Goal-oriented research project

Models for activating large family houses with vacant or partially occupied living spaces

Project no.: V5-2545

Summary

Housing is one of the fundamental human needs, extending beyond a mere physical place to live. It signifies a house—a space of identity, security, privacy, and social inclusion. It meets not only material but also psychological and social needs, from relationships to self-realization. Its value increases with age, as it becomes associated with memories, accomplishments, and a sense of belonging. Among Slovenians, housing holds a special significance, as the majority are homeowners, with house ownership predominating. Owning a house represents more than just property—it is a symbol of independence, stability, and a connection to the natural environment. It embodies the fulfillment of life goals and reflects a culturally ingrained ideal. The historical development of this housing pattern dates back to the post–World War II period, when social and economic reforms enabled greater private investment, albeit within the constraints of a planned economy. During times of inflation, people invested in building their own houses, viewing them as a secure investment and a pathway to personal freedom. The phenomenon of self-construction became widespread, especially in rural areas and small towns where land was more accessible. At the same time, living in a house continued a traditional way of life, often linked to a farming background. However, as Slovenians are traditionally reluctant to move, those who built houses in the past have mostly remained in them for life. Houses were typically built as multi-generational residences, with the expectation that children would also live in them. In many cases, however, children moved out, leaving their parents alone. Consequently, many large family houses became half-empty or even fully vacant, especially after the deaths of older residents or their relocation to nursing homes. Elderly individuals who remain in these houses often live in unsuitable conditions, as the houses are too large, energy-inefficient, and difficult to maintain. Nevertheless, many older people are reluctant to move due to emotional attachment. For them, these houses are not merely dwellings but the result of long-term physical and financial investment—life’s work and personal sacrifice. They see their houses as symbols of stability, independence, and achievement. In the context of modern demographic and housing challenges, large family houses with underused or vacant living spaces represent significant housing potential. Slovenia is facing a serious shortage of affordable housing and limited access to public rental options. In this context, empty or partially empty large family houses could be one of the key resources to address the housing shortage, particularly since housing preferences still tend toward individual living arrangements—namely, houses. The question of how to activate this housing potential is critical from the perspectives of efficient housing stock utilization, intergenerational solidarity, and sustainable spatial development. This is not merely a matter of physical real estate but a complex social issue that requires understanding the social, economic, and psychological dimensions influencing homeowner behaviour, as well as the needs, preferences, and desires of potential users—whether they would be tenants or owners.

Goals

The purpose of the research project is to develop possible models for the activation of large family houses with empty or partially empty living spaces, which will include technical and legislative adjustments, organizational solutions, and proposals for incentives.

The objectives of the research project are:

  1. To define the concept of a large family house by determining its dimensions and characteristics.
  2. To analyze the reasons for low occupancy and the preservation of empty large family houses.
  3. To investigate the willingness of owners to activate large family houses or parts thereof and ways to encourage them to do so.
  4. Determine the willingness of potential tenants or future owners to live in (parts of) large houses, including their needs and expectations.
  5. Consider technical interventions that would enable multiple households to live in large family houses.
  6. Prepare various models for activating large family houses (e.g., long-term rental of part of the house, division and sale of a new part of the building, encouraging the activation of empty houses) with proposals for technical solutions, organizational structures, and the necessary state or municipal support.

The research project is divided into six work packages (the first five are content-related, while the last one is management and coordination) and 18 activities. Work package 5, which includes dissemination, and the last work package will run simultaneously throughout the duration of the project. Slovenian research organizations are participating in the project, namely the Urban Planning Institute of the Republic of Slovenia, which is the lead partner of the project, the Social Protection Institute of the Republic of Slovenia, and the Faculty of Architecture of the University of Ljubljana.

Partners in the project

Urban Planning Institute of the Republic of Slovenia:

Social Protection Institute of the Republic of Slovenia

University of Ljubljana, Faculty of Architecture

Work packages

Work package 1: Review of knowledge on the socio-cultural aspects of ownership and use of residential real estate in Slovenia and definition of the concept of large family houses: Within the framework of work package 1, the socio-cultural aspects of ownership and use of residential real estate in Slovenia are examined on the basis of existing scientific and professional literature. The values and cultural specifics of the Slovenian population related to the ownership of residential real estate, especially houses, are explored, and the reasons for low occupancy and the preservation of empty large family houses are analyzed. A professional definition of the term "large family house" is also formulated, specifying key dimensions and spatial and functional characteristics.

Work package 2: Examining the readiness of owners to activate large family houses or parts thereof and identifying ways to motivate owners to do so: Work package 2 examines the willingness of owners to activate large family houses or parts thereof on the basis of in-depth interviews. It also identifies ways of motivating owners to undertake such activation.

Work package 3: Examining the readiness of potential tenants or future owners to live in (parts of) large houses, including their needs and expectations: Work package 3 uses focus groups to examine the willingness of potential tenants or future owners to live in (parts of) large houses, including their needs and expectations.

Work package 4: Preparation of various models for the activation of large family houses with proposals for technical solutions, legislative adjustments, organizational structures and necessary state or municipal support: Work package 4 defines models for activating empty or partially empty large family houses based on the results of work packages 1, 2, and 3. This includes a comprehensive review of the technical possibilities for adapting houses, the existing legal and organizational frameworks, and the possibilities for systemic incentives from the state or local communities. Based on the data obtained, analyses, and comparative studies, comprehensive models are prepared that serve as a basis for the implementation of concrete solutions in practice.

Work package 5: Reporting and dissemination: Work package 5 is intended for monitoring, documenting, and disseminating the results of the research project.

Work package 6: Management and coordination: Work package 6 ensures effective management, organization, and coordination of the entire research project and communication with the client. It connects all work packages and ensures timely implementation of activities, risk management, and quality assurance of the research process.

 

 

Results and publications

Rogelj, A., Kadunc, T. S., & Kerbler, B. K. (2026): Slovenija ima 165.000 praznih stanovanj, najemnih pa primanjkuje [Elektronski vir]: kaj kažejo podatki / avtor STA, A. G. = [intervjuvanci Aša Rogelj, Tara Sergeja Kadunc, Boštjan Kerbler] [Slovenia has 165,000 vacant dwellings, but rental housing is in short supply [Electronic source]: What do the data show / author STA, A. G. = interviewees Aša Rogelj, Tara Sergeja Kadunc, Boštjan Kerbler]. Slovenske novice, 15th October 2026. [COBISS.SI-ID: 302264579]. To access the article click here (in Slovenian).

Rogelj, A., Kadunc, T. S., & Kerbler, B. K. (2026): Stanovanjska politika na prelomnici [Elektronski vir]: med evropskimi smernicami in slovenskimi izzivi / avtor STA = [intervjuvanci Aša Rogelj, Tara Sergeja Kadunc, Boštjan Kerbler] [Housing policy at a turning point [Electronic source]: Between European guidelines and Slovenian challenges / author STA = interviewees Aša Rogelj, Tara Sergeja Kadunc, Boštjan Kerbler]. Dnevnik, 15th October 2026. [COBISS.SI-ID: 301835267]. To access the article click here (in Slovenian).

Kerbler, B. K., Kavčič, D., & Lukić, G. (2026): Od stanovanjske do politične krize [Elektronski vir]: Slovenija še ni Španija, a težave so vse bolj podobne / avtor Miha K. Turk = [intervjuvanci Boštjan Kerbler, Dora Kavčič in Goran Lukić] [From a housing crisis to a political crisis [Electronic source]: Slovenia is not Spain yet, but the problems are becoming increasingly similar / author Miha K. Turk = interviewees Boštjan Kerbler, Dora Kavčič and Goran Lukić]. Dnevnik, 8th October 2026. [COBISS.SI-ID: 301859331]. To access the article click here (in Slovenian).

Kerbler, B. K. (2026): Prazne družinske hiše neizkoriščen potencial [Elektronski vir]. Avtor Neža Mrevlje = [intervjuvanec Boštjan Kerbler] [Vacant family houses: Untapped potential [Electronic source]. Author Neža Mrevlje = interviewee Boštjan Kerbler]. Dnevnik, 13th July 2026. [COBISS.SI-ID: 284690691]. To access the article click here. 

Kerbler, B. K., & Planišček, A. (2026): Živite v veliki družinski hiši? [Elektronski vir]: morda ste del rešitve stanovanjske krize / avtor Tjaša Banko = [intervjuvanca Boštjan Kerbler, Anja Planišček] [Do you live in a large family home? [Electronic source]: You might be part of the solution to the housing crisis / author Tjaša Banko = interviewees Boštjan Kerbler, Anja Planišček]. Bloomberg Adria, 15th June 2026. [COBISS.SI-ID: 282680579]. To access the article click here (in Slovenian).

Kerbler, B. K., Hribar, B., Sambt, J., Remec, Č. & Trajkova Brilli, M. (2026): Kako bo staranje prebivalcev krojilo cene nepremičnin? [How will an aging population affect real estate prices?]. Finance, 18th May 2026. [COBISS.SI-ID: 278610691]. To access the article click here (in Slovenian).

Kerbler, B. K. & Novak, M. (2026): Koliko javnih najemnih stanovanj bomo potrebovali čez 20 let? [How many public rental apartments will we need in 20 years?]. Dnevnik, 16th May 2026. [COBISS.SI-ID: 278497027]. To access the article click here (in Slovenian).

Kerbler, B. K., Remec, Č. & Novak, M. (2026): Slovenija daleč od dunajskega modela: zakaj stanovanjski sistem pri nas ne deluje [Slovenia is far from the Vienna model: Why our housing system isn't working]. Dnevnik, 12th May 2026. [COBISS.SI-ID: 278213123]. To access the article click here (in Slovenian).

Kerbler, B. K., Kutin, M. & Zlatar, F. (2025): Podeželje se prazni, prebivalci pa vse starejši: imamo hiše, a nimamo ljudi, ki bi v njih živeli [The countryside is emptying, and the population is aging: We have houses, but we don't have people to live in them.]. Večer, 3rd November 2025. [COBISS.SI-ID: 256518915]. To access the article click here (in Slovenian).

Kerbler, B. K. (2025): Ali res potrebujemo 20.000 novih javnih najemnih stanovanj [Do we really need 20,000 new public rental apartments?]. Urbani izziv, 20, pp. 133–137. [COBISS.SI-ID: 241924099]. To access the article click here (in Slovenian).

Kerbler, B. K., Koščak, R., Kolar, T., Šeme, A., Kapus, A., Hawlina, M., Lazar, A., Planišček, A. & Suša Vačovnik, K. (2025): Modeli aktivacije velikih družinskih hiš s praznimi ali delno praznimi bivalnimi površinami [Models for activating large family houses with vacant or partially occupied living spaces]. Urbani izziv, 21, pp. 132–134. [COBISS.SI-ID: 260205315]. To access the article click here (in Slovenian).