www.lahn.utexas.org Hacia una neuva generacion de politicas habitacionales en barrios consolidadas en los primeros suburbios (innerburbs).

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A new generation of housing policies for the first suburbs or innerburbs.

Previous generations and the principal policy lines:

1960s & 70s housing projects state sponsored Upgrading; title regularization, infrastructure; etc. Private promotion peri-urban social interest housing projects

Failed or not focused upon the large areas of consolidated colonias populares:

Self-help over 30 years Intermediate ring (anillo intermedio) or innerburbs & policies of regeneration & housing rehab. (Only real traditions = RHP in DF 1986/7 & centro historico).

Interest parallels the first suburbs research in the USA

Wave of suburbanization 1950s -1980 Todays policies USA & Latin America.
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Intro. Outline the Research Project

Outline the Research Project:

9 countries ; 11 cities; 3 in Mexico Working to a common framework see posters

Phases of analysis & Methods to get where we are today.

2007 prelim survey. 1) Analysis of the first suburbs in Mexico and elsewhere 1960-1980 development ; GIS etc. 2) Household surveys 2-4 settlements interviews public officials, etc. 3) Some cases intensive case studies (casos a profundidad hogares) 4) Analysis & thinking about policy lines - today

Second policy roll out yesterday here in Buenos Aires

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1st Guadalajara November 2011 3rd Bogota in September 2012 Aim to engage with national and regional housing and urban development specialists & policy makers D.C. 2013 2016 Next HABITAT Conference on Global Housing Strategy

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The nature of the problem

Physical dilapidation: after 30 years of intensive use.

Fully services but equipamiento; & infrastructure needs rehab. Dwellings: heavily deteriorated fabric; wiring, pipes, bathrooms, etc.

Population densities high:

Renting & infill Many lots have multiple occupancy more than 1 hogar (MC = 2.31; Bog = 2.7 but lower elsewhere 1.4 Guad/Mont) Adult children often and 2-3 generations Lot densities increased (MC median 8 persons; Bog = 9; elsewhere Mex = 5) Hacinamiento

Dwellings no longer meet functions of new household arrangements

Built gradually & rarely planned as a built out entity Lack of privacy and poor access Lot sharing (vertical and horizontal)
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The nature of the problem (continued) & other features of the population

Minimal mobility of owners: 80% the original families;

But lots of in-and-out movt. Of adult children mostly Remains the family home and often primary dwelling for some 2nd 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 (herederos) Aspirations of 2nd and 3rd children & tensions & conflicts

Properties now have substantial value yet market not facilitate turnover market is stuck:

Circa $US40,000 Guadalajara; Monterrey $25,000; Mexico City $100,000. DR = $39; Baires $14 loteos; $5K villas High demand housing low effective demand since no financing mechanisms for traspasos etc. Also Ongoing use value patrimony for some of the adult children and grandchildren therefore cannot sell.

Renting frequent:
Houses less; departamentos and vecindades (rooms in small tenements) expect 2nd generation inherit Wednesday, August 08, 2012 increase in future as Universidad Di Tella

Scale of the problem continued

Monterrey Metro Area (area)

Variable Area Metropolit ana

Social problems often severe

innerbu rbs 1961-70

207 8,769 790,387 171,944

innerbu rbs 1971-80

79 3,848 301,641 67,221

innerbu bs tota

Insecurity Gangs Drugs High new poverty levels especially among renters and in renting Contamination levels often high

No. de AGEBS Superficie (ha) Poblacin Viviendas particulares habitadas

1,116 43,254 3,198,448 722,278

286

12,617

1,092,02

239,16

Despite these very real problems relative policy neglect:

Other priorities recent settlements at periphery Poor understanding of the nature and extent of the problem (hence the LAHN) Inadequate research input to planners and policy makers (hence this roll out) Yet huge areas and populations: innerburbs posters/carteles reveal that these first suburbs may comprise up 30-50% or more of the population, most of whom live in low income & working classes consolidated colonias.
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Constraints related to the type of settlement and original lot sizes Guatemala & Buenos Aires

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Outline the key policy arenas.

1) Priorities for Physical Dwelling and Community Rehab at 3 levels

A) Macro level Nhood/community with framework of sustainability

Rehab of equipamiento urbano (schools, playgrounds, plazas, markets etc) Rehab of infrastructura: (street paving; power lines; dainage and stormwater ; sidewalks, etc. Actors here? Local govt.; NGOs; Community organizations; church orgs, etc.

B) Meso level often ignored intersection dwelling and nhood (front of house; street; sidewalks etc.

Appropriation of public spaces cars; puestos; econ activities/talleres; stairs to upper floors; Impedes mobility (elderly and physically impaired). Need for community regulation (single side parking; reduce obstructions; partial street closures, etc. Actors here? NGOs; Nhood and street associations with local govt. oversight and honest broker role as
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C) Physical Dwelling Rehab @ micro level

i) Policies to redesign the dwelling unit to meet new household structures (sharing & 2nd/3rd generation needs)

Upsizing (additional households) Downsizing (as parents die; kids move out) & recasting for rent. Recasting space for stakeholder including adult children who inherit shares w/o needs to live on parental home Attend to privacy and access needs. Phasing to accomplish makeovers while living in situ (RHP e.g. in Mexico City)

ii) Physical rehab & housing renovation

Retrofitting of basic services (rewiring; water) Upgrading of bathrooms Assistance with repairs and renovations (roofs especially) Coping with particular design faults or problems (flooding, damp, stress cracks, etc.) Hazard reduction & dangers (2nd floor safety railings; safe stairways etc. Application of green and other sustainable technologies (passive water heating; energy efficient doors and windows; water conservations practices; recycling; use of patio, etc.) See Sullivan and Ward paper (LAHN website)

iii) Rehab spaces for economic or rental usage

Renting, workshops, storage space,

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2nd major area of policy thinking: Financing Policies for Rehab

i) Policies to facilitate municipal investment in community regeneration

Development zones; tax credits; investment in equipamiento urbano; renewal of infrastructure etc. (Municipal investment; private sector collaboration and investment, etc.) Policies to improve security Policies to incentive local resident activities & meso level interventions

ii) Policies to make the market work more smoothly

Financing mechanisms (mortgages etc.) to facilitate property sales; buy-outs by inheritor stakeholders; etc. (Actors: Banks; Govt support for private sector lending, etc)

iii) Loans, credits, grants and incentives for rehab & housing renovation (maybe tied to green initiatives)

Govt and private sector supports for rehab Micro credits Financial assistance to promote clean titles among stakeholders in order to leverage loans and financing.

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3rd 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).
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4th major area of policy thinking: Social Mobilization and Community Engagement

i) Policies to facilitate municipal investment in community regeneration

Development zones; tax credits; investment in equipamiento urbano; renewal of infrastructure etc. (Municipal investment; private sector collaboration and investment, etc.) Policies to improve security Policies to incentive local resident activities & meso level interventions

ii) Policies to make the market work more smoothly

Financing mechanisms (mortgages etc.) to facilitate property sales; buy-outs by inheritor stakeholders; etc. (Actors: Banks; Govt support for private sector lending, etc)

iii) Loans, credits, grants and incentives for rehab & housing renovation (maybe tied to green initiatives)

Govt and private sector supports for rehab Micro credits Financial assistance to promote clean titles among stakeholders in order to leverage loans and financing.

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www.lahn.utexas.org

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