ENGINEERING
Realistically relooking at affordable housing in South Africa
by Chris Campbell , CEO , Consulting Engineers South Africa ( CESA
It is widely understood that South Africa faces housing shortages across the board . Valiant efforts to fill the discrepancy seem to methodically fall short in some way or another , so perhaps we should take another look at how this conundrum is approached .
There are both supply-side challenges and demand-side
challenges which need to be comprehensively addressed , and I will unpack these is later articles . For now , let us look at social housing in the context of South Africa ’ s reality . Only when we consider the actualities at play can we develop a roadmap with a chance of success .
WHAT IS ‘ AFFORDABILITY ’?
What is ‘ affordable ’ is relative to your income , and while affordable housing efforts really do aim to keep costs low , I think there is a lack of holistic thinking in terms what the average person actually earns in South Africa .
UN Habitat – the United Nations Human Settlements Programme – defines affordable housing as housing which is adequate in quality and location , and does not cost so much that it prohibits the occupants from meeting other basic living costs . Spending a quarter of your income on your home is the generally accepted rule of thumb . Yet in South Africa , low-income earners spend a disproportionate amount of their wages on accommodation , hindering their abilities to pay school fees , purchase nutritious food items , or cover basic medical care .
Our country is not alone in this conundrum . UN Habitat reports that only 13 % of countries worldwide offer truly ‘ affordable housing ’. Furthermore , it is not just the low-income earners who are struggling . Millennials , supposedly the most qualified generation yet with insurmountable career prospects , are unable to purchase homes because of the rising ‘ affordability index ’. Affordable housing is no longer just about housing the poor – it has become a wider societal concern . Housing efforts need to take earning , not just spending , into consideration .
URBANISATION IN AFRICA
According to UN Habitat , only four out of every ten Africans currently live in an urban area , the lowest ratio in the world . However , over the coming years , cities in Africa will , every day , become home to at least another 40 000 people . South Africa is ill-prepared for such a reality , with our metropolitan infrastructure struggling to keep up as is . This mass migration is not sustainable given our current inadequate infrastructure , recently highlighted by South Africa ’ s dismal performance in the SAICE Infrastructure Report Card . In fact , we may never be able to cope .
A solution may lie in ‘ decentralising ’ urbanisation . Considering the current positive performance of the local agriculture sector , housing and infrastructure efforts should be placed on those surrounding communities which support the farming industry . A focus on the agri-economy could mean people do not feel compelled to move to cities in search of economic opportunities .
EAMONN RYAN
This would alleviate pressure on cities and provide a better quality of life for those living in rural areas .
AFFORDABLE HOUSING AS IT STANDS
Efforts towards affordable housing – and social housing along with that – need to be addressed holistically . Quantitative aspects such as supply and demand are vital , but qualitative elements are equally important for success . The quality of the home , the cost of its maintenance , and its proximity to economic opportunities and amenities are important to consider . We cannot expect our people to want to move to far-out locations .
Considering the following factors , what one perceives to be affordable housing , is in fact not ‘ affordable ’ – for example , the location of a housing settlement could be accompanied by either poor transport infrastructure , the lack of easy access to transportation services , or it may also require individuals to travel great distances to work or school thus incurring more expenses as a result . Given these reasons , many find it preferable to stay in informal housing closer to their preferred locations .
Another issue comes when people who are provided formal housing simply keep their informal home and sublet the new home to many occupants – more people than the house was designed for . This puts strain on the infrastructure and services of the housing area , causing failure . The reputation of ‘ poor quality homes ’ is then amplified when in fact , the provisions are being misused . This puts a negative spin on something which should be positive .
Affordable housing in South Africa is a complex issue characterised by the unique requirements of the population in need of homes , and the misguidance of public sector initiatives tasked with meeting this need . There will be no silver bullet in getting it right , but there are many helpful considerations if one does consider the real-life context in which we are operating .
Chris Campbell , CEO , Consulting Engineers South Africa .
4 MARCH - APRIL 2021 SAAffordHousing saaffordablehousingmag SA Affordable Housing www . saaffordablehousing . co . za