From 1994 to date, there has been an alarming decline in the quality of the low-cost housing stock that has been rolled out (Zunguzane et al. 2012). The study found that managing time, costs and quality was a major challenge in the implementation of the low-cost housing project in Illovo Township.
Introduction & Research Methodology
- Introduction
- Problem Statement
- Study justification
- Research aims and objectives
- Research questions
- Hypothesis
- Limitations, Scope and assumptions of the study
- Research Methodology
- Case Study
- Data Collection
- Secondary Data
- Primary Data
- Data Analysis
- Questionnaires
- Interviews
- Target Population and sampling method
- Dissertation Structure
- Conclusion
The purpose of the research is to identify policy gaps in the implementation of low-cost housing projects. What are the policy gaps in implementing and monitoring the delivery of low-cost housing projects in South Africa.
Theoretical and Conceptual Framework
- Introduction
- Low-Cost Housing Concept
- Project Management concepts
- Monitoring and Evaluation (M&E) Concept
- Welfare State Theory
- The Welfare Approach in South Africa
- The Shortcomings of the Welfare State
- Developmental State Theory
- Developmental State in the South African Perspective
- Sustainability theory
This probably led to the failure of many South African low-cost housing projects. It is an approach to providing housing for low-income people that encourages the involvement of beneficiaries in the development of their own houses (Ogunfiditimi and Thwala, 2008:2).
Literature Review
Introduction
Background of South African housing policy
In addition, the Housing Act established administrative procedures for the development of a national housing policy (Ministry of Housing, 2000). The Breaking New Ground housing policy was introduced in 2004 to strengthen the failed mechanisms of the Housing White Paper.
International experience in housing policy implementation
- Housing Policy implementation in India
- Housing policy implementation in Nigeria
The general guidelines for housing programs in the Third Plan (1961-66) were to coordinate the efforts of all agencies and orient the programs to the needs of low-income groups. The focus of planning in the Sixth Plan (1980-85) was integrated service delivery along with shelter, especially for the poor. The Seventh Plan explicitly recognized the problems of the urban poor and for the first time an urban poverty scheme known as Urban Basic Services for the Poor (UBSP) was launched.
In the post-colonial era, the government tried to solve the housing problem for its citizens and, on the other hand, to develop the housing problem. In the policy implementation study conducted by Aribigbola (2005) in Akure, Ondo State, Nigeria, Afolabi assessed the overall soundness of the sampled properties.
Housing Policy Implementation in South Africa
However, the use of preferential procurement policy as a policy tool to achieve socio-economic responsibility has brought many problems for the government (Magoro 2010). The implementation of the preferential procurement policy related to the housing program of the Reconstruction and Development Program (herein referred to as RDP) has caused serious problems for poor people. Further, it was assumed that the state would unite a divided society without threatening any part of the population (Brynard 2007:361).
Grootboom sees implementation as the highest act in fulfilling the state's constitutional obligation (Tissington 2011:27). Given the challenges facing the South African government in implementing low-cost housing projects, it is therefore important to begin by identifying the characteristics of a successfully implemented housing project.
Key components to a successful housing project implementation
- Project Procurement systems
- Housing project budget
- Housing Product Quality
Ashworth and Hogg (2002) argue that regular cost reports should be prepared throughout the construction phase of the project. The quality of the South African low-cost housing stock has been mostly substandard since its inception in 1994 until today. This guarantees a careful study of the meaning of a housing product and the expectations of the end user and the customer.
Specifications act as manufacturing guidelines provided to the contractor by the client or the client's representative at the start of the project. Wenzel (2010) alludes to the fact that poor workmanship affecting the quality of the final product is directly related to time constraints and cost cutting by some customers.
Beneficiary involvement
- The top-down approach for policy implementation
- The bottom-up approach for policy implementation
The Breaking New Ground Initiative (SA 2004:22) states that community participation should always be an important part of the planning process. These are the bottom-up and top-down approaches, and they play a crucial role in determining the demise or success of the housing project. In this perspective, public organizations exist to achieve objectives in specific areas and thus improve the well-being of the population.
The bottom-up approach begins at the other end of the implementation chain of command and calls for full consideration of the activities of the so-called street-level implementers (Howlett and Ramesh, 2003:190). Of the 350,000 municipal water systems in the United States, only the conglomerates had the financial resources to quickly comply with the law without federal/state support.
The building contract
- The stakeholders and their duties in a building project
- The phases of a building contract and the involvement of the client
There are three key stakeholders in a construction project namely the principal agent who is the party named in the contract details and/or appointed by the employer/client with full authority and obligation to act in accordance with the contract. The client/customer is a contractual party with the contractor for the performance of works as specified in the contract data, and the contractor is a contractual party with the employer/customer for the performance of works as specified in the contractual data. Surprisingly, housing beneficiaries are not included in the entire implementation process in terms of decision-making, but they are an important part of the equation.
The Defects Liability Period begins when the Certificate of Completion is issued and continues for the period given in the Contract Data, (GCC 2004). It is noteworthy that the client is involved in all the stages of the project implementation, every phase.
Conclusion
These respondents were selected for their involvement in the implementation of the Illovo Township projects. Time, cost and quality are of the highest importance in the implementation of low-cost housing projects. The ward councilor was elected for his responsibility in the development of Ward 109 (Illovo Township), specifically the implementation of low-cost housing projects.
They must work without any interference from any party involved in the implementation of the low-cost houses. The study was able to establish that the policy gaps exist in the implementation and monitoring of the South African low-cost housing projects.
Case study, Illovo Township
The Historical back ground of the Case Study
- lllovo Low cost housing projects
- Conclusion
It is one of the low-cost housing developments developed in the eThekwini area under less formal township establishment procedures in the early 1990s (Ethekwini Municipality Spatial Planning Framework, 2010). The core of the study area, the municipality of Illovo, has developed over the past two decades. The development landscape of the area changed significantly in the early 1990s with the establishment of the municipality of Illovo (Spatial Planning Framework, 2010).
The Illovo River demarcates the southern boundary of the study area (Ethekwini Municipality Spatial Planning Framework, 2010). This chapter has given a descriptive presentation of the Low Cost Housing Project of the city of Illovo as a study area.
Presentation of Research findings
Introduction
Background Information of Respondents
The project managers as representatives of the Department of Human Settlement were interviewed on 8 November 2016 at the eThekwini Municipality Human Settlements office in Shell House Durban. The NHBRC Quality Assessors were valuable in highlighting their commitment to monitoring low cost housing development. The interviews allowed the researcher to identify their experience in the construction industry regarding the implementation of low-cost housing and their relationship with other stakeholders in the projects such as project managers, inspectors and the professional team.
It is important to note that all the participants have been involved in implementing affordable housing for a period of over five years. Their years of experience have been used by the researcher as a litmus test of their knowledge of expertise and experience in the field.
Respondents project experience
The ward councilor helped highlight community involvement and the role local government plays in ensuring these types of projects are successfully implemented. The beneficiaries revealed the challenges they face on a daily basis due to the poorly constructed houses. The following paragraphs discuss the findings of the research, based on the results of the interviews conducted.
The researcher was referred to these 6 beneficiaries by other beneficiaries who have similar problems with housing quality.
Semi Structured Interviews
- Project control and monitoring systems
- Project Implementation challenges
- The role of Contractors
- Skills and labour
- The role of the Ward Councillor
- Housing Beneficiary findings
It would be wrong to assume that DHS officials are not interested in the quality of low-cost housing. These challenges have resulted in poor workmanship on the part of the contractors. Contractor 2 was added. PM1 indicated that the CLO's job is to act as a mediator between the contractor and the community.
The neighborhood councilor said that he has received a lot of complaints from the beneficiaries about the quality of the houses. This is one of the causes of cracks in the walls near windows and door openings.
Recommendations and conclusion
Introduction
Summary of findings
In the field of proper monitoring of the project, the officials responsible for the construction of the housing project of the Illovo district have identified shortcomings. These trained will be useful to the community members in maintaining the constructed houses. A Case Study of the Fisantekraal Housing Development Project, Western Cape (PhD Dissertation, Stellenbosch: University of Stellenbosch).
Difficulties associated with the implementation of preferential procurement policy in relation to a low-cost housing programme: a South African contextualisation. Perceptions of the quality of low-income housing in South Africa: Defects and their causes.
Recommendations
- Budget and Quality control
- Project Management and Monitoring systems
- Team coordination
- Skills and labour
- Data interpretation
Conclusion
The involvement of beneficiaries in the construction of low-cost housing projects is minimal and this is a cause for great concern. The study found that there are policy gaps in the implementation and monitoring of South Africa's low-cost housing, which have led to the provision of poor quality and substandard housing. 1992: Four dragon-headed Asian tigers: a comparative analysis of state, economy and society in the Asian Pacific Rim.
Public policy and public participation involving citizens and the community in the development of public policy. We invite you to consider participating in a study that explores legislative gaps in the management, implementation and monitoring of low-cost housing projects in South Africa, a case study of the town of Illovo in the eThekwini Municipality.
Kingsburg west low cost housing, phase2
Typology one Phase1
Typology two Phase
Typology three Phase 2
Cracks on the walls Typology 1, Phase 1
Traces of water seepage on external and internal face typology 3, Phase 2
Existing plaster striped of and replaced
Common defects typology 1, phase 1
Common defects typology 1, phase 1
