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2 A new generation of housing policies for the first suburbs or innerburbs. Previous generations and the principal policy lines HABITAT I & II: Failed or not focused upon the large areas of consolidated colonias populares: Interest parallels the first suburbs research in the USA 3

3 Casablanca 1979 (Gilbert and Ward 1985) Casablanca 2009/10 4

4 Primer contorno de crecimiento en ciudades de AL Asentamientos de origen irregular (hoy en día) consolidadas Lima Bogotá Monterrey Guadalajara Objetivo: Llamar la atención hacia los asentamientos de origen irregular consolidados, con más de 25 años. Requieren de una urgente atención Pero, No se diseñan políticas públicas para estos asentamientos que ocupan entre 30 y más de 50% del área urbana

5 The nature of the problem Physical dilapidation: after 30 years of intensive use. Population densities high: Dwellings no longer meet functions of new household arrangements Lot Sharing 6

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7 Key policy arenas for application in these first suburb low income areas and which are guiding our policy discussions today. 1) Priorities for Physical Dwelling Rehab and Community Regeneration at 3 levels A) Macro level N hood/community with framework of sustainability Rehab of urban facilities such as schools, playgrounds, plazas, markets etc.) Rehab of infrastructure: (street paving; power lines; drainage and stormwater ; sidewalks, etc. ) Designing inclusion -- Summer School - Guayaquil July 9

8 B) Meso level often ignored intersection dwelling and n hood (front of house; street; sidewalks etc. Appropriation of public spaces cars; vendors stalls; workshops; stairs to upper floors; Impedes mobility (elderly and physically impaired). Need for community regulation (single side parking; reduce obstructions; partial street closures, etc. Designing inclusion -- Summer School - Guayaquil July 10

9 C) Physical Dwelling the micro (dwelling) level i) Policies to redesign the dwelling unit to meet new household structures (sharing & 2 nd /3 rd generation needs) ii) Physical rehab & housing renovation iii) Rehab spaces for economic or rental usage Designing inclusion -- Summer School - Guayaquil July 11

10 3 rd major area of policy thinking: Juridical and Legal Policies for Rehab i) Promoting clean titling & new title arrangements that will provide security and access to loans: Where become clouded through intestacy (surviving spouse, children, etc) New forms of shared or collective property titles (condominio familiar etc.) Promotion of Wills & reduction of legal costs etc. NGO dispute resolution mechanisms (see Ward, Jimenez and others in Habitat International (on LAHN website) ii) Policies to enhance investment while improving planning and regulation compliance at the community level (macro and meso levels) Development zones Social interest development zones (ZEIS) Foster community participation and self regulation programs tied to regeneration and maintenance iii) Policies to enhance compliance with codes, safety standards, at the micro (dwelling level) Progressive compliance i.e. temporal waivers - (sticks and carrots to ensure compliance and safety standards, etc). Designing inclusion -- Summer School - Guayaquil July 12

11 4 th major area of policy thinking: Social Mobilization and Community Engagement i) Need to revitalize community collaboration and mobilization around social development and physical rehab issues. Work with women s organizations and technical assistance; work through NGOs & existing organizations; Sustainable housing and communities focus Ii) Planning initiatives & incentives to work with community in sustainable rehab and community regeneration Funds and technical assistance; work through NGOs & existing organizations; Prioritization by the residents themselves through town meetings & collaborative improvements. Policies to incentive local resident activities & meso level interventions iii) Loans, credits, grants and incentives for rehab & housing renovation (maybe tied to green initiatives) To women households; CCTs (conditional cash transfers) for rehab Micro credits Financial assistance to promote clean titles among stakeholders in order to leverage loans and financing. Designing inclusion -- Summer School - Guayaquil July 13

12 Regularization of Property Titles The Background to Clouding and Tangled Titles Minimal mobility of owners: 80% the original families; But lots of in-and-out movt. Of adult children mostly Remains the family home and dwelling for 2 nd generation adults (sharing) Aging of original owners and title clouding (despite regularization). Majority owners over 60 yrs; and many over 70 Dying intestate and making informal arrangements Title impediments arising from succession Aspirations of 2 nd and 3 rd children & tensions & conflicts Properties now have substantial value yet market not facilitate turnover market is stuck: Exchange Value difficult to leverage Circa $US40,000 Guadalajara; Monterrey $25,000; Mexico City $100,000. Santiago $27K; B Aires (17K loteos 67m2; Vilas $7K (86m2); Lima $20K; D. Republica $40k Bogota: $25-30,000 (2009 values). Casablanca Barrio = $30K. High demand housing low effective demand since no financing mechanisms for third party sales (traspasos) etc. Also Ongoing Use Value patrimony for some of the adult children and grandchildren therefore cannot sell. Aspirations of 2 nd and 3 rd children & tensions & conflicts (mentioned above) 14

13 Imperative for policy thinking: How to Promote Ongoing Clean Countries have different legal and social constructions to handle inheritance of housing assets Testamentary cultures: (Wills). e.g. USA, Mexico, Guatemala, etc. & social codes where no will (intestacy) Non Testamentary: social code for division. Arrangements vary. (Some mixed with partial Will Chile, Colombia, for e.g. ) Beneficiary (legado) arrangements with or without a Will (Ecuador) But problems invariably evolve due to: Ongoing use value of one or more adult siblings Reluctance to waive inheritance rights (notwithstanding informal agreements made pre mortem Breakdown of inheritance legal process: length of time, postential costs; disputes illegitimate kids; (etc.) Thus no (or tardy) transfer of title to new owners. A problem because? Impedes market sale at full value Disincentives to rehab if others still have a claim Difficult / Impossible leverage formal financing Resulting in deterioration of dwelling unit & high opportunity costs 16

14 Policies to Handle Inheritance? Promotion of Wills at Low Cost Assign a beneficiary (legado) Ecuador allows this with or w/o a will (on the property) Texas. Deed on Death Promote new forms of inheritance titles: Patrimonio familiar Condominium lite arrangements; Los aires, etc. Expedite inheritance laws and procedures for low income (or lower value) home transfers Mediation arrangements especially In short, figure out how to ensure title sustainability and what works in local contexts 18

15 Once again, thank you for your attention. 19