Housing supply in Ghana: a study of Accra, Kumasi and Berekum

This is a study of housing supply in three urban areas in Ghana: Accra the capital city, Kumasi, the most important provincial city, and Berekum, a small town. The sample of over 1600 households is divided into renters, recent owners, and longer established owners. The last group is divided into those who have and those who have not extended their home in the previous 6 years. The data provides an insight into who is supplying houses (and extensions), what sort of housing they are building, their reasons for building and the problems encountered in achieving ownership. The study shows that house ownership is available to much lower income households than expected, especially when traditional compounds are built; that owners are relatively old, have large households and occupy considerably more rooms than renters, and build houses larger than they need and let the remainder to tenants or relatives. There is a great need for housing finance because land is currently inappropriate for collateral against a building loan. Research is needed to develop a means by which land could be used as collateral for a loan without unravelling the customary non-marketability of land.     

Relative cost of owner-occupation and renting: A study of six Dutch neighborhoods

Who pays less for housing: the homeowner or the renter? It is widely accepted that the answer is related to the period in time and the income of the households involved. This contribution is concerned with the added effect of place (neighborhood). We calculated the user cost over the period 1978 to 1993 for six different neighborhoods with a stock similar of owner-occupied and rented dwellings. Six neighborhoods in Randstad Holland were selected, each representing a given building period. The data were derived from a questionnaire held in 1993 among renters and homeowners in these neighborhoods. National figures elucidate the differences between income groups and over time. Our data show that the influence of place is not negligible. The housing costs of homeowners and renters alike differ from one neighborhood to another. The influence of place may be attributed to several factors: the building period and the subsidy rules in force at that time; the development of the value of the owner-occupied dwellings; the rent policy; and the land policy.     

Subtenures and Housing Outcomes for Low Income Renters in New York City

New York has devised a variety of policy approaches to improve the housing status of low‐income households, including public housing, publicly subsidized private housing, rent vouchers, welfare shelter allowances, rent regulation, and tax incentives to landlords. Little systematic attention has been paid to how these various subtenures compare when judged by the housing outcomes they produce for low‐income households in the city. Using data from the 1996 New York City Housing and Vacancy Survey, this article compares New York City’s rental subtenures in terms of the following outcomes: housing quality, crowding, affordability, residential mobility/stability, and various indicators of neighborhood quality. Adjusting for differences in household and housing stock characteristics, we find that the tenant‐based Section 8 program seems to produce the best set of overall outcomes for low‐income renters in the city.     

Secure Occupancy: A New Framework for Analysing Security in Rental Housing

Unlike debates about security for owner occupiers which recognise that security is complex and multi-layered, security for renters is often presented as single dimensional and conflated with de jure security of tenure, deriving from a property rights perspective. This article proposes a broader concept of ‘secure occupancy’ to enable a more nuanced understanding of security for tenants. A new framework is developed to enable investigation of the dynamic interactions between legislation/regulation, housing market conditions, public policies and cultural norms around renting, which shape security of occupancy for tenants. The paper illustrates this approach, drawing on a study of the rental systems of nine developed countries, identifying key factors that appear to have a strong bearing on strengthening, and weakening, of security of occupancy for renter households. The article concludes that this approach has the potential to deepen understanding of security for renters and to stimulate new avenues for research.     

Private Renting in a Home-owning Society: Disaster,Diversity or Deviance?

The rise in private renting in home ownership societies has been variously interpreted as increasing risk and insecurity and providing more flexible housing options for an increasingly diverse resident cohort. Drawing on an original survey and in-depth interviews with private renters in two cities in a classic home ownership society (Australia), there is clear support for the “disaster” interpretation in respect of low-income households renting in outer urban areas, with financial stress and insecurity reflecting and compounding disadvantage. For many others, private renting can be interpreted as a “constructive coping” strategy in the context of urban housing market restructuring. A sizeable cohort of private renters explicitly prioritises living in a desired inner/middle city location over owning. One – albeit relatively small group – appears “deviant” from the home ownership norm in associating private renting with greater lifestyle freedom. The paper contributes an understanding that location and lifestyle are of paramount importance to many private renters rather than housing tenure per se.     

Moving Beyond ‘Community’ Participation: Perceptions of Renting and the Dynamics of Participation Around Urban Development in Dar es Salaam,Tanzania

This paper employs extensive interviews to examine the ways in which perceptions of renting — on the part of renters, owners and other key actors in the development process — influenced the dynamics of participation around two recent urban development projects in Dar es Salaam, Tanzania. The study responds to concerns that participatory planning too frequently treats communities as homogenous and overlooks barriers to participation faced by marginalized groups, such as renters. The results show that renters were unwilling and often unable to participate due to perceptions, held by themselves and by others, of renter transience and inconsequentiality. These perceptions led to a cycle of non-participation in which policymakers gave renters' needs little attention in plans and renters were disinclined to participate in mobilization. The results suggest that barriers to renter participation could be reduced if their concerns were proactively given more weight in urban development plans.     

Rental Discrimination in the Multi-ethnic Metropolis: Evidence from Sydney

Investigating differential treatment in rental housing markets is important to ensure that renters are not discriminated against based on their personal characteristics. However, little Australian research has focused systematically on this question. This paper reports the results of a study that used paired tests to estimate the extent of differential treatment of Anglo, Indian, and Muslim Middle Eastern renters in the Sydney metropolitan housing market. We find statistically significant differences in treatment on several measures, including the likelihood an agent will offer an individual appointment, will provide additional information about other housing, will provide additional information about completing the application form, and will contact a prospective renter after an inspection.     

Long-term Renters in the Australian Housing Market

The paper provides the first examination into the characteristics and housing circumstances of long-term private renters in Australia. It utilises a national sample of 4677 private renter households drawn from the 1994 ABS Survey of Rental Tenants. In Australia 40 per cent of private renters are identified as 'long-term renters', defined as having rented for more than 10 years. Two main types of long-term renters are examined: 'continuals' who have rented continuously since leaving the parental home, and 'returners' who have resumed renting after a period as a home purchaser, but cumulatively have rented for more than 10 years. Continuals, in contrast to returners, are characterised mainly by lower household incomes and higher unemployment. Returners, on the other hand, are more diverse socio-economically, older than other private renters, and more likely to have experienced marital breakdown. Long-term renters (both continuals and returners) change residence less frequently (although still at a rate double the national average). Rental conditions also vary between long and shorter-term groups. Long-term renters appear to be in a less form alised sector of the market. They are less likely than shorter-term renters to rent from estate agents, pay a bond, hold a lease, or pay rent in advance. The findings in this paper challenge the traditional view of private rental as predom inantly a short-term, transitional tenure.     

Tyranny of inappropriate policies: Sharing as housing strategy among middle/low income households in Abuja, Nigeria

The housing strategies adopted by urban households in a situation of housing shortage in a particular city will often reflect the peculiar circumstances of that city. This paper investigates one strategy – sharing of dwelling units – adopted by some middle/low income households in Abuja, Nigeria's new capital, in a situation of rapidly increasing population, high cost of living and inadequate housing provision. It is found that a combination of factors – the inability of most Abuja residents to secure residential accommodation from the dominant but limited public sector supply, cultural factors, the housing allowance policy of government and the fact that many relocatees to Abuja do not bring their families – have made a good number of households favourably disposed towards sharing, an option which keeps the amount spent on housing low but which, in most cases, completely excludes personal comfort. It is recommended that, since standard estimates of affordability often provide little guidance to policy makers, the appropriate strategy in search of sustainable solutions would be to make available a range of housing packages from which households in Abuja will choose, and to make adjustments to regulatory regimes so as not to constrain the production of housing.     

Neighborhood Affordability and Housing Market Resilience

Problem, research strategy, and findings: Although many researchers have examined factors associated with vulnerability to foreclosure, few have investigated the role neighborhood affordability plays in foreclosures in metropolitan areas. In this study, we examine the effects of location affordability (i.e., housing and transportation affordability combined) on resilience to foreclosure in more than 300?U.S. metropolitan areas during the U.S. housing recovery period. Using hierarchical linear regression with changes in zip code–level home foreclosure rates, our findings suggest the relationship between affordability and foreclosure resilience varies according to urban form (central/high-density city versus suburban low-density area) and types of metropolitan housing markets (boom–bust versus strong versus weak). In the national analysis, where location affordability was high, home foreclosure rates dropped substantially in central/high-density areas but not in suburban low-density areas. When we disaggregated the zip codes according to the market type, location affordability contributed to recovery in central cities in strong and weak metros and in the suburbs of boom–bust metros. There was no positive association in the suburbs of strong and weak metros. With improved data, future studies could measure an association between affordability and lower income renter households.

Takeaway for practice: Our study of the affordability crisis that followed the foreclosure crisis shows that planners can foster resilient and affordable housing markets by expanding and densifying affordable neighborhood locations and considering interactions between the costs of housing and transportation. Planners can improve neighborhood affordability with local and regional strategies based on the local residential density and the type of metropolitan housing market.     

Policy and practice restructuring urban neighbourhoods in the Netherlands: Four birds with one stone

Since 1997, the Netherlands Ministry of Housing has taken a new course in its effort to restructure urban neighbourhoods. Compared with traditional urban renewal policy, the new approach is both similar and different. The traditional policy was to ‘build for the neighbourhood’ and was thus mainly concerned with accommodating sitting tenants and providing social housing. The new policy differentiates its approach and targets a diverse urban population, specifically by reducing the stock of social rented housing and expanding the stock of expensive owner-occupied dwellings. This paper reviews the new policy and questions the conventional wisdom of avoiding spatial concentrations of low-income households. Instead, it proposes objectives that seem much more viable: objectives related to strategic housing stock policy, economic vitality, and the sustainability of the city. As an outcome of urban restructuring, cities may become vibrant, undivided, and sustainable while providing a housing stock for which there is a real demand—four birds with one stone, not a bad, score.     

Towers on the steppe: compact city plans and local perceptions of urban densification in Ulaanbaatar,Mongolia

This paper examines how plans for urban densification, particularly those supported by international organisations, intersect with local residents’ perceptions of housing and land use in the developing world. The study focuses on ger districts in Ulaanbaatar, the site of numerous plans for large-scale urban transformation. Ger districts are rapidly growing areas named for the felt tents that are considered their typical housing mode. This study interviewed 120 ger district residents across central, middle and outer areas of the city. The results reveal migration patterns different from those typically reported, with the highest proportions of migrants and renters living in the central district. Interviewees generally held positive views of apartment living, while preferring low-density land use. Residents’ views of density were strongly influenced by Mongolian attitudes to land and open space. The paper concludes by discussing the reasons for, and consequences of, residents’ and international policy-makers’ different framings of urban density.     

Regeneration of Dutch post-war urban districts: the role of housing associations

In the Netherlands the regeneration of post-war urban districts is closely intertwined with the role of housing associations. This is hardly surprising, given that the housing associations have such a large share of the market (usually over 50%; sometimes nearly 100%) in many early post-war urban districts. This has caused a growing concentration of low-income households in those urban areas and a selective migration by middle- and high-income households from the city to the suburb. Official government policy on housing and urban renewal is directed at a redifferentiation of the urban housing stock. Specifically, the policy promotes more owner-occupation, larger and higher-quality homes, and a greater percentage of homes with a garden. This implies the demolition of social housing estates and selling social housing. The position of housing associations in the regeneration of Dutch post-war urban districts is somewhat enigmatic. On the one hand, national government is expecting them to take initiative and invest in urban renewal; on the other, government is urging them to cut down their market share. How are housing associations coping with this paradoxical challenge? And what are the current national policies about the position of housing associations? Aedes (the umbrella organisation of Dutch housing associations) and the Dutch Ministry of Housing have agreed upon the so-called great transition of housing associations. Here we explain and critique this great transition, which will hamper the current regeneration of Dutch urban districts. As an alternative we present the new transition.     

CAN YOU COMPENSATE FOR A LOST HOME? AN ASSESSMENT OF THE 1970 UNIFORM RELOCATION ACT

The study assesses the impact of the 1970 Uniform Relocation Assistance and Real Property Acquisition Policies Act on residents of four urban renewal projects in Richmond, Virginia. It looks at the impact of the act's provisions from the perspective of adequate compensation to those forcefully displaced by urban renewal and as a housing policy in and of itself. The findings suggest that some of the most objectionable elements of relocation, as it was conducted prior to 1970, were eliminated through compensatory provisions of the Act. Maintenance of high homeownership levels, as well as the addition of numerous renters to that status, greater racial and economic integration, and overall improvement of housing conditions were direct results of the 1970 Act. Nevertheless, costs of replacement housing for renters tended to be substantially higher after relocation, with no provisions for the greater income needed to sustain more expensive housing once the grant ran out. Moreover, failure to blend relocation into a balanced housing approach, including both rehabilitation and clearance efforts, undermined the potentially positive effects of an economically fair method of forced displacement.     

Renters' Housing Behaviour in Transitional Urban China

This paper aims to understand how renters make their housing decisions in urban China, where market mechanisms are being introduced into a previously welfare-oriented housing system. It is argued that while renters now enjoy more housing options, their choices are constrained not only by socio-economic factors as is the case in the West, but also by persisting socialist institutions such as the hukou system and work units. Using a national survey carried out in 1996 and a technique of multi-level modelling, the empirical study suggests that while private housing is becoming an important option, renters who can access public housing are still more likely to choose public housing because of heavy subsidies. Yet, renters with rural and temporary hukou, and those working in low-ranking work units are at a disadvantage in the housing market. In general they do not qualify for public housing, and private housing is their only option. Although the socialist housing system is under reform, it still defines renters' housing access and thus shapes their behaviour in the late 1990s.     

Deconcentrating Poverty With Housing Programs

Problem: Housing programs of the past have exacerbated the problems of concentrated poverty. Current housing programs serving very low-income households, including homebuyers as well as renters, should be examined to determine the extent to which they help households make entry into neighborhoods with low concentrations of poverty.

Purpose: This research is designed to assist planners in understanding how well various approaches to resolving housing affordability problems can facilitate the poverty deconcentration process.

Methods: Administrative data from the Department of Housing and Urban Development are used to assess the degree to which federal housing programs help lowincome homebuyers and renters locate in neighborhoods where less than 10% of the population is below poverty.

Results and conclusions: Subsidizing households ought to be more effective than subsidizing housing units at helping lowincome households locate in low-poverty areas, and whether a household rents or buys should not matter to whether a program succeeds at deconcentration of the poor. Yet, analysis of national datasets across several housing programs finds neither of the previous propositions to be true. Housing vouchers suppliedto households are not helping renters locate in low-poverty areas any more effectively than are current project-based subsidies. It also turns out that tenure matters; a disproportionately higher share of low-income homebuyers are locating in low-poverty neighborhoods than are lowincome renters.

Takeaway for practice: I recommend that housing planners seeking to make poverty deconcentration more effective use housing placement counselors, administer programs at the metropolitan scale, lease and broker market-rate housing directly, promote mixed-income LIHTC developments, practice inclusionary zoning, and monitor the impacts of these efforts.

Research support: U.S. Department of Housing and Urban Development.     

Changing Demographics and Housing Space Demand: The Case of Seoul Metropolitan Region in Korea

The aim of this paper is to estimate the future medium and large housing needs of low-income renter households of Seoul Metropolitan Region (SMR), and to recommend housing policy responses to these needs. Using demographic methods, this study first projects the total housing needs of SMR, then decomposes them into the needs for different housing sizes by tenure and household expense using the household–housing size matrix. Between 2005 and 2015, approximately 360 000 medium and large rental housing units are needed. We argue that the Korean government should prioritise rental housing policy, and diminish the polarisation in housing conditions between the better off and the worse off.

     

THE GEOGRAPHY OF INSECURITY: SPATIAL CHANGE AND THE FLEXIBILIZATION OF LABOR IN METRO MANILA

ABSTRACT: There has been considerable attention in the urban studies literature to the implications of spatial change associated with globalization for the urban poor in advanced economies, but much less so in developing countries despite the fact that this is where most urbanization is occurring. This article attempts to address this issue in the context of Metro Manila, a globalizing city of 10.7 million that sits in a larger mega‐urban region of some 17 million. It does so through an analysis of data collected through two methods: a sample survey of six low‐income settlements in the Metro Manila region that collected information about housing conditions, income, and employment of household members, commuting, and household heads' opinions regarding spatial change; and in‐depth interviews with a subset of respondents that were intended to generate narratives and stories that would elucidate the experience of households with spatial change. The study identifies three main issues confronting the surveyed households: the social impacts of the flexibilization of labor in the Metro Manila region, gender and age differences in access to employment, and the prevalence of extremely long commutes on the urban fringe. The article concludes that the issues faced by Metro Manila households are in many ways quite distinct from those in cities in advanced economies. It further argues that these differences have important implications both for urban policy and practice in addressing equity issues, and for theories of globalization and issues of spatial change and social equity in cities.     

Collapse and Reconstruction: Housing Recovery Policy in Kobe after the Hanshin Great Earthquake

This paper examines the housing recovery policy carried out in Kobe, a disaster city heavily damaged by the Great Hanshin Earthquake of 17 January 1995. The housing problems in the earthquake-hit city resulted not only from direct damage by the disaster. Urban restructuring, underway beforehand, had been generating socio-economic polarisation and geographical disparity in housing conditions. The earthquake caused especially heavy damage on the inner-city housing of low-income people and the elderly. Housing recovery progress in the post-disaster period has also been unequal. This paper shows the growing socio-economic and spatial polarisation. The framework of Japan's housing policy is a two-tiered system. On the one hand, most people are encouraged to obtain their own houses by their own efforts on the market, whereas on the other, public housing as residual welfare housing is directly provided for those who are marginal to the market. The housing recovery policy followed this framework, and functioned to socio-spatially isolate low-income and/or elderly victims.     

Housing Policy Towards the Rental Sector in Italy: A Distributive Assessment

We study the distributive effects on Italian households of the three most relevant housing subsidies targeted to renters: a national rent supplement scheme introduced in the context of the reform that liberalised the rental market in the late 1990s, a tax credit for renters that has been recently strengthened and the implicit economic support given to tenants in the social housing sector, through below-market rents. The analysis is performed on data from the Eu-Silc survey for Italy and, in the case of the housing allowances, also on register data from 9 out of the 13 largest Italian towns. We consider, in particular, the ability of these schemes to target low-income households and their effects on the overall levels of poverty and inequality. Results from our analysis show a good targeting but very limited effect on social protection, with the partial exception of social housing.