Date Type: Implementation

Móstoles fight against homelessness

1

Móstoles fight against homelessness

Mismatches Vulnerable groups
Policies and regulations Local policies Global frameworks Data and monitoring

Main objectives of the project

The city of Móstoles in Spain, with a population of 205,614, stands as a compelling example of the proactive measures taken by local authorities worldwide to address housing challenges. Situated in the southern metropolitan area of Madrid, Móstoles, like many neighboring municipalities, endured severe repercussions from the enduring economic downturn that began in 2008. With a predominantly working-class population, the city faced a pressing housing crisis marked by escalating evictions and a rise in homelessness. In response, Móstoles initiated a multifaceted strategy aimed at ameliorating the situation and safeguarding the right to housing. This comprehensive approach encompasses a spectrum of initiatives, ranging from providing direct assistance to families facing eviction to actively promoting social housing and advocating for the rights of the homeless population.

Date

  • 2016: Implementation

Stakeholders

  • Móstoles municipality

Location

Country/Region: Madrid, Spain

Description

Móstoles, situated in the southern periphery of Madrid, predominantly comprises a working-class demographic, with an average per capita income of 19,000 euros, notably lower than Madrid's average of 30,000 euros. The lingering effects of the economic downturn have exacerbated social and economic disparities, reflected in the surge of users accessing municipal social services from 8,000 before the crisis to 25,000 in 2017. This crisis has particularly impacted the most vulnerable segments of our population, with homelessness emerging as a stark manifestation of social exclusion.

To address this pressing issue, Móstoles has fortified its existing services, including shelters, and in 2016, established a community center providing nighttime shelter—a rarity in the southern metropolitan area of Madrid. Additionally, the city has implemented a successful Housing First strategy and expanded its "emergency apartments" stock by nearly 100 units.

Two key innovations have been introduced to tackle homelessness head-on. Firstly, the creation of the "Office for the Right to Housing" aims to prevent evictions and homelessness. This office serves two primary functions: facilitating connections between housing issues and municipal social services, including the provision of emergency financial aid, and offering legal services to negotiate with various stakeholders to halt evictions and seek resolutions for those affected by financial speculation. The objective here is to stop evictions in our city or reaching agreements that will free people who have been victims of financial speculation, such as moratorium agreements, payment dams or debt forgiveness.

The second innovation is the adoption of the Homeless Bill of Rights, positioning Móstoles as one of the few cities pioneering such initiatives. A multidisciplinary team monitors the daily experiences of homeless individuals, ensuring their rights are upheld. Administrative flexibility has been introduced to enable homeless individuals to access essential services by facilitating their registration. In Spain, you need to be registered in a house to have access to many social services. For this reason, they have facilitated homeless people access to this registry regardless of their housing situation. Collaborative efforts with social agents aim to raise awareness and engage citizens in addressing homelessness.

Through these measures, Móstoles underscores the importance of prioritizing housing issues. Despite budgetary constraints, the city has demonstrated how strategic policy implementation can prevent a housing emergency from escalating into a social crisis.

It is important to mention that the policies have allowed us to have more data on the situation of homelessness in Móstoles. This allows us to improve future care, innovating in future actions.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

“Fincas” project in Montevideo

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“Fincas” project in Montevideo

Mismatches Segregation Cultural suitability Diversity Vulnerable groups Demographic/Urban growth Vacant housing
Policies and regulations National policies Local policies Land Planning Governance Participatory processes
Urban Design Services and infrastructure Liveability Inclusion
Promotion and production Self-management Cooperatives

Main objectives of the project

Montevideo has initiated a project leveraging existing legal mechanisms to reclaim abandoned private urban land, with the aim of repurposing it for specific social needs through new housing and habitat initiatives. Upon reclamation, the municipality integrates the land into Montevideo's "Cartera de Tierras," a well-established city-land portfolio system spanning over twenty-five years. This mechanism streamlines residents' access to land for the development of social and cooperative housing endeavors.

Date

  • 2019: Implementation

Stakeholders

  • Promotor: Montevideo municipality
  • Asociación Civil Plaza Uno
  • Federación Uruguaya de Cooperativas de Vivienda por Ayuda Mutua
  • Facultad de Arquitectura, Diseño y Urbanismo

Location

Continent: South America
Country/Region: Montevideo, Uruguay

Description

The downtown of Montevideo was in decline. Due to urban sprawl, the city center has struggled to retain its population. Moreover, new economic activities such as tourism threatens the neighbours, causing gentrification. So, on the one hand, the downtown presented many deprived and vacant housing units and, on the other, new activities threats to the existing communities. To avoid depopulation and make an innovative urban renewal, “Fincas” was set in motion in 2019.

The main feature of the plan is recovering the abandoned buildings of the city center. To do so, they made a change in municipal rules. Many of those buildings had unpaid fines and taxes to the cityhall. Then, should the debt be over 80% of the assessed value of the lot, the owner can settle the debt by giving the lot to the municipality. Other tools, such as expropriation, has also been used. Thanks to all of it, more than twenty buildings are included in the “Cartera de Tierras”, a portfolio of public land.

The range of projects executed under the framework of Fincas exhibits notable diversity, benefiting from collaborations with both national ministries and local civil society organizations. Various initiatives within housing and habitat development have been prioritized, including the establishment of "temporary shelters" for vulnerable demographics like homeless women with children or individuals awaiting social housing allocation. Additionally, several housing plots have been repurposed to provide social rental accommodations.

Further endeavors, such as the implementation of the "dispersed cooperative" model, have played a pivotal role in fostering alternative cooperative housing arrangements and safeguarding residents in areas susceptible to intense speculative pressures. This model entails a distributed form of co-living, wherein separate real estate units are managed cooperatively by residents who form a scheme to utilize different buildings and shared spaces. This grassroots approach has contributed to revitalizing downtown Montevideo. Moreover, Fincas has supported projects with community and recreational objectives, such as "Casa Trans," which advocates for the rights of transgender individuals and gives a community center dedicated to the trans community.

A distinctive aspect of Fincas as an urban renewal initiative lies in its focus on land use legislation and the pursuit of "re-densification" in Montevideo—a strategy aimed at transforming the city into a more densely populated urban center. By repurposing central urban locations for social purposes and returning them to residents, Fincas strives to counteract abandonment and gentrification in certain districts. This effort reduces both physical and symbolic disparities between central and peripheral areas, fostering a more cohesive city and advancing the concept of the right to the city.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Diverse Metropolis Regulation

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Diverse Metropolis Regulation

Mismatches Diversity
Policies and regulations Local policies Planning
Promotion and production Public-private partnerships
Ownership and tenure

Main objectives of the project

Montreal, Canada, implements a new regulation to have affordable housing, the Diverse Metropolis Regulation. The main goal of the regulation is that all the projects done in “affordable zones” (a new zoning category) must reach an agreement with the city to enhance social and affordable housing. Preserving the diversity of our neighborhoods and promoting access to suitable housing for all: this is the objective set by the City of Montreal with its Regulations for a mixed metropolis.

Date

  • 2021: Implementation

Stakeholders

  • Montreal

Location

Continent: North America
Country/Region: Canada, Montreal

Description

Montreal wanted to foster more mixed communities. However, in its planning legal framework, the private initiative has a lot of power. Thus, agreements with promoters must be reached in order to have affordable housing and a diverse typology of housing units. For this reason, in 2021, they enforced a new planning regulation on certain areas of the city. Any person who carries out a project involving the addition of at least 1 dwelling and a residential surface area exceeding the threshold set in the Regulation must enter into an agreement with the City in order to contribute to the supply of social, affordable and family housing. This may be a new building, an extension or the conversion of a building.
The threshold set in the Regulation is 450 m² of added residential area (equivalent to approximately 5 housing units). However, until December 31, 2026, the threshold is temporarily increased to 1,800 m² (equivalent to approximately 20 housing units) in order to take into account the economic context. After this period, the threshold will be restored to 450 m².

Contributions are made either for social housing (any dwelling unit owned by a non-profit organization, cooperative, government or paramunicipal corporation that is intended for people with special housing needs or households with low or modest incomes) or affordable housing (dwelling unit, not necessarily owned by non-profits or municipality, for which the selling price or rent is subject to a commitment of at least a 20-year period). The percentage going into affordable housing is between 10 to 20% of the project. Then you must add the social contribution depending on the surface of land.

The affordable contribution of the project is agreed with the city and has three main ways to be fulfilled: the creation of affordable housing by the promoter; the sale of a building to the city, which can take the form of the sale of an existing rental building or vacant land; a financial contribution: the contribution varies depending on the size of the project and the sector in which it takes place. A combination of the three is also possible. In the case of social housing, a portion of land must be selled to the city or made a financial contribution.

The new regulation is an innovative way to generate mixed communities in a market-driven development scheme. Using the legal tools of planning, the municipality enhanced social housing and affordability in different typologies of buildings.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Oukalas Project in Tunis

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Oukalas Project in Tunis

Mismatches Segregation Vulnerable groups Demographic/Urban growth Vacant housing
Policies and regulations Global frameworks
Urban Design Liveability Inclusion Equity Segregation
Promotion and production

Main objectives of the project

Tunis grapples with intricate migration dynamics, serving as both a destination and a transit point for international migrants bound for Europe. Additionally, internal migration has significantly shaped the city's demographic landscape since gaining independence in 1956. Drawn by employment prospects, a large influx of internal migrants settled in Tunis, particularly in the historic center known as the Medina. This area saw an increase in vacant housing units as former residents moved to suburban areas seeking modern accommodations. In response to the housing challenges faced by these migrants, many from economically disadvantaged backgrounds, makeshift living arrangements called Oukalas emerged within the Medina. While these Oukalas provided affordable housing, they often lacked basic amenities, were overcrowded, and posed safety hazards due to deteriorating conditions. To address these issues, the Municipality of Tunis launched the Oukalas Project in 1991 with dual objectives: to improve living standards for residents, many of whom were internal migrants, and to preserve and restore historic structures within the neighborhood. This initiative, which concluded in 2012, positively impacted over 3,000 households in the Medina.

Date

  • 1991: Implementation
  • 2012: Rehabilitación

Stakeholders

  • Tunis Municipality

Location

Continent: Africa
Country/Region: Tunis, Tunisia

Description

Tunis experiences a significant influx of migrants, although the city does not undertake specific projects tailored exclusively to address their needs. Instead, the municipality incorporates migrants into existing social and cultural initiatives aimed at enhancing the overall quality of life for all residents of Tunis. One such initiative is the Oukalas project, which ran from 1991 to 2012. Focused on inhabitants of the Medina, including a substantial number of internal migrants, the project aimed to offer suitable housing and essential services while simultaneously preserving and revitalizing this historic area. Consequently, the project serves as an illustration of government-led revitalization efforts aimed at improving housing conditions for Medina residents, many of whom are internal migrants.

Oukala refers to an urban caravanserai, resembling a hotel where rooms are rented for short periods like days or weeks. Following the expansion of the city and shifts in demographics within the Medina, numerous private residences and historical landmarks in the old city were converted into multi-family dwellings. They were "oukalaised". These transformed dwellings accommodated multiple households, often those facing economic challenges, in substandard living conditions. Deterioration of buildings, compounded by inadequate rental regulations, rendered oukalas precarious residences for low-income families, with some buildings experiencing partial or complete collapse over time.

The oukalas project constitutes a multifaceted intervention strategy aiming to enhance living conditions and restore the aesthetic appeal of the Medina. By implementing appropriate technical, legal, and financial protocols, its overarching goal is to address the housing challenges within the Medina while preserving its cultural heritage.

Initially, the project aimed to improve the housing conditions of 3,000 households residing in the Medina's 600 oukalas through demolition and subsequent reconstruction. The program's broader objective focused on ameliorating the precarious living situations of the oukalas' occupants, encompassing several key components:

Re-housing: Identified 256 oukalas accommodating 1,296 households in severe disrepair for demolition. To accommodate these occupants, three new residential areas were established in Tunis' western suburbs—Douar Hicher, El Agba, and Sidi Hassine Séjoumi. New residents were offered 25-year sale-by-rent plans with affordable monthly payments.

Reconstruction: Sites of demolished oukalas were either sold through public auction or reclaimed by former owners. Municipality-led or private and public developers were tasked with new construction in accordance with existing land use regulations within the Medina.

Rehabilitation: Identified 404 oukalas housing 1,600 households requiring renovations to meet standards. This rehabilitation effort encompassed both privately and municipally owned housing stock. Private owners were offered a 15-year loan with a 5% interest rate and complimentary technical assistance.

Restoration/Adaptive Reuse: Thirteen buildings of significant historical or architectural value were identified for restoration and adaptive reuse for public purposes, with specific projects devised to facilitate their transformation.

In addition to ensuring secure housing and restoring historical edifices, the project extended social support to vulnerable residents of the Oukalas. These initiatives comprised various interventions, including the construction of 76 residences tailored for elderly individuals living independently, facilitation of loan access for 220 elderly individuals lacking familial or social support networks, provision of assistance for twelve disabled children encompassing education and healthcare expenses, allocation of 60 scholarship grants to local students pursuing higher education, and seasonal aid for vulnerable groups to address expenses related to religious observance and school year cycles.

The nature of the project evolved across its phases. In earlier stages, residents from central Oukalas were relocated to peripheral districts, prompting significant considerations regarding the impact of such relocations on residents' social connections and employment prospects. However, in the final phase, Oukalas inhabitants were offered housing opportunities within the Medina itself, in buildings constructed over the sites of previously demolished structures deemed unsafe in earlier phases. Residents were presented with the option to rent or purchase these new apartments at discounted rates, with residents covering expenses equivalent to construction costs, supplemented by contributions from the municipality and the national government.

The Oukalas is one of the major transformations of the city center in Northern Africa.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Revivier Centro

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Revivier Centro

Mismatches Vacant housing
Policies and regulations National policies Local policies Planning Global frameworks Public-private initiatives
Urban Design Services and infrastructure Environments
Promotion and production Public-private partnerships

Main objectives of the project

Reviver Centro is a comprehensive revitalization initiative aimed at the central region of Rio de Janeiro, focusing on urban, cultural, social, and economic rejuvenation. Its primary aim is to draw in new residents by leveraging the abundance of vacant buildings and land that have remained unused for decades in an area rich in infrastructure and cultural heritage. Additionally, the project involves the establishment of new green spaces, promotion of sustainable urban mobility, and activation of public areas through artistic interventions. However, one of the foremost hurdles lies in addressing housing issues. Here, their initiative on generating affordable housing while using the land available in the center is the biggest innovation.

Date

  • 2021: Implementation

Stakeholders

  • Rio Metropolitan Government

Location

Continent: South America
Country/Region: Brazil, Rio de Janeiro

Description

Amidst the global discussions prompted by the pandemic, which transformed many cities into virtual ghost towns, Rio de Janeiro embarked on a transformative journey with the Reviver Centro project to reshape its metropolitan landscape post-COVID-19. Focused on addressing the desolation of Rio's Central Business District, severely impacted by business closures, resident exodus, and the absence of daily workers, the initiative aims to lure people and enterprises back to the historic heart of the city.

Employing a distinctive mechanism of land-value capture through the transfer of development rights, the city offers entrepreneurs the opportunity to acquire prime areas in Rio by building and/or retrofitting residential units. In other words, developers that build on the central part of the city or allow the city with new land can, then, built on other more lucrative parts of the city above the preestablished limits. Basically, in exchange for buildings in the Center, the real estate market will receive the right to pay to build above the standard established by law in neighborhoods in the South and North Zones, such as Copacabana, Ipanema, Tijuca and Méier. The money paid by developers becomes the fund to finance the urbanization of the center. This innovative approach generates funds and new land and buildings to develop crucial infrastructure projects, including active transport networks, the city's inaugural affordable housing program, offering subsidized rental options for low-income residents, and green infrastructure initiatives. In a span of just ten months, 1,317 residential units across 18 buildings have been licensed, raising approximately R $2.2 million.

In terms of the housing initiatives that could be develope with the scheme, Rio has implemented two main programs: the Social Rental program and the Self-Management Program. The Social Rental program, established under the Municipality's Housing Policy, aims to produce and offer rental properties, attracting residents to activate the residential character of the Center. It leverages existing vacant properties and forms a rental immobilization park while providing mediation, legal, and technical assistance to facilitate formal contracts between owners and eligible tenants. Prioritizing access for individuals working in the central region but not residing there, the program promotes housing diversity, catering to marginalized communities such as families led by women, black, indigenous, LGBTQI+ populations, and social minorities.

The Self-Management Program, on the other hand, strives to ensure decent housing access for the low-income populace through participatory processes. It emphasizes specialized technical aid, support for social technical work, environmentally sustainable project development, and encourages collective housing unit living. Authorized by the Municipality, non-profit entities can participate in architectural design and social housing development in areas designated for the Social Interest Housing policy or funded through municipal collections.

With Revivier Centro, Rio has tackled the issue of empty buildings and voids in the center, while gaining financial resources to enhance social housing schemes. An integral approach to change the city center with affordable options.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Strasbourg strategy against empty houses

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Strasbourg strategy against empty houses

Mismatches Vacant housing
Policies and regulations Global frameworks Governance Data and monitoring Evaluation and impact
Financing

Main objectives of the project

Addressing housing concerns encompasses not only individuals without homes but also properties without occupants. In response, Strasbourg Eurométropole (Metropolitan Area of Strasbourg) initiated a strategic approach aimed at transforming vacant dwellings into accessible housing options. This initiative reflects a meticulously devised policy grounded in comprehensive data and knowledge, designed to bolster the city's social housing sector while providing viable solutions for owners of unoccupied properties.

Date

  • 2015: Implementation

Stakeholders

  • Strasbourg Eurométropole

Location

Continent: Europe
Country/Region: France, Strasbourg

Description

Strasbourg recognized the pressing issue surrounding vacant housing: many properties could easily be repurposed into social rental units. However, understanding why these properties remained unoccupied proved challenging. Thus, an assessment program was initiated. Leveraging the Ministry of Economy and Finance's list of vacant homes, city hall corresponded with listed owners, arranging interviews to delve into the reasons behind the vacancy. The focus was primarily on small landlords, who often cited concerns such as unpaid rent, property degradation, and cumbersome administrative procedures as deterrents to renting out their properties. The result of the meeting was that the existing systems lacked clarity, exacerbating the situation. Some owners had previously rented out their properties but encountered difficulties, ranging from tenant disputes to necessary but unaffordable building repairs.

Armed with insights into the issue, the city swiftly moved toward solutions. A comprehensive 'toolbox' was developed, comprising easily understandable documents and accessible financial assistance to guide owners through their options. Free advice is now available, covering property valuation, heritage significance assessment, and eligibility for grants. The National Habitat Agency steps in to assist landlords in connecting with new tenants or mediating disputes with existing ones.

To incentivize owners to make their properties available for social housing, the Eurometropole offers grants of up to €3,000. This incentive, disbursed on a 'half now, half later' basis, provides €1,500 upon removing the property from vacancy and offering it for social housing, with an additional €1,500 granted if the tenancy lasts at least two years. Each municipality within Strasbourg Eurometropole manages the disbursement, tailoring the system to local needs.

Furthermore, the city negotiated preferential rates with banks, resulting in zero-interest loans for owners undertaking building improvements to make their properties tenant-ready. To assist owners in finding suitable contractors, the city compiled a categorized list of companies operating in various service areas.

These initiatives aimed at small landlords are driving an increase in affordable rents while aiding struggling families in managing their real estate assets. Since May 2016, the Eurometropole has spent €320,000 (€1400 per dwelling). It has mobilised 230 vacant dwellings (all rented at social rental rates), 87 of which were rented through rental intermediation (40%). Ten municipalities are involved and over 500 landlords have been met.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

NextGeneration NYCHA Sustainability Agenda

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NextGeneration NYCHA Sustainability Agenda

Mismatches Climate change
Policies and regulations Governance Data and monitoring
Promotion and production Public promotion Public-private partnerships

Main objectives of the project

The New York City Housing Authority (NYCHA) has formulated a comprehensive strategy aimed at reducing emissions across all sectors by 80% by 2050 while safeguarding 300,000 residents from the adverse effects of climate change, including heat waves, storms, and rising temperatures. To achieve this goal, the city is enacting groundbreaking policies to decarbonize energy consumption in residential buildings throughout NYC.

Date

  • 2016: Implementation
  • 2021: Implementation

Stakeholders

  • Promotor: New York City Housing Authority (NYCHA)

Location

Continent: North America
Country/Region: New York, United States of America

Description

In 2016, the NextGeneration NYCHA Sustainability Agenda was crafted as a 10-year blueprint aimed at cultivating healthy and resilient homes capable of withstanding climate change impacts, while aligning with the city’s pledge to reduce greenhouse gas emissions by 80% by 2050. This plan delineates 17 strategies to curtail NYCHA’s carbon footprint by 30% by 2025, bolster resilience, and uphold resident well-being. These strategies encompass enhancements in heating and hot water efficiency, establishment of standards for both new and existing buildings, widespread adoption of clean energy, and facilitation of residents' access to economic opportunities.

Central to this agenda are the following objectives: (1) Eliminate the root causes of mold by fixing leaks in roofs, façades, and pipes and by modernizing ventilation systems; (2) Eliminate overheating and unplanned heat and hot water outages; (3) Start on the path to meeting the City’s goal of reducing greenhouse gases by 80 percent by 2050; (4) Address climate adaptation and resiliency in all capital planning; and (4) Incorporate sustainability into day-to-day management of all properties.

Flood risk and stormwater management stand out as priorities, with resilience plans underway for all housing susceptible to coastal flooding. This includes risk evaluations and retrofit directives informed by lessons from Hurricane Sandy. The initial phase of stormwater infrastructure implementation projects holds the potential to capture approximately 72 million liters per year. Furthermore, NYCHA aims to furnish backup power for all Sandy-affected developments, establish microgrids at select developments, and install 25 MW of solar power to shield public housing residents from climate change's short- and long-term effects. These efforts involve deep retrofits to diminish energy consumption and the deployment of solar panels on residential rooftops, complementing the city’s 2025 target of 100 megawatts of solar energy for municipal buildings.

A pivotal aspect of the plan involves transitioning away from fossil fuel reliance in heating and cooking via innovative electrification solutions. Through initiatives like the Clean Heat for All challenge, manufacturers were invited to develop new cold-climate heat pumps, capable of swift installation in windows, minimizing resident disruptions. The city plans to procure 24,000 heat pumps to expedite low-cost electrification in tens of thousands of multi-family buildings, ensuring dependable heating. Additionally, geothermal energy solutions are being implemented, and gas stoves are being replaced with induction cookstoves in select buildings.

These actions not only create equitable job opportunities for public housing residents but also contribute to overhauling the city's electricity supply. More than 300 city residents have been employed to execute these initiatives, with an additional 40 enrolled in solar training programs. NYCHA is also establishing the Clean Energy Academy to train 250 residents over four years in green jobs within the solar and building decarbonization sectors.

The plan stands as a prime example of how affordable housing can fortify climate resilience in urban landscapes while promoting integration and social justice. After the success in 2016, in 2021 the strategies were updated by the new administration.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Inclusionary Housing in Johannesburg

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Inclusionary Housing in Johannesburg

Mismatches Segregation Diversity
Policies and regulations Local policies Planning
Urban Design Inclusion
Promotion and production Public-private partnerships Private promotion

Main objectives of the project

In 2019, the Johannesburg City Council approved the Inclusionary Housing project, making it the inaugural inclusionary housing policy implemented anywhere in Africa. This initiative aims to ensure that every development includes a percentage of social housing units. The objective is to augment the availability of smaller units in strategically situated areas of the city, thereby alleviating the housing backlog, gradually lowering housing prices, and diminishing travel times, expenses, and emissions in a city where these factors are excessively high.

Date

  • 2019: Implementation

Stakeholders

  • City of Johannesburg Metropolitan Municipality

Location

Continent: Africa
Country/Region: Johannesburg, South Africa

Description

The framework works as follows: Inclusionary housing is mandatory for any development application under the jurisdiction of the City of Johannesburg Metropolitan Municipality that includes 20 dwelling units or more. Different options (and associated incentives) are given for inclusionary housing that developers may choose from. In each option, a minimum of 30% of the total units must be for inclusionary housing. When inclusionary housing is applicable, it will be implemented as a condition for development (in land use/development approvals) by the City of Johannesburg. The City may take action against developers/owners who do not comply with the conditions for inclusionary housing outlined in land use/development approvals, as with any condition of approval. Yet, a developer developing below the threshold of 20 units, but who meets the criteria for one of the inclusionary housing options detailed in the framework approved, may still benefit from the incentives associated with the option chosen.

The incentives are, usually, the possibility to build extra units, hence, an increase in the allowable residential floor area, densifing the area in development. All the incentives depend on the options that planning allows and that the developer choose. Each option have some mandates regarding the 30% of inclusionary housing and some incentives. For example, Option 1 asks to have social housing units, hence, it has greater incentives than other options. Yet, in some options they can be sold in the open market. In those cases, incentives are tighter and the main goal is to densify the area and generating mixed communities by allowing a diverse typology of housing units.

Indeed, a primary objective of the program is to foster a compact city by densifying urban developments. By transitioning towards a more condensed urban landscape instead of perpetuating urban sprawl, the aim is to safeguard the remaining natural and biodiverse areas on the city outskirts, preserving the ecosystem services they offer. This approach is anticipated to enhance air quality by enhancing city efficiency. A compact city model is both environmentally and economically sustainable. It promotes increased density and proximity, resulting in reduced energy consumption for transportation, optimized land use management, and the conservation of rural land and biodiversity. Medium to high-density settlements in a city also lead to decreased service costs, improved accessibility to public facilities, and more efficient infrastructure provision, thereby enhancing economic sustainability and feasibility.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

Anti-eviction Office in Palma, Mallorca, Spain

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Anti-eviction Office in Palma, Mallorca, Spain

Policies and regulations Local policies Governance Evictions Price control

Main objectives of the project

Established in 2015 in response to Mallorca's housing crisis, particularly in Palma, the Anti-eviction Office has become a beacon of hope for struggling families facing eviction threats due to unaffordable mortgages and rising rent prices. Financed by the municipality, the office's primary goal is to prevent evictions by offering legal aid and guidance to affected families. Acting as a mediator between tenants, owners, and financial institutions, it strives to find solutions and emergency housing alternatives when mediation fails. With its transdisciplinary team, the office provides comprehensive assistance, streamlining housing support previously fragmented across different governmental levels.

Date

  • 2015: Implementation

Stakeholders

  • Palma City Council

Location

Continent: Europe
City: Palma de Mallorca
Country/Region: Palma de Mallorca, Spain

Description

In Mallorca, Spain, the 2008 crisis was above all a housing crisis. Mortgages could not be paid and rent was rising while luxurious houses and short-term rental tourist apartments were on the rise. In this context, Palma, its city, faced a wave of evictions. The result could have been homelessness and a social emergency situation. However, in 2015, the Anti-eviction Office was created.

The main goal of the office was to stop all the eviction processes they could. Financed by the municipality, the Anti-eviction Office offers orientation and legal aid to all the families struggling to pay the rent or threatened for eviction. Its aim is mediating between owner and tenant or between owner and financial institution. In case the mediation is not possible, the municipality tries to find an “emergency housing alternative”. The office also does a work of prevention and education, helping families to manage their rent and services. The team behind it is transdisciplinary, helping te citizens from different angles.

The biggest virtue of the Office is becoming a one-stop office regarding housing issues. Before its creation, housing was divided in three different administrations (national, regional and local government), each one with its own procedures and areas. The Office was a way to help all citizens from the same office for any issue regarding housing and eviction in a situation of emergency. In the last 8 years, the office has stopped nearly two thousand evictions, representing the 65% of the cases. Moreover, similar schemes can be found in Barcelona and other major cities of Spain.

Links

Authors:

CSCAE Consejo Superior de los Colegios de Arquitectos de España

“Mietpreisbremse” and “Mietendeckel”: Rent regulation system in Germany

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“Mietpreisbremse” and “Mietendeckel”: Rent regulation system in Germany

Mismatches Price
Policies and regulations Price control

Main objectives of the project

Germany, particularly Berlin, faces a significant challenge regarding its rental sector, which plays a crucial role in the city's housing supply. Unfortunately, it has transformed into a speculative market, resulting in forced evictions and a diminished quality of life for millions of Germans. Consequently, Germany has implemented some of the most stringent rent control laws in an attempt to address this issue. Examining the evolution of these regulations provides insight into their impact on affordable housing.

Date

  • 2015: Implementation
  • 2019: Implementation

Stakeholders

  • German Federal Government

Location

Continent: Europe
City: Berlin
Country/Region: Berlin, Germany

Description

Germany is renowned for its extensive rental sector, offering tenants secure tenancies and protection from eviction, making renting an appealing option compared to home ownership. Since the 1970s, a system has linked rent increases to a reference rent for similar-quality local dwellings, updated regularly, usually every four years. A database known as the Mietspiegel provides a nationwide benchmark for tenants and landlords to index rents. However, due to the pressure of rising rents, the Federal Government introduced an even more restrictive law in 2015.

The law, known as the Mietpreisbremse (Rent Control), is a nationwide regulation that took effect in 2015. It mandates the maximum amount of rent a landlord can charge. According to the law, the net cold rent may not exceed 10 percent above the local comparative rent, as set out in the regional rent index. If the landlord charges more than the permitted rent, the tenant is entitled to a rent reduction.

In principle, the Mietpreisbremse applies to tenants living in areas with tight housing markets and to federal states that have implemented corresponding regulations. Besides Berlin, Hamburg, and Munich, many other medium-sized to large cities in Germany are also covered by this regulation. All rental properties are subject to the regulation, with some exceptions, such as newly listed apartments (to encourage new housing supply) or apartments renovated for energy efficiency or necessary modernization.

In 2020, Berlin implemented an additional rent price regulation, the Mietendeckel. This cap prevented owners of flats built before 2014 from charging more than what had been agreed upon in June 2019, effectively freezing all rents. It also stipulated that rents exceeding acceptable levels by 20% should be reduced, varying based on location and quality. Landlords failing to comply with the new law faced heavy fines. The policy was intended to be in place for five years. Unlike the Mietpreisbremse, which sets a limit on rent increases, the rent cap froze rents and utilized a more restrictive index. With Berlin’s law, no increase were possible. Not even a 10%. This measure meant that hundreds of thousands of households were eligible for significantly lower rents, countering the skyrocketing rents of recent years and preventing speculators from buying buildings solely for rent gouging. However, the court ruled that Berlin, as a state in the German federal system, lacked the constitutional authority to impose the cap.

Following the ruling, the Mietpreisbremse was revised to achieve a similar effect to the Mietendeckel. It now protects tenants in Berlin affected by the invalidated regulation by giving the Mietpreisbremse a retroactive effect. Tenants whose tenancies began after April 2020 can reclaim up to 30 months' worth of excess rent paid. Meanwhile, the German government is working to extend Rent Control until 2025.

Both experiences serve as examples of regulations with mixed effects on the rental market. While prices continue to rise, many Berliners and Germans have been able to reduce their rent. Germany offers a broad range of regulations to be tested in the future to determine how cities can lower or control rents.

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CSCAE Consejo Superior de los Colegios de Arquitectos de España