published_or_final_version / Housing Management / Master / Master of Housing Management

Housing built by local authorities for low income housing has gone a long way towards providing a range of housing options for the varying needs of those who are forced through circumstances to rely on the public sector for their housing. Selling off the rented housing stock to sitting tenants has enabled large numbers of families to become homeowners. The sale of rental housing stock has been long viewed by theorists with much scepticism. Therefore much research has gone into, amongst other things the government policy of "load-shedding" in order to decrease the welfare burden of the state. Few studies however have been able to capture the perceptions and attitudes of the beneficiary families. A major thrust of the National Housing Policy is to increase the access of housing to previously disadvantaged individuals. One such method is that of privatisation and the sale of public rental stock to sitting tenants. The study will attempt to investigate the process of privatisation as adopted by the Metropolitan Council and resistance that it has faced. / Thesis (M.Sc.)-University of Natal, 2000.

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This study examines the effects of homeownership, tenancy, and vacancy on the preservation of historic housing stock. Using six blocks within the Emily Kimbrough Historic District as my study area, I utilized city directories and deed transfers to determine the number of housing units each year as well as the percentages of ownership, tenancy, and vacancy for each home. I developed a rating system to assess the current condition of each home and completed statistical analysis of the association between ownership rates and current condition. The results of the study are a repeatable methodology for critically examining homeownership. The findings defy popular assumptions of the benefits of homeownership, showing no association between homeownership and present housing condition. The methodology of this study is useful in determining whether city governments should establish homeownership programs as a viable preservation strategy. / Department of Architecture

Typescript. / Thesis (Ph. D.)--University of Hawaii at Manoa, 1984. / Bibliography: leaves 86-91. / Microfiche. / viii, 91 leaves, bound 29 cm

Thesis (M. Hous. M.)--University of Hong Kong, 1995. / "December 1994." Includes bibliographical references (leaves 108-112).

In Canada, the supply of new rental housing has been decreasing, leaving renters more dependent on existing rental stock. Less supply, with increasing demand, necessitates the preservation of the existing rental stock. In recent years, many Canadian cities have experienced threats to their rental stock from deteriorating buildings, lessening affordability, and from luxury conversions or demolitions for redevelopment. Little information is available on threats to, and ways of preserving one form of rental housing, the low-rise market rental building, sometimes referred to as the three floor walk-up. This thesis describes the interaction between supply and demand that led to the construction of low-rise market rental buildings in the lower mainland of British Columbia, and particularly in two neighborhoods of New Westminster referred to as the study area. More importantly, because so little information is available on the low-rise stock in British Columbia, an exploratory examination of building, tenant, and owner characteristics in the study area was undertaken. The neighborhoods selected are important not only because of the large number of low-rise rental units within their boundaries, but because of the high demand for these rental units, and the pressure for redevelopment that is now occurring within these neighborhoods. Therefore, the findings of this study are of use to other urban areas in which market forces pushing for higher returns on investment come into conflict with the need of low and moderate income people to remain in locations that meet their needs. An analysis of data obtained on building, tenant, and owner characteristics revealed a number of important facts. Firstly, the needs of owners for an adequate return on their investment are met by the low-rise building stock. When capital appreciation of buildings is factored into the equation, internal rates of return on investment from low-rise buildings are equal to or greater than returns on investments of comparable risk. Secondly an analysis of data revealed that although tenant needs for comfortable, well located housing was met by low-rise apartments, that there were a number of problems evident. For instance, 51 percent of tenant households pay rent equal to or greater than 30 percent of income. Lack of affordability, the result of low incomes and increasing rents, is a significant problem in the study area. Neighborhood problems, as evidenced by a high incidence of crime and poverty is also a concern. Thirdly it was found that although most low-rise apartments are in a good state of repair, 25 percent of them are not getting needed repair. This lack of required maintenance and repair is of special concern as this stock ages and buildings deteriorate resulting in loss of rental stock. Threats of demolition for redevelopment although not of serious concern now could become a problem in the future. Finally, the lack of government involvement at all levels in preserving the existing low-rise rental stock is a cause of concern as this stock gets older. On the basis of study findings four main threats to the preservation of this rental stock were identified including building and neighborhood deterioration, lessening affordability for tenants, potential for building demolition and redevelopment, and a lack of government involvement to assist tenants and owners in need. Twenty-one alternatives to deal with threats to stock preservation, that have or might be undertaken by Federal, Provincial, or Municipal Governments, were analyzed. Guiding principles such as comprehensiveness, local responsiveness, time frame awareness, and political/financial astuteness were utilized in selecting thirteen alternatives for implementation in the study area. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

This study investigates the impact of intense development pressures on the low-rise rental stock in Vancouver's Kerrisdale neighbourhood. In a neighbourhood which has changed little over the last twenty years, Kerrisdale changed rapidly during 1988 and 1989. Starting in late 1988, the neighbourhood has been inundated with new luxury condominium projects. In the process, 17 rental buildings have been or will be demolished to make room for the new condominium and over 300 tenants (many elderly) will be evicted. This study analyzes why this is happening and investigates what impact the demolitions and evictions have had on the displaced tenants. The case is especially interesting because forced evictions do not generally take place in a city's exclusive neighbourhoods. The study also examines the rationale for the demolitions, the key players involved, and the city and provincial government's response. The impact of the redevelopment pressure has been primarily social. Social impact refers to loss to self-esteem, uncertainty, anxiety, loss of control, and stress. Although there is a perception that Kerrisdale residents are very wealthy, tenants tend to be less well off. An analysis of Statistics Canada income data show that more than 40% of the tenants in the low-rise rental stock earned less than $20,000 per year in 1985. Ironically, it is the tenants in the low-rise buildings who tend to be the least able to cope financially who are the most at risk of eviction. It is the low-rise stock which is the target of redevelopment pressures. While still relatively early in the eviction process (only 7 of 17 buildings have been demolished), this study found that evicted tenants moved to all parts of the Lower Mainland. Younger tenants tended to moved further while the elderly tended to stay nearby. The study found that more than 65 percent of the elderly were able to stay in the neighbourhood. Evicted renters who found places in Kerrisdale generally paid more rent for the same space. Many had no choice but to seek accommodation in the more expensive high-rises. Due to the fixed income of many of the elderly, it is unclear how many would be able to withstand another round of rent increases. An analysis of the development economics of construction in Kerrisdale indicates that the primary rationale for the demolition of the rental stock is economics—there is a much greater profit margin in developing luxury condominiums than there is for maintaining or constructing rental housing. Strong demand from Eastern, local and off-shore investors combined with a severe lack of land zoned for multiple residential development has increased the incentive to demolish the low-rise stock. Two thirds of the developers currently pursuing luxury condominium projects in Kerrisdale are from off-shore and are new players in the Vancouver market. The remaining developers have are from Vancouver. It is the local developers who are developing the majority of the units proposed. They are also the later entrants into the Kerrisdale market. This study has found that the sale of the new luxury condominium units in Kerrisdale will be promoted in both local and offshore (particularly Hong Kong) markets. Many of the projects have been designed with the offshore buyer in mind. The provincial government's response to the Kerrisdale situation has primarily been to avoid market intervention. The city's response has been to slow the rate of change. This has been accomplished by implementing demolition delays, amendments to current building by-laws, rental demolition fees, and the creation of a Vancouver Land Corporation (VLC Properties Limited) with a mandate of building affordable rental housing as a replacement for stock lost throughout the city. The success of these strategies can only be determined over the long term. The results of this study suggest that the rental housing sector is unlikely to improve without substantial subsidies from third parties or from government. Citizens need to be aware that there is a cost to be paid for the status quo. One fact to consider is that there is tremendous demand to live in Vancouver, yet more than 70% of it is zoned low-density. In order to relieve some of the pressure for demolitions, selected rezoning to higher densities is required. At the same time, municipalities need to look at improving transportation access so that new land can be made available to accommodate growth. / Applied Science, Faculty of / Community and Regional Planning (SCARP), School of / Graduate

This paper analyzes the concept of housing policy at a municipal level. It looks at current status of areas in the Czech Republic in relation to their housing provision and individual stakeholders' roles in this process. The key role is played by the government and its influence of housing policy through legislation. Various general as well as individual areas' issues are explored and solutions discussed. One example outlines detailed analysis of a situation in a specific area of the country.The analysis was conducted based on current data provided by the Ministry of Local Development and the local council and a research conducted by the author. The aim is to define and analyze current housing policy in the Czech Republic and discuss potential solutions.

The common law of lease sets out certain reciprocal rights and duties of lessors and lessees. It also provides for sui generis aspects such as the lessor’s hypothec and the protection of the lessee under the huur gaat voor koop rule. The relatively uncomplicated manner in which the common law has addressed specific issues pertaining to the law of lease has however been influenced by recent legislation that have an impact on various aspects of lease. The Rental Housing Act 50 of 1999 has entrenched parameters for the exercise of certain rights by the lessor and lessee and has introduced Rental Housing Tribunals to deal with unfair leasing practices. The Prevention of Illegal Eviction of and Unlawful Occupation of Land Act 19 of 1998 has radically impacted on the process that a lessor has to follow where he wishes to evict a lessee who remains in occupation of a leased premises after lawful termination of a lease agreement. Most recently the introduction of the Consumer Protection Act 68 of 2008, which came into full operation at the end of March 2011, appears to have a significant impact on the law of lease in those instances where the Act finds application to a lease agreement. In this regard it must be observed that the Consumer Protection Act impacts on a lease agreement that falls within its scope in two ways: on the one hand section 14 of the Act which regulates fixed term agreements may find specific application to a lease agreement that falls within the scope of application of the said section. On the other hand, there are certain ‘general’ provisions of the Act that will find application generally to lease agreements that fall within the scope of application of the Act , even if they do not fall within the specific scope of application of section 14. The purpose of this dissertation is to investigate how the various pieces of legislation indicated herein , impact on the common law of lease . The main focus will eventually be the impact of the Consumer Protection Act as such impact still has to manifest in practice.It will thus be endeavoured to present a holistic view of the ‘changing face of the law of lease’ in South Africa. / Dissertation (LLM)--University of Pretoria, 2012. / Mercantile Law / unrestricted