Quality: 2 - Ciudad

Dublin Housing Observatory

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Dublin Housing Observatory

Policies and regulations Local policies Governance Data and monitoring Evaluation and impact

Main objectives of the project

The Dublin Housing Observatory (DHO) is a pioneering research unit within Dublin City Council, guided by an independent advisory board. It leads the council's efforts in housing, planning, economic development, inclusion, and integration, with a dedicated team reporting to senior management. Committed to providing evidence-based insights, the DHO strives to create an affordable and sustainable living environment in Dublin by fortifying housing policies with robust empirical foundations and managing crucial data on pricing, rentals, vacancies, zoning laws, etc.

Date

  • 2019: Implementation

Stakeholders

  • Dublin City Council
  • AIRO

Location

Continent: Europe
City: Dublin
Country/Region: Dublin, Ireland

Description

The Dublin Housing Observatory (DHO), a novel research unit within Dublin City Council, is steered by an independent advisory board and spearheads the council's multifaceted approach to housing, planning, economic development, inclusion, and integration. It comprises a dedicated team of three professionals under senior management's guidance, reporting to the Deputy Chief Executive in Housing and Community Services.

At its core, the DHO is committed to furnishing evidence that informs housing policy and enhances operational efficacy. Embracing its mission to foster an affordable and sustainable living environment in Dublin, the Observatory strives to fortify housing and urban development strategies with rigorous empirical foundations. It acts as a custodian of crucial data encompassing pricing trends, rental landscapes, vacant properties, and zoning dynamics.

With a clear vision in mind, the Dublin Housing Observatory delineates four primary objectives. Firstly, it aims to bolster Dublin City Council's efforts in delivering top-tier social and affordable housing solutions while nurturing sustainable communities. Secondly, it positions itself as a vibrant knowledge-exchange hub, fostering dialogue and collaboration in policy design, analysis, and implementation within the realms of housing and urban development. Furthermore, the DHO serves as a pivotal research nexus, generating insights crucial for evidence-based decision-making across housing and its allied domains, including planning, economic development, inclusion, and integration. Lastly, it assumes the mantle of a data navigator, offering stakeholders, the public, and elected representatives an objective compass through the intricate dynamics of Dublin's housing system and market.

Since its inception, the Dublin Housing Observatory has made significant strides. From the launch of a comprehensive Mapping Viewer, in partnership with AIRO and OSi, to the publication of an insightful report on the city's Rapid Build Programme, the Observatory has enriched public discourse and policymaking with invaluable data and analysis. Moreover, its contributions extend to informing strategic initiatives, supporting departmental reviews, and fostering collaborative events attended by national and international stakeholders, reinforcing its pivotal role in shaping Dublin's housing landscape.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Ixtepec Reconstruction

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Ixtepec Reconstruction

Mismatches Security Climate change
Policies and regulations Building capacity Participatory processes
Urban Design Services and infrastructure Environments Quality Liveability Participatory processes
Promotion and production Private promotion Innovation Materials Self-management Self-promotion Self-construction

Main objectives of the project

In September 2017, Oaxaca, Mexico, experienced its most devastating earthquake in history, severely damaging the traditionally constructed homes of indigenous communities. However, the intervention of the local NGO Cooperación Comunitaria (CC) revolutionized the situation, rallying the community to construct homes capable of withstanding earthquakes while utilizing traditional techniques suited to the local climate and culture. This initiative stood in stark contrast to the approach of state and federal governments, which aimed for a rapid, market-driven reconstruction. Their plan involved demolishing affected homes and providing a 120,000-peso card to construct standardized prototypes, disregarding the needs of the population, local organization, and the cultural and climatic context of the region. In response, CC has worked alongside affected communities, supporting processes of social reconstruction, fostering solidarity and self-organization, and respecting their cultural traditions and way of life.

Date

  • 2017: Construction

Stakeholders

  • Promotor: Cooperación Comunitaria

Location

Continent: North America
Country/Region: Mexico

Description

In 2017, the devastating earthquake in Oaxaca struck the indigenous community of Ixtepecano, prompting the municipal government to initiate demolition, replacing traditional architectural heritage with modern, inadequate housing. However, the intervention of local NGO Cooperación Comunitaria A.C. brought about a significant transformation.

The initiative began within the community itself when the Ixtepecano Committee, a local organization, reached out to Cooperación Comunitaria A.C. to aid in rebuilding homes. CC conducted thorough assessments of the damage and vulnerability of families, including mapping exercises. Through assemblies and meetings, a reconstruction model was collaboratively developed with the families. As part of the technical assistance and social support process, CC revived traditional construction methods with the communities, emphasizing the use of local materials to reduce ecological impact and make self-construction of housing feasible. Traditional housing styles such as Bajareque, Adobe, and brick and rope were recovered and reinforced to withstand earthquakes and strong winds without compromising cultural and climatic suitability.

Recognizing the importance of economic recovery alongside housing reconstruction, traditional ovens and kitchens were integrated into the rebuilding process to revive local women's livelihoods. An Arts and Trades Centre was established to train individuals in traditional building techniques for kitchen construction. Additionally, local maize varieties were reintroduced for staple totopos production, while workshops on construction skills, disaster risk management, and natural resource utilization were conducted. Notably, 107 women have revitalized their businesses through the restoration of 196 traditional ovens and kitchens, contributing to household economic recovery. Model kitchen proposals developed in community design workshops, education on natural resource management for 247 individuals, and training for 73 builders on reinforcement techniques further enhanced community resilience.

The project has restored and reinforced 58 traditional houses, built 22 new reinforced houses, reinforced 90 kitchens with the bajareque cerén construction system, constructed 256 comixcales and 27 bread ovens, along with 2 community centers and 2 dry toilets. This reconstruction process underscores the effectiveness and necessity of traditional collective work and mutual support approaches. Activities reinforcing community organization, such as integral community diagnosis and participative design, along with technical knowledge transmission and training on risk management and housing rights, are integral parts of the project. Continuous evaluation of housing conditions, usage, and maintenance ensures sustainability.

This project exemplifies how community empowerment can counter government displacement and update traditional structures to meet 21st-century needs, emphasizing resilience. Furthermore, it emphasizes the importance of cooperative and communal economic structures alongside housing restoration to ensure affordability.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Housing Observatory, Vitoria, Euskadi

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Housing Observatory, Vitoria, Euskadi

Mismatches
Policies and regulations Local policies Data and monitoring Evaluation and impact

Main objectives of the project

Responding to the pressure of the real estate market, Vitoria-Gasteiz has created a powerful Housing Observatory. This observatory, unique for a city of its size, integrates fragmented data from various sources into a single, accessible visualization. Thematic maps provide a detailed overview of the rental market, land availability and the general state of housing, all contextualized by the socioeconomic situation of neighborhoods. A tool that democratizes access to vital information to guarantee the right to housing.

Date

  • 2020: Implementation

Stakeholders

  • Vitoria-Gasteiz City Council

Location

Continent: Europe
Country/Region: Spain, Vitoria-Gasteiz

Description

Vitoria-Gasteiz is a medium-sized city in Spain. Despite being the capital of the Basque Country, it is the smallest city of the three provinces that make up the Autonomous Community. Vitoria-Gasteiz is known for being a city that has invested a lot in being a green reference and urban regeneration of its neighborhoods. Despite this, it suffers tremendous pressure from the real estate market, which causes it to live in an unprecedented housing crisis. For this reason, the Housing Observatory was created. Among Spanish cities, it is possibly one of the most powerful observatories in existence. Especially when taking into account that it is from a medium-sized city, which is an uncommon place to have these information platforms. Its main objective is to have an open data tool and cartographic visualization of the main housing indicators.

Before the implementation of the Housing Observatory, the information was fragmented in various administrations and entities. Thus, the main task of the Observatory is to collect, systematize, update and relate data from various sources in a single visualization. All the information is oriented to inform the real estate sector, citizens mobilized by the right to housing and administrations about the main state of housing in Vitoria-Gasteiz.

The data are organized in thematic maps. Mainly, the rental market, new and used housing, land available for construction and the general state of the housing stock stand out. Around these maps you can find the average prices of housing, its condition or where new buildings can be built, public or private ownership. Everything is put in relation to the socioeconomic situation by neighborhoods, helping the idea of urban regeneration and encouraging more diverse neighborhoods with mixed uses. In addition, there is a visualization of the main indicators, which can be filtered by neighborhoods. Thus, it also provides a global and territorialized vision, beyond the thematic maps.

All this information can be downloaded and used freely by any user. In short, a tool for the democratization of housing data to coordinate actions to guarantee the subjective right to decent and affordable access to housing.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Mapping the vacant buildings of the center, Constanta, Romania

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Mapping the vacant buildings of the center, Constanta, Romania

Mismatches Vacant housing
Policies and regulations Local policies Data and monitoring Evaluation and impact

Main objectives of the project

In Constanta's historic city center, there exists a notable abundance of deteriorated and unoccupied buildings. To systematically identify, catalog, and spatially represent these structures, as well as to devise and oversee strategies for their revitalization, Constanta has developed an urban planning database utilizing a Geographic Information System (GIS), specifically ArcGIS. Leveraging GIS enables the conduct of various analyses and the visualization of outcomes through mapping techniques. This database serves as a centralized repository for pertinent data concerning these buildings and their surroundings, facilitating access for key stakeholders.

Date

  • 2018: Implementation

Stakeholders

  • Constanta City Hall

Location

Continent: Europe
Country/Region: Constanța, Romania

Description

Constanta, the fourth largest city in Romania and a pivotal port on the Black Sea, boasts a rich history and serves as a prominent tourist destination and commercial hub. Despite its historical significance, the city has encountered a pressing issue within its core: the decline of its historic center, marked by dwindling population and numerous vacant buildings in urgent need of restoration. In response, the city initiated the ALT/BAU URBACT project to address this challenge head-on.

The initial hurdle was the lack of comprehensive data to guide solutions. To remedy this, a meticulous process was undertaken to compile a vast dataset encompassing every housing unit within the historic center. This involved collating diverse sources of information from various city departments, including urban development, heritage, local police, as well as public service and autonomous regimes governing public and private domains.

A crucial aspect of this data-gathering effort was the monitoring of building conditions and vacancy status. The local police department played a pivotal role in classifying and tracking degraded buildings, issuing notifications to owners and setting deadlines for rehabilitation. Failure to comply could lead to significant penalties, including increased property taxes of up to 500%.

Additionally, technical datasheets for each building were meticulously developed by volunteer junior architects and technical experts. These datasheets, enriched through field visits and collaboration with owners, contained vital information such as architectural style, construction year, and current condition.

The integration of this data into the ArcGIS desktop application platform facilitated systematic organization and regular updates, ensuring its accessibility to relevant stakeholders, particularly building owners.

Crucially, the database not only provided insights into building conditions but also encompassed broader contextual information essential for urban renewal efforts. This included infrastructure rehabilitation plans, municipal programs for building facades and roofs, as well as proposals from citizens, NGOs, and specialists.

As we briefly mention, leveraging this comprehensive dataset, the city implemented effective policies such as taxing vacant buildings. Through GIS-enabled classification, buildings were identified as either neglected, subject to fines without property tax increases, or neglected with potential tax hikes of up to 500%. The imposition of such measures incentivized rehabilitation efforts, prompting some owners to commence repair works or sell properties to willing investors.

Moreover, for listed buildings, collaboration with monument protection authorities ensured preservation and restoration measures were advised, underscoring the importance of heritage conservation within the urban renewal framework.

This case exemplifies how robust diagnosis and data-driven approaches can catalyze efficient policy interventions, revitalizing urban spaces and buildings, fostering affordable housing and preserving cultural heritage.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Sitio Libis, Metro Manila

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Sitio Libis, Metro Manila

Mismatches Location Vulnerable groups Climate change
Policies and regulations Local policies Governance
Urban Design Liveability Inclusion Participatory processes
Promotion and production Public-private partnerships Self-promotion Progressive housing Favelas/Slums
Ownership and tenure Property registry Land ownership

Main objectives of the project

Sitio Libis residents, threatened with eviction, engaged in a saving strategy with HPFPI's assistance to secure land tenure. They navigated government programs and partnered with TAMPEI for a negotiated re-blocking project, alleviating challenges like flooding and narrow streets. This case underscores the transformative potential of community-led initiatives bolstered by NGO and government collaboration in addressing social and environmental issues.

Date

  • 2019: Construction

Stakeholders

  • Architect: TAMPEI
  • HPFPI

Location

Continent: Asia
Country/Region: Philippines, Quezon City [Manila]

Description

For decades, the inhabitants of Sitio Libis dwelled informally on privately-owned land, lacking legal entitlement and facing constant eviction threats. In 2010, the landowner, a bank, issued a one-year ultimatum: purchase the land for 30 million Philippine pesos or face eviction. Fearing displacement, residents sought assistance from local authorities and contacted various organizations for help. The Homeless People's Federation of the Philippines (HPFPI) was the sole responder, offering a savings strategy to secure tenure.

Initially hesitant, the community eventually embraced collective saving as the optimal path to secure their tenure. With 1.5 million pesos saved, they approached "Homeless" (the federation) for an additional 1.5 million loan, enabling them to make the full 10% down payment on the land. This paved the way for the government's Community Mortgage Program (CMP), facilitating the land transfer to the community association, with the government covering the remaining balance under the CMP.

With secure tenure achieved, the community engaged in negotiations with the government to address settlement conditions. They faced acute shocks like perennial flooding, partly attributed to man-made factors such as factory interventions obstructing drainage channels. Additionally, tangled electrical wiring posed fire risks, compounded by narrow streets hindering emergency services' access. With newfound tenure rights, the community compelled government action.

To address these challenges, they initiated a reblocking project with TAMPEI's assistance, involving a comprehensive management plan. This included drainage improvement, solid waste management, road widening, and home upgrades. Negotiating the reblocking process, the community managed to minimize relocations and disruptions. It was a slow start, given regulatory road width requirements, but eventual amendments allowed for progress, supported by a 15 million peso grant from the National Government.

The re-blocking initiative necessitated the modification of houses to accommodate road widening, a process negotiated and overseen by the community to minimize displacement and disturbance. Initial progress was sluggish due to regulations mandating six-meter-wide access roads, significantly impacting housing space. Eventually, the city government relented, reducing the road width requirement to four meters, contingent on the installation of fire hydrants at strategic points, a process requiring four years for legal amendment.

It was another three years before the re-blocking endeavor commenced, aided by 15 million pesos secured from the National Government through HPFPI and TAMPEI support. This funding facilitated the relocation of displaced residents. Community members collaborated to ensure housing for all, exemplified by instances where homeowners sacrificed parts of their own homes to accommodate those in need or those whose houses were teared down because of the redesign of roads. The re-blocking efforts also encompassed improvements in drainage and electrical wiring to mitigate flooding and fire hazards.

The reblocking project exemplifies how community-led initiatives can drive positive transformation. However, it underscores the necessity of external support for significant change in low-income communities. In Sitio Libis, the collaborative efforts of NGOs, government entities, and the private sector were instrumental in facilitating positive community outcomes. While the community demonstrated self-mobilization in addressing natural and social challenges, their success was augmented by leveraging available support systems and programs provided by governmental and civil society organizations.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Masoveria Urbana, Vilafranca, Spain

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Masoveria Urbana, Vilafranca, Spain

Mismatches Vulnerable groups Vacant housing
Policies and regulations Local policies Regulation Participatory processes
Promotion and production Private promotion Self-management
Ownership and tenure

Main objectives of the project

In the global North, there's often a misconception that access to affordable housing is limited to either ownership or renting. However, historical precedents suggest otherwise. Vilafranca leveraged an ancient land ownership and possession scheme permitted by their traditional private law to devise a solution for affordable housing: the concept of "masoveria”. In Catalan tradition, "masoveria" entails an agreement wherein a property owner grants the use of a house in the countryside to a tenant at no cost. In return, the tenant assumes responsibility for maintaining and cultivating the land and fields associated with the property. This concept has been adapted in urban contexts through initiatives known as "Urban Farmhousing" or "Masoveria Urbana." In these initiatives, buildings in need of renovation and often left vacant are temporarily leased by the owner to tenants at no charge. In exchange, the tenant undertakes necessary rehabilitation works to improve the property.

Date

  • 2017: Implementation

Stakeholders

  • Vilafranca City Council

Location

Continent: Europe
Country/Region: Spain

Description

Vilafranca del Panadès, located in the same region as Barcelona, is considered part of its metropolitan area despite its position on the frontier with the countryside. As the capital of wine in Catalonia, Vilafranca boasts a rich tradition of agriculture. Interestingly, this tradition has become pivotal in addressing the city's urban challenges.

Within the framework of the ALT/BAU URBACT network, Vilafranca identified a significant number of vacant buildings in its city center. The objective was to restore these buildings to tackle the city's most pressing issue: the housing crisis. Following the economic downturn of 2008, finding affordable housing in Vilafranca became increasingly difficult, with prices soaring. Meanwhile, many vacant buildings remained in need of refurbishment, offering potential solutions that could benefit younger residents.

In the rural areas surrounding Vilafranca, there exists a particular type of unused contract known as Masoveria. Under this arrangement, a landowner grants a "masover" the use of the land for agricultural purposes, allowing the landowner to retain ownership while the "masover" benefits from cultivating the land. Recognizing the potential application of this concept in the housing sector, Vilafranca sought to adapt it to their urban challenges.

The proposed solution operates on a simple premise: property owners lacking the financial means to renovate their vacant buildings lease them to younger individuals, who take responsibility for refurbishing the properties. In exchange, the tenants have the right to use the house unit with the condition of improving it. This arrangement not only addresses the housing crisis by providing access to housing without exorbitant costs but also benefits property owners by ensuring their properties are maintained and improved.

This system allows people without house to access one (without paying the market prices!). And then, people with vacant houses earn someone maintaining it and improving it. Central to the success of this initiative is the support of the local council. The municipality actively promotes this model through its website and press releases, maintaining a list of interested owners and tenants. Potential matches are facilitated through initial meetings, with the municipality offering assistance in drafting leasing contracts and navigating the process. Additionally, the municipality serves as a mediator if necessary, fostering collaboration between owners and tenants.

To further promote awareness and engagement, the city council organizes festivities in areas with vacant buildings, featuring music and family events on weekends. These events aim to attract citizens to these areas, allowing them to explore the vacant buildings and appreciate their heritage value. Ultimately, the goal is to empower citizens to make use of these opportunities and contribute to the revitalization of these spaces.

This project exemplifies two key insights: firstly, the innovative utilization of traditional legal frameworks to provide affordable housing without significant public expenditure, and secondly, the proactive role of the public sector in facilitating collaboration among stakeholders, positioning it as a leader in urban development rather than merely a provider of services.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Revolutionary Planning: The Mukuru Special Planning Area, Nairobi

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Revolutionary Planning: The Mukuru Special Planning Area, Nairobi

Mismatches Functional adequacy Services Diversity Vulnerable groups
Policies and regulations Local policies Regulation Planning Public-private initiatives Participatory processes
Urban Design Inclusion Segregation Public-private initiative Participatory processes
Promotion and production Favelas/Slums

Main objectives of the project

Muungano wa Wanavijiji, a grassroots movement born in Nairobi during the 1990s, embarked on its inaugural slum upgrading initiative in 2003, providing affordable single-room units adaptable for future expansion in Mukuru. Despite commendable progress, doubts persist regarding the scalability of such initiatives to address Kenya's extensive slum population. The designation of Mukuru slums as a Special Planning Area (SPA) by the Nairobi City County Government in August 2017 signifies a pivotal shift. The instrument presented an opportunity to enhance government-led planning, with the aim of integrating Mukuru's development into the city's overarching 20-year vision, potentially laying the groundwork for sustainable urban growth. A pilot project of how to integrate the slums, secure tenure and build a cohesive city.

Date

  • 2017: Implementation

Stakeholders

  • Promotor: Muungano wa Wanavijiji
  • Nairobi City Hall
  • Akiba Mashinani Trust (AMT)
  • SDI Kenya
  • Kenya Medical Association
  • Pandya & Poonawala advocates
  • Sullivan & Cromwell LLC
  • Caritas Switzerland
  • Strathmore University Business School
  • University of California, Berkeley

Location

Country/Region: Kenya, Nairobi

Description

Muungano wa Wanavijiji, a movement formed in Nairobi during the 1990s in response to widespread evictions in informal settlements, federated with the global SDI network in 2001. By 2003, Muungano constructed its initial slum upgrading houses: 34 single-room units, each spanning 16 square meters, matching existing informal structures. Priced at $1,000 per unit, owners could incrementally expand them into two-bedroom apartments. While seen as a milestone in affordable, in situ slum upgrading, questions lingered about its applicability to Kenya's 5 million slum residents. Even after a decade and 10,000 homes, scaling remains a challenge. For this reason, they fought for a change in legislation and planning, to secure support for the upgrading.

On August 11, 2017, Kenya's official journal, the Kenya Gazette, declared 550 acres (occupied by Mukuru slums) as a Special Planning Area (SPA), aiming to develop a participatory physical development plan. Mukuru houses 100,000 households and businesses, requiring complex planning due to contested land ownership and informal service delivery systems. Unlike typical international agency-driven interventions, the Mukuru SPA is led by the Nairobi city government, signaling a statutory commitment to the project without mentioning "slum" or related terms. It aligns with the city's 20-year vision, integrating into the City Integrated Development Plan. Muungano sees this as a chance to establish institutional infrastructure for inclusive slum upgrading at city scale.

The planning process for Mukuru's slum upgrade, running until August 2019, adopts a holistic approach involving county departments and non-state actors, reconfiguring traditional planning. Thirty-seven organizations commit to the plan's development, pooling diverse resources toward common objectives. Notably, private sector involvement is unprecedented, with firms like the Kenya Medical Association leading health services planning. Academia, represented by institutions like Strathmore University and the University of Nairobi, plays a significant role in leading various consortia. Legal expertise from global and local firms addresses land and legal issues. This multi-sectoral approach aims for meaningful community engagement and sustainable development in Mukuru, structured through eight consortiums.

Muungano's participation in the planning process is largely self-financed. It is done thanks to the consortium of Community. They established women-led community savings groups for organizing, learning, and gender-focused upgrading. Household-level slum enumerations, carried out by these groups, foster consensus-building and provide vital data for interventions. Muungano's project financing relies on community savings groups, leveraging resources, sometimes at high ratios, to secure development finance. They aim to expand the number of savings groups from 53 to 330 by the SPA's end in 2019.

The shift from viewing slum improvement as solely a concern for slum dwellers to a citywide challenge is significant. The SPA demonstrates a multidisciplinary and multi-sectoral approach, reframing challenges as issues for the entire city. It fosters new understandings and innovations, mobilizing social, political, and economic resources from various sectors to address the city's challenges collectively, leveraging political opportunities such as constitutional changes and county creation. Research, including community-collected data, frames the problem as solvable through collective effort.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Kyoto tax on vacant housing

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Kyoto tax on vacant housing

Mismatches Vacant housing
Policies and regulations National policies Local policies
Financing

Main objectives of the project

The Kyoto municipal government implements a vacant home tax to combat the city's housing crisis, targeting unoccupied properties, including vacation homes and tourist rentals. With the tax set to be enforced in 2026, owners face increased tax bills, with exemptions for historically significant or lower-value properties. The tax aims to address housing shortages and declining population by encouraging property utilization.

Date

  • 2026: Implementation
  • 2023: En proceso

Stakeholders

  • Kyoto City Hall

Location

Country/Region: Japan, Osaka [Kyoto]

Description

Kyoto, renowned as one of the nation's premier travel destinations, boasts a considerable number of privately owned vacation homes. Moreover, unoccupied residences are not uncommon across Japan as a whole. Unlike many other countries, homeowners' associations in Japan are less stringent regarding a property's outward appearance. Moreover, vandalism rates remain low, and there's generally minimal intrusion from the homeless community, contributing to a relaxed attitude towards leaving homes unattended for extended periods. Consequently, it's not surprising for individuals to find themselves with vacant properties, especially in a city like Kyoto. However, despite this abundance of empty homes, Kyoto is grappling with a pressing housing crisis. Strict building regulations aimed at preserving its historical landscape have led to a shortage of available housing, prompting a significant exodus of younger residents who struggle to afford skyrocketing prices.

To address this crisis, the government has introduced a pioneering measure in Japan: a tax on vacant buildings and housing units. Approved by the central government in 2023, this vacant tax is slated for enforcement in 2026. he goal of this vacatio legis is to gove time to owners to either sell, rent or occupy their properties to avoid the tax. The message of the government is clear: the aim of the tax is not to increase public revenue, but to force a solution to the housing crisis.

Despite not being a prime goal, revenues from the tax are projected to be substantial, with an additional ¥950 million annually for the municipal budget. The tax itself will be calculated based on the value and location of the empty home, expected to be approximately half the standard homeowner/property taxes. Consequently, owners of unoccupied homes could see their tax burdens increase by around 50 percent. Notably, the tax structure is tailored to each unit, imposing higher taxes on luxurious real estate. For instance, the Kyoto municipal government estimates that a vacant 40-year-old apartment, struggling to find a buyer, would incur an annual tax of around ¥24,000, whereas a five-year-old condominium used sporadically as a vacation home could face an annual bill of approximately ¥939,000.

It's worth noting that the tax indirectly affects tourist apartments within the city. The definition of vacant houses encompasses those temporarily rented for tourism. However, there are exceptions. Homes of historical significance and those below a certain value are exempt from the tax. The government's rationale is that tourism contributes to the preservation of such buildings, thus warranting tax exemptions.

Given its pioneering nature, other cities in Japan are likely to monitor Kyoto's implementation of the vacant tax closely, with the potential for similar measures to be adopted elsewhere in the future.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Vancouver’s (WA, US) tax property levy to build affordable housing

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Vancouver’s (WA, US) tax property levy to build affordable housing

Mismatches Financing
Policies and regulations Local policies Regulation Governance Participatory processes
Financing Public funding

Main objectives of the project

In response to an escalating housing crisis, Vancouver, WA implemented a property tax levy aimed at generating $42 million over a seven-year period for an affordable housing fund. The city employed a meticulously crafted strategy to garner backing from both industry stakeholders and residents for the levy proposition. City officials engaged industry representatives early in the levy proposition's design process and adjusted plans for the affordable housing fund based on their feedback. Moreover, the city actively involved residents by organizing community meetings to solicit input, incorporating suggested changes to address concerns, and launching a homelessness awareness campaign to educate residents on their role in promoting affordable housing and the significance of the levy. The city's strategic approach proved successful, with the levy proposition receiving approval from 58 percent of voters in 2016.

Date

  • 2016: Implementation

Stakeholders

  • Bring Vancouver Home Coalition
  • Vancouver City Council
  • Vancouver Housing Authority

Location

Continent: North America
Country/Region: Portland, United States of America

Description

The public administrations have a huge constraint to work out affordable housing solutions: financing them. To do so, they have to increase taxes. Yet, this means in the vast majority of cases facing opposition. Vancouver offers a different narrative. Vancouver is proof of the ability to enforce new taxes to create a fund for affordable housing if the proper political coalition is formed.

In June 2016, data from Apartment List revealed that Vancouver ranked third nationwide for the swiftest rent hikes. Situated adjacent to Portland, OR, Vancouver experienced a staggering 38 percent surge in average rents from 2011 to 2016, juxtaposed with a mere 3 percent uptick in median income. The mounting pressures in Portland's housing market propelled Vancouver's population and housing demand, catalyzing gentrification and the subsequent displacement of numerous low-income households. By 2016, the Affordable Housing Task Force of Vancouver disclosed alarming statistics: an estimated 11,675 households with very low incomes were grappling with housing cost burdens, while nearly 700 individuals resorted to shelters in Clark County, where Vancouver resides. Moreover, over 2,000 children and youths found themselves homeless or lacking stable accommodations, many resorting to couch-surfing or enduring overcrowded conditions. The Task Force underscored a notable surge in households seeking rental assistance, prompting the Vancouver Housing Authority to replace its traditional waitlist with a lottery system limited to households facing the most acute needs.

In response to these distressing figures, the Vancouver City Council declared a housing emergency, a move sanctioned by State law, enabling the City to propose a ballot measure for a property tax levy to establish an affordable housing fund. The levy, anticipated to amass $6 million annually for seven years spanning 2017 to 2023, aims to aid individuals at risk of homelessness and foster the creation and preservation of affordable housing for residents with incomes at or below 50 percent of the area median. The City aims to develop 336 affordable housing units, safeguard 454 units, furnish rental assistance to 1,500 households to prevent evictions, and augment the count of shelter beds within the city. On June 20, 2016, the City Council unanimously greenlit the inclusion of the property tax proposition on the November ballot.

Anticipating a public hearing on the proposed property tax levy, personnel from the City's Community and Economic Development Department conducted surveys and convened several public meetings to gauge community sentiment regarding the tax proposal and the affordable housing fund. Although a segment of Vancouver residents voiced resistance to heightened taxes, a substantial majority emphasized the City's obligation to confront the housing crisis. To garner support for the levy, the Bring Vancouver Home Coalition emerged. Comprising nonprofit and for-profit housing developers, homeless service providers, mental health and healthcare professionals, and education advocates, the Coalition raised over $100,000 to orchestrate a public outreach campaign bolstering the levy. Employing professional campaign staff, the Coalition orchestrated a multifaceted strategy encompassing door-to-door canvassing, website dissemination, and cable television advertisements advocating for the affordable housing fund. Additionally, the Coalition convened four community forums and engaged with neighborhood associations, churches, and advocacy groups championing fair housing and combating homelessness.

Resistance to the tax levy primarily stemmed from real estate agents, for-profit developers, and residents apprehensive about their ability to afford escalated property taxes. To assuage concerns, the City implemented exemptions for specific groups from the tax burden, including low-income residents, individuals with disabilities earning below $40,000, and seniors reliant on fixed incomes. These provisions averted burdening the very residents the levy aimed to assist. Furthermore, the City facilitated for-profit developers' access to a portion of the funds for housing development, garnering support from developers and residents who might have otherwise opposed the proposition. In November 2016, the levy secured passage with 57.6 percent of voters' support. Over the subsequent six years, property owners would be taxed $0.36 per $1,000 of assessed property value, equating to $180 annually for a property valued at $500,000.

The property tax levy took effect on January 1, 2017, with the City's Community and Economic Development Department entrusted with managing the funds garnered. Subsequently, the Department has been disbursing grants from the affordable housing fund to developers and service providers. The City fosters resident engagement with the affordable housing fund throughout its funding process, with the Affordable Housing Task Force inviting businesses, nonprofits, real estate agents, and faith-based organizations to participate in a community review panel. Applications undergo scrutiny by city staff and the community panel, appraised according to criteria prioritizing applicants with pertinent experience and a demonstrated commitment to equity. The Task Force diligently monitors and reports data on the outcomes of affordable housing fund utilization, encompassing the tally of preserved and created housing units and the number of individuals assisted by income category. Between 2017 and 2019, the City realized the creation of 137 housing units, preservation of 7 units, provision of rental assistance to 549 households, and addition of 30 new shelter beds for homeless households via the affordable housing fund. Notably, 78 percent of assisted households exhibited incomes at or below 30 percent of the area median.

Through raising awareness of its housing crisis and garnering support from property owners, Vancouver, WA, succeeded in passing a property tax levy to directly tackle the escalating homelessness attributable to soaring housing costs and burgeoning development. Local fund generation facilitated a prompt response to heightened housing needs, enabling the City to target funds to areas of immediate exigency, such as eviction prevention and shelter expansion, while simultaneously fostering housing creation and preservation for the long term.

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Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Family Housing Expansion Project (Minneapolis)

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Family Housing Expansion Project (Minneapolis)

Mismatches Price Diversity Vulnerable groups
Policies and regulations Local policies Planning
Urban Design Environments Quality Liveability Inclusion
Promotion and production Public promotion

Main objectives of the project

In 2021, the Minneapolis Public Housing Authority (MPHA) faced a substantial waitlist of more than 8,000 families seeking affordable housing. To meet the demand for two and three-bedroom units, MPHA launched the Family Housing Expansion Project. This initiative involves constructing 84 new deeply affordable housing units spread across residential neighborhoods in Minneapolis. The project capitalizes on the Minneapolis City Council's decision to eliminate single-family zoning, as outlined in the Minneapolis 2040 Comprehensive Plan. By replacing single-family or duplex homes, MPHA aims to bolster the supply of missing middle housing and affordable units, aligning with the goals of the Comprehensive Plan. The Family Housing Expansion Project utilizes modular construction techniques to build 16 small multifamily buildings. Each building comprises four to six two or three-bedroom units. Of these units, 64 are designated for households earning at or below 30 percent of the Area Median Income (AMI), while the remaining 20 units cater to residents with incomes up to 60 percent of AMI, helping to mitigate displacement. Completion of the buildings is anticipated by late summer 2023.

Date

  • 2023: Construction

Stakeholders

  • Promotor: Minneapolis Public Housing Authority (MPHA)
  • Architect: DJR
  • Constructor: Frerichs Construction
  • Constructor: RISE Modular

Location

Continent: North America
Country/Region: Minneapolis [Saint Paul], United States of America

Description

Minneapolis has adopted a bold approach to realize its housing objectives under the Minneapolis 2040 plan, envisioning a city with increased affordability and density. An innovative measure taken involves the elimination of single-family zoning, creating opportunities for constructing new affordable housing in areas previously designated for single-family residences. However, the pressing need to address the lengthy waitlist for public or affordable housing prompted swift action. In response, the Family Housing Expansion Project was initiated.

The Minneapolis Public Housing Authority (MPHA) focused its strategy for this project on achieving efficiency and speed while adhering to stringent housing quality standards. To execute this strategy, MPHA collaborated with its procurement office to issue a two-part Request for Proposals (RFP) for both a project design team and a construction team.

Following the submission and evaluation of initial proposals, MPHA selected the three highest-ranking teams, encompassing both traditional and modular construction methods, to develop schematic designs and cost estimates. This process enabled a comparative analysis between modular and traditional construction methods, revealing that modular construction best aligned with the project's scattered-site approach and objectives.

Modular construction was projected to be 33 percent faster than traditional methods, minimizing disruptions for tenants. Additionally, it proved to be 13 to 22 percent less expensive and generated less waste. Given these advantages, MPHA chose a team comprising modular manufacturer RISE Modular, general contractor Frerichs Construction, and architecture and interior design firm DJR. Together, MPHA and its chosen team evaluated 22 potential sites throughout the city for new housing. Factors such as zoning constraints, parking availability, and suitability for modular construction were considered in selecting the most viable sites. Ultimately, 16 sites were chosen for the development of small apartment buildings featuring two or three-bedroom units.

Community engagement was a key aspect of the project, with MPHA actively involving neighborhood groups and residents in the design and construction processes. Meetings were held with residents impacted by the project, allowing them to provide feedback and select interior finishes for the units. Concerns raised by stakeholders, such as parking availability and the impact of construction on existing residents, were addressed by the project team. Measures were taken to maximize off-street parking and provide relocation benefits to temporarily displaced residents. Furthermore, existing tenants were assured the right to return to a new unit once completed.

Of the 84 units in the Family Housing Expansion Project, 16 will be accessible units, and 17 will cater to high-priority homelessness cases with services funded by Hennepin County. Long-term affordability will be ensured through project-based vouchers, with residents paying 30 percent of their incomes for the units.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España