Thesis (MPA.) --University of Limpopo, 2011 / Refer to document

No abstract available. / Thesis (M.Housing)-University of Natal, 2003.

The study of the Walmer Links Finance Linked Individual Subsidy (FLISP) is the response to the housing backlogs that have been experienced by the Port Elizabeth area. The ownership programme is the first of its kind in the area and has been met with scepticism, revolt and acceptance as the neighbouring township of Walmer and the nearby suburbs had mixed feelings about the project. The overall feeling and experience of the new FLISP owners far exceeds the scepticism around the project. The project also brought racial integration and improved the quality of life for the poor. It also seems as though the success of the project will be the determinant factor of whether it can rolled out to other provinces as an approach to development and poverty alleviation.

The purpose of the study was to investigate and examine the impact of the government housing subsidies in Alexandra, Gauteng, in terms of improving the socio-economic conditions of poor people. The ANC government promised to change the material conditions of people by among other things eliminating poverty when it ascended to power. Access to adequate housing is regarded as a fundamental right in terms of the prescripts of the South African constitution. By implication the government has a developmental duty to provide housing to eligible citizens. A policy decision by government in 1995 to provide housing subsidies to poor households, particularly those earning between R0-3500 rand provided a significant catalyst in the objective to improve the socio-economic conditions of poor people. That is why the study was conducted in the Alexandra Township, given the proximity of the area to affluent suburbs such as Sandton. This also provided a perfect case study to measure the effectiveness of the housing subsidy system and how the system has been managed to maximise the housing delivery impact in terms of outcomes. In terms of research findings, the expectation was that delivery of low cost housing using government subsidies should not have experienced problems on housing delivery backlogs and administrative blockages. The research results revealed that the failure to quickly improve the socio-economic conditions of poor people through providing adequate housing and creating a progressive environment to create and access job opportunities has exacerbated the state of poverty, which perpetuates dependency on state assistance. The research findings further showed that there is no conclusive evidence that many if not all beneficiaries were using their subsidised house as an asset in terms of leveraging it to improve their financial position; and that there is still a high level of dependency on government for assistance even on maintenance of these units, especially after taking ownership. This has exposed a grave lack of knowledge or information on the side of beneficiaries on how to utilise the house as an asset in order to be progressive as far as improving social and economic conditions. The overall research results demonstrated that vi the existing low cost housing funding model (in Gauteng) is not sustainable in terms of delivering subsidised housing units; and significantly improving the quality of life and standard of living of poor people. In terms of limitations, the study took to account that the new government needed enough time to translate policy into concrete implementable ideas as far as housing was concerned, hence the period of study was from 1995 to 2012. This study is important because its findings contribute knowledge in the field of Public Administration and housing literature; and also assists the Department of Human Settlements (DHS) to explore recommended solutions to improve the Housing Subsidy System. Most importantly, the study provides valuable data relating to the impact of government housing subsidies, including challenges on housing allocations and subsidies management. The study concludes with recommendations on what an effective government subsidy programme should look like. This provides an opportunity to review the entire government subsidy system, as recommended in the National Development Plan (NDP) 2030 vision. The government of the day needs to urgently review the existing grant and subsidy regime for housing with a view to ensuring diversity in product and finance options that allows for more household choice and greater spatial mix and flexibility. Moreover, government should ensure that state funding does not support the further provision of non-strategic housing investments in poorly located areas. / Public Administration / D.P.A.

Despite South African citizen’s constitutional right to adequate housing, Government’s housing delivery has been described as a complex, multi-stakeholder, multi-phase problem, exacerbated by political interference and corruption. Housing delivery in South Africa is ideologically and politically designed and executed. However, the government subsidised housing sector remains plagued by: huge and increasing backlogs; corruption; quality concerns, and recipient and stakeholder dissatisfaction. This includes the government subsidised housing construction sector, which faces issues such as: established contractors leaving the sector; late and failed completion; substandard quality; rework; cost overruns; late progress payments; and insolvencies. Moreover, government subsidised housing officials, which forms part of this sector, must contend with abandoned projects and appointing new contractors; shoddy workmanship from sub-standard contractors; remedial work, including demolition and rebuilding; and systemic problems such as staff shortages and under qualified staff. The process of Government’s ideological and political designed and execution may therefore not have considered certain practicalities relative to construction principles and practice. It therefore appears that there may be some relationship between the compatibility of Government’s housing ideological and political designed (policy) and execution and general construction principles and practice. It is clear from the related literature that government subsidised housing construction has mostly been investigated as an exercise observing from the outside in, and not from a construction sector perspective. The main purpose of this study is thus to explore housing policy and practice compatibility as a major obstacle to housing delivery in general and assess whether the current housing policy is sufficiently responsive to the requirements of the government subsidised housing sector by specifically describing and exploring the effects of Government’s housing procurement policies relative to the ability of the construction sector to supply government subsidised housing. More specifically, the study describes and explores corruption, quality; contractors and worker competency, and government capacity as specific consequences of housing policy and practice incompatibility, as well as factors contributing to recipient dissatisfaction and the housing backlog. Finally, based on the finding, a proposed framework for improving the supply of subsidised housing in South Africa has been developed. The methodology for this study adopted a post-positivist philosophy, embracing a quantitative approach using questionnaires, which incorporated mainly five-point Likert type scale, but also multiple-choice questions, as instruments for data collection. Three surveys were conducted, starting with a pilot study and followed by a primary study, during which a total of 2 884 potential participants within the construction sector across South Africa were randomly sampled and solicited to participate, of which 284 responded. The respondents consisted of four groups: general contractors (76); government housing officials (34); built environment professionals (137), and built environment suppliers (37). An electronic questionnaire was sent by email to all potential participants and allowed four weeks to complete the survey. Furthermore, a housing recipient survey was conducted among 100 randomly selected recipients of government subsidised housing in the Nelson Mandela Metropolitan area, by means of a structured interview using a paper based questionnaire, over a period of two weeks. The primary outcome measures used for this study were the ranked mean scores for mainly descriptive analysis and the Chi-square test, the 𝑡-test, Cohan’s d test, ANOVA and Scheffé test, using Cronbach's alpha as a measure of internal consistency of scale and validity, for inferential analyses and hypotheses testing. Hypothesis testing was founded upon Government’s worldview that its policies will not influence the operations of the construction sector relative to housing construction, and therefore tested respondents’ perspectives with respect to the impact that government policies have in terms of contractor operations and contractor success, as well as its contribution towards the housing backlog, substandard housing, recipient dissatisfaction and corruption. The following results were obtained by means of the hypothesis testing:Government housing procurement policies are inappropriate for application in the government subsidised housing sector. Respondents therefore disagree with the notion that government policy and practices do not impact contractor operations and contractor success, and thus the supply of houses; The application of government housing procurement policies leads to inadequate quality. Respondents therefore disagree with the notion that government preferential procurement policies do not impact quality; Government’s housing procurement policies inappropriately target emerging contractors. Respondents therefore disagree with the notion that Government’s targeting of emerging contractors does not impact housing supply; Government has inadequate capacity to address subsidised housing construction sector requirements in terms of housing projects. Respondents therefore disagree with the notion that Government has the capacity to address subsidised housing construction sector requirements in the supply of housing, and Government subsidised houses do not meet recipients’ expectations. Respondents therefore disagree with the notion that government subsidised houses do meet recipients’ expectations. It thus became apparent that housing supply is mostly inhibited by Government’s housing procurement policy, contributing to various factors, such as quality capability, contractor capability, systemic and administrative capacity, and resulting in recipient dissatisfaction. Using Pearson’s product moment correlation, a framework model was developed to illustrate the process flow, which revealed definitive statistical and practical relationships between these factors, and indeed reflects complex relationships between factors inhibiting supply and resulting in recipient dissatisfaction. To find an appropriate framework model for the purpose of improving housing supply, various sources were consulted. Based on the research question, together with the aims and objectives for this study, as well as the realisation that the problems associated with housing supply relate to the project management of the construction phase, which requires interventions for improving supply, it was decided that a results framework would be the most appropriate for this purpose. The proposed framework is therefore a graphical depiction of how the research process may be used to identify problems in the government subsidised housing sector, questioning how these may be resolved, setting strategies to improve the situation, evolving hypotheses and testing these hypotheses to establish the critical factors to be considered in the process of resolving the problem in the housing sector, by means of implementation and feedback.

Thesis (M.B.A.)-Business Studies Unit, Durban University of Technology, 2006 v, 96 leaves, Annexures A-F / The marginal and low-income groups face a number of obstacles in their quest to secure housing finance to improve their living conditions. South Africa has a sophisticated and effective finance system. However, it appears that the only beneficiaries from it are the middle and upper income groups of the housing market. The whole system of accessing housing finance has proven to be problematic for the marginal and lower income groups for various reasons, among others: it is not user friendly and is not easily understood by an illiterate or poorly educated person. The key challenge for the South African housing finance system is to find ways of bridging the gap between those who have a regular income and those who do not. The credit gap exists because of the relationship between risk and cost which is a standard lending issue across the globe. The study has unpacked the obstacles by looking at the literature and role players in the housing finance. / M

M. Tech. Business Administration

The right to adequate housing is recognized internationally as a basic human right. South Africa is one of the countries that include this basic right as one of the cornerstones in its constitution. Quite a number of ways and means have been implemented and various kinds of mechanisms have been put into place to kickstart and spearhead the process of providing shelter mainly to the poor segments of the communities in South Africa at large. Towards this end the South African Housing Policy is formulated around the notion of the enabling approach whereby state assistance in the form of a lump sum subsidy is given to households to enhance and intensify the beneficiaries' own efforts towards improving their housing. In other words the smooth operation of the enabling approach is to a large extent dependent on the individuals' substantial contribution in many if not all aspects of housing process. The study demonstrates that since the implementation of this enabling approach too little has been achieved in terms of housing delivery. The study therefore identifies three key issues (among other issues) that are seen as major bottlenecks in the implementation of the enabling approach in housing delivery for all. The study argues that in order for the beneficiaries to consolidate their housing, they need to augment their low-income with a loan or any other form of a housing credit. It is the central argument of this study in this regard that proper housing credit mechanisms suited to the circumstances of the low-income groups have not been adequately addressed. The study further observes that the majority of low-income groups do not have proper labour and employment skills in that these groups also lack access to employment opportunities. This study therefore adopts the position that proper structures need to be put in place in-order to eradicate these above-mentioned major hurdles standing in the way of the enabling approach. The study argues that if these issues are not adequately addressed, housing consolidation among low-income groups will remain a major problem and the enabling approach will eventually be regarded as non-viable and incompetent. / Thesis (M.Arch.)-University of Natal, Durban, 2002.

Thesis (M.B.A.)-Business Studies Unit, Durban University of Technology, 2006 v, 96 leaves, Annexures A-F / The marginal and low-income groups face a number of obstacles in their quest to secure housing finance to improve their living conditions. South Africa has a sophisticated and effective finance system. However, it appears that the only beneficiaries from it are the middle and upper income groups of the housing market. The whole system of accessing housing finance has proven to be problematic for the marginal and lower income groups for various reasons, among others: it is not user friendly and is not easily understood by an illiterate or poorly educated person. The key challenge for the South African housing finance system is to find ways of bridging the gap between those who have a regular income and those who do not. The credit gap exists because of the relationship between risk and cost which is a standard lending issue across the globe. The study has unpacked the obstacles by looking at the literature and role players in the housing finance.

Thesis (MSc (Consumer Science)--University of Stellenbosch, 2006. / The South African government drafted a national housing policy in 1994. This policy is being implemented in terms of seven strategies. One of the housing strategies is to provide subsidy assistance to low-income groups to enable them to become home owners and improve their quality of life. The delivery of state-subsidised housing will help to reduce the housing backlog and to reach the goal of eradicating informal settlements by 2014. The purpose of this study was to determine the levels of housing satisfaction of residents in state-subsidised housing units.