-days. Since the property portfolio varies over time the key ratio is calculated on a monthly basis for the specific area and then totalled to achieve an annual key ratio.

Climate footprint, apartment blocksEmissions in kilograms of carbon dioxide equivalents per square metre.

Energy performance, apartment blocks 2017District heating and electricity corrected for a normal year.

Energy savvy property managementFor many years our Property Manage-ment has worked actively on energy auditing and on improving the energy efficiency of our properties. The aim is to improve the energy performance of our apartment blocks by 15 percent by 2020, compared to 2013. This work has been done in a more systematic way since 2014, when we introduced an energy management system with reporting of energy consumption. This reporting has now been extended to residential devel-opment and production. When carrying out refurbishment and rebuilding of managed properties we always try to go the extra mile in re-duction of energy consumption. We will choose solutions that exceed require-ments in terms of energy efficiency. This might involve replacing bathtubs with showers, changing to low flush taps or selecting an energy efficient window. This will make the apartments more energy

efficient and climate-smart, and the tenant gets a better indoor environment. During the year Property Management has also continued the work of upgrading technical installations in the managed properties, such as changing to energy efficient fans and to new control systems for heating and ventilation.

TransportAll kinds of transport throughout our operations contribute a significant part of our emissions. Our Purchasing and Procurement Policy and Car Policy help us set requirements. The policies also help us ensure that environmentally detrimental emissions due to transport to and from our offices, construction sites and managed properties are limited to the greatest extent possible.

Planet


Overall percentage renewable energy Purchased heating, property electricity and fuel for vehicles/machinery.

65%

70%

75%

80%

2014 2015

85%

67%

75%

79.8%

2016 2017

85%

13 % of our residential properties

have solar cells Renewable energyOne aspect of the move towards our visionary sustainability goal – fossil free operations – consists in exploring different solutions for how we can increase our use of renewable energy.

The property industry has been focusing on developing improvements in energy efficiency for over ten years. To reach the climate goals, as well as from a cost perspective, it is important to continue pressing for increased use of renewable energy, above all heating and electricity in the home. The transport sector will be going through a similar development in terms of its fuel consumption. Our goal is for 100 percent of the elec-tricity we purchase for production and property management to be environmen-tally friendly.

Fossil free – the challengeDuring 2017 Property Management signed up to the Solar Challenge issued by Fossil Free Sweden. The challenge is for partici-pating companies to set a target of installing solar cells and begin producing their own solar electricity not later than 2020. Proper-ty Management has promised that we will, by 2020, have solar cells installed at our managed properties, to a minimum installed capacity of 100kW. During 2017, 13 percent of completed tenant-owner properties and managed properties had solar cells, and we will keep working to increase their number.

Focus forward• Increased use of renewable energy.• Always assess the possibility of own production of energy through

for instance solar or wind power at both company and project level.

Planet


Replacement of plumbing and major renovationsDuring the year we have been running one renovation project in Västerås and are planning for another in Hagsätra, to start in 2018. When we prepare major projects and property renovations we use the so called Total Concept method, which adopts an overall view of the process of improving energy efficiency. By using comprehensive action packages instead of individual interventions, it is also possible to include actions that, taken in isolation, would not have been financially worth carrying out, but that contribute to enhanced improvements in energy efficiency. Action packages contribute to both energy savings and good profitability.

Energy audit for improved energy efficiencyWe do an audit of energy consumption in all our managed properties. Based on

Property Management has for a long time worked on improving energy effi-ciency in our managed properties. This contributes to increased sustainability in several ways, not just through reduced environmental impact. We also reduce our operating and maintenance costs and create a better indoor climate for our tenants.

Long-term improved energy efficiencythis, we can identify each property’s possible improvements in energy efficiency and create dedicated energy projects. During 2017 we have for instance worked on thermal energy recycling in exhaust air ventilation in a couple of our properties in Rågsved and Malmö.

Wireless measuringDuring the year we completed the installation of infrastructure for indoor temperature measuring in our properties. This enables us to fit wireless temperature sensors to measure temperature in the apartments, identify faults and work on energy optimisation. Today 20 percent of our rental apartments are fitted with temperature sensors. In the future this infrastructure will also be available for the collection of data from the sensors for use in our property management systems, and to measure other aspects such as light, dampness and air pollution.

Using Ecoguard’s digital platform CURVES we are able to ensure that our tenants have the best

possible indoor climate.

Planet


Monitoring of our construction sitesOne example of current initiatives is that our production section is engaged with our site cabin supplier in developing better methods for measuring and controlling energy consumption on our building sites, with the aim of reducing it. Initially we will jointly test this at one of our construction projects. The result will then set the stand-ard for how we can work to reduce energy consumption at all our construction projects.

Climate calculation for the building frameWhen constructing new buildings, we follow Miljöbyggnad Silver standard. During 2018 the Miljöbyggnad Silver standard will become stricter and contain new requirements, for instance that we will, in the future, begin calculating the climate impact of the frames of buildings.

It is essential for our journey towards the climate goals that we make it simple to measure and follow up on our emissions, so that we can work on reducing our climate impact. Making the targets tougher is a step on the way.

During 2018 our work on reducing our negative climate impact will concentrate on creating better techniques for following up on emissions resulting from our oper-ations, as well as setting tougher targets and indicators. One stage in this work is our continued emphasis on auditing the climate impact of our entire operations.

Digital follow-up of our emissionsWe have started investigating what digital aids we can either develop in-house or identify as already in existence. These must be able to be used within the whole of Ikano Bostad so that the follow-up work becomes as simple as possible. We hope to have this in place during 2018/2019.

Emissions resulting from our operations

Planet

Focus forward• Monitoring of carbon dioxide emissions. Digitalise our measuring methods

and monitor improvements at all stages.• Reduce suppliers’ carbon dioxide emissions, for instance by including standards

for carbon dioxide emissions per manufactured product during procurement.• Review types of purchased energy.


Planet



Planet

Use of resources

Climate

The residential industry is resource intensive, and therefore it is important to question how we select our materials and how we use our resources. For resources to remain available long-term we must pay more attention to how to share more functions and services and find new solutions that reduce the proportion of new resources consumed and contribute to a circular economy. Ikano Bostad can do a great deal by being thoughtful when

Use of resources For us at Ikano Bostad the use of resources is about using materials and energy in a responsible manner which is not harmful to people, animals or the environment. We want to constantly challenge ourselves and try to find new ways of using and managing our resources as efficiently as possible.

selecting materials and products for our projects. We can make it easier for our tenant-owners and tenants to share more with their neighbours, re-use and recycle as much as possible in recycling corners and making it simple to do waste sorting. Progress in digitalisation, a sharing economy and circular flow is rapid and can help us towards greater efficiency in the use of resources.

Our impactOur direct impact can be seen in residential development, building production and property management. With the help of our VSAA management system and our VSAB construction platform, and by always applying SundaHus recommendations and build to Miljöbyggnad Silver standard we reduce the risk of exposing people and the environment to poisons in our chosen materials and products.

Sustainability framework – Use of resources• Increase re-use and recycling of materials and waste.• Phase out hazardous chemicals in our materials and always use SundaHus for materials

selection in building production and property management.• Reduce use of resources and work towards a circular economy through, e.g., new

business models, a sharing economy and digitalisation.

Project meeting for Västra Brotorp. Waste handling at a building site in Malmö. Recycling corner in Hagsätra.

Planet


Environmental targets – Production 2017 2016

Waste sorted

A minimum of 85% of waste from all construction projects to be sorted.

6/9 projects reached the target.

The figure per project varies between 64% and 94%.


The figure per project varies between 38% and 88%.

Total amount of waste

Total amount of waste per construction project must not exceed 24 kg/m2 GFA.


The figure per project varies between 1.06 kg/m2 GFA

and 18.78 kg/m2 GFA.

New target for 2016. Only two projects measured.

Lindblomman: 38 kg/m2 GFA Dreja: 27.4 kg/m2 GFA

Landfill

Of the total amount of waste in construction projects no more than 4 kg/m2 GFA may go to landfill.


The figure per project varies between 0 kg/m2 GFA and 5.87 kg/m2 GFA.

New target for 2016. Only two projects measured.

Lindblomman: 0 kg/m2 GFA Dreja: 3.2 kg/m2 GFA

Non-hazardous waste Total weight 1,421.8 tonnes Not measured

Hazardous waste Total weight 3.5 tonnes Not measured

Environmental targets – Property Management 2017 2016

Food waste

At least 65% of tenants to have the option to sort their food waste.69% 69%

• Some of our apartment blocks

have re-use corners, where our tenants can put things they don’t need and that might be more useful to a neighbour.

• The majority of projects under construction during 2017 have been planned with opportunities for sorting of food waste, and about 70 percent with waste sorting at source.

• During 2017 Human Bridge col-lected 56,806 kg of clothing that our tenants no longer needed.

• During 2017 we trialled a system for return of pallets, with the aim of reducing the amount of construction waste, from landfill to recycling.Focus forward

• Investigate and work step by step towards circular flow as a contribution to reduced use of resources.

them. When we find a good method, we will re-use it in other parts of Ikano Bostad. In this way we exchange expe-riences among the different business units, reduce unnecessary waste and at the same time avoid quality problems.

Shared ownership and increased sense of communityA sharing economy means different ways of renting, sharing or borrowing things instead of buying new and owning it yourself. It also means swapping services or goods with others. We can see that society is moving more and more towards

Turnover of materials is high within the construction and property industry. Therefore, it is important that we always consider how we treat materials and waste handling throughout our operations and that we consider how Ikano Bostad can move further towards circular flow in our daily activities.

Circular flow is about saving resources and thinking circular instead of linear. It means planning from the beginning for the materials, the product or the building to be dismantlable for re-use, so that no waste is created. Circular flow is a fairly new term for some thing that has actually been dis-cussed in the industry for quite a while. At Ikano Bostad we will investigate what it could mean for us and our operations and how we can work on this in the best possible way, for instance by reviewing different ways of handling materials and waste, and for re-using and recycling

Circular flow

a sharing economy and therefore we try, whenever possible, to look at such opportunities when planning for new residential developments as well as within our existing property portfolio. We want to give our tenant-owners and tenants more opportunities for sharing of space, things and functions that are not in use all the time. Car and bicycle pool, outdoor gym in the court-yard, a shared workshop and sharing of gardening tools are some examples of how the sharing economy makes it simpler to live sustainably.

What we do now

Planet


control system for district heating stations in 16 of our managed properties. This makes it possible to distance monitor the district heating stations from a mobile.

Sustainable online tradingThere is a clear trend for e-commerce to increase year on year, which creates increased demands on distribution and accessibility. In our managed properties in Danderyd, post is delivered quite some distance from the residents’ homes. During 2017 we have run a pilot project, together with Q-locx, with the aim of reducing individual transport needs by having deliveries go directly to the home. Tenants interested in trying this out receive a single-use electronic key in their mobile when they have a delivery. Ikano Bostad supplies the actual space in the building, while Q-locx is responsible for registra-tion, camera surveillance and contact with

New, smart digital solutions to everyday problems are presented on a daily basis. At Ikano Bostad we are looking at how to prepare for this development in the best way, since sustainability and digitalisation go hand in hand.

Digitalisation

What we can now see of digitalisation is believed to be just the beginning of this development. Going forward we will concentrate on how to use this develop-ment in the best way, so that digitalisation and sustainability go hand in hand. One part of our future work on sustai-nability consists in transferring to digital platforms for reporting and follow-up of our key ratios for sustainability. Efficiency-gains through digitalisationDuring 2017 we started installing a digital infrastructure in our managed properties. We set up wireless sensors to assist us in keeping an eye on indoor temperature. In the future this infrastructure will also be available for measuring other aspects such as light, dampness and air pollution. Our aim is to ensure that our tenants have the best possible indoor climate.During 2017 we also modernised the

suppliers. During 2018 we will evaluate the success or otherwise of the solution.

Increased focus on safety and simpler reportingWe have a zero vision for workplace accidents and have created an app for reporting observations and potential and actual incidents at our building sites as a part of our efforts to increase reporting. During the year the app was tested at our construction project in Gustavsberg and is now in use at all our construction projects. The launch of the app was highly success-ful and has resulted in increased numbers of reports of observations and potential and actual incidents. We believe it is good to have these reports so that we can work with an even clearer focus on safety at our construction sites.

Focus forward• Increased focus on digitalisation

as an important strategic area.• Increased digitalisation of our

own operations.• Continued work on digitalisation

and sustainability for smart homes.

Planet


Environmental targets – Production 2017 2016

Materials and chemicals

At least 95% of products used in production must be of SundaHus Class A or Class B.

86.6 % 86 %

Environmental targets – Property Management 2017 2016

Materials and chemicals

At least 95% of products used in renovation projects and operations must satisfy requirements for SundaHus Level B.

– –

Focus forward• Continued development of materials selection and phas-

ing out of hazardous chemicals. We will base purchasing decisions for project materials on SundaHus standards.

• In the longer term, focus more on circular flow when selecting materials.

• Utilise digital development of construction and manage-ment processes to simplify the phasing out of chemicals in built-in materials.

The materials we use in building production and property management will remain in people’s homes for many years to come. Therefore, we spend a lot of time on selecting the materials we use in production and property management.

Materials selection and phasing out of chemicals

A large part of our impact can be modi-fied when we select materials and choo-se how to transport them. Our selection of materials has an impact on both people and the environment for many years to come. This makes it important to review which materials we use and always to select them with care. We want to reduce negative environmen tal impact in the supply chain as well as the use in construction materials of chemicals that may pose a risk for employees and a danger of emissions into the environment. This is an important part of the move towards sustain able homes with as little impact as possible.

Phasing out of chemicalsOne of our visionary sustainability goals is for there to be no hazardous chemicals in the materials we use when building or at our construction sites. To achieve this, we are using the SundaHus environmental database, which facilitates selecting good and environmentally friendly materials, and in this way supports the phasing out of hazardous chemicals. Our aim is for at least 95% of our products to satisfy SundaHus’ criteria for Class A or Class B standard.

Planet


General disclosures

GRI STANDARD DESCRIPTION PAGE COMMENT/SCOPE

ORGANISATIONAL PROFILE

102-1 Name of company Cover

102-2 Most important brands, products, and/or services p. 6

102-3 Main office location p. 6

102-4 Countries where the company operates p. 6-7

102-5 Ownership structure and type of business entity p. 6

102-6 Markets where the company operates p. 6-7

102-7 Size of company p. 6

102-8 Total number of employees, by employment type and gender p. 32 Ikano Bostad is not divided into regions.

102-9 Description of the company’s supply chain p. 12-13

102-10 Material changes to the company during the reporting period in terms of size, structure, ownership or supply chain No material changes have taken place during the reporting period.

102-11 Description of whether and how the company follows the precautionary principle p. 44

102-12 Membership of external sustainability initiatives Rågsved Community CentreForum för hållbara fastigheter

102-13 Involvement with stakeholder associations and industry organisations

Almega, Sveriges Byggindustrier, Fastighetsägarna, Byggmästarföreningen, Byggrådet, BeBo (Swedish Energy Agency’s network for residential property owners committed to energy efficiency), SGBC (Swedish Green Building Council), BID Sofielund, (Business Improvement District), Mentor Bygg, Lean Forum Bygg, Fastighetsägarna Rågsved, Fastighetsägarna Sofielund, Save the Children Sweden, CBE-Centre for Construction Efficiency KTH, Centre for VALLA Coach, LTU

STRATEGY

102-14 Statement by CEO on the company’s sustainability work. p. 4-5

ETHICS AND INTEGRITY

102-16 The company’s values, principles, standards and Code of Conduct p. 8, 30

GOVERNANCE

102-18 Description of company governance p. 6

STAKEHOLDER ENGAGEMENT

102-40 Stakeholder groups involved p. 10

102-41 Number of employees with collective bargaining rights p. 34

102-42 Identification and selection of stakeholders p. 10

102-43 Procedure for communication with stakeholders p. 10

102-44 Significant issues arising from dialogue with stakeholders p. 10

REPORT PROFILE

102-45 Entities included in the company’s financial reporting and information whether any of these do not form part of the non-financial reporting p. 6

102-46 Procedure for determining the contents of the report and material aspects p. 10-11

102-47 Identified material aspects p. 10-11

102-48 Explanation of the effect of changes to information from previous reports and the reasons for such changes. Inside cover

102-49 Material changes to scope and limitation compared with previous year’s report. p. 11

102-50 Reporting period Inside cover

102-51 Latest published report Inside cover

102-52 Reporting cycle Inside cover

102-53 Contact person for the report Inside cover

102-54 GRI application level Inside cover

102-55 GRI Index p. 44

102-56 Policy for external verification of the report Inside cover

103-1 Explanation of the material topic and its Boundary See each framework area

103-2 The management approach and its components p. 10 For subject specific information about sustainability management see each framework area

103-3 Evalutaion of the management approach For subject specific information about boundaries see each framework area

GRI Index


Special general disclosures

GRI STANDARD DESCRIPTION PAGE COMMENT/SCOPE

FINANCIAL INDICATORS

205-1 Operations assessed for risks related to corruption p. 17, 21

ENVIRONMENTAL INDICATORS

301-2 Recycled input materials used p. 44-47

302-1 Energy consumption within the organization p. 37-43Figures refer to energy purchased for heating and hot water, property electricity, construction electricity and fuel for travel and machinery. The calculations are based on data from SPBI, the BioGas Portal, the Energy Authority and from energy suppliers

302-4 Reduction of energy consumption p. 37-43

CRE-1 Energy intensity in buildings p. 37-43

Key ratios refer to energy consumption in the property portfolio (purchased property electricity and heating as per leasable area). District heating is corrected for normal year using SMHI’s degree-days. The key ratio is calculated per month for actual area and then totalled to an annual key ratio.

305-1 Direct (Scope 1) GHG emissions p. 37-43 Calculation data from Swedish Petroleum and the Institute for Biofuels have been used for purchased fuel

305-2 Energy indirect (Scope 2) GHG emissions p. 37-43 Refers to climate related emissions from heating, hot water and electricity use. Calculation data from SPBI, the Energy Market Inspectorate as well as from relevant energy suppliers

305-3 Other indirect (Scope 3) GHG emissions p. 37-43

Refers to climate related emissions from business travel. Calculation of business use of own vehicle is based on the Utsläppsrätt.se calculator for medium sized car at 190.280 g CO2/km. For company car, the Ikano car policy limit of 120 g CO2/km is used. For air travel, data from the travel agent is used.

CRE-3 Emission intensity in buildings p. 37-43

Refers to climate related emissions from fuel, electricity and district heating in property management operations as per leasable area. Calculations based on data from SPBI and energy suppliers. An average is calculated monthly for current managed area and totalled for an annual key ratio if the property portfolio has changed during the year.

306-2 Waste by type and disposal method p. 44-47 The contractor reports each month to the site managers at each project how the waste has been handled

308-1 New suppliers that were screened using environmental criteria p. 17, 21

SOCIAL INDICATORS

417/CRE-8 Type of sustainability measurements for new construction and renovations p. 37, 47

401-1 New employee hires and employee turnover p. 32During the year Ikano Bostad and Ikano Fastigheter have merged into one company and one brand. This, together with the inclusion of Brantås Bygg, has an influence on 2017 figures. Ikano Bostad is not divided into separate regions.

403-2 Types of injury and rates of injury, occupational diseases,lost days, and absenteeism, and number of work-related fatalities p. 34

Sickness absence in 2017 for office staff was 2.8% (2016: 1.4%) and for skilled workers it was 9% (2016: 3%). The figures do not include Brantås Bygg. No fatal accidents occurred during 2017. At present there Is no reliable information about work related illnesses. We have no statistics for contractors.

404-3 Percentage of employees receiving regular performanceand career development reviews p. 32

405-1 Diversity of governance bodies and employees p. 6 The management group contains 6 persons aged between 30 and 35 and 4 persons aged over 50 years. Information regarding the Board is not available.

413-1 Operations with local community engagement, impact assessments, and development programs p. 26-28

414-1 New suppliers that were screened using social criteria p. 17, 21

GRI Index


Auditor’s report on the statutory sustainability report To the general meeting of shareholders in Ikano Bostad AB, corporate identity number 556289-0961.

Engagement and responsibility

The Board of Directors is responsible for the preparation of the sustainability report and that it has been prepared in accordance with the Annual Accounts Act.

The scope of the audit Our examination has been conducted in accordance with FAR’s auditing standard RevR 12 The auditor’s opinion regarding the statutory sustainability report. This means that our examination of the statutory sustainability report is different and substantially less in scope than an audit conducted in accordance with International Standards on Auditing and generally accepted auditing standards in Sweden. We believe that the examination has provided us with sufficient basis for our opinion.

Opinion A sustainability report has been prepared.

Malmö, 29 May, 2018Deloitte AB

Per-Arne PetterssonAuthorised Public Accountant


Read more at ikanobostad.se about how we simplify for sustainability.

Text: Ikano Bostad

Graphic design: Ikano Bostad

Photo: Magnus Grubb, Ola Högberg, Bosse Lind

Annette Jansson-Bougt, Paulina Westerlind, Ikano Bostad

Illustrations: WEC 360, Givakt

Printing: Holmbergs

Paper: Munken Polar White

Box 1304, 172 26 Sundbyberg • 010-330 44 00 • ikanobostad.se

Documents

Sustainability report 2017 - Ikano Bostad€¦ · well in introducing our new employees to the company. My belief is that this is to a great extent because Ikano Bostad is a value-driven