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30 October 2023 Photo Bobby Shabangu
The aftermath of damage to a building in Johannesburg, after burning.
A recent fire that engulfed a downtown Johannesburg building illustrates the challenge of housing a bulging urban population in safe, dignified conditions.


Opinion article by Prof Ivan Turok, Chuma Giyose, Claudia Hitzeroth, Zama Mgwatyu and Andreas Scheba


The tragic loss of 78 lives when fire engulfed a downtown Johannesburg building illustrates the challenge of housing a bulging urban population in safe, dignified conditions.

While the apartheid government resisted urbanisation and refused to build liveable neighbourhoods for black people, the ANC government and metropolitan authorities have been ambivalent, fearing that cities would be overwhelmed.

The ‘RDP’ mass housing programme has constructed about three million small units in peripheral dormitory settlements, far from jobs and amenities. A formulaic ‘one house, one plot’ approach has produced sprawl with sparse facilities. The scheme is currently being cut back and replaced by serviced sites rather than free homes. This is bound to perpetuate urban fragmentation, instead of helping to densify and integrate cities.

More dynamic and adaptable way

Meanwhile, a more dynamic and adaptable way of providing affordable urban housing has emerged from the grassroots, beyond the formal housing system. Many poor households, small building contractors, and emerging developers are responding to the massive demand for low-cost accommodation by investing whatever resources they can muster to construct rental units in their backyards. They are countering unemployment and hardship with laudable energy, initiative, and self-reliance.

Their dwellings range in quality from simple wooden and zinc structures to solid brick-and-mortar two-storey flats with internal ablutions. Standards are improving over time as tenants demand better accommodation and builder-developers learn to design superior homes.

Small-scale rental housing (SSRH) is also stimulating township economies by raising household incomes and creating local jobs across the construction value chain via the supply of building materials, repairs and maintenance, and rental agents and other property services. It is providing a valuable shot in the arm for a struggling building industry.

These positive features and their multiplier effects make SSRH the fastest growing segment of the housing market in the country. An organic process of transforming underused land into more valuable property is being replicated over and over again across cities and towns, driven by the insatiable demand for affordable accommodation. The momentum is fuelled by the emergence of novel lending institutions, such as the Trust for Urban Housing Finance.

Yet, the very success of this phenomenon creates other challenges, including overloaded infrastructure, stretched public services, and degraded open spaces through population growth and crowding.

Dangers of SSRH

Most emerging developers and contractors are unaware of the formal rules and systems that regulate house building and urban development. The informal and unauthorised nature of SSRH poses dangers for resident communities and risks for the developers themselves.

The health and safety of tenants occupying substandard dwellings can be compromised through fires and structural failures. And the developers might never recover the value of their investments if they remain informal.

Research has shown that the costs of regulatory compliance faced by builder-developers are prohibitive. Following the formal approval procedures and paying the requisite professional fees and administrative charges would more than double the cost of developing rental units because of their onerous nature. Most developers either do not apply for permission to build — or they give up out of frustration halfway through this time-consuming process.

Despite the immense opportunities and looming threats facing SSRH, the sector is almost completely ignored by national, provincial, and municipal authorities. The tenants seem invisible to decision-makers because at least they have a roof over their heads and appear better off than people occupying informal settlements.

Finding creative ways to help upgrade and regularise backyard housing means navigating a legal and regulatory minefield that just seems too complicated to public officials, who do not know where to start.

Responding to the policy vacuum

Several grassroots intermediary organisations have begun to respond to the policy vacuum by providing practical support to builder-developers and advice to the government about what actions and reforms are most urgent and important. NGOs are rolling up their sleeves and offering direct assistance and advocacy on behalf of the sector. They believe that empowered citizens should drive local development, so they support small-scale operators looking to construct decent, affordable accommodation.

Some of these organisations have set up training courses and mentoring programmes to help nascent contractors and developers to improve their knowledge and capabilities. Hands-on technical advice and expertise are also offered to individual developers to package their project proposals professionally to help secure external funding.

NGOs have learnt from direct experience that a broad spectrum of builder-developers are engaged in township housing. The support they offer needs to be carefully tailored according to the distinctive needs and potential of different enterprises.

At one end are ‘homeowner developers’, who build in a piecemeal, intuitive, and incremental way according to whatever resources they can secure from personal savings and networks. Women are well represented among this group. They aspire to make better use of their backyards to supplement their household income and create a durable asset for future security.  

Micro-developers

At the other end of the spectrum are ‘micro-developers’ who are more proficient and strategic. They have more extensive, specialist networks and can raise longer-term loans to fund their projects. These entrepreneurs usually build larger blocks of between six and twelve units on each plot and operate across multiple sites.

Township developers do not tend to work together closely because of natural rivalry. The spirit of independence has limited their collective voice to engage with public authorities and financial institutions. Consequently, NGOs encourage developers to organise themselves and build trust so that they can learn from each other and speak with one voice about urgent regulatory reforms.

Township developer forums have been created in some places to raise their visibility and negotiating power. These bottom-up initiatives are making a meaningful contribution to reducing the affordable housing backlog and deserve to be taken seriously.

SSRH fosters urban density, enhances livelihoods, and is more sustainable financially than free government housing. The benefits extend beyond shelter to bolster township economies through new and dynamic enterprises, construction jobs, and skills.

The rich experience that NGOs have gained from working in close proximity to everyday realities provides valuable insight into how to scale up and strengthen the SSRH phenomenon. This know-how is unique and different from the mindsets and understanding available to policy makers operating at national or even municipal levels. It is vital that local and national authorities recognise and respect such hard-earned expertise.  

Novel social arrangement

Yet, initiatives from below cannot succeed without wider state support. To achieve its full potential, SSRH needs public investment in essential infrastructure and services, including clean water, sanitation, electricity, and waste collection.

The government also needs to simplify the procedures that regulate house building for emerging developers to obtain the legal compliance that will help to raise long-term finance, building insurance and protect the value of their investments when they decide to sell.

One way forward in a context of mistrust between municipalities, developers, and residents is to negotiate a novel social arrangement that will restore mutual obligations and stability. A ‘new deal for communities’ could vary in detail between different places, depending on local circumstances.

Municipalities could commit to improving the infrastructure and streamlining building approvals, in return for developers contributing to the cost of public services by paying property taxes and service charges. NGOs could play a valuable role in communicating and negotiating such arrangements at neighbourhood level.

  • Prof Ivan Turok, NRF Research Chair – University of the Free State, Distinguished Research Fellow – Human Sciences Research Council, Cape Town, ITurok@hsrc.ac.za
  • Chuma Giyose, Project Co-ordinator, Development Action Group, Cape Town, chuma@dag.org.za
  • Claudia Hitzeroth, Project Officer, Development Action Group, Cape Town, claudia@dag.org.za
  • Zama Mgwatyu, Programme Manager, Development Action Group, Cape Town, zama@dag.org.za
  • Dr Andreas Scheba, Senior Researcher, Human Sciences Research Council, Cape Town, and Senior Lecturer, University of the Free State, Bloemfontein, ascheba@hsrc.ac.za

This article was originally published in the Mail & Guardian

https://mg.co.za/thoughtleader/2023-10-24-enabling-grassroots-solutions-to-the-urban-housing-problem/

News Archive

Spring graduation and diploma ceremonies
2010-09-17

The University of the Free State (UFS) has conferred 566 grade, 41 doctoral degrees and 274 diplomas at the spring graduation and diploma ceremonies. 

The two honorary doctoral degrees were conferred on Prof. Kalie Strydom and Dr Monty Jones. The event took place in die Callie Human Centre on the Main Campus. 

The UFS Management and personnel congratulates all our graduates on this achievement!

New UFS Chancellor confers his first degrees

The new Chancellor of the University of the Free State (UFS), Dr Khotso Mokhele, conferred the first degrees since he has taken up the position as Chancellor. The UFS awarded 266 degrees and 20 doctorates to students from the Faculties of the Humanities, Health Sciences, Education, Law and Theology during its Spring graduation ceremony on the Main Campus in Bloemfontein today. Pictured at the ceremony, from the left, are: Dr Mokhele and Prof. Jonathan Jansen (Rector and Vice-Chancellor of the UFS).
Photo: Mangaliso Radebe

 
UFS awards doctoral degree to 93-year-old graduate

This week Dr Anna de Jager received her doctoral degree in Religious Studies: Biblical and Religious Studies, during the Spring graduation ceremony of the University of the Free State (UFS) that took place in the Callie Human Centre on the Main Campus in Bloemfontein. Dr De Jager was the star of the day because she was the oldest person (93) who received her qualification during this graduation ceremony. The theme of her thesis is: Die belewing van geloofsekerheid by die Gereformeerde Afrikaanssprekende adolessente leerder.
Photo: Leonie Bolleurs

 
UFS honours an acclaimed educational researcher

The University of the Free State (UFS) conferred an Honorary Doctorate to Prof. Andries Hermanus (Kalie) Strydom during the Spring graduation ceremony held at the Callie Human Centre on the Main Campus today. Prof. Strydom is an alumnus and former academic of the UFS. His academic career can best be described as a lifetime of dedication to accountable research aimed at the advancement of higher education in South Africa. He is an acclaimed researcher in the field of higher education – nationally and internationally. His work over the last 30 years has not only been about supporting transformation in the education sector and specifically higher education, but also about capacity building of staff and supporting equity expectations without compromising quality.
Photo: Mangaliso Radebe

 
UFS confers another honorary doctorate

The University of the Free State (UFS) conferred another Honorary Doctorate today, this time on Dr Monty Jones (pictured), a Sierra Leonean who spent the last 32 years of his career in Africa working in international agricultural research for development institutions. Dr Jones is the Executive Director of the Forum for Agricultural Research in Africa (FARA) and co-winner of the prestigious 2004 World Food Prize. The UFS also awarded 300 degrees and 21 doctorates to students from the Faculties of Economic and Management Sciences and Natural and Agricultural Sciences; and 274 diplomas were conferred on students from all the faculties during the Spring graduation and diploma ceremonies on the Main Campus.
Photo: Mangaliso Radebe

 
UFS reaches another milestone in Sign Language

The University of the Free State (UFS) has become the first university in South Africa to award a Ph.D. in South African Sign Language. This honour was bestowed upon Dr Philemon Akach (pictured), Head of the Department of South African Sign Language at the UFS, during the Spring graduation and diploma ceremonies on the Main Campus. The UFS is also the first university in the country to have a fully-fledged and dedicated Department of South African Sign Language and it was the first university on the continent to offer Sign Language as an academic course in 1999.
Photo: Mangaliso Radebe

 
Proud day for UFS parent as daughter obtains first degree

On Thursday, 16 September 2010, Ms Rebecca Mohatlane from the University of the Free State (UFS) Student Academic Services had a day every mother dreams about when her daughter obtained her first degree. Puleng Mohatlane obtained a Baccalaureus Administrationis degree from the UFS’s Faculty of Economic and Management Sciences during this year’s September graduation ceremony. Puleng is currently continuing her studies at the UFS, working towards obtaining an honours degree.
Photo: Christiaan van der Merwe

 
Second generation student at Chemistry obtains doctorate degree

The Department of Chemistry at the University of the Free State (UFS) bore witness to a special event on Thursday, 16 September 2010 when another Conradie of the department received her doctoral degree. Marianne Conradie, daughter of Prof. Jeanet Conradie of the department, obtained her doctoral degree during the UFS’s 2010 Spring graduation ceremony. Adding to the already tight family connections, Prof. Conradie also acted as the promoter for Marianne’s thesis titled Rhodium and Iron complexes and transition states: A computational spectroscopic and electrochemical study.
Photo: Susan Conradie

 
Eastern Cape MEC obtains diploma at UFS

A member of the Eastern Cape’s Executive Committee (MEC), Mr Sicelo Gqobana, was one of the 800 graduates obtaining degrees or diplomas during the September 2010 graduation ceremonies at the University of the Free State (UFS). Currently serving as the Eastern Cape MEC for Local Government and Traditional affairs in the province, where he has been involved in politics since the 1990s. Mr Gqobana is also a former Chief Whip in the Provincial Legislature. Mr Gqobana, originally a teacher, obtained a Postgraduate Diploma in Governance and Political Transformation from the UFS on Thursday, 16 September 2010.
Photo: Christiaan van der Merwe.

 

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