<p>Human ecologists agree with the government&rsquo / s view that a house encompasses more than a structure, and that its environment and location are equally important in meeting the needs and expectations of the occupants. This study was undertaken to establish whether the planning and building of housing units do indeed comply with government policy and adhere to the set standards for houses being &ldquo / more than just a structure&rdquo / . In evaluating the housing act, questions were raised about government&rsquo / s accountability regarding the enforcement of stipulations, with a view to offering guidelines that could be applied by housing practitioners. The aim of the study was to develop a holistic evaluation model for low-cost housing from the perspective of human ecology. The research aims were to obtain information about circumstances and conditions within a specific community (Objective 1). The study endeavoured to develop a holistic housing&nbsp / evaluation model (Objective 2) based on housing indicators for healthy housing. A questionnaire (objective 3), corresponding with the compound model, was designed to ascertain to which&nbsp / extent the needs of individuals in the Wesbank community (Objective 4) had been met in compliance with the indicators. A community profile (Objective 5) of Wesbank was then drawn up&nbsp / accordingly. Government legislation in respect of low-cost housing in Wesbank was evaluated according to the holistic housing evaluation model (HHEM) to determine to what extent the housing served the needs of families. Evaluation research was undertaken using multiple data collection techniques such as a documentary content analysis, a semantograph, focus groups and a survey conducted by means of a structured questionnaire. The HHEM was compiled by studying government policy and legislation, analysing the literature and identifying indicators as&nbsp / obtained from the focus groups, with the purpose of determining housing quality. By using the HHEM it became possible to identify community needs and other housing aspects, and to draw&nbsp / up a community profile. Meaningful conclusions about problematic areas in this particular environment were then presented visually by means of this model, which could readily be&nbsp / &nbsp / implemented by development practitioners. The HHEM served as a basis for the questionnaire used in a survey conducted in the Wesbank low-cost housing area, evaluating to what extent the&nbsp / project complied with the objective of providing houses that would be more than mere structures. From the findings of the study in Wesbank it appeared that aspects such as the quality of the physical structure, space and privacy, sufficient and sustainable provision of services and accessibility to facilities determine how the occupants of low-cost housing experience their structures.&nbsp / trong opinions have been voiced about a serious shortage of privacy and the poor quality of the housing structures, the latter resulting in conditions of ill health. The research found&nbsp / that housing development in Wesbank definitely did not contribute to improved health and the quality of life amongst the inhabitants. A community profile for Wesbank was then drawn up in&nbsp / response to the results of the survey. Based on the community profile that ensued from the study in Wesbank, it is recommended that educational housing programmes be made available to&nbsp / beneficiaries. Concomitantly, community facilities and physical development should be provided to advance all forms of socio-psychological, cultural and sports development. A study of&nbsp / alternative types of housing, building material and construction techniques needs to be launched to find a suitable product that would contribute to improved health and living conditions. A&nbsp / careful selection of contractors, close monitoring of the construction operations and the application of quality standards should be strictly enforced. Other recommendations are that developers&nbsp / hould first undertake a complete and thorough survey of the beneficiaries of proposed housing developments. The HHEM could be enforced in areas with different economic and&nbsp / income levels, and applied in further research, thereby creating comparative profiles of the respective communities. Participation by beneficiaries should be encouraged in any housing process, as this could possibly ensure the sustainability of their communities. With the HHEM the government and housing developers in new developments could ensure beforehand that the&nbsp / right type of housing will be built and developed for the right type of community. The HHEM can also be applied in existing areas for executing needs studies to serve as a guideline for&nbsp / development.&nbsp / </p>

<p>Human ecologists agree with the government&rsquo / s view that a house encompasses more than a structure, and that its environment and location are equally important in meeting the needs and expectations of the occupants. This study was undertaken to establish whether the planning and building of housing units do indeed comply with government policy and adhere to the set standards for houses being &ldquo / more than just a structure&rdquo / . In evaluating the housing act, questions were raised about government&rsquo / s accountability regarding the enforcement of stipulations, with a view to offering guidelines that could be applied by housing practitioners. The aim of the study was to develop a holistic evaluation model for low-cost housing from the perspective of human ecology. The research aims were to obtain information about circumstances and conditions within a specific community (Objective 1). The study endeavoured to develop a holistic housing&nbsp / evaluation model (Objective 2) based on housing indicators for healthy housing. A questionnaire (objective 3), corresponding with the compound model, was designed to ascertain to which&nbsp / extent the needs of individuals in the Wesbank community (Objective 4) had been met in compliance with the indicators. A community profile (Objective 5) of Wesbank was then drawn up&nbsp / accordingly. Government legislation in respect of low-cost housing in Wesbank was evaluated according to the holistic housing evaluation model (HHEM) to determine to what extent the housing served the needs of families. Evaluation research was undertaken using multiple data collection techniques such as a documentary content analysis, a semantograph, focus groups and a survey conducted by means of a structured questionnaire. The HHEM was compiled by studying government policy and legislation, analysing the literature and identifying indicators as&nbsp / obtained from the focus groups, with the purpose of determining housing quality. By using the HHEM it became possible to identify community needs and other housing aspects, and to draw&nbsp / up a community profile. Meaningful conclusions about problematic areas in this particular environment were then presented visually by means of this model, which could readily be&nbsp / &nbsp / implemented by development practitioners. The HHEM served as a basis for the questionnaire used in a survey conducted in the Wesbank low-cost housing area, evaluating to what extent the&nbsp / project complied with the objective of providing houses that would be more than mere structures. From the findings of the study in Wesbank it appeared that aspects such as the quality of the physical structure, space and privacy, sufficient and sustainable provision of services and accessibility to facilities determine how the occupants of low-cost housing experience their structures.&nbsp / trong opinions have been voiced about a serious shortage of privacy and the poor quality of the housing structures, the latter resulting in conditions of ill health. The research found&nbsp / that housing development in Wesbank definitely did not contribute to improved health and the quality of life amongst the inhabitants. A community profile for Wesbank was then drawn up in&nbsp / response to the results of the survey. Based on the community profile that ensued from the study in Wesbank, it is recommended that educational housing programmes be made available to&nbsp / beneficiaries. Concomitantly, community facilities and physical development should be provided to advance all forms of socio-psychological, cultural and sports development. A study of&nbsp / alternative types of housing, building material and construction techniques needs to be launched to find a suitable product that would contribute to improved health and living conditions. A&nbsp / careful selection of contractors, close monitoring of the construction operations and the application of quality standards should be strictly enforced. Other recommendations are that developers&nbsp / hould first undertake a complete and thorough survey of the beneficiaries of proposed housing developments. The HHEM could be enforced in areas with different economic and&nbsp / income levels, and applied in further research, thereby creating comparative profiles of the respective communities. Participation by beneficiaries should be encouraged in any housing process, as this could possibly ensure the sustainability of their communities. With the HHEM the government and housing developers in new developments could ensure beforehand that the&nbsp / right type of housing will be built and developed for the right type of community. The HHEM can also be applied in existing areas for executing needs studies to serve as a guideline for&nbsp / development.&nbsp / </p>

Philosophiae Doctor - PhD / Human ecologists agree with the government’s view that a house encompasses more than a structure, and that its environment and location are equally important in meeting the needs and expectations of the occupants. This study was undertaken to establish whether the planning and building of housing units do indeed comply with government policy and adhere to the set standards for houses being “more than just a structure”. In evaluating the housing act, questions were raised about government’s accountability regarding the enforcement of stipulations, with a view to offering guidelines that could be applied by housing practitioners. The aim of the study was to develop a holistic evaluation model for low-cost housing from the perspective of human ecology. The research aims were to obtain information about circumstances and conditions within a specific community (Objective 1). The study endeavoured to develop a holistic housing evaluation model (Objective 2) based on housing indicators for healthy housing. A questionnaire (objective 3), corresponding with the compound model, was designed to ascertain to which extent the needs of individuals in the Wesbank community (Objective 4) had been met in compliance with the indicators. A community profile (Objective 5) of Wesbank was then drawn up accordingly. Government legislation in respect of low-cost housing in Wesbank was evaluated according to the holistic housing evaluation model (HHEM) to determine to what extent the housing served the needs of families. Evaluation research was undertaken using multiple data collection techniques such as a documentary content analysis, a semantograph, focus groups and a survey conducted by means of a structured questionnaire. The HHEM was compiled by studying government policy and legislation, analysing the literature and identifying indicators as obtained from the focus groups, with the purpose of determining housing quality. By using the HHEM it became possible to identify community needs and other housing aspects, and to draw up a community profile. Meaningful conclusions about problematic areas in this particular environment were then presented visually by means of this model, which could readily be implemented by development practitioners. The HHEM served as a basis for the questionnaire used in a survey conducted in the Wesbank low-cost housing area, evaluating to what extent the project complied with the objective of providing houses that would be more than mere structures. From the findings of the study in Wesbank it appeared that aspects such as the quality of the physical structure, space and privacy, sufficient and sustainable provision of services and accessibility to facilities determine how the occupants of low-cost housing experience their structures. trong opinions have been voiced about a serious shortage of privacy and the poor quality of the housing structures, the latter resulting in conditions of ill health. The research found that housing development in Wesbank definitely did not contribute to improved health and the quality of life amongst the inhabitants. A community profile for Wesbank was then drawn up in response to the results of the survey. Based on the community profile that ensued from the study in Wesbank, it is recommended that educational housing programmes be made available to beneficiaries. Concomitantly, community facilities and physical development should be provided to advance all forms of socio-psychological, cultural and sports development. A study of alternative types of housing, building material and construction techniques needs to be launched to find a suitable product that would contribute to improved health and living conditions. A careful selection of contractors, close monitoring of the construction operations and the application of quality standards should be strictly enforced. Other recommendations are that developers hould first undertake a complete and thorough survey of the beneficiaries of proposed housing developments. The HHEM could be enforced in areas with different economic and income levels, and applied in further research, thereby creating comparative profiles of the respective communities. Participation by beneficiaries should be encouraged in any housing process, as this could possibly ensure the sustainability of their communities. With the HHEM the government and housing developers in new developments could ensure beforehand that the right type of housing will be built and developed for the right type of community. The HHEM can also be applied in existing areas for executing needs studies to serve as a guideline for development. / South Africa

In South Africa issues regarding the dissatisfactory delivery of low-cost housing developments are well known. Low-cost housing has generally been delivered in a manner which attempts to address housing backlogs, instead of focussing on establishing quality environments and sustainable communities. In order to address the current deficient approaches to low-cost residential development, a literature and empirical investigation was conducted with the purpose of exploring the South African status quo. Issues for improvement were researched within the existing knowledge base. The literature reviewed for this study encompassed government literature, policies and legislation as well as work from both national and international authors from a variety of fields, given the diverse nature and multiple impacts related to housing development. These literary works provided evidence to the conclusions drawn and informed the recommendations made accordingly. The empirical research conducted included several structured interviews, the distribution of questionnaires and the evaluation of various South African case studies. Empirical results added a quantitative measure to the evidence provided by the literature study and thus offered further conclusions and recommendations. The recommendations made were categorised according to their contribution to planning, management and design. It is believed that the adoption of these preliminary recommendations may greatly improve the housing delivery process and quality of life experienced by low-income beneficiaries. The issues covered in this study include research, conclusions and recommendations on: * Investigating the South African status quo with regard to housing policies and legislature. * Identifying the merits of historical theoretical models and their value in modern day housing development. * Discussing the importance of a locally focussed development approach with regard to the role of local municipalities versus provincial authorities in low-cost residential development. * Identifying the value of low-cost housing in local economic development and sustainable socio-economic growth. * Discussing the role of community participation in delivering sustainable neighbourhoods and communities. * Investigating the need for higher density development with specific reference to the integration of various housing typologies. * Exploring the relevance and benefits of alternative construction materials in low-cost residential development. * Exploring the informal backyard rental sector. * Exploring the approaches followed in South African case studies of varying successes in various provinces. It should be noted that the research conducted for this study, the conclusions drawn and the recommendations made provide substantial value, but are all mainly provided as preliminary concepts to be elaborated in a future PhD study. / Thesis (MArt et Scien (Urban and Regional Planning))--North-West University, Potchefstroom Campus, 2013

In South Africa issues regarding the dissatisfactory delivery of low-cost housing developments are well known. Low-cost housing has generally been delivered in a manner which attempts to address housing backlogs, instead of focussing on establishing quality environments and sustainable communities. In order to address the current deficient approaches to low-cost residential development, a literature and empirical investigation was conducted with the purpose of exploring the South African status quo. Issues for improvement were researched within the existing knowledge base. The literature reviewed for this study encompassed government literature, policies and legislation as well as work from both national and international authors from a variety of fields, given the diverse nature and multiple impacts related to housing development. These literary works provided evidence to the conclusions drawn and informed the recommendations made accordingly. The empirical research conducted included several structured interviews, the distribution of questionnaires and the evaluation of various South African case studies. Empirical results added a quantitative measure to the evidence provided by the literature study and thus offered further conclusions and recommendations. The recommendations made were categorised according to their contribution to planning, management and design. It is believed that the adoption of these preliminary recommendations may greatly improve the housing delivery process and quality of life experienced by low-income beneficiaries. The issues covered in this study include research, conclusions and recommendations on: * Investigating the South African status quo with regard to housing policies and legislature. * Identifying the merits of historical theoretical models and their value in modern day housing development. * Discussing the importance of a locally focussed development approach with regard to the role of local municipalities versus provincial authorities in low-cost residential development. * Identifying the value of low-cost housing in local economic development and sustainable socio-economic growth. * Discussing the role of community participation in delivering sustainable neighbourhoods and communities. * Investigating the need for higher density development with specific reference to the integration of various housing typologies. * Exploring the relevance and benefits of alternative construction materials in low-cost residential development. * Exploring the informal backyard rental sector. * Exploring the approaches followed in South African case studies of varying successes in various provinces. It should be noted that the research conducted for this study, the conclusions drawn and the recommendations made provide substantial value, but are all mainly provided as preliminary concepts to be elaborated in a future PhD study. / Thesis (MArt et Scien (Urban and Regional Planning))--North-West University, Potchefstroom Campus, 2013

The VAT consequences of land expropriations appear to be a grey area with no definitive answer as to which expropriations are zero rated or vatable at 14%. While it is generally understood that the government performs expropriations, there are many departments within the government that have authority to perform these expropriations independently. Based on section 11(1)(s) and (t) of the VAT Act, depending on which department performs the expropriation and under which Act the expropriations are made it will be determined whether the expropriation will attract VAT at 14% or 0%. However, the detail contained in section 11(1)(s) and (t) does not lend itself to a clear cut explanation as to the motive behind why some expropriations are zero rated and others that are fundamentally similar are vatable at 14%. This study performs a comparison of expropriations under the Housing Act, Restitution of Land Rights Act and the Provision of Land and Assistance Act and their VAT consequences. The purpose of this study is to try and find the driving factor that determines the VAT consequences of the different expropriations and to determine whether there is a commonality. The study performs an analysis of the expropriating authorities of the different Acts mentioned above and determines whether their VAT vendor status has an influence as to whether VAT is levied at 0% or 14% or whether the entire transaction is an exempt supply. The conclusion reached is that the most appropriate course of action would be to apply a blanket rule of zero rating the supply. This would reduce confusion and uncertainty relating to the VAT consequences and would also assist all parties concerned to have the same expectation. It is important that the South African Revenue Service provides some guidelines to assist in understanding the VAT consequences of expropriations in South Africa, as they will be required to enforce the legislation. AFRIKAANS : Die BTW-gevolge van grondonteienings blyk ‘n grys gebied te wees met geen duidelike antwoorde wanneer dit kom by watter van hierdie onteienings onderhewig is aan nulkoers en watter onteienings belasbaar is teen 14% nie. Alhoewel die algemene gevoel is dat die regering onteienings uitvoer, is daar wel departemente binne die regering wat die volmag het om hierdie onteienings onafhanklik toe te pas. Op grond van artikel 11(1)(e) en (t) van die BTW-wet, sal vasgestel word watter onteienings aan 14% of nulkoers BTW onderhewig is deur te kyk na watter departement die onteienings uitvoer en onder watter wet die onteienings gemaak is. Die detail wat in artikel 11(1)(e) en (t) vervat word is nie heeltemal duidelik oor hoekom sekere onteienings aan nulkoers onderhewig is en ander, wat fundamenteel dieselfde is, belasbaar is teen 14% nie. ʼn Vergelyking van onteienings wat onder die Wet op Behuising, Wet op Herstel van Grondregte en die Wet op die Beskikbaarstelling van Grond en Bystand plaasvind, asook die BTW-gevolge van elke wet, word deur middel van hierdie studie gemaak. Die doel van hierdie studie is om te bepaal watter faktore die BTW-gevolge van die verskillende onteienings bepaal, en of die faktore iets in gemeen het. Die studie analiseer die onteieningsgesag wat by die verskillende wette soos hierbo genoem ter sprake is en bepaal of die BTW-ondernemer-status ‘n invloed het op of 1) BTW teen nulkoers of 14% toegedien word en of 2) die hele transaksie ‘n nie-belasbare lewering is. Die gevolgtrekking wat bereik word is dat die mees geskikte plan van aksie sal wees om alle lewerings onderhewig te maak aan ‘n nulkoers. Dit sal verwarring en onsekerheid met betrekking tot die BTW-gevolge verminder en verseker dat alle betrokke partye dieselfde verwagting sal hê. Dit is belangrik dat die Suid-Afrikaanse Inkomstediens riglyne sal verskaf wat kan help om die BTW-gevolge van onteienings in Suid-Afrika verstaanbaar te maak, aangesien daar in elk geval van die regering vereis word om wetgewing af te dwing. / Dissertation (MCom)--University of Pretoria, 2013. / Taxation / unrestricted

Text in Afrikaans / In hierdie verhandeling ontleed ek die oproeping van ʼn verband op ʼn onroerende saak in die Suid-Afrikaanse reg. Indien ʼn verbandskuldenaar wanpresteer, kan die verbandskuldeiser sy beperkte saaklike reg afdwing deur die verband op te roep ten einde die uitstaande skuld te delg. Om dit te bereik, word die sekerheidsobjek op ʼn eksekusieverkoping te gelde gemaak, nadat die regte prosedure gevolg is. Die oproepingsproses is in die laaste dekade ingrypend verander, grotendeels as gevolg van artikel 26 van die Grondwet, 1996, en artikels 129 en 130 van die National Credit Act 34 van 2005. Die volgende stadiums in die oproepingsproses word onderskei: die voorverhoorprosedure; jurisdiksiebepaling; die hofprosedure; beslaglegging en die eksekusieverkoping. Wetgewing en regspraak het onlangs ingrypende veranderings ten aansien van die voorverhoorprosedure en die hofprosedure teweeggebring. Alhoewel die oproepingsproses tans bevredigend deur wetgewing en in die regspraak gereël word, is daar nog verontrustende aspekte van eksekusieverkopings wat die wetgewer se aandag verdien. / In this dissertation I analyse the calling up of a mortgage bond over immovable property under South-African law. If a mortgagor defaults, the mortgagee can enforce his limited real right by calling up the mortgage bond to satisfy the outstanding debt. To accomplish this, the secured property will be sold at an execution sale, after the correct procedure has been followed. Over the past decade, foreclosure proceedings have undergone significant changes, largely owing to section 26 of the Constitution, 1996, and sections 129 and 130 of the National Credit Act 34 of 2005. The following stages in the foreclosure process are identified: pre-trial debt enforcement procedure; determination of jurisdiction; court procedure; attachment and execution sale. Both the pre-trial debt enforcement procedure and the court procedure have recently been substantially amended by legislation and case law. Although legislation and case law currently regulate the foreclosure process satisfactorily, some disturbing aspects of execution sales remain and these deserve the legislator’s attention. / Private Law / LL.M.

Text in Afrikaans, abstract in Afrikaans and English / In hierdie verhandeling ontleed ek die oproeping van ʼn verband op ʼn onroerende saak in die Suid-Afrikaanse reg. Indien ʼn verbandskuldenaar wanpresteer, kan die verbandskuldeiser sy beperkte saaklike reg afdwing deur die verband op te roep ten einde die uitstaande skuld te delg. Om dit te bereik, word die sekerheidsobjek op ʼn eksekusieverkoping te gelde gemaak, nadat die regte prosedure gevolg is. Die oproepingsproses is in die laaste dekade ingrypend verander, grotendeels as gevolg van artikel 26 van die Grondwet, 1996, en artikels 129 en 130 van die National Credit Act 34 van 2005. Die volgende stadiums in die oproepingsproses word onderskei: die voorverhoorprosedure; jurisdiksiebepaling; die hofprosedure; beslaglegging en die eksekusieverkoping. Wetgewing en regspraak het onlangs ingrypende veranderings ten aansien van die voorverhoorprosedure en die hofprosedure teweeggebring. Alhoewel die oproepingsproses tans bevredigend deur wetgewing en in die regspraak gereël word, is daar nog verontrustende aspekte van eksekusieverkopings wat die wetgewer se aandag verdien. / In this dissertation I analyse the calling up of a mortgage bond over immovable property under South-African law. If a mortgagor defaults, the mortgagee can enforce his limited real right by calling up the mortgage bond to satisfy the outstanding debt. To accomplish this, the secured property will be sold at an execution sale, after the correct procedure has been followed. Over the past decade, foreclosure proceedings have undergone significant changes, largely owing to section 26 of the Constitution, 1996, and sections 129 and 130 of the National Credit Act 34 of 2005. The following stages in the foreclosure process are identified: pre-trial debt enforcement procedure; determination of jurisdiction; court procedure; attachment and execution sale. Both the pre-trial debt enforcement procedure and the court procedure have recently been substantially amended by legislation and case law. Although legislation and case law currently regulate the foreclosure process satisfactorily, some disturbing aspects of execution sales remain and these deserve the legislator’s attention. / Private Law / LL. M.