Docstoc

Tenure options for social housing

Document Sample
Tenure options for social housing Powered By Docstoc
					Tenure options for social housing
   for the Social Housing Foundation


                24th March 2004

       National Housing Research Seminar


           Development Works
            devworks@global.co.za
              Tel: 011 487 10 02




                development works
    Framework




Interests, Context, Agendas


          development works
Three basic tenure forms …

       Rental



                                Individual
                                Ownership



         Group
        ownership




            development works
… Operating in different, parallel
   and overlapping systems



             CUSTOMARY
                                 IRREGULAR
  FORMAL




             development works
… with a range of (social housing) tenure
                models
     Rental                   Private

                                                          Irregular
                         Social                          subdivision
     Irregular                                            Squatting
    subdivision                        Installment
    Sub-letting,        Public             sale
      sharing

                            Co-
                                             Sectional
                         operative
                                               title            Individual
                                                                ownership
       Squatting
                             Communal
                              property
                            associations


              Group
            ownership             development works
                 Framework




Indicators


                                           Performance


             Interests, Context, Agendas


                       development works
  The models are affected by…
• Interests:
   – Inherently multiple rights holders (landlord/tenant, group,
     informal rights, municipality, financier, subsidy, etc…)
   – Personal tenure histories
• Context:
   – Historical (SA tenure experiences)
   – Settlement (inner city, greenfield, transfer of houses, new
     development, upgrading…)
   – Housing policy (subsidisation)
   – Social policy (lack of support for hardship)
• Agendas:
   – Drivers of tenure form
   – Principles of collective development and empowerment
   – Urban re-generation


                            development works
                 Framework




Indicators


                                           Performance


             Interests, Context, Agendas


                       development works
Indicators: tenure cycle

                                   GAIN



            DISPOSE



                            MAINTAIN



                                       CONVERT




        development works
                                                         GAIN
                           Deprivation
          Return           Retention             Availability
          Alienation       Protection            Accessibility
DISPOSE   Transfer         Decision-making       Gearing
          Administration   Livelihoods           Services
                           Tax                   Registration
                           Conversion



                           MAINTAIN



                                                Performance
                            development works
                          Our brief
Review current tenure options to identify issues,
   problem areas, policy gaps etc
   –   rental
   –   co-operatives
   –   installment sale
Explore other tenure options that exist in SA to
   identify applicability / adaptability for use in the
   SH sector
   –   sectional title
   –   share-block
   –   communal property associations
   –   (private rental)
Recommend what tenure options should be applied
   / are appropriate within the SA SH sector
                          development works
                     Tenure options and models researched
                                    •JHC
                                    •TOPs                                 •Trafalgar

                                    •Hael                                 •Afhco

                                    •Own                                  •City
                                    Haven                                 Properties
                                                                                               •Rehatehile
                                                                                               •Semag
                        Rental
•Cope Housing                                                                                  •Servcon
Association
                                                                                               •CTCHC
•Afesis-                                     Social
Corplan                                               Private
•TOPs                                                               Installment sale
                                               Public                                        Afhco

                                                                Sectional title                     Individual
                                               Co-operative                                         ownership
           •Msunduzi
                                             Share-block
           •Ntsiri
                                               Communal property
                                                                                       •Trafalgar
                                                  associations
                                                                                       •TOPs
            •SA Homeless People’s
            Federation, People’s
            Dialogue & uTshani
                                                                Group ownership

                                            development works
       Which options qualify?


  Rental - social / institutional
  Co-operatives
  CPAs
  Share-blocks
? Installment sale - deferred individual
  ownership
X Sectional title


                  development works
Are they appropriate, should they be applied?
   – Rental
         yes
   – Co-operatives
         yes, but
     •   legal reform and institutional viability
   – Installment sale
     it depends
     • on the policy commitment to alternative tenure
   – Share-block
     possibly, but
     • we can’t say much from recent practice - track
        PMB
                         development works
Are they appropriate, should they be applied?
   –   CPA
       possibly, but
       • caution on:
           –   undermining benefit of simplicity through regulation
           –   application to date very specific circumstances of Federation
           –   test application in a more typical SH project
   –   Sectional title
       X   no, but
       •   appropriate in certain SH circumstances
           –   inner city housing stock
           –   installment sale in medium and higher density environments
           –   mixing tenure options in medium and high density environments



                               development works
Clarify intention of policy principle on tenure
                     choice
   1   short term for conversion; alternative delivery route,
       nature of end product
       •   equity considerations of conversion
       •   urban regeneration agenda through housing subsidy
           mechanism
   2   sustained tenure alternatives in the long term due to
       •   the suitability of different options, based on functions they
           perform & costs
   3   promotion of sustainable institutions over the long
       term
       •   housing delivery
       •   urban regeneration

                              development works
Individual vulnerability to non-viable or
       conflict ridden institutions
•   Research highlights relationship between
    owners, occupants, decision making authority
    and institutional viability
•   Conflict between individual and collective
    interests in group ownership options




                  development works
Secure, strong rights in group ownership
                 options
 •   Relative weakness of personal rights – can
     only be enforced against the parties to the
     agreement
 •   Reliance on majority decision making –
     governance and management practices of
     institutions against which rights are enforced
     crucial factor in strength and security of rights




                     development works

				
DOCUMENT INFO