Affordable housing in Portugal and São Paulo Municipality: Comparison of space standards and socio-economic indicators

Transcription

1 COBRA the Royal Institution of Chartered Surveyors International Research Conference Salford, Manchester (UK) September 2011 Affordable housing in Portugal and São Paulo Municipality: Comparison of space standards and socio-economic indicators João Branco Pedro José Jorge Boueri Laboratório Nacional de Engenharia Civil Faculdade de Arquitetura e Urbanismo da Universidade de São Paulo Delft University of Technology Escola de Artes, Ciências e Humanidades

2 1. Introduction In Portugal and Brazil it is generally accepted that the main goal of affordable housing is to ensure decent housing for all households.

3 1. Introduction Habitat Agenda The general requirements for adequate or decent housing have been internationally accepted: «The housing should provide a safe, healthy, comfortable and functional environment, at an affordable cost.» «60. Adequate shelter means more than a roof over one's head. It also means adequate privacy; adequate space; physical accessibility; adequate security; security of tenure; structural stability and durability; adequate lighting, heating and ventilation; adequate basic infrastructure, such as water-supply, sanitation and waste-management facilities; suitable environmental quality and health-related factors; and adequate and accessible location with regard to work and basic facilities: all of which should be available at an affordable cost.» Habitat Agenda II, adopted by 171 countries at Habitat II conference in Istanbul, Turkey 3 to 14 June 1996.

4 1. Introduction Habitat Agenda However, the performance demanded for each requirement often varies from country to country according to the prevailing cultural, social, environmental, technological and economic conditions. «60. [ ] Adequacy often varies from country to country, since it depends on specific cultural, social, environmental and economic factors. Gender-specific and age-specific factors, such as the exposure of children and women to toxic substances, should be considered in this context» Habitat Agenda II, adopted by 171 countries at Habitat II conference in Istanbul, Turkey 3 to 14 June 1996.

5 1. Introduction In previous studies, it was found that the affordable housing built in Brazil was smaller than that built in Portugal. The comparative study aimed to determine the degree and especially the justification for this difference.

6 2. Case studies Program "Cost Controlled Housing" (CCH) in Portugal Program "My House My Life" (MHML) in São Paulo Municipality (Brazil)

7 2. Case studies CCH MHML Program of the Portuguese State, implemented by Housing and Urban Rehabilitation Institute. Aims to provide dwellings with reduced prices for households with low-income. Created in Housing for sale or rent. From 1984 to 2004, were built 126,000 dwellings. Program Federal Government of Brazil and executed by the Federal Bank. Aims to reduce the housing deficit in Brazil, particularly of low-income households. Created in Housing for sale. It is planned to build 400,000 houses (in all Brazil).

8 3. Objectives 1) Which program has less demanding space standards? 2) Which demographic and economic conditions explain the differences in space standards? 3) How different space standards influence users' satisfaction?

9 4. Which program has less demanding space standards? Dwelling Rooms Furniture and equipment Number and type of rooms Floor area of dwellings Gross area of dwellings Ceiling height Relations between spaces Size of rooms Area of rooms List of furniture and equipment Physical dimensions of furniture and equipment Use dimensions of furniture and equipment

10 4. Which program has less demanding space standards? The space standards set for MHML Program are less demanding than those set for CCH housing. CCH MHML

11 4. Which program has less demanding space standards? GROSS AREA OF DWELLING Maximum The gross area of dwellings from MHML Program is 50% to 60% compared with dwellings from CCH (dwellings with the same number of bedrooms). House Flat Minimum MHML CCH

12 4. Which program has less demanding space standards? The floor area of rooms from MHML Program compared with the rooms of CCH is: 82% for bedrooms, 60% for living room, kitchen and laundry area, 42% for bathroom, storage and circulation. CCH MHML Bedrooms m² Living room, kitchen & laundry m² Bathroom m² Storage and circulation m² Total m²

13 5. Which conditions explain the differences in space standards? Population Housing stock Housing demand Price of affordable housing Income of households Population Number of households Number of individuals per household Annual growth rate of population Number of dwelling units Number of dwellings units per 1000 inhabitants Number of dwellings units per households Housing tenure Housing deficit Vacant dwellings Qualitative deficiencies Price of two bedroom dwelling Price per square meter Annual GDP per capita Monthly minimum wage Annual income per person (20 % of the population with lower income) Annual income per person (20 % of the population with higher income) Threshold of poverty risk Gini Coefficient Rate of effort with the purchase of housing

14 5. Which conditions explain the differences in space standards? The housing deficit is still a problem in São Paulo Municipality, contrary to Portugal where there is a surplus. A greater demand for housing in São Paulo Municipality contributes to the acceptance of lower space standards. Portugal Dwellings per family: 1.37 Housing deficit: dwellings (data from 2001) São Paulo Municipality Dwellings per family: Housing deficit: dwellings (data from 2000)

15 5. Which conditions explain the differences in space standards? The income of poor population in São Paulo Municipality is substantially less than the income of poor population in Portugal. Low space standards of MHML program are a way to make the price of dwellings affordable for low income households in São Paulo Municipality. Portugal São Paulo Municipality Average annual income per person of the 20% of the population with lower income: Average annual income per person of the 20% of the population with lower income: 3,667 (data from 2007). 13 % 466 (data from 2007). Price of two bedroom dwelling of affordable Price of two bedroom dwelling of affordable housing: 102,102 (data from 2009). 19 % housing: 18,576 to 20,124 (data from 2009).

16 5. Which conditions explain the differences in space standards? The different approach to provide housing to low income households has direct influence space standards. In order to increase the number of households covered by MHML program, the cost of dwellings is minimized and, as a result, space standards are necessarily low CCH Progressively build quality housing at an affordable cost. Social renting. Economic sustainability of the program is pursued MHML Quickly provide housing for a large number of households. Selling. Substantial non refundable investment (more than 60 %).

17 6. How different space standards influence users' satisfaction? According to the available studies, dwellers of affordable housing in São Paulo Municipality express a slightly higher level of satisfaction with the size of dwellings than those in Portugal.

18 6. How different space standards influence users' satisfaction? Therefore, a direct relationship between the space standards and the level of satisfaction of dwellers can not be established. The results suggest that dwellers of affordable housing in São Paulo Municipality have lower expectations, probably due to their previous housing experiences.

19 7. Discussion The policy option of MHML Program was to quickly "give" housing to a large number of low income households. However, small space standards had to be accepted (from a technical standpoint). Is it better to go for a quick and broad solution for the housing problem or to chose a less ambitious and incremental approach with emphasis on quality?

20 7. Discussion In MHML Program, housing is "sold", even to low income households. As a result, the non refundable public investment is over 60% of the selling price of the property. Does this approach ensure the best use of public resources? Perhaps there are other approaches, such as social renting, longer amortization periods, or empowerment of communities (e.g., self-construction)?

21 7. Discussion Dwellings of MHML Program are about half the size of dwellings of CCH. However, dwellers were as satisfied or slightly more satisfied in São Paulo with the size of their dwellings. How to balance dwellers satisfaction and technical recommendations on policy options? What criteria should be adopted to set the minimum area of dwellings?

22 COBRA the Royal Institution of Chartered Surveyors International Research Conference Salford, Manchester (UK) September 2011 Thank you for your attention The authors gratefully acknowledge the contributions of A. Baptista Coelho, Alexandre Kenchian, Ana Pinho, Cláudia Lapetina, Eduardo Trani, Isabel Plácido, José Beirão, J. Vasconcelos Paiva, Khaled Ghoubar, Marcelo Mendonça, Marluci Menezes, Maria Chiquetti Carnier, Maria João Freitas, Paulo Machado e Sheila Ornstein Laboratório Nacional de Engenharia Civil Faculdade de Arquitetura e Urbanismo da Universidade de São Paulo Delft University of Technology Escola de Artes, Ciências e Humanidades