Housing

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Housing is more than mere shelter. It transcends the physical structure and exists within a context defined by services and facilities which link individuals and families to the community, the city and regions. The Housing Programme provides a wide range of modules that aim at equipping students with economical, social, technological and policy issues that impinge on various housing production systems and how they impact on the delivery of housing. It is also supported by extensive independent research into various facets of housing by academic staff.

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Assessing the support given by the SEDA Construction Incubator programme to emerging contractors involved in housing within the eThekwini Municipality, KwaZulu-Natal.
(2018) Noor, Mohamed Saidi.; Adebayo, Pauline Wambui.
This study assessed the support offered by the SEDA Construction Incubator (SCI) programme to emerging contractors involved in housing construction. Emerging contractors are black-owned small and medium construction enterprises. The housing process excluded such contractors during the apartheid era. This exclusion created a pool of underdeveloped black-owned companies. It is for this reason that the promotion of emerging contractors is a central theme of the current government’s housing policy. The South African government appoints these contractors, through a tender system, for the construction and maintenance of state-subsidised housing. However, these emerging contractors often fail to grow beyond basic levels of business operations. The SCI programme has been developed as a response to the challenges emerging contractors face. This study analysed the way support has been given to emerging contractors. The study analysed the discourse around the challenges hindering small and medium contractors in South African and internationally. It also looked at mentorship and training support programmes implemented locally. The study thereafter used qualitative research instruments to examine and analyse the challenges that contractors in SCI programme encounter and the extent to which the SCI programme’s support assisted contractors to mitigate their challenges. The study’s findings revealed that contractors’ main challenges were in respect of obtaining new construction projects and accessing finance. The challenge of winning projects compounded the challenge of accessing finance. Also, contractors did not maximise the benefits of the theoretical or mentorship support by the SCI programme because these forms of support were structured to assist contractors after they had won projects and begun the physical construction of the housing project. In addition to this, the findings revealed a difference between the support that the programme provided and the expectations of the emerging contractors, which resulted in contractors expecting project opportunities from the SCI programme. Many of these emerging contractors expected the SCI programme to offer them construction projects that they would implement while they were members of the programme but the programme only went as far as its mandate, which was to support contractors to win projects rather than arrange projects. The researcher recommends that the implementers of the SCI programme consult with potential SCI contractors prior to them entering the programme, to carefully set out the roles of all the stakeholders involved within the duration of the incubation. This would ensure that the expectations of contractors are managed. In addition to this, the researcher recommends that the SCI programme extends its mandate to support contractors to win projects. The researcher suggests that the SCI programme should also provide a platform to emerging contractors that will enable potential clients to interact with, negotiate and do business with these contractors.
A Comparative Study of Social Housing Developments: Greenfield Developments and Converted/Refurbished Buildings.
(2009) Ogunsanya, Lawrence Babatunde.; Adebayo, Pauline Wambui.
Social Housing is a new form of housing delivery in South Africa that has fast gained recognition in the housing sector in the last ten years, because it has proven to be a viable option in solving the housing shortage. It is an affordable option because the government provides funding through subsidies and profit is not earned from the rents paid. Social housing can be in the form of houses, block of flats or townhouses located in Greenfield developments, infill areas or in inner city blocks that are purchased or renovated. The buildings are managed by social housing institutions through public and private funding. This dissertation evaluated and compared two types of social housing schemes, namely, Greenfield developments and refurbished/converted buildings in terms of their affordability, management and the quality of the built environment. The evaluation was done by analyzing their similarities and differences, to reveal which typology delivers a better quality living environment. It also investigated the type of social housing development most suitable for the South African environment and meets the objectives and principles of social housing. The study analysed four existing social housing developments, three in Durban and one in Pietermaritzburg, two were refurbished buildings, and the other two, Greenfield developments. Information was collected by conducting household surveys, interviews and discussions with the residents and management of the housing schemes. The case studies revealed interesting contrasts as well as some important similarities among the social housing schemes. The main findings showed both typologies were functional in providing affordable housing though Greenfield developments proved to be a better alternative in terms of effective management, tenant participation and better built environments. The study proposes recommendations to improve social housing delivery in South Africa such as making social housing affordable, strategies for affordable security and safety systems; energy efficient designs and considerations for persons with special needs.
Comparing the use of housing as a financial and economic asset in rdp and bng housing projects: a case study of Dumisani Makhaye village, Umhlathuze municipality.
(2017) Jali, Mbusi Conrad.; Adebayo, Pauline Wambui.
The provision of low-income housing in post-apartheid South Africa has been one of the tools of reversing the effects of discriminatory apartheid planning and policies. The immense demand for low-income housing by those who were denied such by the apartheid government, coupled with the financial constraints of meeting said demand, shaped how housing would be provided post-apartheid. The provision of core/starter low-income housing units that would be improved by beneficiary households through the incremental process to make them ‘adequate’, depending on beneficiary household’s needs and circumstances, was the method of housing delivery adopted by the post-apartheid government. The incremental process of achieving adequate housing therefore had intrinsic expectations that low-income housing beneficiaries would use their houses as assets to access finance or start home-based businesses in order to facilitate the process. As an asset, housing could also be used as a tool to address the poverty and low income of its recipients. Starter houses provided in the Housing White Paper (HWP) policy era were termed RDP houses. Failure of the HWP as the first post-apartheid housing policy to explicitly emphasize and facilitate the use of RDP starter houses as assets by beneficiaries in order to achieve adequate housing contributed greatly to their constrained ability to perform as financial and economic assets. The second post-apartheid housing policy introduced in 2004, which was the Breaking New Ground (BNG) whose low-income housing units were termed BNG houses, is explicit and emphasizes facilitation of the performance of low-income housing as a financial and economic asset in its era, while retrospectively enabling the same performance of RDP housing that failed to perform as such in the HWP era. This study was undertaken to determine whether low-income housing has performed more as a financial and economic asset in the BNG era than it did in the HWP era, as envisaged by the BNG housing policy. Data gathered through interviews, a household survey and observations was thematically analysed to present comparative findings, in which it was determined that some of BNG housing attributes like its size and design have enabled it to perform ‘better’ as an asset than RDP housing. However, despite the demonstrable ‘better’ performance of BNG housing, it has not performed as such to the fullest extent possible, as envisaged by BNGhousing policy. This is despite the state’s attempts to encourage such use by beneficiary households through operating small businesses and/or its use as security for a loan, among other things. Reasons for the sluggish performance of RDP and BNG housing as a financial and economic asset range from lack of knowledge by beneficiary households about how to use low-income housing to access finance or start small home-based businesses, to the packaging of low-income housing projects that did not inspire the performance of housing as an asset. The research concludes that the packaging of housing projects needed to conceptualize how housing units would be attractive to lenders and /or how they can be used to generate household income, among other things. It is also recommended that there should be partnership between sectors, the financial and business sectors for example, and the municipalities to ensure low-income housing’s performance as an asset can be improved.
An evaluation of the Integrated Residential Development Programme (IRDP) as a strategy of spatial integration of low-income housing project: a study of Cornubia, Durban, South Africa.
(2019) Singh, Shaheel Sunil.; Adebayo, Pauline Wambui.
This dissertation evaluates the Integrated Residential Development Programme (IRDP) as a strategy to address spatial integration of low-income housing in South Africa. The colonial, segregation and apartheid city resulted in the production of distorted settlement patterns that were deeply rooted in social segregation and physical fragmentation in the sense that the majority of poor, mainly black households were confined to areas on the outskirts of city centers. Theoretical underpinnings such as neoliberalism and locational theories also had a major influence on the urban spatial planning approach of South Africa. The adverse effects of neoliberalism such as principles of the ‘rolling back’ of the state and free markets result in the poor continuing to be segregated and spatially disintegrated. The poor are unable to afford to purchase land or housing in well-located areas and are subsequently deprived of its accompanying opportunities, services and amenities. Since the turn of democracy, both South African planners and legislation have made ‘restructuring’ their top priority. The true challenge faced by them was the redevelopment of the South African city to one that was viable and enabled all citizens to engage with the qualities of a well-integrated city. As a means to achieve a well-integrated city the South African post-apartheid government introduced the IRDP. The aim of this study was to obtain detailed findings on whether or not lowincome housing development has improved in terms of spatial integration since the introduction of the IRDP. The IRDP was introduced to facilitate the development of all-inclusive human settlements in well-located areas. One of the spatial integration initiatives undertaken by the IRDP was the Cornubia phase 1A housing project in Durban, South Africa. Hence the Cornubia phase 1A housing project was used as a case study to analyse whether the IRDP can be used as an effective strategy to address the lack of spatial integration in low-income households. In order to achieve the abovementioned objective of the study, both primary and secondary data was used by the researcher, and the research was case study-based. The findings of this dissertation have shown that the IRDP is a strategy that has the potential to address the lack of spatial integration in low-income housing development in South Africa. However the results of the research have also identified gaps and room for improvement in the IRDP which is used as a basis for recommendations.
An exploration into the lower middle income housing market.
(2009) Ojo-Aromokudu, Judith Tinuke.; Kahn, Michael.; Adebayo, Pauline Wambui.
The study explores the factors hampering the growth of a sustainable lower middle income (LMI) housing market. The LMI group includes members of the working class who earn between R3,500 and R7,000 per month. The motivation for the research followed an observation made in 2003, that the policies of both the Department of Housing and the traditional banking system excluded this income category from accessing housing assistance. However, during the course of the study, the state started extending subsidy assistance to this income group, through the Breaking New Ground (BNG) policy. The study employed oral and written data collection methods. The housing market participants was divided into three broad categories, namely, demand side participants, supply side participants and the housing market facilitators. Interviews were conducted with both supply side participants and facilitators. On the demand side a questionnaire survey was conducted to establish the experiences of households in respect of the home acquisition process. The research findings revealed that LMI households require a housing typology which is described as a two bedroom detached starter house, within close proximity to a public transport system, and other community facilities for ease of accessibility. The data showed that the LMI households required financial education before getting involved in the home acquisition transaction. In addition, it emerged that professional services offered by the estate agents were not being fully utilized by the LMI households simply because the households were not aware of the responsibility of the agents in the home acquisition transaction process. It is maintained that the LMI housing market is inundated with multi-faceted hurdles from both intrinsic and extrinsic sources. The intrinsic sources include household character, past experiences amongst others, while the extrinsic sources comprise housing stock availability, loan approval criteria, etc. These hurdles require both long and short term interventions addressing the convoluted home acquisition process which involves various facilitators and a costly immovable product. In conclusion, it is recommended that demand side home ownership education is necessary, whereby LMI households are prepared for the home acquisition process. On the supply side long and short term interventions are recommended towards creating enabling environments for the supply of starter houses located close to neighbourhood facilities particularly a reliable transport network.
Identifying alternative instruments for delivering affordable well-located urban residential land to reverse the growth of informal settlements in Durban
(2018) Nengomasha, Calvin.; Adebayo, Pauline Wambui.
Abstract available in Pdf.
Inclusionary housing developments : towards addressing inequalities and segregation patterns in South African residential neighbourhoods : a case study of Cosmo City, Johannesburg.
(2017) Gopal, Kashmil.; Adebayo, Pauline Wambui.
This dissertation assesses the effectiveness of inclusionary housing in South Africa, as a tool to reduce spatial segregation and inequalities in residential neighbourhoods. To date, South Africa has spatial inequalities and residential segregation across neighbourhoods, distinguished by race and class, characterised as ‘exclusionary housing’. Low income people live on the peripheries of urban areas with substandard housing, inadequate services and a lack of employment and other socio-economic opportunities, while the middle and higher income people live in well-developed urban areas with good housing, services and opportunities. This phenomenon is a result of the colonial and apartheid eras where the white minority marginalised the non-white majority by stripping them of all land rights and enforcing segregation laws that made people live in separate areas which were determined on the basis of one’s race. These laws were unjust and inequitable. After South Africa achieved democracy, post-1994; the then new democratic government made attempts to redress the wrongs of the past. However, such redress has been at a slow rate. New housing policies were introduced to promote integration and socio-economic inclusion, such as the Housing White Paper of 1994, the Breaking New Ground policy of 2004, and thereafter the Inclusionary Housing Policy of 2007. These three policies are discussed in this dissertation as they were designed with the purpose of redressing the problems of segregation and inequalities in South African neighbourhoods by promoting integration and socio-economic equality, which is the basis for inclusionary housing that is the key theme of this dissertation. Inclusionary housing is housing that incorporates different income groups, with different housing typologies to cater for the different income groups, all in one development, while providing the same standard of basic services and facilities for all. Inclusionary housing promotes integration and social inclusion, as well as creates many opportunities for the low income, such as employment and an improved livelihood. In South Africa, inclusionary housing was implemented for the first time in 2004, in a development called Cosmo City, situated north-west of Johannesburg. By using Cosmo City inclusionary housing development as a case study, this dissertation assesses the effectiveness of inclusionary housing as a tool to reduce spatial segregation and inequalities inherited from the past and which persist post- 1994. This assessment was enabled from the analysis of research conducted in the form of interviews with key stakeholders and informants in the Cosmo City inclusionary housing development, questionnaire surveys with beneficiaries from the three different income groups in Cosmo City, and field observations, as well as various bodies of literature pertaining to housing policy and inclusionary housing, in the context of South Africa. International examples in the practice of inclusionary housing and IHP, namely USA and China, is used to display how the mixing of income groups function in their housing environment and what level of success was achieved. The study’s findings display that Cosmo City inclusionary housing development is a thriving community that has RDP, partially subsidised, and fully bonded houses in one area. It was found further that there are basic services and facilities provided for all, as well as directly and indirectly created employment opportunities resulting from business and industrial sectors created within the area, as well as from nearby surrounding areas. The research concludes that inclusion within Cosmo City was largely achieved through delivering inclusionary housing in line with the objectives found in IHP and principles of inclusionary housing. The poor are integrated with the higher income and closer to urban areas, and have had their livelihoods vastly improved. Recommendations are made for better achievement of inclusionary housing and IHP goals, in particular, the location of inclusionary housing developments can be improved by making land more accessible within urban areas, and careful consideration must be taken regarding the mix of housing typologies in a development in order to get the recovery rate ideal for long-term financial sustainability and viability of a development. Inclusionary housing can, to a large degree, be responsible for reducing spatial segregation and inequalities in South African residential neighbourhoods.
The influence of culture on the acceptability of community residential units (CRU): a case study of uMlazi T-section, Durban KwaZulu-Natal.
(2016) Msimang, Noxolo Mary-Anne.; Chipungu, Lovemore; Adebayo, Pauline Wambui.
The development of housing in the context of culture has been an issue that has not received much attention and/or considered within the South African context. The post-1994 era saw a transferring of culture and cultural practices within the built environment of hostels living and lifestyle through urbanisation. During the apartheid era, black people were exposed to two types of housing typology; one which allowed them to practice their culture freely, and the other which limited them in all aspects. Housing in rural areas allowed for black people to practice their culture freely through its house-form layout, whereas housing in urban areas presented limitations and restricted all forms of cultural practices. The study aims at establishing and assessing whether CRUs are responsive to cultural needs, norms and practices. Information was gathered through qualitative and quantitative methods in forming a relationship between housing and culture. Qualitative information was gathered through human behavioural and development theories such as the Durkheimian and Modernists theories that were used in conceptualising the study whilst creating a link and relationship, and government documents. Quantitative information was gathered through household surveys which were conducted in the community of Wema and a focus group discussion was held in Unit 17 and interviews were conducted with the superintendents representing the eThekwini Municipality. This research revealed that post-1994 housing especially the CRUs do not take into cognisance households’ cultural values. This is reflected in the nature of housing which is not free-standing while certain facilities within and outside the units are shared thereby depriving households of privacy. However, the study also established that there are people who value the ease and convenience of single living and temporary housing depending on economy and their family’s financial need. The study recommended that the government should incorporate an environment that is supportive of culture and family living. It also noted that there is need for development of housing on short-tenure basis for people for people who do not want to settle with their families permanently in urban areas and those who are only seeking employment opportunities.
Investigating the role of community educational programs in bridging the gap between sanitation policy and practice of ecological sanitation in low-income peri-urban communities: a case study of Umbumbulu, eThekwini Municipality.
(2019) Msebenzi, Thandeka Precious.; Adebayo, Pauline Wambui.
An investigation into why housing consolidation projects only reach 70%-80% of intended beneficiaries on closure of the project in Metropolitan Durban.
(2006) Mokoaleli, Thabo C.; Adebayo, Pauline Wambui.
When the Government of National Unity (GNU) came to power in South Africa in 1994, it inherited a housing sector with severe abnormalities as a result of the policies and political turbulence of the apartheid era (Department of Housing/DOH, 2000a). One of the main problems was and is still the enormous housing backlog facing large sections of the country's population both in rural and urban areas. The housing crisis in South Africa has received extensive attention by the South African government, non-profit organizations and international actors such as research and aid organisations since the demise of apartheid. This shows the historical and present interest on the SUbject. The most significant development in housing policy in 1990 was the creation of the Independent Development Trust (lOT). The lOT, was a parastatal, a government created institution in 1991, which was to address the housing needs of the country's poor. As one form of housing subsidisation, housing consolidation subsidies have been used in housing projects for households to build new houses or improve existing structures on the serviced sites that were previously subsidized through the Independent Development Trust (lOT) in the 1990's. The realisation that between 20%-30% of beneficiaries do not take occupancy at the end of a specific project, has brought a serious concern to the Housing Department, local community structures and Project Managers. This study, focuses on the Durban Metropolitan Area; it intend to increase one's understanding of why consolidation housing projects only reach 70%-80% of intended beneficiaries on closure of the projects. The housing consolidation projects in Luganda and Savannah Park, Southern Pinetown, Durban, which are the sUbject of the present stUdy, were initiated in 1996 and 2000 respectively with the intent to deliver over 2000 houses in both study areas. These are being investigated. The study takes a form of a wholes tick approach and tries to make a link between the absent beneficiaries and those who informally transfer their property to new owners. The reason is simply that the 20-30% originally intended beneficiaries are not benefiting from the Consolidation Housing Subsidy. The study aims to look at alternative, cheaper and affordable ways of obtaining title deeds for people who have bought sites informally from the authentic officially recognised beneficiaries. Lastly, the study will contribute by data gathering and analysis, to the understanding of the phenomenon of low-occupancy and informal or de facto transfer of property.
Making a business case for green housing investment in Lagos, Nigeria.
(2019) Odu, Tenigbade Yewande.; Adebayo, Pauline Wambui.
The construction and occupation of environmentally sustainable buildings, also known as green buildings, rather than the conventional high-energy type, are increasingly being widely accepted as modes of environmental degradation abatement in the built environment. In spite of this, green housing units are not a regular feature in the Nigerian city of Lagos. Global warming, climate change and environmental degradation are some of the most popular phrases in modern day political and non-political discourses. Erratic weather and increasing natural disasters are evidence of the importance of these phenomena and why they must be abated as a matter of urgency. Therefore, this study set out to create a framework for effective green housing investment, by examining the various factors affecting the feasibility and viability of such investment in the Lagos context and using the results as bases for creating the framework. Based in one of Africa’s largest cities, the study objectives included assessing the level of awareness of green housing, especially as a form of environmental degradation abatement, among housing stakeholders in Lagos. Having a largely private-sector driven housing sector, the study investigated the perception of private property developers and their behaviour towards green housing investment. The study also set out to identify the various green housing investment drivers, which are factors that can motivate investment in green housing. Various housing related policy instruments and documents were also reviewed to assess their efficacy in supporting green housing investment in Lagos. The study also assessed the cost and value of hypothetical green housing units, and their viability as housing investment options. The study used the ecological modernisation theory to explain the interrelationship of the state and the private sector to achieve environmental sustainability. It also used the theory of planned behaviour to examine property developers’ behaviour towards green housing investment. The study employed both quantitative and qualitative research instruments, including focus group discussions, to survey home users, estate surveyors and valuers, real estate developers, policy makers and architects, and subsequently establish a viable framework among the various property market players all located in Lagos. The quantitative data was analysed using various statistical tools including a structural equation modelling tool, while the qualitative data was analysed thematically. The findings of the study reveal that the paucity of green housing units in Lagos is attributable to a number of factors. These include a general lack of awareness of green buildings among parties that make up both the supply and demand sides of the housing market in Lagos. Also, property developers stated factors such as lack of demand for, and high cost of constructing green housing units as reasons for their lack of interest in such investments. The findings and results of the study were used to create a framework that recommends actions such as the formulation of green housing targeted policies and the creation or adoption of a local green building rating system. The study also recommends that the state government should identify environmentally responsible property investors, actively involve them in policy-making driven discussions and create an enabling investment environment for them in line with the investment drivers identified in this study.
Understanding the FEDUP group savings scheme model for self-help housing. a case study of Namibia Stop 8 housing project in Inanda, KwaZulu Natal.
(2017) Qumbisa, Nolwazi Mandosi Robertious.; Adebayo, Pauline Wambui.
The post-apartheid South African government is faced with a severe housing backlog due to the apartheid regime which created inequalities through segregation policies. Consequently, due to a number of factors the current government has been struggling to address the high housing demand. The Federation of the Urban Poor (FEDUP) group savings scheme model for self-help housing appears to be complementing the government’s efforts in the provision of housing. The model operates under the Enhanced People’s Housing Process (EPHP) policy, previously known as the People’s Housing Process (PHP), which was adopted by the government after engagements with Non-Governmental Organisations (NGO’s) which included FEDUP and uTshani Fund, to encourage more community participation for housing development. The aim of this study is to understand the FEDUP group savings scheme model for self-help housing. The research was conducted using the qualitative approach for data collection, analysis and presentation. The study used the case study of Namibia Stop 8 housing project to understand the model and assess its potential for replicability elsewhere. The findings of the study indicate that group savings schemes are able to deliver good quality housing products, encourage more community involvement during housing projects, including participation in decision-making. The success of the model relies mainly on good cooperation between the key stakeholders of the project. The findings have suggested that the FEDUP group savings scheme model can be replicated elsewhere. These findings, in relation to the enabling approach, autonomous approach and social capital theory suggest that the culture of poverty theory can be negated through the use of the model as communities are given the opportunity to contribute to the delivery of their own homes with support from organisations such as FEDUP, thereby breaking the poverty cycle. Using group savings schemes, communities can work together to better their living conditions and improve their housing conditions. The conclusion of the study is that the FEDUP group savings scheme model as means of self-help housing assists to enhance the current unsustainable government system of low-cost housing provision, through community participation in the housing development process and production of an arguably better housing product.
Women-owned home base enterprises and poverty alleviation: a case of Umlazi B township.
(2024) Hlongwa, Nokuphiwa Charity.; Adebayo, Pauline Wambui.
Dwellings can provide shelter, amenities and an income through spaces used to create wealth, and act as collateral for borrowing. Therefore, housing is an asset that can unlock wealth if the owner utilizes it thus. In South Africa, historically, black women in townships were placed at the back of acquiring homeownership. However, this has changed, and black women in townships are now also homeowners and can explore different avenues of generating income through their housing. For women who were previously disadvantaged, the inclusion into urban policies for housing tenure, such as through the Extend Discount Benefit Scheme (EDBS), have opened the opportunity to potentially realise economic prosperity for themselves through home-based enterprises (HBEs). Women experience myriad barriers when it comes to income generation, beyond those faced by men. The belief that women's work is not part of the monetary mainstream prevails. The study aimed to assess black women-owned HBEs from the beginning of their entrepreneurship, the challenges they have faced and continue to be impacted by, and the extent to which they are achieving income generation and poverty alleviation. It employed a qualitative methodology, where a sample of women who run HBEs was sourced through purposive and snowball sampling, to select the participants to partake in the study. This type of sampling allowed for the researcher's discretion to be used to choose variables or set out the criteria based on the study's aim and objectives. The researcher used semi-structured interviews to conduct interviews with women identified in this way, as well as two other key informants, in order to explore the extent to which HBEs were fulfilling the policy objective of poverty alleviation and wealth creation. A covert obse rvation was also used to gather discernible information required to understand women owned HBEs in the study area better. Data was analysed and interpreted in a thematic manner, with themes predetermined from an understanding of the issues pertinent to women owned HBEs, as well as sub-themes that emerged from the data. The researcher found that women owners of HBEs’ perception was that their poverty has reduced through the operation HBEs, because they are able to feed their families and meet some basic needs. Nevertheless, the absence of business data on the women’s operations and the generalised terms with which they discuss their businesses with no real detailing means it cannot be established whether the businesses have alleviated poverty. Indeed, the size of the businesses and informality of the operations suggest a survivalist character rather than a wealth creating one. To this extent, it was concluded, the policy goal of poverty alleviation and income generation may not have been v achieved, despite these women becoming homeowners. However, the results of the research have also identified gaps and room for improvement for the government’s role in supporting women owned HBEs, which are used as a basis for recommendations.

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