WINDHOEK LOW -INCOME
HOUSING PROGRAMME
"FIRST STEPS"
Submitted by:
SUM-McNamara Consultants
to
National Housing Enterprise (NHE)
March 1993
Windhoek, Namibia
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TABLE OF CONTENTS
1. Introduction
2. Components of Programme
2.1 Upgrading of resettlement areas
2.2 Core-house projects
2.3 Loan guarantee fund
2.4 Building material loans·
2.5 Community development and training
2.6 Institutional development
3. Executing agency and organisation of Programme
3. 1 Recent devel opment at NHE
3.2 Organisation of the Programme
3.3 Personnel
3.4 Coordination mechanisms
3.5 Logistics
3.6 Implementation support requirements
3.7 NHE Resource Centre
4. Cooperation with other parties
4.1 Ministry of Local Government and Housing
4.2 Municipality of Windhoek
4.3 Cooperation with NGOs
4.5 WLIHP Steering Committee
5. Consultant
5.1 Planned and real personnel assignment
5.2 Services rendered46
5.3 Reasons for changes and problems encountered
5.4 Revision of manning schedule
5.5 Assignment of next quarter and
special tasks to be rendered
6. Finance
6.1 State of accounts
6.2 Adherence to disbursement schedule
6.3 Estmated disbursement schedule for second quarter
7. State of fulfillment of conditions
Annexures
Exchange rate (March 93): DM 1.00 = Rs 1.80
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1 /A
2 .1 /A
2.1.B
2.1/E
2.1/C
2 . 1/D
2.1/F
2.1/G
2.1/H
2.2/A
2.2/B
2.2 / C
2 . 3/A
2.3 /B
3.1/A
3.2/A
3.7/A
4.3/1
6.1/A
ANNEXURES
Minutes of Meeting - KfW Mission
Manual of operations
Information brochure, v ideo script
Correspondance regarding interim rates & taxes
Review of household incomes in resett. areas
Starter solution plans and cost estimates
Correspondence iegarding land for cty.center s
Correspondence regarding street lights
Letter on standards for internal street improvt
NHE's application for land , core-house project
Correspondence related to plot size
Report on cost estimates for land development
Minutes of initial LGF meeting
Draft contract and rules of operation for LGF
NHE's organizational chart
NHE's letter regarding future appoint . of CDW
Report on NHE's resource center
Letter fom CHF on NGO's involvement on WLIHP
Balance on Disposition Fund a t 280293
WLIHP-QUARTERI.Y PROGRESS REPOR'f 1-MARCH~_CHAPTER 1.
INTRODUCTION
Th is Quarterly Progre ss Re port 1 is submitted by SU:"l-
Mc Namara Consulta n t s t o the National Housing Enterprise,
with cop ies to the Ministry of Local Gove rnment and Housi ng
and to KFW in acco r dance to the Paragraph 2 . 2 . 3 o f the
Consulting Contract dated July 16th, 1992 . It covers the
progress of accomplished in the first quarter of the
Implementation Phase, from the 1st of January through the
end of March 1993.
On December 7th, 1992 , the NHE submitted an Inception
Report to Kf W, where substantial modifications to the
previously agreed Otjomuise Project were p r oposed. The
superior /longe r te rm goal was defined as :
"Improve the living conditions
"households throug h replicable
hous i ng "de vel opme n t wi thin the
Nat i onal "Housing Po licy"
of low-income
and sustainabl e
f r amework o f the
The obj ect i ve o f t he revised proj ect was def ine d as :
" Improve access to hous ing for low-income groups ,
"appl ying new approa ches and e ncouragi ng the
"pa rt i c i pation of the community, public and private
"sectors"
Two indicators were estab lished to measure the
s u c cess af ter i mplementati on:
i ) Within two years a t least 1 , 2 00 househo lds with
mont hly i n c ome u p t o 3 PHSL have i mp r oved the i r
hous ing situ at i on.
i i) Financial obligations a r e met : arrear s of l oans
and municipal c harges are less than 20 %.
The Windhoek Low-Inc ome Hou s ing Progr amme includes
t hre e proj ects , aimed a t making it a ffo r dable t o
be neficiaries wi t h diffe ren t inc ome l e vels : i ) An u r ban a nd
housing improvement project for resettlement and squatter
areas ; ii) A core-house project, and iii) A loan gua~antee
fund project to encourage the private sector in provi ding
hous i ng f inance fo r low-income households . Two innovative
components , a Communi ty Development Progr amme and a
Bu ilding Mate r ial Revolv ing Fund, wi 11 s upport the
implementation of the first two Projects.
On December 21, 1992, KfW communicated to NHE its
agreement to the p roposed Programme , enabling NHE to
initiate the Impleme n t ation Phase. As key NHE's personnel
involved i n the Prog ramme's Inception Phase left t he
Corporation at the be ginning of the year, the start of
execution, envisaged for January 1993, was slowed down. NHE
appointed a Project Coordinator who assumed his duties on
February 1st.
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From February 14 to 20 a KfW progress evaluation
mission vis i ted Windhoek to discuss the Programme with
Namibian institutions involved. The mission was
instrumental in helping clarify the subsidy issue and
putting on the table the question of plot size for the
core-house project. It also formulated a critical
evaluation of the organization of work, specially regarding
the work schedule and institutional arrangements,
sugges-c1ng several adjustments . In addition, the mission
discussed the prep~ration of a second housing - project for
Namibia with NHE . Conclusions of the mission were stated in
the Minutes of Meetings signed between NHE and KfW, copy of
which is attached as Annex 1/A .
The Incept ion Report established the basic concep-ts
and objectives of the Programme, defined the main
activit ies and outlined strategies for implementa t ion .
During the first quarter the project team concentrated in
def ining the "nuts and bolts" of execution, ad justing the
steps , procedures, logistics and personnel required for t he
implementation of each component.
The Progress Report wi 11 state the p rogress of each
component, identifying probl ems and bott lenecks; establish
a detailed work programme for the execution, with emphasis
on next quarter activities , give details on the
organizational , administrative and logistic set-up and the
relation with other institutions involved ; propose a
revised assignment of consultants and record the
disbursements of the quarter .
The following persons have been involved in the first
stage of execution. From NHE :
Mr . Axaro Tsowaseb, Chief Executive Officer
Mr . Louis Fick, Sr . Mgr . Finance, Plng . & Control
Mr. Jurgen Lehnert, Sr.Mgr.Technical & Social Serv .
Mr . Adolf Bates, Mgr . Contracts
Mr. Chris Steenkamp, Project Coordinator
Mr. Andreas Wienecke, Sr. Draughtman
Mr. Heinz Wittke, Clerk of Works
Mr. Petrus Alsino, Office Administrator
Ms. Maria Dax, Mgr . Public Affairs
Mr. Jonathan Sam, Media Producer
Ms. Charlotte Dunstan, Confidential Secretary
Ms . Estelle Martin, Office Administrator
Ms. Cathy Muller, Secretary
From the consulting
Mr. Juan A. Crispo,
Mr . Roland Ziss,
Mr . Don Kurtz,
Mr. Kerry McNamara,
Mr. Andrew Walton,
Ms. Sophy Shaningwa,
Ms. Salmi Kaulinge,
team:
Chief Technical Advisor
Policy/Institutional Advisor
Cty . Development Advisor
Field Supervisor
Field Coordinator
Cty.Development Specialist
Cty.Development Specialist
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WLIHP -· QU;!\\RTERLY PROGRESS REPORT 1-MJ\\RCH 1~--=...-.CI:lAP~
COMPONENTS OF PROGRAMME
2.1 UPGRADING OF RESETTLEMEN'r AREAS
A Evaluation of progress
TARGETS
The preliminary work schedule i n c1 uded in the
I nception Report envisaged the following targets f o r the
fi rst two quarters of 1993:
PRELIMINARY SCHEDULE JAN -I FEB j l"lAR . APR . HAY . JUN .
Land acquisition >(completed)
Infrastructure extension xxx+xxx Design il xxxx
Tender XXX~ xxxx~ XXXXil XXX XX
Starter solut i ons
xxxx~xxxx~ Adj . to i ndividual needs X X xxxx~ XX
Construction XX}IXXXX~ xxxx~ XXXX}l XXX XX
Commun i ty centers
Des i g n/ t ender XXX}~ XXXX:8 X
Const ruction xxxx~ XXXX}l XX XXX
Act ivities iden tified in the Incept ion Report as
necessary for i mplementat ion were :
* Informa t i on c a mpa ign
* Co mmuni ty deve l opmen t p rog r a mme
* Construc tion o f commu nity centers ;
* Definition of indi v idual p riorities wi t h each
family;
* Assistance in r egularizat i o n of titles for l a nd and
establishment of tot a l cost of housing solution;
* Initial saving;
* Signa t u re of basi c loan c ont r act ;
* Construction of starter solutions through self- help
and/or by local builders ;
* Improvement/extension of starter solution with
support from building material loans;
* Design, tender and construction of infrastructure
improvements .
REALIZATIONS, PROBLEMS ENCOUNTERED
LAND ACQUISITION
NHE has already purc hased the land in the resettlement
areas; however, the situation regarding infrastructures and
approval of lay-outs varies among different areas.
Greenwell Matongo
A total of 61227 m2 were purchased as 291 individual
plots by NHE on the basi s of layout p l ans prepared by the
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:W~..QIMRTERLY PROGRESS REPQR'r 1-MARCH 1993 _ - CIIAPTER 2
Municipality. Average size of plots is 210 m2; minimum size
200 m2. Area is not proclaimed , but NHE may sell the plot s;
transfer in 5 years time.
Main connecting and internal roads were developed by
the Municipality ; no e l ectricity or telephone is available .
Water borne s e werage is not feasib le; basic acqua p ri v i es
were included in s el l ing pri ce on condi t i on that NHE assume
respons i b il ity f o r educating peopl e on their use and assume
ma i. ntenance.
Freedom Land
A t ota l of 33739 m2 were purchased as 142 individual
plots by NHE on the basis of l ayout plans prepare d by the
Municipality. Average size of plots is 237 rn2 ; minimum size
200 m2. Area is not proclaimed , but NHE may sell the plots ;
transfer in 5 ye ars time . 81 of these plots were use for
resettlement o f relatively higher income s quatters from
Single Quarte rs.
Main connecting and internal roads were developed by
the Municipality; no electricity or telephone is available .
Sewerage and water reticulation is on place a n d i ndividu al
connections would be feasible.
Onduluka, Onyeka , Nangolo , Onguo Yepongo, Onheleiwa,
Epandulu and Joseph Nepando
Land was bought by NHE as "block" erven , to be
developed , on condition that minimum size of plots were to
be 300 m2 . Layout plans were prepared by the Municipality,
plots surveyed and pegged . The plots in Onguo Yepongo were
sold by NHE i n August 1992 to the resettled famil ies, with
20 years loans and subsidized interest rates of9% p . a .
Internal roads were just marked but not . developed ;
main sewerage and water lines are available at proximity ,
but no reticulation exists and individual connections are
not yet feasible. Public toilets and water standposts were
installed by NHE, some are not yet connected.
Shipena Einbeck
Land is owned by municipality. It comprises a total of
17452 m2 in two locations: Plots 1745 (271lm2) and 1746
(3004m2) in Etanga St., and plots 1747 (6627 m2) and 1748
(5110m2) in Omukaru St . In a memo dated Sept . 92, the City
Eng. proposed two alternatives, either group ownership, in
which case total price would be Rs.231612, or subdivision
and individual ownership. Total selling price in this
option would be Rs. 246176. Recently, settlers of plots
1745 and 1746 have applied to the Municipality for purchase
of the land. NHE has decided to assist the settlers in an
improvement process to be carried jointly with the
Municipality without buying the land .
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WLIHP -- OUAR'TERLY PROGRESS REPORT 1-~..ARCH 1993 - CHAPTER 2
No development plan has been prepared, although a
preliminary sketch was d r awn by the City Planner, with a
tota l of 54 plots of 200 m2 in both locations.
ADJUSTMENT OF WORK PROGRAMME
The whol e implementation process was analyzed in view
of developing a specific work programme and appropriate
work procedures ; identi fy priori ty t asks , problems and
bottlenecks . It was decided to divide the resettlement
areas i nto five g e ographical sectors to better organize the
e xecution :
SECTORS
I
II
III
IV
v
COMMUNITIES NR .OF
Onguoyepongo, Nangolo , Onduluka& Onyeka
Onheleiwa & Epandulu
Jose ph Nepando
Freedom Land , Shipena Einbeck
Greenwell Matongo
PROCEDURES
HHLDS .
185
187
127
181
286
Implementation of this complex component invol ve many
innovative activ i ties , for which procedures need to be
established , tested , e valuated and r ev i sed . A pre l iminary
manual of proc edures was prepared , using as a starting
point existing NHE procedures . Copy of the manual i s
attache d as Annex 2.1 /A.
INFORMATION CAMPAIGN
It was organized to
consecutive steps :
be performed in several
a) Preliminary general information . For this
purpose , the CDWs developed and printed an information
brochure in Ochi v ambo which briefly explains WLIHP. This
brochure was distributed through the community committees
to all families i nvol ved in the resettlemen t project.
(Annex 2.1/B)
b) Meetings with area community committees to
introduce the process and request cooperation for further
steps ;
c) Group meetings involving some 20 households each .
A video explaining the programme was produced to support
the CDW in this task (Annex 2.1/B); and
d) Individual meet ings with each household. A
worksheet for this meeting has been drafted and is being
tested and revised; it allows for re-evaluation of the
household's income including subsidies that might come from
other sources, affordabi 1 i ty, and for choices of starter
solutions and loans through NHE. From this worksheet, NHE
can prepare the "Deed of Sale" for sale of the erf and
whatever other components of a starter solution are agreed
upon.
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WLIH~O.liARTERl.Y PROGRESS REPQRT I - MARCH 1993 - CHl\\PTER 2
To evaluate and adjust procedur es , the
campaign was tested in the Onghuuo ye Pengo
communi tie s in Febr uar y and March respectively.
SELECTION OF BENEFICIARIES , ASSISTANCE IN
REGULARIZATION OF TITLES,
information
and Onyeka
It had been expe cted that erf sales and starter
solutions would be promoted in many of the resettlement
areas in the first quarter of 1993 . Several p robl ems have
delaye d progress of t his work:
a ) Lack of definition on some basic issues , with fac t ors
beyond the control of NHE (specifically on the up- front
subsidy system and selling price for land) were not
concluded in time . While testing proc edures in Onyeka, it
became clear in the 20 households meetings that the
unres olve d issues of the exact p r ice of the erven a nd the
actual subs idy conf u s ed t he di s cussions. Conseque ntly, it
was de cide d to postpone start ing ind i v i dual house hold
me et ings unt il these i ssue s have been r e solved . The subs i dy
issue i s now solve d, but final selling p rices are st ill to
be estab lished. The Muni c ipality reversed an i n f ormal
agreement reached during Inception Phase regarding inter i m
rates and taxes , and NHE is in the process of appeall ing
t he decision . (Relevant correspondance as Annex 2 . 1/E)
b) The criteria for participation in the programme has
been reconfirmed. Household income may not exceed 3 PHSL
per month. Minimum affordability must allow at l east for
purchase of the erf on a long-term loan basis. Income
levels hav e been re-evaluated on the basis of information
co l lected through March by NHE as part of the registration
of resettled households (Annex 2.1/C) . It shows that some
26% of households, a bigger percentage than the one
estimated in the socio-economic survey in October 1992, may
not be able to afford even the purchase of the plot where
they are settling. What to do with these families is being
discussed. One possibility would be to resettle them into a
"reception area" being developed by the Municipality ,
replacing them by other eligible households . An alternative
that would avoid the hardship of another resettlement could
be to grant them time to improve their income. For that ,
some form of temporary (two years?) lease agreement could
be offered to them, charging only a nominal rent and
municipal charges. During this period the families would
not be allowed to erect permanent structures, but would
keep the option of buying the plot if and when it becomes
possible.
STARTER SOLUTIONS TYPES AND COSTS
The minimum starter solution can simply be the
purchase of the erf. In fact, it is expected that a fair
number of participants may not be able to afford any more
as their immediate starter solution. However, most will be
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WLIHP -- QUARTERLY PROGRESS REPOHT 1 ·-:f"U\\RCH 199 3 - CHAPTER 2
a b l e to combine some construction with purc h a se of the
plot .
Type s and costs of possibl e construction s t a rter
so l utions were a n early requireme nt of CDWs to inform the
families. Preliminary designs , models and cost estimates of
three possible alte rna tives we re prepared i n Fe brua ry .
Definitive solutions are currently be ing deve l oped . Plans ,
bills of quanti t i e s and cost est imates for material s for
some t y pes are attached as Annex 2 . 1/D . Cost s range from
Rs . 654 for a 4x4, 7 mt foundation/ floo r slab; Rs . 1544 for
the same slab with a roof t o Rs . 9938 for a 47,5 m2 house
without bathroom or connections to infrastructures . Models
are being prepared as tools for communication with the
families.
DEF INITI ON OF INDIVIDUAL SOLUTIONS
The process of i ndividual househo l d mee t i ngs to define
s t arter solutions has been started on a se l ected househo ld
bas i s i n Onghuuo ye Pongo , a communi t y rese ttled early i n
1992 ltJhere contracts for purchase of p l ots were signed
l ast August . It involves only famili e s that are up-to-date
wi th their loan repayme nt. It is e xpected that by end of
Apri 1/early May , after the s e lf-help advisors are hi red,
t enders fo r the purchase of building mate rials are on hand
and procedures are final ized, construct ion of some starter
solutions can start on a test basis. Evaluation will follow
the completion of the first cases to ad just procedures.
COMMUNITY CENTERS
The construction of community centers wa s originally
perceived as an immediate prio rity. However, as time has
progressed , the development of community centers has come
to be understood as the result of a process of e xpressed
community interests and needs, and their organization to
meet those need s . Consequently, the construction of
community centers will be a phased process .
Locations for three community centers, one each for
the Okuryangava eastern and central areas and one for the
Greenwell Matongo area were identified in January by the
Field Coordinator. It was agreed with the Municipality that
the areas would be leased to NHE at a nominal charge, to be
used as community meeting places . In the event of a f ull
community center being developed in any or all of them,
extension of the lease or sale of the land could be
negotiated by the community at expiration of the.term .
On February, NHE submitted official requests to the
Municipality for the three sites . On March 10 a favorable
reply regarding erf 2346 (Onguo Yepongo area) was received
(see Annex 2. 1/E); replies for the other two plots are
expected after the Municipal Council's end of March
meeting.
The project team decided to begin the development of
the community centers through the construction of a simple
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WLIHP - OUAR'fERLY PROGRESS REPOR'l' 1 - I"iA.RCH 1993 - CHAPTER 2
roo f structure to serve as meeting place, which communi t ies
express is a felt need . Prel iminary lay- outs for an
event ual future community center were prepared for each
site to define l ocation of these structures . Cost estimates
for a 6. 5 x 4 meters steel roof structure and concrete
slab were requested, and the const r uction cont ract assigned
at the e nd of March for the community mee ting place in
Sector I .
I t was a lso decided to build a bigger and more
complete structure in the other Okuryangava location
(situated next to the existing municipal office) , to serve
temporarily as Field Office for the upgrading Project. It
is expected to be operative by the end of the next quarter.
INFRASTRUCTURE IMPROVEMENT
This activity wi ll be del a yed by at l e ast three/four
months with regard to the initial schedule , due mai nly to
two reasons : i) The nee d t o i nc l ude i mprove me nt of i nternal
st r eets in several areas , a c omponen t not initially
env isaged; ii) t he possibil i t y o f p rov i d ing complet e
reti c ulat ion in a joint effort wi th the Mun icipality ,
instead of j u s t upgrading of sewerage and water l i nes i s
under d i s cussion . Al though it may delay the project, it
s eems a n avenue wo r th pursuing before mak ing a final
decision .
Street lights
I n t e rnal street lights was one of the urgent felt
ne e ds ident if i ed duri ng the socio-economic s u rvey , both to
increase s e c u rity and have some kind of night l ife in t he
settle me n t s .
On the f i rs t week of Feb ruary , the Ci t y Elec t r ica l
Eng i ne e r ' s Depart men t was requested t o p repare cost
e s t i mates f o r provis i on of this s e rv i c e , a nd to info r m i f
the y would be pre pared to execute t he j ob .
On February 17 the Mun icipality answered quoting a
total estimate of Rs 234 . 754,92 fo r al l t he areas .
Estimates prepared during the Inception Phase amounted to
Rs . 41 0 . 000 . The impo r tant reduction resulted from two
compounding facto r s: Un it price quote d by the Municipali ty
are i n the o r der of Rs 1600 , compa red to the Rs . 2000
i n itia l e s timate ; and t he number of poles was p r oposed to
be reduced from the envisaged 205 to 144 by the City
Electrical Engineer, combining the provision of internal
street lights financed by the Programme with main street
lights t o be provi ded direc tly by the Municipality .
On February 24 NHE wrote t o the Municipality
confirming the order to perform the work and requesting a
timetable for execution and some clarifications on the
quote . On March 15, the City Engineer wrote back informing
NHE that they could not p r epare a timetable or begin the
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{
I
I~
works, as internal stree ts were not developed up to a
standard accep t a ble, a nd requesting NHE to i n form when
interna l streets wou ld be built as a prerequisite for the
install a tion o f street lights. (copy of correspondence
attached as Annex 2.1/F).
Street l i gh·ts for the Ongava and Ombaka ta streets in
the Northe astern sector of Okuryangava are curr ently been
installed by the Municipality.
Internal street~
At the Inception Phase it was assumed that the
deve l opment costs for internal streets were included in the
s e l ling price of the land. This a ssumpt i on i s t rue in the
case of Greemvell Hatongo and Free dom Land, but for the
other locations these costs are to be absorbed by NHE , as
it was consta ted while reviewing t he deeds of sale s i gned
between NHE and the Mun ic i pa lity .
I t wi l l be neces sary : i ) To obt ain mun icipal ag reeme nt
on deve lopment s tandards ( a l ready requested , see Annex
2.1/H ); ii ) To appoint a reg iste red con s u lting engineer to
prepare des i gns and get t hem approved by the City Engineer
Dpt . (that wi l l also be in c harge f o r design o f wat er a nd
sewerage reticulation), and iii) To build the required
improvements. Internal street improvement could start
earliest in the second half of May ; as stated, street
lights will follow.
The total leng th of internal streets to be upg r aded at
Programme ' s cos ts is 32 20m . According to e st i mates provided
by the Muni cipality and VWL Cons . Eng . , improvement costs
will be in the order o f Rs 360/400 . 000 . No budgetary
provision was made in the Inception Phase for these costs .
They could be financed from savings in costs of street
l i ghts (some Rs.175000) and from the contingencies post.
According to standard practice in Windhoek , costs of
street development is recovered while selling the plots;
NHE should consider it while establishing selling price of
the land.
Water/sewerage
The Inception Report proposed to upgrade t he standards
of provision of communal toilets and water taps. During the
first quarter, the matter was discussed with the
Municipality and the Communities to adjust ·procedures.
Several issues are on the process of being clarified as
they wi 11 have a bearing in the solutions and mode of
implementation:
a) The Municipality may cooperate by providing sewer and
water pipes; it must approve technical designs, and
supervise construction, as it will own and be responsible
for maintenance of the infrastructures;
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WLIHP - OUAR'rERLY PROGRESS REPORT 1- MARCH 1993 - CHAPTER 2
b) The possibility of a joi nt NHE/Munic ipa lity effo r t to
de velop complete r e ticulation networks in the areas has
also been raised ; a dec i sion nee ds to be made before
actually designing- tendering construction .
c ) As there is little if any communal space avai l able for
the additional toi l et facil it ies that should be buil t, t he
CDWs began discuss i ng the pos sibi l ity of bui lding
combinati ons of to i l e t a nd shower f a c ili t ies on several
private erve n. The owners would be r esponsible for
ma intenance and wate r ;sewe r a ge rat es ; they coul d col lect
usage fees t o cove r their costs. Thi s appears t o be a novel
appro a c h here i n Windhoek , and i s being disc ussed
cautiously .
d) Other possibilities of c ommunity participation in the
provision of communal services are also being explore d . The
co@uunity commi ttees have suggeste d the use of l ocal manual
labour i n suc h c onstru c tion activi t ies a s t ren ching and
installation of water , sewage and electr i c l i nes. At least
one community has indicated willingness t o prov ide that
labour at half wages, with t he other half to be consider
community sweat equity in the project .
e) Community committees are r esponsible for collection o f
municipal fees for communal services of water and sewage ;
their performance in collecting and paying the municipality
varies from one community to the nex t , and i s often
adversely affected by the presence of illegal squatters in
and around the communities .
~ Work Programme
One shortcoming of the preliminary work schedule is
that it did not include enough outset time for preliminary
tasks required before field execution. It also assumed that
some key decisions regarding subsidies, land prices and
similar wou ld be on hand in early January , which did not
prove to be real i stic. A revised work programme has been
prepared . It is divided in two parts, the first one dealing
with the results that need to be on hand before field
execution may start. This preliminary tasks will be
completed mostly during April and early May, although some
like the construction of the site office will take longer.
Overall implementation schedules for each one of the five
sectors are attached. A more detailed programme for next
quarter is developed below.
ASSUMPTIONS
a) Land selling price will be defined by early April;
b) Infrastructure improvement issues with Municipality
and Communities are decided by end of April
c) Suitable community development workers and
construction advisors can be identified, hired and
trained and the field teams are be fully operative by
mid May;
- 10 -
I I
I . I I I
I '
1111
I I ~
/
"' I /
"' I
ERF 40
PUBLIC OPEN
SPACE
NHE-KfW
WINDHOEK LOW INCOME
HOUSING PROGRAMME
CORE HOUSE PROJECT
MODEL LAYOUT
TOWNSHIP:
OKURY ANGAVA PROPER
ERF.41
PLAN No. 2
LEGEND:
WATER
SUP PL Y LINES:
SEWERS:
STREET LIGHTS :
COSTS:
* ROADS:
200m2
PLOTS
550m R.l4 7.00 pe r m.
=R.81 050.00
* SEWERS:
820m R.l34.00 per m.
=R.I09 926.00
*W ATER SUPPLY:
820m R.79.00 pe r m.
=R.65 599.00
* STREET LIGHTS:
14 at R.l 500.00 each
=R. 21 000.00
TOTAL: R.277 575.00
99 ERVEN
COST . PER ERF: R.2 803.80
SCALE:
~----~30 ~40 -45~etres
DEC.92
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----/--...,--
7
NHE-KFW
WINDHOEK LOW INCOME
HOUSING PROGRAMME
CORE-HOUSE PROJECT
, MODEL LAYOUT-300 m2 ERFS
TOWNSHIP :
OKURYANGAVA PROPER
ERF 41 -25.794 m2
PLAN N 2A
LEGEND
WATER SUPPLY LINES - " ,..;_ " - "
SEWERS - - -. - -
STREET LIGHTS "
.cQSIS
*ROADS: 555 m @ Rs 147/m: 81.585
tSEWERS: 880m @ Rs 134/m= 117 .920
tWATER SUPPLY: 880a @ Rs 79/s= 69 .520
tSTREET LIGHTS: 14 @ Rs 1.500/u=21.000
TOTAL DEVELOPMENT COSTS : Rs 290.000
70 ERVEN
COST PER ERF : Rs 4.140
300m2
PLOTS
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NOTES
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PROPOSED SUBDIVISION
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KHOMASDAL EXT. 15
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PROPOSED SUBDIVISION
OF ERVEN 1373 & 1374
KHOMASDAL EXT. 15
LAYOUT PlAN
drainage \\fJOrks. Details of the calcul ations are attached as
Annex 2.2/C; the main conclusions are used as basis for the
following analysis. As layout plans for alternative plot
sizes are similar, it is assumed that development costs
would be roughly the same in each plot size situation .
The following aspects, not considered
engineering report, are thus included/excluded:
in the
i) Street lights are calculated at Rs . 2000/pole;
ii) Land survey costs are estimated at Rs 200/plot;
iii)Consulting engineers fees are estimated at 10% of
costs for streets, drainage , sewerage and water
(Engineer i ng fees scale attached in Annex 2.2/C).
i v) Cost of materi als provided by the t-iunicipal i ty ,.
represent 40% of costs of water 1 ines and 30% of
costs of sewerage lines. This amount was excluded
from t he calculation as it will not increase directly · ·"'
the selling price of land.
The following tables summarize the analysis (Cost in
rands, rounded):
Table 2.2.1 - Total costs with minimum street standards ~· ~
~"
/
PLOT AREA m2 LAND DI R.DV'l'. UlD.DPT ~ TOT.DEV. TOTAL
41
1373/74
1430
TOTALS
COST
~---; ~. ~: :~
25794 ' / ~60000
25692 "1:0V·:'1385000
39627 595000
7 ;~ i ,-~~ ::~ . . /!!
- " ." '>o:;f
91113 1240000
I 5i<.t '12t·::,.
'.CO&TS
195000
198000
358000
751000
Table 2.2.2 .- Total costs with upgraded street standards
f
; COSTS"' COSTS
\\, __ ..-fl,~,!'¥
35000 230000 490000
31000 229000 614000
53000 411000 1006000
119000 870000 2110000
PLOT AREA m2 LAND DIR.DVT. IND.DPT. TOT.DEV . TOTAL
COST COSTS
41 25794 260000 256000
1373/74 25692 385000 243000
1430 39627 595000 414000
TOTALS 91113 1240000 913000
i
Table 2.2.3-Development costs/plot-Minimum street standard
PLOT
41
1373/74
1430
200m2 plots
Qty. Cost
99
98
149
2320
2340
2760
J"- .'~ ~v.
:I .r- ~ , .... · ,......
- 17 -
COSTS COSTS
48000 304000 564000 '
42000 285000 670000
70000 484000 1079000
160000 1073000 2313000
250m2 plots
Qty . Cost
300m2 plots
Qty. Cost
77
77
116
2990
2980
3540
65
65
101
3540
3520
4070
(/'
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r
GRESS REPORT 1-MARCH 1993- CHAPTER 2
tdtdevelopment )~ ....
1/:!). z '>- .;> S,C"' I.. _,'
''7-
-
.., .:J ....__ 4950 ....,:z.
0 6270 ,
(, " ;"- . 6750 . ?-
b .) J. ) 5990 t'
8 ") lot-Upgraded street standard
J ' 200m2 plots 250m2
Qty. Cost Qty.
99 3070 77
1373/74 98 2910 77
1430 149 3250 116
Table 2.2.6-Total costs/plot (land+development )
41
1373/74
1430
5700 :z...
6840 ... , ,.,
7240
6370 b l !1 e 7540
7980 q Z..I'l to '1 tr 9440
8670 qt I 9960
7670 8980 ..,
- -'
plots 300m2 plots
Cost
3950
3700
4170
7330 , ....
8700 q
9300 Q.
Qty. Cost
65
65
101
4680
4380
4790
Cl.t"~ 8680
\\1 10300
\\- ~10680
Averages 6590 8440 9890
-;-. e--... ~ -1 \\\\ -~ \\:"'
In the Inception Report the average cost of a
developed plot was estimated at Rs 6500. The total budget
figure for land purchase and development was Rs 2.600.000.
With the averages establishedJ. this amount could permit the
development between3'i3 95 and:; ~30 plots of 200 m2; between
711 308 and 3~.9 plots of 250 m2 or betwee ' 1263 and 28~ plots of
300 m2, ~aepending on the street development 5 "standard.
Possible number of plots will be calculated with costs of
higher standard.
For zoning reasons, the subdivision of land in the two I
Khomasdal sites must be made with 250 m2 plots, resulting
in 193 erfs and requiring an investment of Rs 1.749.000. If
authorization is obtained to develop the Okuryangava site I
with 200 m2 plots, another 99 erfs will be obtained at a
cost of Rs 64.000. The remaining Rs. 287.000 would permit
to develop 437 'solutions more, reaching a total of 335
units. The additional land required would be in the order ~
of 12/14.000 m2. I
~ Work Programme and targets for next quarter
The preliminary work schedule envisaged to begin land
development as early as April, and beneficiaries moving to
the first new settlement around mid December. Although the
beginning of land development will be delayed, it is still
- 18 - l
l
W.LI.H.P-QUAR_T~RLY PBQG..~REP.QRT 1-J"fABC.H 1993- CHAPTER 2
e xpected that, barring unforeseen events, beneficiaries
could s t a r t moving bef ore the end of the year to the first
settlement completed.
Activities for implementing the Project have been
arrange d in 9 groups of related tasks . An outline of the
implementation process detailed below.
I LAND ACQUISI TION
Problems and procedures have been desc ribed; t here i s
need to follow-up the applications for purchase a lready
entered, to identify approx. 14.000 m2 of addi tional land,
(criteria established in Paragraph 27 i)/iv) of the
Progress Report N .!-Inception Phase- shoul d be used for
that) a n d to enter an application for purchase.
II FORMAL APPROVAL OF LAND SUBDIVISION PLANS
The time required for the process of formal approval
of l ayout pl a ns was unde r e st imat ed . The p r ocess involves:
i) Recommendat ion o f a pproval by t he Ci ty Counci 1 .
Thi s requ ires, after purchas ing t he land, a f o rmal
submission to the Municipality of t he Plans and a
written motivation for the request; a period for
comments by several municipal serv ices and inclusion
of the proposal in the Council's monthly meeting
agenda .
ii) With the municipal recommendations, the proposal
must be submitted to NAMPAB for examination of its
need and desirability. NAMPAB meets usually every two
months.
iii) Wi t h NAMPAB' s approval, the proposal is
submitted for approval to the Township Board, that
meets monthly, allowing at least a month for previous
examination by the technical services.
iv) After approval , · the Township Board dispatch the
file to the Minister of Local Government and Housing,
who signs the fina l formal approval . This last step
usually takes two/three weeks.
The whole process might take as long as two years for
a new township. For the WLIHP core-house project it might
be considerably shorter as it only involves subdivision of
block land within approved townships.
Based on a paper prepared by the Chief City Planner,
and in the good spirit of cooperation shown by the
Municipality, the Project Team prepared a strategy to
accelerate the process. To succeed, it will require a
permanent follow-up by NHE' s Project Coordinator and the
Consultant's Field Coordinator .
i) The Municipality accepted to comment on
preliminary layout plans before NHE actually
purchases the land. Plans were prepared and submitted
- 19 -
'
,.
!
on the 4th of March . After receiving t he conunents,
they will be adjusted and a forma l pre s e ntation made .
It is expected that the proposal can be entered in
t he Council ' s agenda for April.
ii) The Chief Planner indicated that, at the moment
o f appr oving the sale o f t he land (expected by the
end o f March) , the Municipality will i s sue a l ett er
to NHE recommending approval of the layouts. That
would permi t NHE to present them to NAMPAB f o r its
approval.
iii) As mentioned : NAMPAB 's ap p r oval deal s \\I'Jith t he
"need and desirability" of a certain proposal. The
core- house project is part of a Programme that the
Gove r nment of Namibi a has signed with the German
Government, whi ch s eems a solid basis to justify its
~:· need and desirabi lity. It was suggested that NHE
~ could informa l l y c ontact NAMPAB's autho ri t ies as s oon
~as the land is purchas ed and request appr oval on that
bas i s . For mal approv a l c ould t hen be obta ined in
NAMPAB' s May meeting. The whole approval p rocedure
could be fin i shed by end of June , if the plot size
issue can be sorted out in early Apri 1 ; otherwise
delays of 2-3 months must be envisaged .
III LAND DEVELOPMENT
Once muni c ipal comments received and final layout
plans prepared , detailed engineering plans for roads and
d rainage, sewerage and water lines and street lights must
b.~---PL~pq:rl!tt---as --- a .basis for tenderi ng the works . A local ) ' ~ngineering c onsul tantt should be identified and appointed
ror--:t:fle" -~j·crb; --··as .. --t fie p l ans must be presented to the
~unicipality signed by a registered engineer.
The amount and mode of Municipal contribution to the
costs o f developing the land must be clarif i ed. Usually,
the Municipal ity develops the land i n Windhoek. What are
called "non recoverable costs" (construction of roads ,
drainage works, planning and survey costs, street lights)
are included i n the selling price or the plots. Other
capital costs like water , sewerage end electrical
reticulation, are recovered through a portion of the
monthly muni cipal rates .
Till recently, when land was developed by other
parties, the Municipality contributed a certain cash amount
for the recoverable costs. Municipal officials informed the
team that this contribution may now take the form of
supplying materials for sewerage and water lines. This
issue must be clarified before preparing the tenders.
Survey of land is a potential bottleneck to begin
development. It is a legal prerequisite to begin either
infrastructure or core-house construction. There are very
- 20 -
few registered surveyors in Windhoek, usually very busy .
Time has already been booked for June with one of them;
there i s need to confirm it and start preparatory work as
soon as final layout plans are on hand.
IV SELECTION OF BENEFICIARIES
NHE' s standard selection process ~,~,~<&~~ri-ng'S" to
people on their waiting list for houses in Windhoek will be
adapted for the core-house project. Currently some 800
people on the NHE waiting list are identified as having a
monthly household income of between 1 and 2 PHSL , and
qualify by that standard as potential candidates .
The NHE process includes a series of meetings, divided
into manageably sized groups, that start with invitations
to all those people on the waiting 1 ist who meet pre-
determined qualifications on income and affordabili ty. In
the first meetings, a number of people wi ll deselect
themselves by not showing up, or by opting out when sites,
sizes, costs and deadline r equirements are presented.
Those maintaining interest wi 11 be invited to
subseque nt meetings where further details and commitments
are required , including savings deposits of 10% of the
costs . In case tha t a larger number of participa nts remain
inter ested than the number of plots available, the
selection process will give firs t priority to applicants
with s e nior i ty on the waiting list.
Benefici aries wi l l then have the possibility of
chasing their individual plots considering location a n d
prize through a process that still nee ds final de f i nition .
This de finit i on will cons i der seniority in the waiting list
and combi ne standard NHE selecti on procedures with speci a l
conditions of WL I HP. Wa i ting lists wil l be est a bli shed for
each area to allow rationa l repl aceme n t of a nyone dropping
out.
Those se l e cte d a s pa rtici pa n t s i n the core-house
pro ject wi ll ha ve gone t hrough a proces s o f fi v e meetings.
With the ob jective o f i n it i atin g t he c ommunity develo pment
process, the f i nal meetings will be organized by groups
corresponding to sites selec ted. NHE e xper i ence is that
natural leaders will emerge in this process , and that
community committees can be elected (even before actually
settling on site) with a mandate to call the new owners for
meetings and discuss issues of common concern.
At this stage it is extremely important to highlight
the fact that the Project is not providing "houses", but
affordable core- houses to be improved/extended in the
future by each family with social, technical and financial
assistance . The aim is to facilitate the beneficiary's
house development over time, according to his needs and
possibilities .
- 21 -
~U.IBP-O!JARTERLY PROGRESS REPORT 1-t-JARCH 1993- CHAPTER 2
V APPROVAL OF SITE PLAN
Each site plan , showing the location of the core-house
in the plot and other characteristics requires municipal
approval .
The participative approach of the WLIHP will offer
each family the possibility of discussing and deciding on
their individual solution. This means that till the last
family has decided, site plans cannot be prepared and
submitted to the Municipality or even be used for calling
tenderso
To combine municipal requirements with the
participative decision on individual solutions in the
shortest possible time the Project Team envisages an
approach in two steps that will per mit a certain
overlapping of tasks:
Alternative core-house designs wil l be prepared and
stored in CAD. The architectural drawings will be submitted
f or municipal approval of the proposed solutions . Models
and cost estimates will be prepared , to be used with each
family as tools for establ i shing their individual solution
adjusted to needs and possibilities .
Once all the beneficiaries in a given location have
decided on their solution, a site plan will be prepared by
includi ng them in the layout plan for the area, and
presented for approval .
An overlap with the tender may also be envisaged,
requesting uni t construction prices for the different kind
of possible core-house sol ut i ons , and adjusting the
quanti t y of each type to be built afterwards .
VI CONSTRUCTION OF CORE HOUSES
Thi s i s a we ll known act i v i ty for NHE , involving the
t e nder and supervi sion o f const ruct i on of a typical hou s ing
project , and no unusua l problems are envi s a ged. Ea ch area
will include between 60 to 120 smal l s ize un its ;
contractors s hould be able t o complete eac h group i n around
5 months .
VI I SIGNATURE OF CONTRACTS , DEEDS OF SALE
In order fo r NHE to be able to r e gister
deeds/mortgages on the plots , registration of each
individual erf resulting from the subdivi sion o f land is
r equired.
Once the land is surveyed and plots staked, the survey
plan must be presented for approval to the Surveyor
General, that checks them, gives number to the erven and
forwards the plans to the Registrar of Deeds , along with
legal documents related to property, approval of layouts
- 22 -
")
"··
etc . Till recently there was a big work backlog in these
offices, and registration used to take many months; it
appears that this situation has much improved and now i.s a
matter of !Jileeks.
In any case, this procedure, although very important ,
is not on the critical path of the Project , as NHE may sign
contracts with provisional plot numbers . Registration of
bonds is expensive. The cost is usually collected through
an amount charged NHE during the first five years of
repayment. Once the amount is fully paid the bond is
registered.
VIII BENEFICIARIES MOVE TO NEW LOCATION
The community development personnel will assist the
NHE contracts staff in organizing this task , which will be
mainly the responsibility of each individual family.
IX FOLLOW-UP
After the families a re installed in the new location,
a c rucial step o f the project will begin. On the one hand,
the process of extension/improvement of the core-houses
with social , technical and financial assistance will start.
On the other hand, the development of a sense of communi ty
with s hared goals and purpose will require follow-up for at
least two/three years . The real need for a community center
must be assessed, and a dec i sion on whether to bui lt it or
not reached.
On t he basis of this process, an adjusted work
programme for the first ye ar of imp l ementation wa s prepared
and is attached.
ASSUMPTIONS
The wor k
ass umpt i ons :
sche dule is based on the following
a ) The plot- size iss ue will be favoura bly s o l ved i n
e a rly Apr i l ;
b) Sell ing p r ices f or l a nd t o be purchased by NHE
for the project will remain within the amounts
estimated du ring the Incept i on Phase ;
c) Permanent fo l low-up is given by NHE and the
Project Team to t he crit i cal issues i dentified;
d) Like the Municipality is doing , both NAMPAB and
the Township Board will cooperate speeding-up their
approvals ;
e) The land surveyor whose services have been booked
will keep his schedule.
f) Appropriate addi tiona! land may be timely
obtained .
- 23 -
CORE HOUSE PROJECT " !MP!:EMENTAI£ION SCHEDULE
A Okuryangava
B Khomasdal 1
Two symbols u or » =one week
C Khomasdal 2
ACTIVITY MARCH APRIL MAY JUNE JULY AUGUST SEPTEMB.OCTOBER NOVEMB. DECEMBEI
I
I
1 PURCHASE OF LAND nnu:n :n:
1-1 Application for land entered l
I 1-2 Application circulated within Municipal Opts .>>>> I i , 1· 3 Submission to Municipal Council; approval ))}'
1·4 Deed of sale signed I» I
ffi 2 APPROVAL OF LAYOUT DESIGNS :rnnn U!:U:U xnnu nxnn 2-1 Official decision on plot size >»»» »? I ! .
2~2 Prelim. layouts prepared & submitted to Mplty >> I I 2-3 PLO circulated amon~ Mpl.Dpts .for comments >>»>J . I
2~4 Comments received; inal layouts prepared >>>>
2· 5 LO submitted to Municipal Council; approved
1
>>>
2-6 Informal presentation to NAMPAB, Township Brd >>
2·7 Subm.to NAMPAB for need & desirability appr >»»
2· 8 Submission to Township Board for approval >1 »> »»
2·9 MLGH officially approves layouts >»
3 LAND DEVELOPMENT :u IUll:UJ:I uuu:n UUUJ:l uun:x. UUUIJ IUUU nx:n:n UUUI uu-·
3-1 Select and appoint eng.consul tant »» ;
3·2 Engineering plans for infrastructures prepd. » > »» '
3-3 Arrange with Mpty:supply mat.,superv,mainten. > »
3·4 Tender documents prepared »>
3-5 Book land surveyor >
' 3-6 Land survey-Preliminary work >»>
A·Okuryangava > »
B-Khomasdal 1 >»> I C·Khomasdal 2 ) » ;
3-7 Tenders called-contracts awarded »»>» ";
3·8 Basic earthworks , water/sew.reticulation
A·Okuryangava >»» » »»>
B·Khomasdal 1 > »»»» »»
C·Khomasdal 2 »»» »»>»>
3-9 Roads finished
A·Okuryangava >»>
j B·Khomasdal 1 )))) j
C·Khomasdal 2 )))) '
4 SELECTION OF BENEFICIARIES nun IUUU UIUU nn
4·1 Selection criteria and procedures approved »»
4-2 Potential beneficiaries contacted »»
4-3 Information meetinis held »»>»
4-4 Preliminary select on » .i
4-5 Initial savings ~tart »»»> >»»»> »»>»> »»>» »»»» »» ~
4·6 Final selection approved »»
-
5 APPROVAL OF SITE PLAN UUUI zn:un UIUU nnnz Ul
5-l Alternative core-house designs prepared »»»>
5·2 Desi~ns approved by Municipality » »»»>
5-3 Mode s and cost estimates prepared >»> > ~
5·4 Individual solutions adjusted for each family » »»»> '
5·5 Site plan designed/approvd.by Municipality
A·Okuryangava »»» ~>»»
I B· Khomasdal 1 »> ~»»»> C·Khomasdal 2 ~»>»» »>
6 CONSTRUCTION OF CORE-HOUSES nu UUIU nunu UUUI ~nznn .nz! z
6·1 Tender documents prepared >»>
6·2 Tenders called; contracts signed >»»» »
6-3 Construction, supervision
A·Okuryangava » »»»> »»>»> »»»> »>»» »>{ .
B·Khomasdal 1 >»»» »»»> »»»> »»>» »>.. >
C·Khomasdal 2 »» >»»»> »»>» >»»» »>', >
I
I
'
'
r
I
~HOUSE PROJECT · IMPLEMENTATION SCHEDULE (cont.)
Okuryangava
Khomasdal 1
Khomasdal 2
Two symbols xx or >> =one week
ACTIVITY
SIGNATURE OF CONTRACTS/DEED REGISTRATION
Survey plans submitted to Surveyor General
Survey plans app roved; erfs numbered
Plans/legal docmnt. submttd.Regietrar of deeds
Reaistration of deeds possible
In !vidual savings completed ;contracta signed
Deeds registered
BENEFICIARIES MOVE TO NEW LOCATIONS
FOLLOW-UP ACTIVITIES
Communi ty development programme on site
Community centers discussed
Cty.centers buil t/not buil t
Improvement/extens ion of houses discussed
Bldng.mat. lns. granted/sf.hlp .constr .starta
FOURTH LOCATION
ACTIVITY
PURCHASE OF LAND
Identify suitable land, NHE 's decides purch.
Application for land entered
Application circulated within Municipal Opts .
Submission to Municipal Council ; approval
Deed of sale signed
APPROVAL OF LAYOUT DESIGNS
LAND DEVELOPMENT
SELECTION OF BENEFICIARIES
APPROVAL OF SITE PLAN
CONSTRUCTION OF CORE-HOUSES
SIGNATURE OF CONTRACTS/DEED REGISTRATI ON
BENEFICIARI ES MOVE TO NEW LOCATIONS
FOLLOW-UP ACTIVITIES
MARCH APRIL MAY JUNE JULY AUGUST SEPTEMB.OCTOBER NOVEMB. DECEMBER
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The following activ ities are envisaged for the n e xt
quarter.
1.3
1.4
1.5
2 . 4
2.5
2.6
2.7
2.8
3.1
4.2
5.1
5.2
5.3
MAY
Confirm Council approval,obtain letter
Sign deed of sal e
Identify additional land
Obtain Mpl.comments,prepare adj.layouts
Submit layout/motivat.for Cncil appr .
Contact NAMPAB & Township Board
Organize formal presentation to NAMPAB
Organize formal present.to Township Bd.
Appoint consulting eng . for infrstr . dsgn .
Contact potential benef.through mail
Alt .core-house design prepared
Submit designs to Mplty.for approval
Prepare mode l s and cost -est . of core-hs.
1. 6 Enter a p plica t i on for a ddi t .land
2 .7 Submission to NAMPAB/ge t a p p r ov al
2 . 8 Formal submission to Township Bo ard
3 .1 Fo l low-up engineering design
3 . 2 Prepare tender documents
3.3 Organize land surv ey/confirm surveyor
4.3 Hold info meetings with potential benef.
4 . 4 Establish list with preliminary selec t .
4.5 Organize savings among interested
DK/CS/CDS/NHE
Responsible
cs
NHE/ CS
CS/AW
Al.-1/NHE
CS/AW/NHE
CS/KMcN
AW/NHE
AW/NHE
CS/AW
CS/SS
AW/KMcN
AW/NHE
CS/AW/NHE
Res ponsible
CS/NHE
CS/AW/NHE
CS/AW/NHE
AW
CS/NHE
CS/NHE
DK/CS/CDS
DK/CS/CDS
AW 5 . 2 Follow-up approval of designs by Mplty .
5.3 Handle models & cost-est . to CDS
5.4 Start process of adj . solutions to each
AW
fam.DK/CS/CDS
~
2 . 7
2.9
3.3
3.4
4.6
5.4
5.5
5.6
Responsible
Obtain approval from Township Board CS/JAC
Follow-up & obtain approval from MLGH CS/AT/JAC
Get land surveyed CS/JAC
Call tenders, assign contract for infrstct.CS/JAC/NHE
Establish final list of benef.-get appr. CS/ CDS
Complete adjust.of individual solut. CS/CDS
Design site plan with all solutions AW
Submit site plan to Mplty.for approval AW/NHE
- 26 -
!/lLI.HP-OU~~RTERLY PROGRESS REPORT l···r~lARCH..l..9_2_3 - CHJ\\PTER 2
2 . 3 LOAN GUARA~TEE FUND
~ Evaluation of progress
TARGETS
The preliminary work schedule envisaged to reach
agreement among participating institutions on the LGF rules
of operat i on by the end of r.1arch, and be able to s t art
lend i ng by private insti tut ions by early April.
PRELI MINARY SCHED. JAN . FEB. MAR.J APR . ~! ~lAY JUNo JUL~
Agree me nt on proced . xxxxx:Xxxxxx-r'[K ,
Operation xxxxx xxxxxxxxxxxxxxxx>
i
The following activities we re identi f i e d i n the
Inception Phase as necessary for the impleme ntation of this
Proj e ct:
* Est abli shment of a j o int committee i n c l uding NHE,
Banks and Bui lding Societies ;
* Elaborate rules of Loan Guarantee Fund ;
* Prepare Manual of Operations , with terms and
conditions of loans , information dut i es and control
mechanisms;
* Prepare loan agr eements between NHE and individual
financial institutions;
* After signing the f irst agreement, establishment of
the Fund. Money will be held in trust in a financial
institution of NHE's choice .
* Information campaign;
* Banks and Building Societies start
meets periodically
adjust procedures;
giv ing risk-
to evaluate
reduced loans;
* Committee
experiences and
* After one
performance and
year of operation, evaluation of
introduce modificat ions if necessary.
REALIZATIONS, PROBLEMS ENCOUNTERED
To reach agreement on basic criteria functioning of
the LGF and develop operational procedures, a preliminary
meeting was held at NHE's offices on February 11 , 1993.
Chaired by NHE' s Financial Manager , it was attended by
representatives of the two Building Societies (SWABOU and
NAMIB), and four Banks (First National, Windhoek, Standard
and Namibian Banking Corporation). The Namibia Credit Union
League was also invi ted to join the LGF and to attend this
first meeting, as an effort from the Programme to
strengthen local NGOs .
The fact that all this institutions accepted NHE's
invitation and their representatives actively participated
in the discussion may be taken as an indicator of growing
interest in the proposal.
- 27 -
Participants agr eed that, if
established and approved beforehand
Committee as initially p roposed would
the Fund could then be administered
this meeting attached as Annex 2.3/A).
clea r rules wer e
by al l, a Steering
not be required, and
by NHE. (Minutes of
Draft rules of operation were prepared by NHE's
Fi nancial Manager wi t h assistance from the c onsultants . and
sent to all interested parties on March 8, requesting their
comments by March 23. (Copy of Draft rules attached as
Annex 2. 3/B). They have the fo rmat of the actual contract
that each participating institution will sign with the LGF .
For financial reasons NHE decided that it was
necessar y tha t the LGF operate as a separate legal ent ity,
most probably as a fully owned subsidiary. NHE wi 11 hold
all the share s of this company, and make an interest free
loan to it f or the amount of the LGF .
~ Work p r ogramme fo r nex t quarter
The establishment of the subsidi ary and reaching
agreement on the rules of operation will take somehow
longer than initially envisaged, but i t is expected that
these tasks could be completed dur i ng April . During April ,
NHE should also determine which one of the participat ing
financial institutions offer the best conditions to
maintain the funds , specially regarding rat es of i n terest
and exchange .
As established i n Para 2 .1 (a) of the Separate
Agreement, a request for Direct Disbursement should then be
addressed by NHE to KfW for the transfer of funds to
Windhoek. Before transferring the funds the final rules of
operation, the actual legal form of the LGF and financial
conditions offered need to be approved. Two alternatives
for this approval might be considered : a) The information
is transmitted by NHE to SUM Consult, the CTA evaluates and
reports to KfW requesting approval if conditions are
acceptable, or b) During his next mission, the CDA
evaluates the proposals before recommending KfW's approval.
This second alternative may delay beginning of operation.
REVISED SCHEDULE FEB. MAR. I APR. MAY JUN. JUL.
I Agreement on proced. XXXXll XXXXXll xxxx
I
Establsh NHE's subs. Xll X
(a)Rqst.apprvl. Xll XXX
KfW disbrst. xx.x
I
Start operation !Xxxxx.x xxxxx>
(b)Rqst.apprvl. XX
KfW disbrst. Xll X
Start operation xxxx>
- 28 -
ASSUMPTIONS
This schedule assumes that:
i) the interest i n the scheme manifested by the financial
institutions persist and at l east some of them will
eventually join the LGF;
i i) comments and proposals received may be incorporated
i nto an agreed final set of rules without distorting the
original intent i on .
2 .4 BUILDING MATERIAL LOANS
Building material loans wil l allow to further develop
the individual housing solution, in accordance tl>/i th the
household's needs and financial possibilities. In the
resettlement areas they will complement the starter
solutions, particularl y as far as quality improvement,
construction of additional space and on-site infrastructure
a r e concerned . In t he core house projects they wi l l mainly
be used to increase the original core house unit.
As building material loans requi re some sort of legal
housing solution or the purchase of the land, it will take
the Programme at least three more months to start giving
them to the beneficiaries. Some prel imi nary tasks were
achieved in the first quarter of implement ation: revising
the procedures of the Windhoek Ai ded Sel f - help Project and
their appropriateness for the new Programme, establishing
first contacts with building material suppliers and
discussing the options of material purchase and de l ivery .
The basic procedures will include the following steps:
Advertising the scheme :
option is al r eady i ncluded
information campaign. It wil l
to t he int ere s t ed household
identi f y affordability.
The building material loan
in the video and ongoing
require at least two visi t s
to explain the scheme and
Loan conditions : Loa n amounts o f Rs 500 - Rs 5, 000 ;
loan per i od of up t o f i ve years ; market interest rat e s of
l 7 % p . a . (March 93) ; initial savings o f 10 % of t he loan
amount required ; loans are on ly given to lega l l and owners
and those who are up to date wi th thei r payments to NHE
from previous loans of land purchase ; securi t y is tied to
the plot , NHE will not allow the issue of title deed unless
the building material l oan i s paid back; loans can be paid
back quicker than contracted and a subsequent loan be
solicited .
Loan application : The interested head of household
requests for loan application at the Field Off ice. The
Office Administrator helps filling the application form. A
Community Development Worker visits the household and
checks affordability. A Self-help Const ruction Advisor
- 29 -
helps defining the building pro ject on t he bas i s of
affordable monthly inst alments ; he pre pares a p l an o f what
exists on the plot and the project, the bills of
quantities, and cost estimates and divides the project into
a number of building stages (not more than five)" He will
also assess self-help potenti a l and help i dentify a
builder . All documents go into an application file.
Loan approval: The loan is approved by the Loan
Committee; members are the Programme Coordinator, a
representative of NHE Finance Department, a Self-help
Construct ion Advisor , a Community Development Worker and a
member of the Consultant's Team. The Loan Committee
verifies the documents, including wage certificate or
income declaration, payment performance and proof of
savings account. The loan contract is signed by the Finance
Representative, the borrower and two witness, one for NHE,
the other f or the borrower.
Disbursement and construction : The Self-help
Construction Advisor prepares vouchers for the purchase of
materials for the first stage of construction. The borrower
buys these materials wi th the voucher at a previously
determined supplier who delivers according to the date
agr eed with the borrower. The lat ter confi r ms reception of
materials by signing the suppl ier's delivery slip a nd
sta r t s organizing const r uction. After approving the f i rst
stage , the Self-help Construction issues the second voucher
and so on, until the project is concluded. The Se lf-help
Construct i on Advi sor monitors the construct ion proce ss
through regular site visits.
Loan recovery: Repayment obligation starts within one
month after sign i ng t he c ontract. The record of monthly
payments wi ll be careful ly moni tore~. I n case of arr e a rs,
t he Communi t y Deve l opment Worker wil l t ry to fi nd out the
lcauses . I f t hese a r e just ified (loss o f job , i llness
death of household member, etc . ) the outstanding may be
rescheduled . If not , standard NHE sanct ions wi l l be
applied.
Purchase of mater i a l: Bu l k pu r chase o f materials is
tendered with the local suppliers. Those who win t he tender
maintain the materials ready for delivery to the indivi dual
sites . They produce weekly invoices to NHE , with the
delivery slips attached countersigned by the borrowers. To
get better prices NHE usually pays in advance; the weekly
invoices are deducted from the interest free loan given to
the supplier . The Self-help Construction Advisors prepare
monthly and quarterly material reports to prepare the next
tender.
Building material loans are similar to starter
solutions. The main difference is that the costs of starter
solutions are added to the erf price so that they are paid
- 30 -
back in fifteen instead of five years. Starter solutions
will usually include a standard package of materials,
whereas building material loans allow for full flexibility
within the established regulations. Waste material or
material with a lifespan of less than the loan period may
not be considered.
The procedures have still to be worked out in the next
quarter and will have to get polished with more experience .
Also the estimates made on number of loans and average loan
amount will have to be reconsidered. In the Inception
Report it was assumed t hat 1, 000 building material loans
wi t h an average amount of Rs 4 ,000 will be g i ven within a
t wo years per iod. Probably both v a l ues wil l have to be
adjusted downward; 500 - 600 loans with an average amount
of Rs 1,000 seem more realistic.
2.5 COMMUNITY DEVELOPMENT AND TRAINING
~ Evaluat ion of progress
The WLIHP is probably one of the first attempts to
integrate a community development component in a housing
programme. It is envisaged as a long term process, going in
paralel with implementation of the project.
The following are some of the activities identified in
the Inception Phase as necessary for the implementation of
the community development component:
* Employ and train community development workers;
* Verify whether community leaders are representing
the communities;
* Facilitate election of area representatives;
* Promote participation in construct i on, management
and maintenance of infrastructures and community
facilities;
* Make sites available and build community facilities
with community participation;
* Support group actions, i.e. community centers,
community services, cleaning up campaigns ;
* Encourage environmental upgrading activities (i.e.
tree planting)
* Support the mobilization of households to improve
their homes ;
* Foster the organization of saving groups;
* Organize participatory workshops with community
representatives to share experiences;
* Enable development of communication networks
between the residents, their representatives and NHE,
and provide information about possibilities of
support.
- 31 -
REALIZATIONS
The two Community Development Workers (CDW)
contracted during the p lanning period i n 1992 cont inued to
work with the programme as it began implementation in the
first quarter of 1993. The third CDW was not recruited due
to policy and procedural deci sion delays . The Corrununi t y
Development Advisor wo r ked with the CDW's in February and
March in informal training by involving them is as much of
the decision making process and development of procedures
as possible.
The CDW's continue their work with all the community
committees; their assessment of the commi ttees
representativi ty is that there is little change since the
written assessment they did which was included in the
Incept ion Report. It wa s decide d by the WLIHP team that it
was not yet appropriate to bring areas representatives into
the WLIHP Steering Committee, and election of area
repr ese ntatives was postponed.
Support f or community self-help and o ther development
acti v ities has c ontinued as a priority of the CDW's. One
meeting site , in Sector 1 of Okuryangava , is under
construction, and will meet the immediate need of the
communities for a p l ace in which to hold public meetings .
The open building (concrete floor and steel roof) wi l l form
the basis for step-by-step development of a community
centre responsive to community needs and act ions . A
similar process will be implemented for the two o t her "
community cent res env isaged .
The status of community committees and leadership
var ies from site to site and the committees have no mandate
to continue . Efforts to develop leadership through a
training programme tailored to the needs of the
resettlement communities are now envisaged jointly with the
MLGH and CRIAA for the next quarter. The Community
Development Fund could be used to partially finance the
costs.
- 32 -
VJLIHP-OUARTERLY PROG..RE_SS_ REPORT 1 - MARCH 1993- CHAPTER __ 2
2 . 6 INSTITUTIONAL DEVELOPMENT
TARGETS
As the Inception Report pointed out , the Progr amme
should contribute to strengthen NHE's executing capacities
and promote mechanisms of improving the institutional
framework of the National Housing Pol icy . Activities o f
institutional development affect more than one component;
sometimes they are addressed to the entire Programme, to
the institutional po l icy of NHE or even to pol icy issues
that go beyond the scope of NHE. In the last quarter the
most relevant targets related to:
preparing t he first draft of a Manua l of Operat ions,
establishing an up-front subsidy scheme and
introducing a monitoring and evaluation system .
REALIZATIONS, PROBLEMS ENCOUNTERED AND PERSPECTIVES
A first d raf t o f a Manual o f Operations wa s prepared,
(Attached a s Annex 2 . 1/A) . As much as possible exi s t i ng
docume nts a nd standard p r ocedures o f NHE were used. One
problem wa s that not all kn own procedu res a re well
documen ted . Often the draft is based on interv iews with NHE
staff to s ystematize what they usually do without any
written rules and regulations . In a small organization with
little fluctuation this lack of formality is absolutely
tolerable. But with increasing quantities of solutions and
complexity of projects, the know-how of the institution
shou ld be properly documented, especially in times of high
fluctuation when practical training materials are badly
needed .
The Manual of Operations will be complemented and
improved over time on the grounds of experience . Once there
are no more changes to make one may assume that procedures
are sufficiently defined and get routinized . In the next
quarter both the Community Development Advisor and the
Institutional Advisor will work on the completion and
improvement of the Manual of Operations.
One of the most innovative elements introduced with
the Programme is the up-front subsidy scheme . Until now
interest rate subsidization was used to make housing loans
more affordable. Interest rate subsidization has many
disadvantages: the financial implications can not be
planned over long periods; in times of increasing inflation
subsidized interest rates become an ever increasing
recurrent financial burden on the Government. They are not
fair, as they are still benefitting households when these
do not need them any more; usually the poorest do not have
access at all. On the other hand an up-front subsidy is a
one-time non-recurrent expenditure which can be annually
assigned by Government in line with availability of funds
and development priorities, particularly to the poorest.
- 33 -
WLIHP-OUARTERLY PROGRESS REPORT 1- MARCH 1993- CHAPTER 2
The Nat i ona l Hous i ng Policy r e commends the phasing out
o f i nterest rate subs i diza __ !Jon and the intrqdu~t iop o f up -
c fron t subsidies ins t e ad . ['he WLI HP is the . f i r s t at t e mpt t o
:, implement such a subsidy :Porlcy~·-iti' r\\famibi ~f:· The···coiic~pt was
strongly supported by NHE at t he Inception Pha se NHE, t hat
develop a comprehensive proposal and submitted it to MLGH
f or app roval (Annex 2. 6 / A) . When the KfW mi ss ion v is j_·ted
Namibia, a basic understanding was achieved and the MLGH
acce pted up-f r ont subsidization of the Pr ogr amme as a "test
case., (Annex 2. 6 /B). On that basis, a transparent
operationa l system wi t h differe ntiated subsidy levels was
prepared with assistance from the consultants. Submitted to
t he MLGH it was approved and will be used t o assign WLIHP
subsidies (Annex 2 . 6/C ). Up to a monthly household income
o f one PHSL (Rs 830 in March 1993) a full subsidy of Rs
2,500 (3 times PHSL) may be assigned ; from one to two PHSL
the amount of subsidy is phasing out.
The i n i t i al s t eps of est a bl ishing a moni taring a nd
evaluat ion syste m for the Programme have been taken. Until
now the effor ts focussed on monitoring which is considered
an i n ternal p r oject management technique. Two instruments
have been introduced : the weekly Programme Team meeting
chaired by the Programme Coordinator and the monthly work
programme and time schedule revision directed by the Field
Supervisor.
At present it is too early to establish a more
sophisticated moni taring and evaluation system; too many
basic decisions have still to be taken , work productivity
of the Field personnel and acceptance of the different
options will still have to be tested. A quantification of
· solutions in a given time can be attempted at the earliest
by the end of June. Following the approach adopted in the
planning workshop of last November, expected results may be
quantified by indicators for each component . An evaluation
workshop is scheduled after one year of implementation in
February 94 .
- 34 -
UPGRADING PROJECT-FIELD EXECUTION
SECTOR IV: Shipena Einbed<, Ft·eedom Land - 181 HHL ERF CONTRACT SIGNATURE DEADLINE JUNE 15, 1993
--------Acrlvlfy-----------------RESPONS~--f;b~~~~JR~~~F.---Rp~II-~-f~~----t~~;---t~I~---~R~g~;E-t;pt;~bto~t~be~t~~e~b;t;~;~b;l
----·-t-INF6Ri1Rrl6iTcAi1PAIGN _____ c55_______ ~~~~~~~ ~~~~~~~ ~~~~~~~ ~~~~~~~ ~~~~~~ .. ~·~~~~~ . ~~~~~~~ .. ~~~~~~. :~~~~~~ · · ~~~~~~ · · ~·~~~~~
1.1 Registration of families NHEng.1istr . ...... f .. .. ... f .. .... ................... .......... .... , .. .... ,. .............. ... ... .
1. 2 Commo.ma 1 meetings COS
1. 3 20 Ho"Jseho 1 d meetings COS
2 STARTER SOLUTIONS
2.1 Initial individual meetinCOS/SCA
2. 2 Sbrter soloJtion defined AIJ/COS/SCA
2.3 Initial saving/deposit coCOS/NHE
2.4 Contract signed NHE
2.7 Large scale constr. start sAIJ/ SCA
3 INTERNAL STREETS
3. 1 Tender for construction CSIAW/NHE
3.2 Build streets/storm waterAIJrains
3 STREET LIGHTS
3. 1 Internal roads developed CS/AWINHE
3.2 Municipality installs strCSt lights
4 WATER/SEWERAGE UPGRADING
4.1 New locations prop9sed AW
4.2 Identify plot owners acceCOSng serv
4.3 Designs, estimates for neCS/NHEs
4.4 Tender/ contract documentsCS/NHEonst
4.5 Define level community paCOSin work
4.6 Contract builders for toiCSts/showe
4.7 Appoint contractors for nCS/NHEes
4.8 Build l ines, connecto to AWi lets
5 COMMUNITY CENTER
5.1 Build initial structure CS/ AW
5.2 Cty. express need/willngs.COSlaborat
5. 3 Cty.Center developed/Cty.COSages i t
6 COMMUN IT'J' DEVELOPt1ENT PROGRAMME
6.1 General objectives def i neCS/CDS
6.2 Invol".;e NGO CS/JC
6.3 Permanent follow-up COS
7 BUILDING MATERIAL LOANS
7.1 Need and capability for lCOS/SCAess
7. 2 Loan n:·quested, eva 1 uati oCOS/ SCAr at
7. 3 Lo.an granted, d i sbursmentCS/OAt
7. 4 Construction assisted, suCOS/SCAd
7. 5 Lo.:m repayment star·t.s NHE
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The resettlement communities have no adequate places for
group meetings . Even the WLIHP meetings with committees and
groups of households meet outdoors or in makeshift shelters such
as this one at a commi tt.ee member ' s home in Onyeka . The TV / VCR,
used to show the introductory video, sits in the back of the NHE
pickup truck s hown in this photo.
The 20 household meet i ngs, us ed to introduce the WL IHP
p rog r amme to group s of partic ipants, ha ve be en well attende d and
lively durin g t he t e st s ess ion s in Ong huuo ye Pongo a nd On ye ka .
lfJLH IP-OWiRTERLY PROGRESS REPORT 1-·MARCH 1993 -
EXECUTING AGENCY AND OR.GANIZATIQN__Qf' PRQGRA.MME
3.1 RECENT DEvELOPMENTS AT NHE
Since the Inception Phase s ome changes of pe r s onne l
have taken place at NHE. Three persons who had bee n
actively involved in the · p reparation of the I nception
Repo rt left the Corporation a t the beginning of the year:
Mr . Tom Alweendo, General Manage r, wa s appointed Deput y
Governor of the Central Bank of Namibia; Mr . Schalk Kruger,
o riginal l y identified as NHE ' s Programme Coordinator , and
Ms. Anna Muller , i nvo lved in community deve l opment work o f
the resett lement areas ; resigned for personal reasons.
Louis Wessels, who strongly supporte d the Progra~~e as
Senior Manager o f Technical and Social Services, l eft NHE
in March 93, also for personal r easons .
Not all the persons who left could be immediately
r epl a c e d. At the end of the quarter the position of the
General Manager, now called Chief Operat ing Executive , is
still vacant. The Chief Executive Officer reacte d qui ckly
in filling in the gaps so that the Pr ogramme would not be
a f f e c t ed . Howe ver , i t will t a ke s ome t ime un til t he
personnel t hat ha d not pa r ticipat e d i n the discussions of
t he inc e p tion phase will identify e n t i rely wi th t he
Programme .
Two organizational cha nges have been i n troduced (see
NHE organizational structure, Annex 3.1/A) . One is related
to stream! ining the task forces; the other one refers to
the establishment of a longer range land acquisition and
research department which somehow replaces the development
corporation. Neither of these organizational changes
di r ectly affect the Programme.
The 1993 budget is totalling approximately Rs 41.0
million of which Rs 10.0 million will cover operating and
finance costs , including provisions for office equipment
and vehicles . Rs 31.0 million will be spent on housing
projects . NHE is expecting to invest a t otal amount of Rs
17.0 million into new projects, excluding the financial
cooperations with Germany and China. In Windhoek, 134
houses are under construction and another 100 are planned
for the Otjomuise site; the Chinese will start their first
project of 135 houses in April. In the rest of the country
a total of 500 - 550 houses will be constructed: 193 in
Orundu, 70 in Grootfontein , aprox. 100 in Katima Mulilo, 40
- 80 in Otjiwarongo, 52 in Swakopmund, 13 in Mariental and
26 in Keetmanshoop.
Including the solutions to be realized within the
WLIHP (250 - 350 core houses, of which 100 concluded by the
end of the year, plus 200 - 300 starter solutions in the
resettlement areas), NHE in 1993 will take up and even
- 35 -
l!JLIHP-OUARTERLY PROGRESS REPOR'1' 1-MARCH 1993- CHAPTER 3
exceed the rhythm of const r uction of the eighties when the
a verage y e arly output was appr ox . 1 , 000 uni t s.
3.2 ORGANIZATION OF THE PROGRAMME
During the inception phase the Programme was alre ady
conceived as a special task force, with similar
charac teristics of the other NHE task forces or task groups
(working on a terr·i torial project base , integrating
construction and c ommunity devel opment functions ) on one
hand, but wi th shorter decision making procedures on the
o the r. Once t he innovative elements of the Pr ogr amme have
been sufficiently tested and become administrative routine,
t he Progra mme ma y turn i nto a regular t a sk f orce .
This general approa ch has n ow bee n made operative.
Functions and working relations o f NHE and the Consultant's
staff have been defined (see organizational c hart) :
The Programme Team consists of NHE and the
Consul t ant's staff . NHE staff inc ludes the Programme
Coordinator , the Office Administrator and three Self-help
Construction Advisors, all on a ful l time basis. The
Consultant's staff includes the Field Coordinator and three
Community Development Workers on full time, the Chief
Technical Advisor, Institutional Advisor, Community
Development Advisor and Field Supervisor on part time.
The Programme Coordinator directly reports to the
Chief Executive Officer, a great advantage especially in
the initial stage of the Programme, as a lengthy
communication and decision process is avoided. Under his
direct responsibility is an Office Administrator who gives
logistical and technical support to the three Field Teams. ;
Each Field Team consists of a Community Development
Worker (hired by the Consultant and financed by the German
financial contribution) and a Self-help Construction
Advisor (hired and financed by NHE). This peculiar
arrangement is due to various historical reasons, e . g. the
fact that the Government subsidy to finance community
development workers had been cancelled some time ago and
KfW in the original Ojomuise proposal had agreed to take
over part of the costs of implementation personnel. NHE has
declared its intentions to finance community development
workers as soon as a sustained base of finance has been
identified (see Annex 3.2/A).
There is a common understanding that, with the
exception of . the Community Development Workers who deal
directly with the clients in executing roles, the
Consultant is supposed to advise, assist, support the
Programme and prepare the documentation and positions on
which it is NHE's responsibility to take decisions. Through
- 36 -
WLIHP- OUAR'l'ERLY PROGRESS REPORT 1-MARCH 1993- CHAPTER 3
this advisory role o f t he Consultant , i nstitutional
strengthening of NHE is expected . Similarly the non-
permanent presence o f the Consultant's adv i sors a nd their
phasing out, right from the beginning of implementation , is
justified.
The Programme is mon itored by a Steering Committee
which is formed by NHE staff and representatives of MLGH,
the I"iunicipal i t y and the Consul t ant. I n the future
representatives of NGOs a nd beneficiary communities will
eventually join the monthly meetings .
Separately from the WLIHP special task force, the Loan
Guarantee Fund is managed directly by the NHE Senior
Officer of Financial Pl a nning and Control, in coord ination
with the Chief Technical Advi sor.
3.3 PERSONNEL
Mr Chris Steenka mp wa s appointed as Programme
Coordinato r . He has a BA i n l aw and a ma s ters degree i n
development management . Befor e his appointment he was the
Task Grou p Professional South , responsible for the
execution of NHE projects in the southern region .
Previously as the manager of the Windhoek Ai ded Self- help
Programme he had acqu ired important skills of working in a
scheme whi ch is similar to the envisaged bu ilding material
loan component. Mr ~teenkamp assumed h is new duties on
Feb r uary 1st .
On March 23rd Mr Petrus Asino, a former Housing
Official of Task Group Center , started his job as Office
Administrator of the Programme. He will help the Programme
Coordinator i n planning and o r ganizing the activities in
the field . He will be in charge of the field office which
NHE will put up in the resettlement area by June or July
this year in order to facilitate the contact with the
target group and give logistical support to the Field
Teams .
The three Self-help Construction Advisors have not
been hired yet . But the first interviews have taken place
and at least one person seems to provide at least some of
the required skills. It is not easy to find pe ople with
practical knowledge of construction, like master masons or
clerks of work, who also are able to design house projects,
prepare cost estimates, like to work in the field and
communicate easily with the target group . Training seems
almost unavoidable . After the first interviews the general
impression is that young quantity surveyors, civil
engineers or architects may be more easily trained in
practical skills than masons in technical design and cost
estimates.
- 37 -
_,
.]
·~
·i
i:
WLIHP-OUARTERLY PROGRESS REPORT 1- MARCH 1993~------C~HA~~P~T=E=R~J
As some policy decisions have still to be taken,
particularly related with the dete rmination of the e rf
price in the resettlement areas , a prerequisite to assess
affordability o f a starter solution and define the
individual hous ing project, it was not rea l ly necessary to
hire the Self-help Construction Advisors . By the end of May
all Self-help Construction Advisors should be available ,
Then the Field Team training p r ogramme will start,
organized by the Programme Coordinator with support from
Community Devel o pment Advisor and Field Coordinator .
3.4 COORDINATION MECHANISMS
The most i mportant internal coordina t J.on mechanisms
are memos and weekly team meetings. Memos are written by
any member of the Programme Team to sum up discussions,
communicate problems and let the othe rs know about meetings
or events in which they could not partici pa te. Each Tuesday
morning all team members mee t, usual l y in the Board r oom of
NHE to follow up the development of the Programme . The
meet i ng is chai r ed by the Programme Coordinator . The agenda
covers specific components and general issues. Minutes are
careful ly p repared by a secretary and a pproved in the next
meeting.
Work coordination is usually done informally and on an
ad-hoc basis. Coordination of daily tasks is not a problem,
due to proximity of all team members in three NHE offices ,
the h andy size of the institution and the general spirit of
cooperation that prevails in NHE that also eases access to
those who are not directly involved in the Programme.
During the quarter an additional coordination and
management instrument was introduced: the monthly work
programme revision. It will provide the follow-up of the
work programme and time schedule that have been worked out
on a quarterly basis. For the next three to six months the
Field Supervisor will chair the sessions, until a certain
routine has developed and the Programme Coordinator can
take over . The Field Supervisor wi 11 produce the minutes
and submit them to NHE and SUM Consult headquarters. They
will inform about monthly progress, identify problems and
delays and suggest modifications to the existing work
programme if necessary.
- 38 -
WLIHP-QUARTERLY PROGRESS REPQF'I' 1 ·-MAR,C.H 1993- CHAPTER 3.
3 .5 LOGISTICS
NHE provides an exce llent logistic support to the
Programme. The members o f the Consultant's Tea m a r e housed
in two large o f fices at NHE headquarters, one for the Chief
Technical Advi sor and the Field Coordinator, the other one
for the Community Development Team . Walking di stance
between the offices is rel atively long. The only issue that
could be improved is finding offi ces next t o each other,
and situated closely to the Programme Coordinator 's office.
For the next quarter the establishment of a f ield
office in the resettlement areas of Okuryangava is planned.
The Field Coordinator will prepare the preliminary design
and submit the plan to t he Municipality for approval. NHE
will prepare the construction drawi ngs and cost estimates,
c all for t ender and s uperv ise construction after
contracting . Meanwhile the Programme Coordinator will apply
for a phone and fax line. The office should be ready by the
end of July. It will be in the charge o f the Office
Administra tor a nd will represe nt NHE 's base o f a l l
upgradin.g operation s in t he r e s e t t l ement a reas .
The Cons u lta n t bought t wo pick - ups to be used for
Pr ogramme implement ation . They circulate as NHE vehicles .
One has a canopy equ ipped with two benches in order to
transport up to ten persons to community meetings . This is
important considering the transportation difficulties of
the resettlement areas , especially in night time .
A couple o f o ther l ogi stica l i t erns ha ve been dea lt
with during t he l ast quart er . From the Community
Development Fund a videoplayer was bough t for the
information campaign in the resettlement areas ; electricity
is suppl i ed by a portable generator provi ded by NHE. The
headquarter offices are quite well equipped ; only some
additional equipment might be required over time . Once the
Field Office is established, it will be equipped with all
necessary office equipment, including fax and personal
computer.
3.6 IMPLEMENTATION SUPPORT REQUIREMENTS
In comparison to other housing agencies in developing
countries NHE is probably one of the most effective;
technical skills, financial discipline and administrative
procedures come close to the standards of organizations in
Northern Europe. The institutional challenge for which NHE
needs support is related to the dramatic changes which are
taking place in Namibia three years after independence.
- 39 -
WLIHP-OUARTERLY PROGRESS REPORT 1- MARCH 1993- CHAPTER 3
As the single most important executing agency of the
National Housing Policy, NHE has to develop affordabl e
solutions to meet the i ncreasing housing needs o f low-
income famil i e s who recent ly migrated to the cit ies .
Housing solutions can only be offered on a sustained basis
if the beneficiaries understand their new rights and
duties ; thus the crucial significance of community
development for any low-cost housing pro jec t i n Namibi a .
The s pecifi c suppo r t requi r e me nts may be c h a racterized
i n t he f o llowing wa y:
General conceptual a nd management need s due to t he
complex nature and innovat i ve elements of the Programme
( Chief Technical Adv isor)
Necessity of improving the institutional framework to
implement the National Housing Pol i cy (Institutional
Advisor)
Lack o f experience and p r ocedures to deal wi th new
urban communities and help integrate t hem i n t o urban li fe
(Community Development Advisor and Workers )
Weak r e l ationship
professionals involved
Supervisor)
with the different types of
in the housing process (Field
Little potenti a l of developing experime ntal
design and promoting self- help cons truct ion
Coord i nat or)
low- cost
(Field
There is a general need for training which will be covered
by the different members of the Consultant' s team according
to implementation priorities. The first major training
effort will be oriented towards building up the Field Teams
(starting the end of May). Also the Manual of Operations
has strong training implications, as it helps document and
hand over institutional experience on how thi ngs work. An
excursion to Botswana and/or South Africa , scheduled for
October 93 will enhance the training efforts of the
Programme.
As some h i ghly qualified and experienced personnel
have left NHE recently, the support requirement are now
bigger than in the inception phase. It will take the staff
who are going to replace them, quite a long time to get
familiar with formal and informal NHE routines, as well as
with the particularities of the Programme . It might be
convenient to develop a specific training exercise to
facilitate the newcomers integration.
- 40 -
t?JLIHP-QUAR'I'ERLY PROGRESS REPORT l~~..ARCH 1993-
3.7 NHE RESOURCE CENTER
NHE recruited a qualified librarian who is currently
introducing classification and control mechanisms into the
Resource Center the operation of which was neglected in the
last two years . The i dea is to get the Center ready for the
public, including NGOs , organizations and professionals
involved in housing. The o pening o f the Resource Center is
scheduled for June, 11th. Networking is also intended with
South African NGOs (see Report of the Publ ic Affairs _
Off icer, Annex 3.7/A).
KfW has assigned Rs 38, 000 to support the development;
of the Resource Center. A fund was established and fille~ 1
with a first disbursement of Rs 19,000 approved by th~:
Chief Technical Advisor. If 75 % of the funds are used, it
will be replenished after proof of expenditures.
- 41 -
A number of squatter families had moved onto the plot
allocated for use as the meeting site and eventual community
centre. NHE worked out an agreement to move them to other NHE
plots in mid March, and cleared the site so that construction
could begin at the end of the month. The site is just to the
left of the "Meatco" truck, which v i sits the community most days
of the we ek, bringing fresh meat a nd meat products to the area.
Maria Shikongo comes wi th her chi l dren t o fe t c h wa t er at one
of the communal water taps in Onghuuo ye Pongo . Many of the
water taps a r e near the communa l toilets , one of wh i c h is a lso
shown here.
COOPERATION WITH OT.HER PARTIES
4~1 MINISTRY OF LOCAL GOVERNMENT AND HOUSING
The MLGH has started the implementation of the Build
Together Programme , which provides loans for housing. An
amount of Rs.l5.000.000 was budgeted for fiscal year 1993;
since the last quarter of 1992 the program has been
extended to many cities including Windhoek where hundreds
of persons have applied. Financial conditions, with highly
subsidized interest rates and no initial saving required
are more favorable than the ones offered by NHE through the
WLIHP. The f act that both programs are running
simultaneously, in the same areas and addressing similar
income groups will surely have a nega tive impact on the
WLIHP, based on concepts of selective and 1 imi t e d
subsidies, full cost recovery and replicability.
At policy level, coor d i nation between the MLGH and NHE
regarding t he WLIHP i s partially i mprov i ng. A
r epresentat ive of the Mi n i s t ry is member of the Steering
Committee, and NHE keeps the Ministry info rmed about the
progress . The i ssue of up-front subsidies was finally
approved for the Programme on a test basis. On the other
hand, t he MLGH's refusing consent for r e ducing minimum
plot s i zes goes against basic concepts , developed jointly
wi th MLGH's repre sentative s during the Inception Phase. By
reducing the number of solutions and increasing costs, it
will e xclude many families from participating in the
Project .
At the operational level, NHE's project team has
started efforts for a joint approach towards communi t y
de velopment in the resett l ement areas. The Directorate of
Communi ty Deve lopment ( DCD) of the MLGH ha s an exi s t ing
networ k o f 11 communi ty a c t ivat ors 11 working in t he pro j ect
a r e a unde r the coordination of liaison office rs.
The WLI HP CDW's have establ i s hed a working
relations hi p with t he se community activators , having met
wi th them to exp lain the Pro j ect act ivities at c ommun ity
l eve l , and has i nvited the act ivators to parti c ipate i n
the community meetings that they hold . They have
participated i n about a third of the meetings held so far ,
but have been unable to at t end any of the n ight or weekend
meetings . NHE has offered the DCD cooperat ion in assisting
with transportation to enable them to participate at those
times as well.
The DCD also has a Training Department that has
established training modules for a variety of community
activities, including training for community organization.
These modules have been requested by the Programme to find
out whether they can be used for the envisaged Field Teams
training.
- 42 -
The WLIHP CDW's have f ound an erratic pattern of
community committee effectiveness in resettlement areas
(see Annex 5/G of the Inception Report), a situation that
still exists. These committees were created with the
mandate of assisting t he resettlement move; they continue
t o s e rve o t her roles t oda y .
In examining ways of p romoting better community
organization , representation and leadership, NHE found that
the French NGO , CRIAA , has faced similar problems in its
resettlement program in Ombili (a site adjacent to two
tAJLIHP sites). CRIAA was invi'ced to join NHE in discussions
td Jch t he DCD' s Tra i n i ng Depar t ment. The possibi 1 i ty of
having a joi nt community leadership training p r ogramme with
the MLGH and CRIAl\\ has been discu ssed. The basic agreement
is to promote confirmation and/or creation of valid
community organizations , committee election procedures , and
responsibi 1 i ty and transpar ency in those processes. The
DCD is prepa ring a n outline f or thi s training act i vity for
d i s c uss i on with CRIAA a nd NHE in April.
4. 2 MUNICIPALITY OF WINDHOEK
It is too early to evaluat e changes that the newly
e lect ed Munici pal Counci 1 might introduce i nto munici pa l
pol icies. It may be pointed out however that the
Municipality is having an increasing awareness of the
housing problems of l ow- i ncome popul ation. At the moment ,
it has started developing a "reception area" in a site
North of Goreangab, where squa tters and f amilies that
cannot afford land are to be temporarily settled on 200 m2
plots .
As al r eady ment i one d, an excelle nt spi rit of
cooperation from the municipa l s e rvice s has greatly he l ped
this f irst mon t h s of WLI HP i mpl ementation . The Ch i ef City
Planner sits in t he Stee r i ng Commi t tee ; hi s adv ise a nd
ass istance help s in many ways, not the l ess i n saving time.
On their own ini tiative t he Munici pal i t y rev iewed and
commented t he layout plan i ncluded in t he I nception Report ;
and are doing the same f o r t wo other layouts even if the
l and has not yet been purchased by NHE; many other
i nstances of good collaboration a re mentioned elsewhere in
the Report.
Creative cooperation between NHE and the Municipality
is undoubtedly a precondition to successfully tackle the
growing housing problems of low-income households i n
Windhoek.
- 4 3 -
4.3 COOPERATION WITH NGO's
Two types of cooperation with NGO' s began emerging
during this quarter. The first type was coordination and
sharing of mutual interests and problems with CRIAA, a
f rench agency involved i n resettlement activities; the
second type is an at t empt to invi t e a variety of local
NGO's for participation on the WLIHP.
CRIAA has a variety of development projects in various
parts of Namibia. These include a resettlement and
const ruction program in the Okuryangava township area of
Windhoek, in a community called Ombili (between two WLIHP
resettlement sites). The CRIAA project's construction
component includes of training some of the resettled
population in housing construction ski l ls, and production
of building elements like doors and windo~J- frame s in a
CRIAA workshop.
With t he aim of support ing CRIAA's job creation
p rogram, NHE will offer t he CRI AA projec t pa r t i c i pants the
possibil ity o f c ontract i ng with the WLI HP programme t o
supply windows and other mat erials produced in their
workshop . Builders t rained by CRIAA will also be able to
apply t o build houses in both the resettlement and core-
house projects .
The CRIAA and WLIHP resettlement projects have
identi fied similar needs for community organi zation and
leadership improvement , and are jointly working with the
MLGH t o develop an appropriate training program. Other
joint training possibilities, including mutual training
activities for community development staff, is being
considered.
Other NGO's will be informed of the gene ral and
community development objective s of WLIHP, and invited to
discuss participating i n roles within t hei r interests and
competences in the resettlement and core-house communities.
WLIHP s ees potentials for NGO involvement in such areas as
social, economi c , educational and health act ivities. At
CTA's request, James Hokans, the Cooperative Housing
Foundation Advisor on NGO's with the MLGH, drafted a
suggested strategy and prepared a list of NGO's that
possibly would be interested (see Annex 4.3/A).
Availability of space in the community centers,
including facilities that could be build to custom order,
wi 11 be an additional attraction to NGO' s. Their
participation would , conversely, be a stimulus to the
vitality of the evolving community centers.
- 44 -
The Namibia Credit Union League has been invited to
participate in the Loan Guarantee Fund Project as a housing
financial institution. Its representative assisted the
initial meeting.
4.4 WI.IHP's STEERING COMMITTEE
At NHE's proposal, the same coro.mittee that steered the
Inception Phase has continued as the Programme ' s Steering
Committee . Chaired by NHE's Chief Executive Officer, it has
representatives o f the MLGH, the Municipality, NHE and the
Consultants , It has been decided to postpone the
appointment of an area representative till the time there
will be a more legitimate and representative leadership.
Till end of February the Steering Committee met every
two weeks; it was decided to meet monthly. Till now, its
main functions are related to coordination between
institutions involved; facilitate the solution of problems,
disseminate information and assist NHE in policy decisions.
- 45 -
CONSULTANT
5.1 PLANNED AND REAL PERSONNEL ASSIGNMENT
The following table shows planned and r eal assignment
of SUM-McNamara Consultant s personnel:
PLANNED AND REAL ASSIGNMENT OF CONSULTANT PERSONNEL 1st . QUARTER OF 1993
PERSONNEL l~NUARY
JAG
FEBRUARY I MARCH I MONTHS
Chief Technical Advisor
Institutional Advisor
Financ i al Advisor
Community Development Advisor
Field Supervisor
Field Coordinator
RZ
CL
DK
KMN
AW
Communi ty Deve l opment Worker 1 SS
Community Development Worker 2 SK
Communi t y Development Worke r 3 -
>
X
>
> > > > > > > > > > > > > > > > >>>> >>>>I
X XX X XX XXXX X:ll X X X XXXX XX R XXI!
xxxxxxx
»»» >»»>»>>»
>>»>>>>>»>>>»>>»>>>>
XXXXXXXXXXX:liXXXXXXXXXXXX
> > > > >
X X X X X X
> > » » » » » > > » > > > > » > » > > > > >
XXXXX:liXXXXXXXXXXX:li XXXXXXXXXXXX
> > > » > > > > > > > > » > » > > » > > » » > >
XXXXXXXXXXXXXXXXX:li XXXXXXXXXXXX
> > > > > > > > > » > > > » > > > > » » > > > > > >
XXXXXX~XXXXXXXXXX:li XXXXXXXXXXXX
>»»»>»»
2,0
2,0
0,0
0,6
1 ,5
0 ,0
2,0
2,0
0,6
0,6
2,5
2 ,5
2 ,5
2 , 5
2 ,5
2 , 5
1 , 0
0 , 0
TABLE 5 . 1 Pl anned » » » » Act ual xxxxxxxx
The a ssignment s o f the Chief Technical Adv isor, the
Commun ity Development Ad v isor , Fiel d Supervisor, Fi eld
Coor dinator and t he two Community Develo pment Workers were
rea lized a s planned . Changes bet ween t h e p lanned a nd the
a c t ual schedule a r e r elated to :
The Fin ancial Advisor coul d no t c ome; s hort ly befo r e
his a s signmen t he died from a heart att ack.
The Ins titu tional Advisor came to s upport the
Programme team in the f i n a l month of the quarte r and t o
par t ially s ubs titute for the Fi n ancial Advisor.
A t hird Community Development Worker could not be
hired as expected.
5v2 SERVI CES RENDERED
The Chief Techni ca l Advisor coordi nated the
Consultants team, l ed the discussions with NHE ,
particularly with the Pr ogramme coordinator and the Chief
Executi ve Officer, assisted the meetings with third
parties, accompanied the KfW mission, gave follow-up to the
development of the Programme components, helped defining
the critical issues, such as land acquisition, plot sizes,
loan conditions and personnel recruitment , prepared layout
plans for the core house piojects, revised cost estimates
and the Programme budget , organized the work programme and
the preparation of the quarterly report.
- 4 6 -
C!H\\PTER ~
The Institutional Advisor helped defining procedures,
particularly for the building material loans, assisted in
the preparation of the first draft of the Manual of
Operations, worked out the phasing out up-front subsidy
system, and participated in the elaboration of the work
programme and quarterly report.
The Community Development Advi sor drafted the Manual
of Operations, organized the information campaign and
introduction of the Programme , mainly in the Okuryangava
resettlement areas, trained the Community Development
Workers , started discussions about a joint approach towards
community development in the resettlement areas with the
Ministry of Local Government and Housing and part icipated
in the elaboration of the work progranune and quarterly
report.
The Field Supervisor supported the Programme with
policy advice, particularly when critical issues were
discussed with third parties, and provided i mportant
information on construction costs.
The Field Coordinator prepared the p lans for
infrastructure development and starter solutions in the
resettleme nt areas , in coordination with the Department for
Soci al and Technical Services , established the contacts
wi th the construction industry and generally supported the
Progr amme Coordinator in all technical matters.
The two Community Development Workers revised the NHE
waiting lists of potential beneficiaries, assisted in the
production of a video clip on the Programme, p repared a
brochure in Oshiwambo , distributed it through the c ommuni t y
commi ttees and had the first meetings with communities of
t he r esett l ement areas to inf orm about the Programme, with
communi t y committees , leade rs, neighborhood groups and
indi v i dual house holds.
5 . 3 REASONS FOR CHANGE AND PROBLEMS ENCOUNTERED
Progra mme implementat i on d id not s tart as s moot hly as
expected. On t he NHE side t he Pr ogramme pract i cal l y started
on 1 . 02 . 93 , due to changes of personnel and organizational
structure . Significant de l ays were caused by l ateness in
reaching policy dec i sions; at the end of the quarter the
prices of the resettlement area erven are still not known,
so loan conditions can not be communicated with precise
figures and consequently loan contracts not be prepared.
The following problems were encountered and should be
taken into consideration when rescheduling the Consultant's
assignment :
- 47 -
Some po l i c y issues are highly sensitive and nee d mo r e
t ime than anticipated to be s orted out; be st e xamp l e:
approval o f p l o t s i ze s s mal l er than 300 m2 by MLGH.
A third c ommunity deve lopme n t worker (CDW) coul d not
be h i r ed , so f a r t his has no t hamper e d Programme
imple mentation a s ma s s household a ctivitie s c ou l d no t be
sta rted ye t. Howeve r recr uitmen t o f COWs ha s turned ou t to
be rather difficult. Most candidate s lack bas i c skills .
Those with s ome s k ills c harge excess ive s a lar ies. None o f
the six candidates interviewe d could provide a similar
e x pe r ience to tha t r e quire d i n t he Prog r amme . The r e i s an
extremely narrow human resource poten tial to draw from.
One of the t wo COWs announced res i gnation due to
personal r easons . She promised to stay with t he t eam unt il
at l east one new COW is hired (May o r June) , but wi ll leave
a hole behind a s s he was a n i n t e g r a l part o f the team since
the i nception phase.
On t he o t her hand the c r ucial position o f the
c ommunity de velopment component within t he Progr amme is
more and more evidenc ed . It s eems e.g. that more than 25 %
of the resettled households cannot afford even the purc hase
of the erf (approx . R 50 p . m.) and minimum municipal
charges (approx . R 20 p . m.) and will have to l e ave the
resettlement areas. Th i s chal lenge has to be met without
the experienced community development personnel who have
recently left NHE and will not be replaced immediately . An
i ncreased effort should be made to offer integration and
t r aining to t he MLGH communi t y activators .
The Manual of Operat i ons could
Considering the experimental character
and the changes that still wi ll occur,
which allows the gradual definition and
procedures, seems now more appropriate .
not be finalized.
of some components
a process approach
improvement of the
Hiring field staff was delayed because it was not
entirely clear, to which extent KfW could finance
implementing personnel. As the self-help construction
advisors (SCAs) have not been hired by NHE, the process of
building Field Teams (COW + SCA) could not be initiated and
will require an additional training effort.
Moni taring procedures had not been sufficiently
defined, especially as the elaboration and follow-up of
work programmes and time schedules was concerned. Following
the recommendations of the KfW mission , a stronger
involvement of the Field Supervisor should help.
The Chief Executive Officer asked the Consultant to
support NHE in preparing the documentation for the second
low-cost housing project in cooperation with the German
- 48 -
WI,IHP- OU.ARTERLY PROGRESS REPORT 1·-lQRCH 1993- CUAPTER 5
Government, earmarked for the period after the WL I HP and
depending on its proper implementation.
The absence o f the Financial Advisor could largely be
absorbed by the Community Development Advisor (Manual of
Operations) and the Institut ional Adv isor (building
mater i al loan procedures, definition of the up-front
subsidy system ) . The original idea of starting with a
complete Manual of Operations which the Financial Advisor
was supposed to work out was substitute d by drawing up a
draft and gradually improving it under implementation .
Generally time required for preliminary tasks and
administrat ive approvals had been underestimated in the
initial stage of the Programme. Nevertheless a permanent
presence of the international Consultant does not seem to
be necessary. But the Consultant's involvement shoul d be
increased, particularly in the first year of implementation
and in t he community deve l opment component.
5. 4 REVI SION OF MANNING SCHEDULE
schedule for
after t he
into the
Table 5 . 4 represents t he original manning
the Consu ltant's personnel as agreed upon
inception phase and the revised one t aking
consideration the problems encountered.
The differences refer to the assignment o f :
The Institutional Advisor (+ 1.5 workmonths) . In
addition to the original schedule he had to come at the end
of the first quarter to support the Programme Team. He
should also participate in the final evaluation of the
Programme envisaged for Oct./Nov. 1994. His additional
workmonths will be covered by t hose originally planned for
the Financial Advisor (- 1 . 5 workmonths) whose tasks will
be taken care of by him and the Community Development
Advisor.
The Community Development Advisor (+ 5.0 workmonths).
The additional worktime · is necessary to strengthen the
community development component of the Programme which , in
spite of its crucial significance for Programme success, is
still weak and cannot rely on additional inputs from NHE.
His additional input will be concentrated in the first
year. He also should do more follow-up in the second year
of implementation than originally planned.
The Field Supervisor ( + 1. 0 workmonths) . His
additional input is supposed to counterbalance the Chief
Technical Advisor's periodic absence, particularly with
reference to the monthly follow-up of work programme and
time schedule.
- 49 -
ORIGINAL AND REVISED MANNING SCHEDULE 19 93 19 94
PERSONNEL 2 3 4 5 6 7 8 9 10 11
I
12 ' 1
I
2 3 4 5 6 7 8 9 10 11 12 MAN/MONTHS
chi;f-f;~h~I~~~-Ad~I~~~-------jAc ____________ _ »»
xxxx xxxx
-------::~J>>-------->1~~::::------------~:~-
~~~tit~ti~~~~-Ad~I~~~----------Rz ____________ _ ->>>>-----l------------r---::::>>>1-----------l-----------1---:::------------~:~-
Fi~~~~I~t-Ad~I~~~--------------cc------------- ----------------------------------------------------------~------------------~~5-
o.o
c~~~~~Ity-o;~;~~P~;~t-Ad~I~~~--oK ____________ _ ----------------------------------------------~-----------~------------------4~5-
xxx~xxxx I XXXX I XXX~ IXXXX 9.0
-----------------------------------------------r-----------r----------Field Supervisor KMN > > > > > > > > >
X X X X X X X X X
> > > > > >
X X X X X X
> > > > > >
X X X
_> ___ > ____________ 4~0-
x X 5,0 X X X
FI;Id-c~~~di~~t~~--------------Aw-->>>>>>>>>>>~~>>>>>>>>>>>&>>>>>>>>>>~>>>>>>>>>>>
xxxxxxxxxxxkxxxxxxxxxxJxxxxxxxxxxx
>>>>>>>>>>>~>>>>>>>> _________ 22~0-
'xxxxxxxxxx~x~xxxxxx 22.0
-----------------------------------------------~-----------,----------Community Development Worker 1 55 >>>>>>>>>> >> >>>>>>>>>>> >>>>>>>>>>
xxxxxxxxxxxx xxxxxxxxxxx xxxxxxxxxx~xxxxxxxxxxx~xxxxxxxxxx
Community Development Worker 2 SK >>>>>>>>>>>> >>>>>>>>>>> >>>>>>>>>>
xxxxxxxxxxxx xxxxxxxxxxx xxxxxxxxxx~xxxxxxxxxxx~xxxxxxxxxx
Community Development Worker 3 - >>>>>>>>>>>> >>>>>>>>>>> >>>>>>>>>>
xxxxxxxxxx~xxxxxxxxxxx~xxxxxxxxxxx xxxxxxxxxx
> »»>»>»l»»»»-·--------22~6-·
xxxxxxxxxx xxxxxxxx 22.0
>>>>>>>>>>> >>>>>>>> 22.0
xxxxxxxxxx xxxxxxxx 22.0
>>>>>>>>>>> >>>>>>>> 22.0
xxxxxxxxxx xxxxxxxx 18.0
TABLE-5~4--------------------------o~I9i~~~~~y-pl~~~;d->>>>>>>>>>>> ___ _
Revised xxxxxxxxxxxx
WLIHP-OUARTERLY PROGRESS REPORT l·~MARCH 1993 ·- CHAPTER 5
One Community Development Worker (- 4. 0 workmonths).
It is hoped that later engagement of the third Community
Development Worker will not affect implementation , as mass
household activities only can start after definit ion of all
policy issues, especially the fina l erf price.
5. 5 Assignment of next quarter and special tasks to be
rendered
The ass i gnments o f the next quarter (April
1993) are visualized in the following table :
PLANNED ASSIGNEMENT OF CONSULTANT PERSONNEL
SECOND QUARTER 1993
June
PERSONNEL APRIL MAY J UNE MONTHS
Chief Technical Advisor JAC xxxxxxxxxxxx
Institutional Advisor RZ xxxxxx
Community Development Advisor DK xxxxxxxxxxxx xxxxxxxxxxxx
Field Supervisor KMN X X X X X X
Fiel d Coordinator AW pcXXXXXXXXXXll xxxxxxxxxxxx xxxxxxxxxxxx
Community Development Worker 1 ss iJcXXXXXXXXXXll xxxxxxxxxxx:x xxxxxxxxxxxx
Community Development Worker 2 SK iJcXXXXXXXXXXll xxxxxxxxxxxx xxxxxxxxxxxx
Community Development Worker 3 - xxxxxx xxxxxxxxxxxx
TABLE 5. 5
In addit i on to their general terms of reference the
tasks the members of the Consultant team wi 11 have to
achieve in the next quarter include the following:
Ch ief Te chnical Advisor: He wi 11 have to look afte r
t he critical iss ue s that have not been defined yet,
part icularly as r elated wi th the def inition of t he e r f
price in the r esettlement a r eas, purchase o f l and a nd plot
sizes of c o re house p rojects, building mater i a l l oan scheme
and loan guarantee fund. He wi l l al so give foll ow- up to the
upgrading process in the resett l ement areas a s wel l as to
the approval and tendering procedu res of the core house
projects . He will assist the Chief Execut ive Officer in
prepar ing the documentation f or t he second hou sing project
in cooperation with the German Government. Fi nally he wi ll
organize the prepar ation of the second quarterly progress
report.
Institutional Advisor: He wi l l help improving and
complementing the Manual of Operations, def i ning the
administrative procedures of the building material loan
scheme on the basis of first experience and determining the
way how to deal with those resettled households who cannot
comply with their obligations or will have to leave the
Programme. He also shall support the Chief Executive
- 51 -
1,0
0,5
2,0
0,8
3,0
3 , 0
3,0
1, 5
F INANCE
6 .1 STATE OF ACCOUNTS
At the end of February 1993 , when the r e v ised Separate
Agreement was signed and actual d isburseme nts f or
program..rne 1 s e x pendi tures coul d s t art , a total of DiYI
2 . 538 . 785 were d isbursed by KfW f r om t he DM 9.600.00 0
g r ant, whi ch now has a non d isburs ed b a lance of DM
7 .061.215.
DM 5 38 . 785 were pai d a s consul t ing f e e s fo r the
I n c eption Pha s e a n d mob iliza t ion charges f o r t h e beg inn ing
o f i mplementation . DM 2 . 000 . 00 0 were sent i n Ju l y 199 2 to
NHE for the e s t abli shment o f a Di s pos it ion Fund .
Till Fe b ruary 28 t h, no d isburs ements were made from
the Dispo sition Fund ; the amount , converted in rands , was
placed by NHE . As agreed between NHE and the CTA dur i n g the
Inception Phase, interest earned were to be applied to the
WLIHP. Since mid-February, the annual rate of inter e s t is
10,30% , down from a previous rate of 11 , 50% .
No information is on hand for the Consultant regarding
the rate at which the DM 2 . 000. 000 were converted in ran d s .
However, for budget calculation, an average rate of Rs
1,8/1 DI'1 vJas established . The countervalue of the amount
remitted by KfW was then Rs 3.600 . 000 . At February 28, with
accrued interest, the total amount in the Dispos it i on Fund
wa s Rs 4.028. 6 0 2 ( Bank sta teme nt attached a s Annex 6 .1 /A),
an increase of Rs . 428 . 602 (DM 238 . 668 at project budget
exchange rates).
Other increases in the total rand amount with r e spect
to the initial calculations may be expected, both for
future inte r e st earnings and fo r rates of exchange mo r e
adva ntage ous than the one established i n the Ince ption
Report. Savings in some components ( 1 ike internal street
lights for upgrading areas) may further increase the
available rand amount.
It is suggested that all these moneys be cre dited to
the contingenci es post (Nr.9 in the budget), tha t wa s
strongly reduced in l a st December budget r e v i sion.
Unforeseen expenditures, li ke improvement of internal
streets, survey or consulting engineer 1 s fees · are already
occurring , cost increases for escalation may also be
envisaged.
- 52 -
6 " 2 ADHERENCE TO D I SBURSEMEN'l' SCHEDULE
The following table compare s projected with actual
d:i. sbursements during the first quarter . If n ot otherwi s e
indicated, notes refer to relevant pages in the text where
explanations for the deviation from the original schedule
are contained .
DISBURSEMENT SCHEDULE FOR K:t>:J FUNDS
,BUDGET DI'S13fJI-(SEI·1ENTS Dffi
P~T mMro~ms
NU:.I<iBER
1992-~19~--·~-~~-·-~-~· ~
lst.Qtr.
PROJECTED ACTUAL NOTES
· · ~u?8:RAnum-··I~"'sTI7r. XRiAs~-~-=-··~-,~~-----~-
Land & basic infrastr. 1.066.666,6 1.066.666,6
Infrast r .extension 30.500,0 o.o (a)
Starter s o lutions 39.600,0 0,0 (b)
Community centers 120.500,0 3.000,0 (c)
{-c®~:_HOUSEir=~,-~~,·~··~·-~·=-,~·-·=~·,~·~---==-,~~~~~=-·~~=·-,
Land development 0,0 0,0
Core- house cons truct . 0,0 0,0
Community centers 0 , 0 0,0
R--~CoNSULf~~~-~-=-~~"~'~"~-·~~~·~--r--~·~-~-~~~=- '"
Inception phase 288.000,0
Implement ation phase 200 . 000,0 250.000,0 (f)
·--,·-=ir-ro~'T'R1'Bu'Trm:lTo rm£=~~-~-~-~~--~-~---· -·-~-.-~--
REssouRcE CENTER 0,0 10.555,5 (g )
9 c&rFirf6Ertcf'Es -=-=--,~---~=-cr;o---o:o-~-~\\
(a) See pages 8/10
(b) See pages 6/7
(c) Approx.amount collll11itted, not yet disb.
(d) See pages 27/28
(e ) Video production; purchase of TV monitor- pages 5 and
(f) A~ount modified as per revised consulting cont r act/Dec.l992
(g ) Component included after presentation of inception report
The total amount disbursed is 55% of the original
prev i sion. Host of the d i ffere nce comes from the Loan
Guarantee Fund, as its creation will p ass t o the second
quarter.
- 53 -
WLIHP- OUARTERLY PROGRESS REPORT- MARCH 1993- CHAPTER 6
6.3 ESTIMATED DISBURSEMENT SCHEDULE FOR 2nd QUARTER
Te following table resumes envisaged disbursments for
the second quarter. For infrastructure extension it will
mostly include professional design fees . Under
contingencies, internal streets upgrading may begin in some
of the areas. Land development expenses will be related
with land survey and engineering design costs . It is
p l anned to start p r odu ct i on of a sec ond v i d eo aimed at
exp l a i n i ng c o sts and implicancies of urban l ife will begin.
BUDGET DISBURSEMENTS DM/ 1223 L lnd. Qtr .
POST COMPONENTS Original Revised
NUMBER estimate estima te
1 UPGRADING RSTLT.AREAS
Land & basic infr astr.
Infrastr . extension 250,0 30,0
Starter solutions 200,0 30 , 0
Community centers 80,0 20,0
2 CORE- HOUSES
Land development 89,2 75,0
Core- house construct. 350,0 0,0
Community centers 0 ,0
-·· 3 LOAN GUARANTEE FUND 1.000,0
4 BLDG. NATERIALLOANS 276,8 0,0
5 CTY. DEVELOPMENT FUND 15,0
7 CONSULTANTS 100,0 1 20,0
-------8 CONTRIBUTI ON TO NHE
RESSOURCE CENTER 0 ,0 0,0
. .,_
9 CONTINGENCIES 0 ,0 50 , 0
TOTALS 1. 346, 0 L:&9@0i(f
-- ~ ~lt:o
- 54 -
WLIHP-OUARTERLY PROGRESS REPOR'I'- l":IARCH 1993- CHAP'I'ER 1
7 . S TATE OF FULF II,LMENT OF CONDITIONS
As fa r a s appl i c abl e , a l l condi ti ons o f t he Fi nancing
Agreement and the Separate Agreement have bee n ful f illed by
NHE :
The month ly househol d inco me of the Programme
bene fi c i a r ies i s cons i de rab l y below t h ree time s t he Primar y
House hold Subsistence Level. A house hold with a higher
income wi 11 be automatically eliminated form t he wai t ing
l ist for the c o r e hou ses . The Communi ty De vel o pment Wo r ke rs
are act ualizing the income situation when v i siting t he
hou s e holds a nd thus asce rtai n the f ul f illment of t he inc o me
c ondi t ion .
The financi a l burden of the household c a nnot be
assesse d yet e mpiric ally , a s only s o me l oan contracts have
be en signe d in t he r e settlement areas . With the basic
c onc ept s of a ffo r d abili t y and s u s t aina bi lity i t wi l l be
unavoidable t hat t he poorest house hol ds wil l have t o l e a ve
the Progr amme. Howev er , upf r ont subsidies will provide
poorer household access t o the Programme and every effort
is made to maintain the number of leavers as small as
possible. A l easehold for those resettled household who
canno t even afford the purchase of an e r f, is under
discussion. All indications suggest that the financial
burden arising from the Programme will not exceed 25 % of
the househo l d income .
Selection procedures have been largely det ermi ned for
the core house beneficiaries, though not operationalized in
detail due to pending policy decisions. In the resettlement
areas all household automatically qual ify to become
Programme beneficiaries. Gender specific selection criteria
do not seem to be relevant in the urban context of
Windhoek .
A Steering Committee has been established , with the
main parties involved, and meets regularly.
A particular effort
beneficiaries" participation
Community Development Workers
Advisors .
is made to promote the
in the Programme, through
and Self-help Construction
Self-help construction will be offered as an option to
the beneficiaries, supported by building material loans and
assistance of Self-help Construction Advisors.
For all contract construction work and the purchase of
building materials in bulk, tendering is envisaged.
- 55 -
WLIH£-OUARTERJ.;Y PROGRESS REPORT-·Ml\\RCH 199 3 - CW\\f'TER 7
NHE will not use asbestos cement products in the
Programme.
The Loan Guarantee Fund regulations will fulfill the
stipulated conditions .
NHE i s addressing NGOs not only
participation in the Programme, but also
of the Resource Center.
JAC/RZ/ 260393
- 56 -
to invite for
as beneficiaries
ANNEXURE 1 /A :
Minutes of Meeting: KfW Mission
MINUTES OF MEETING
A mission of Kreditanstalt fUr Wiederaufbau (KfW), Frankfurt I Germany,
comprising Messrs Johannes Bickel and Hans Oeller, visited Windhoek from
February 14 to 20 i n or der to discuss wi th the Namibian authorities the
progre s s of the "Low--cost housing pr o ject Windhoek" .
For the National Housing Enterprise Limited (NHE) the discussions were
led by Mr Tsowaseb, Chief Executive Officer. Meetings were also held
with the Ministry of Local Government and Housing I MLGH (Mr N Shoombe,
Permanent Secretary and Mr K Gowaseb, Director of Housing} as well as
with other representatives of NHE a n d its consultants ( Sum-McNamara
Consultancy joint venture) and members of th,e Municipality (Mr Hibbert,
Chief Engineer, and ot hers) . All the meetings took place in a
co-opera tive a nd fr iendly a tmosphere.
The discuss ions were based o n the r evis e d pro j ect c oncept a s l aid down
i n the I nception Report o f December , 1992 , which has b e e n a ppr oved by
KfW i n i t s f a x of Dec ember 21 , 1992 . The revised project concep t ha s
been ha rmonised with t he MLGH and t he Munic i pality too (e . g . during the
wor kshop in Oc tober 1992, and i n t he meetings of the Pro j e c t Steering
Committee ) . The miss i o n a lso v isi t e d the e nvisa ge d sites of the
project.
Project componen ts and their i mplementation
The major p r oject componen ts are : upgrading of r ese ttleme n t
squatt er a r e a s , c ore-houses on developed p l ots , a l oan guar ant ee
(for loans of p r i vat e institut ions ) , bui l d ing materials loans
community development activi ties .
a nd
fund
and
Upgrading c omponent : Th e design and prepar ation f or tendering of the
infrastructure extensions and the star ter solutions were delayed partly
due to the miss i ng fina l de c ision of the k ind o f subsidies f or the
target group of low-income beneficiar ies (capital upf ront or interest
rate subsidy). The Municipality which is supposed to take over the
infrastructure extensions, has not yet rece i ved the respective
application by NHE .
Core-houses : The design for land development and for core- houses by NHE
is delayed due to the missing decision on the three sites by the City
Council .
Community development : The design and construction of the community
centers has not yet started. The community centers for the upgrading
component will, in a first phase, be erected in a provisional manner
only, in order to improve the conditions for the information campaign .
The co-operation with the beneficiaries, their speakers and NGOs is
attached high importance by NHE and KfW because it is a vital condition
for a successful project.
The infrastructure and social aspects of the project (e.g. schools,
clinics, stormwater drainage, garbage collection), partially covered by
- 2 -
the Municipality, will be g i ven due considera tion in the design phase by
NHE, too.
The KfW mission observed that the institutional conditions of the
project i mpl e menta tion (NHE as wel l as SUM-McNa mar a Consul tants ) have to
be improved (detailed working programmes, task assignme nts etc.) .
The working programme is at pre s e nt one to two months dela yed compared
t o t he time - s chedule proposed in t he i nception r e port; unf ortunately ,
further del ays have to be expected due to missing dec isions beyond NHE ' s
c ontrol, Nevertheless , the KfW mission e xpects that these delays can
be recovered in :futur e by s pecial e fforts in or der to avo id cos t
increases . The working programme of t he inception report has to be
act ualis ed a nd extended to a jetailed version which take s into account
essential decisions to be taken within NHE and elsewhere a nd the
nec essary staff assignments .
Total Costs and their financing
The preliminary cost estimates of the inception report , too, can now be
actualised in using morr~ reliable and consistent quanti ties and prices.
As far as the KfW grant is conce rned, the revision of Article 1.2 of the
financing agreement oil' May, 1992, is underway (with the National
Planning Commission) . The revised separate agreement to t he financing
agreement has been s ubmitted (counter signatures of MLGH and NHE) . The
payment of most of the !="reject components will , according to the
separate agreement, be e£fec:ted through the disposition fund established
for NHE in the Commercial f3ank of Namibia; any withdrawals from the
fund have to be certified b:r NHE and SUM Consultant; during the absence
of the SUM representative, expenses will be pre-financed by NHE.
Further issues for impleme~tation
1. NHE and the KfW mission welcomes the decision of the r espective
MLGH-NHE committee to approve the use of capital upfront (instead
of interest rate) subsidies in the project as a test case " The
advantage of the capital upfront subsidy is that it
is more favourable for lower income groups (vide the
calculations in the Inception report),
reduces the ga? between the beneficiaries and private banks,
and
tends to favour the revolving use of funds for other
families.
corresponds with the National Housing Policy.
- 3 -
2 . Envisaged s i tes f or the core-house c omponent (2 in Khoma sdal , 1 i n
Okuryangava) t he KfW mission str ess es the necessity to speed up
the decision- making process for these sites . I t reiterates its
concern because these si t es are rather far from the city , which
creates many disadvantages for the low- income beneficia ries and
contributes t o maintaining the socio-e c onomic segregation of the
town.
3. Both parties confirm the necess ity t o ha ve the core-houses
constructed on plots smaller than 300m2 (in the Inception Report
200m2 have be en assumed) - an except ion as it is foreseen i n the
Nat i onal Housing Pol icy. Th is counteract s to t he principle of
equity amongst differ e nt population groups , but seems nec e s s ary
bec ause :
it allows f a mi l ies wi t h lower incomes t o partic ipate in t he
project ,
thus incr eas es the number of benefi ciaries from the project ,
and
c orresponds to the fact that the land around Windhoek wil l
definitely become scarce b e cause o f the high influx of
people .
Project objectives and their application
Both parties confirm that "affordabili ty" and "replicabili ty" are two
important pro ject objectives . "Affordability" means that the project
is geared to low-income famil ies (ma ximum 3 times the PHSL) and their
financi a l capabilities (maximum 10 to 25% burde n from charges for plot ,
infrastruc tur e and NHE l oan ), after consideration of the subsidy. The
project is supposed to benefit 1 600 to 2 000 families (instead of 600
families in the previous Otjomu ise version) ; but there are still tens
of thousands of low-income families in Windhoek and in Namibia without
decent housing. "Replicabili ty" means that everything must be done to
ensure proper repayment of loans and revolving use of funds for housing
projects for only some of these remaining low-income families.
Therefore ,
the land development costs should in general, be further reduced
(the costs per family for plot, water supply, sewerage, streets,
electricity and Municipality's overheads),
the repayment of the NHE loans in the above mentioned project
should not be endangered by 9ther housing projects of the public
sector (perhaps a joint working group might discuss different
procedures in detail and propose common solutions).
After implementation, NHE is requested to calculate the actual financial
burden from charges to the Municipality and to NHE (as a percentage of
- 4 -
the monthly f amily i ncome), for the different groups of beneficiaries of
the project, i n order to verify the affordability of the project.
Preparation of a _second ?ousing project
The Namibiar:. and German governments have reserved an amount of 3 , 6 and
7,4 = 11 million DM (approximately R20 million) for a second low-cost
housing projec t, dependen t upon its preparation by NHE and i ts
evaluation by KfW. It c ould be directed towar ds alleviating housing
problems in Windhoek and one or two other towns. The principles to be
applied s hould bas i cally be the same as in the revised first hous i ng
proj ect. As KfW has in the meantime establ i s hed a working
relationship with NHE, it propos es to t he MLGH to ext end this to t he
s econd pr o ject . NHE i s requested t o prepa re correspondi ng
documen t ation e . g. up to summer 1993 . The evalua tion of thi s pr oj ec t
will be depende nt upon the prope r i mpl ementa t ion of the f i r st hous i ng
project .
The above- mentioned statement s and conclusions will , as usual , be
presented to the Board of Director s of KfW and the German and Namibia n
Governments for approval.
Copy: MLGH
Municipality
German Embassy
/h_ 'L~ ...... ·U·!~· .... .. ...... .
For the KfW Mission
ANNEXURE 2. 1 /A:
Manual of Operations
" " "" " """ ' " " " , ' " " ' " " ~ 0 ' ' "" " ' 0 " " ' " " " " " " ' " """ ' " " 0 "" " " " " " "" "" ' " " """ 0 " " " " ' "" "" """ " ' " " " "" "" ~ " ~ "" " " ' "
" " " " " ' " " "" ' < " " v 0 " " " """ " " " "" " ' " " " " " " " " " " " " " " " " " " " ~ "" " " " 0 " "" " " " "" ' "" " ' " , "" " , " "" ' "" " " 9 " " < " " ' ' ""
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PREFACE
This OPERATIONS MAN UAL for the Windhoek Low-Income Housing
Programme is being prepared to provide a primary resource for the
project staff. It wi ll prov ide them with gu idelines, inform-
ation and explanations of procedures and policy appl ications .
The OPERATIONS MANUAL will also provide the Nationa l Housing
Enterprise with a functional document that can serve as a too l
to facilitate that agency ' s objectives of incr easing housing
serv ices to the low-income population of Namibia .
This document is a work in process . Many essentia 1 sections
of the manual are dependent on unresolved policy issues and on
organizational procedures that are not yet finalized.
Several sections are presented in this edition a s drafts ,
with expectations of revisions as implementation experience
confirms more appropriate and effective methods and procedures .
Still other sections are dependent on the finalization and
publication of NHE manuals and procedures.
And other sections need further discussion between NHE and
the WLIHP staff, and clarification within the WLIHP group, before
drafting and then finalization of operational procedures,
construction options and procurement and delivery systems.
Additionally, the interest and loan tables will also be
revised from t.ime to time, to keep them in line with current
interest rates .
The OPERATIONS MANUAL is consequently a growing document
that will expand and change as the programme progresses, to
assure that it is as current and accurate as possible.
Windhoek
March 1993
THE NHE WI NDHOEK LOW- INCOME HOUSING PROGRAMME :
A VIDEO TO I NTRODUCE THE PROGRAMME TO PARTICI PANTS
I N THE UPGRADING COMPONENT OF "WLIHP "
A shor t video of a bout six mi nut e s ha s be e n produc ed b y the
Wi nd hoe k Low- Income Housing Progr a mme , to be used as a n
i n t roduc tory t ool for part icipan t s in the upgr ad i ng component o f
t.he pr oject.
I t is use d a s ~ne i ntroduct ion por t i on of meet i ngs with groups
of 20 partic ipating households i n t he r e s ettlemen t a reas with i n
t he progra mme.
The process o f discuss ions wit h the pa rticipant s in the upgr ad ing
c omponen t of f1L IHP beg ins with a community c ommittee meet ing with
t he spec ific c o mmunity , t o discus s t he proces s of intr oduct i on
a nd involvement of the ind ividual households i n buying the i r lots
and building their houses. The committee is a sked t o assist in
scheduling and participating in the next step , meeting with
groups of 20 participating households (the outline of the
procedures of this meeting follow).
Immediately following the group meetings, the CDW's begin meeting
with individual households to discuss their particular starter
solutions, and to move quickly to concluding at least agreement
to purchase their plots (an outline of the procedures of
indiv idual household meetings also follows) .
I. PRELIMINARY
A . Keep records of households attending meet ing .
B . Announce this is i n troductory meeting for the NHE
r esettlement programme.
C. This group meeting will be followed in the next few
days with meetings between NHE and each individual
household .
II. INTRODUCTION
A. Video (Part I)
B. Or, in absence of Video , presentation from the script.
III . FOLLOW UP QUESTIONS AND ISSUES RAISED BY THE VIDEO/
PRESENTATION
A. Several issues must be revised, if not as a result of
questions, then on the initiative of the CDWs:
1. Resettlement was at the demand of the
municipality, as people were considered squatters
on municipal land.
2. NHE facilitated the move, bought the land so
resettled population would have a designated place
to which to move that could become "theirs".
3. Confirm that resettled people understand that
they are required to buy the erven on which they
have been resettled.
B. Other issues as raised by listeners.
C. Issues raised in previous meetings that clearly need
to be discussed.
IV . HOW DO RESETTLED HOUSEHOLDS PARTICIPATE IN PROJECT?
A. Check to make sure e ve ryone has comple t ed a pplica t ion
form to buy their ind ividual erf (show sample applica-
tion form) .
B . You have to decide what you want to bui l d, and what you
can affor d, on yo ur e r f :
1 ... .
2 .
3 .
Nothing right now, just buy the erf .
Options for building, with estimated costs ,
including finance repayment (show stepped model) .
Various wa ys to fina nce inc l ude pay c ash, borrow
from NHE or o t her bui l ding schemes o r ban ks, or
o r ganised self - help s ystems .
C. Fo r NHE l oa n, a 10% deposit r equir ed (need tab l e of 10%
plus monthly r epayment amount on pr incipal) .
1 . Show application, explain process .
2 . If you want to take loan and need to start saving
for your deposit , you can open account any work
day at NHE office in Katutura, or Klein Windhoek.
3 . Perhaps committees can arrange vo l unteers to help
others complete their fo rms in English .
V . ARRANGING MEETINGS WITH INDIVIDUAL HOUSEHOLDS
A. CDW 's need meet with each head of household to discuss
buying e r f and building
1 . Must discuss opt ions and family's intentions
2. CDW's and SCA's will respond with cost options so
famil y can consider which they want
B . When family dec ides it wants loan, then NHE loan
officers will assist in completing loan forms
C. Whatever the family decides, NHE must keep a record of
that dec is ion
D. Meeting schedule with individual households will be
worked out with community committee
!f.·. ·.·· .... . .. . ... · .... . · ·.·. . . ... . . . . . .. ... . . . . . . .. ... ... . .... ·.· . . !
II>· ..... ·"· ··" "·" FIRsT ROUND INDiv1DUA17HousEHOLD ~ETINGS .. < I
1 . Review the Household situation
Confirm interviewee is the proper occupant assigned to
the erf
Review the NHE application form data
Other background informat i on as nece ssary
2. Re vie w cost of erf
Expla i n appl i cable subsid y on pur chase of erf
3. Explain erf pur chase must be done i mmediately
Loan can be requested today through worksheet exercise
from NHE
NHE wi ll begin legal steps in late June 1993 for erven
for which occupants have not arranged purchase
4. Discuss affordable starter solution
prepare worksheet on preferred star ter solution option
prepare, discuss rough estimate and r epayment
implications fo r the preferred started solution option
revise worksheet to affordable starter solution
5 . Discuss individual municipal services
water , sewage , electricity
revise worksheet as appropr iate
6 . Summarize final data on worksheet
7. Schedule follow-up meeting
should be within a week
at that meeting NHE should present either:
= a loan agreement, or
= an accurate cost estimate
affordability of that cost and the repayment schedule
will be discussed
if costs or affordability not acceptable, then further
negotiations necessary
I
ij::- . · > .: > :·: : :·: ·: >EQ:lic v and· Proced\\ira1 ·State merit.~ . · · · · · .. · 11
il" .... :. . . ... . """" ::: ·..... . ... .. . . . . . . .·.·. . . .. " · · · · · · · · · · · · · ". ".: ·-::·<"·".: II
jt: .· .·. · · UPGRADING. COMPONENT' PART1CIPANTS . v~ITH .HOUSEHOLD' .· ". ":: :·· <·II
1!:-: : " " " · · · . . · · · · · · · · ·. · · · · · · · · · ·. . · · · · · · · · ·. ·. ·. . . . . . . · . · · " " "..: " ": : . : II
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.-. ·~ - v ·.uuV:.· . ..:1.~Lt ·_jj " t:l·LD.· · . ... t· l1_·1· '\\.}.' ·.::.J} .D ·. · :1 .··: ·.nu·J: ·" ·.· . · · · ·
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it '. . . .. . . . 0 "" """" """ " " " " " "" " " ti
~~~ ... . . . . . . . . . . . . . .. . . .. < <H · · · · · · · · · · ··.·.· · ·.c.nr· .·"'·.cr .. +,..;'· .· · · · · · · · · · · · · · · "
~· · ·- ~~ y ..." ·.·~·
The socio-economic survey on the resettled families,
undertaken as part of the preliminary phase of WL IHP in late
1992 , indicated a number of the participants in the resettlement
campaign had incomes inadequate to qualify them for participation
in the upgrading c omponent of the project.
Additional information has been collected by NHE (based on
their loan applications) from 623 households in four of the
project community sites. Compilation of this data shows that
approximately 25% of households do not have a total household
mont hly income of more than R.286.00 . Households with incomes
below that amount will not be able to afford loans for the basic
solution (that is, purchasing the erf) , minimum municipal
charges, transfer and administration charges , which amount to at
least R 71,59 per month .
The WLIHP team has suggested that the following procedures
be followed with households in the abo vementioned category:
* Reassess the affordability of household during the
individual household meetings;
* Assess whether household can mobilise other resources ,
e.g., family loans, additional income from sales or
other activities;
* If it is found that the household cannot afford even the
basic starter solution, they will be informed about
the possibility of exclusion from the programme, the
possibility of relocating their households to the
reception centres will be brought up;
* A list of households ineligible for WLIHP will be
established ln the process and forwarded to the
reception areas committee or to whoever will be
responsible relocating this group (this list will
possibly be ready after each household has sign the
deed of sale on the erf ie. after September 30, 1993);
* The reception areas committee will deal with these
households further.
SELECTION PROCESS
FOR PARTICIPANTS IN CORE-HOUSE COMPONENT
!r ·· a.·.
~ i. .
H ·
B·
n · H .,.
i.l ·.
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OF IIWLIHP"
...... II
:PRELIMINARY: : : : . : il .. .. ....... ... ... ::1'
:n: R:l F: T: .. il . . . . . ·u
1 . Potential core- house programme participants "R" i ll be
selected for the NHE's waiting list with monthly incomes of
between 1 PHSL and 2 PHSL. The waiting list currently
includes s ome 1,400 people, of whom some 800 fal l within
the i ndic a ted income levels.
2. NHE will organize a series meetings with the peop le on the
waiting list in the NHE a udit orium . Some 200 people will
be invited per evening . The groupings will be according to
years on the waiting list .
3. In the first round of meetings, the core house program will
be explained . At a certain point, all those clearly not
interested i n the program may leave (they will remain on
the waiting list for consideration in future programs).
This is the first de-selection step. Those remaining will
be given further cost options to consider.
4. A second round of meetings for those maintaining interest
will be called. Those not attending will be considered to
have withdrawn interest in the core house programme, and
will be returned to the waiting list. In the presentation
of the costs of the erven and core house selections, others
may opt to withdraw interest as well - - this is a second
de-selection step. Those remaining will be asked to
prepared their choices of core houses and to identify the
amount of loan they require from NHE to purchase the erf
and pay for the core house. The 10% deposit will also be
noted as required immediately the loan agreement is signed.
5. In the third round of meetings, site selection (i.e., for
the area, not for the specific erf) will take place.
Opening of an NHE Savings Deposit Account in the amount of
10% of the anticipated loan will be required at this stage.
Priority for selection will be given by years on the
waiting list [the waiti ng list of those still interested in
5.
6.
partic ipation in the core house programme s hould be printe d
out by year of application for this step in the process ] .
Those who se a pp l icat i ons were taken or updated in 1987 will
be giy~en fir s t choice of location (Khomasdal , Okuryangava
or~:e~~~~~):;) Those who applied i n 1988 will choose next ;
,, those f rom 1989, n e xt ; e t c .
As t he ·t otal number of erven f or a loca tion is chosen. tha t
loca tion wil l be c ons ider ed filled , a nd t.hereafter o n l y 10
second cho i c e s for that location will be a ccepted. (Second
choices are to allow for potential dropouts.) When the
total numbe r of erven for a second location is c hos en, that
second loca tion will be considered fil led, and up to ten
more people may choose that location a s their second
c hoice . ~'then t h e total number of erven for the third
( l a s t) loc a t ion i s c hosen , t he next 30 of the r e maining
i n terested people on waiti ng list will be ident ified a s
priority for replacement of a ny dropouts .
At a four t h r ound of mee tings , e rf are t o be s e l ect e d . All
thos e who h a ve chosen the first location to be fille d (plus
those 10 who have ident ified i t as t heir second choice , as
they will be pr omoted automat ically t o fill any dropouts a t
this point ) will be inv ited to this meeting. Sit e selec tion
will be by lot tery , wi t h the erf numbers to be d r awn f r om
a bowl. Participation order in the drat?ing will be by
seniority on the waiting list, defined as lowest
application number has the highest seniority.
7. The process for the second and third locations will follow
the same procedure .
8 . Three final meetings , one for each location , will then be
held. Contracts will be signed and the 10% deposit made at
this meeting . A community committee will be elected.
1' ,
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t
THE 10% SAVINGS DEPOSIT REQUIREMENT: WHY!
1 . NHE requires a 10% savings deposit up-front from all people
taking a housing loan.
2. Commercial loans normally require some sort of guarantee
from the person taking the loan. Usually this is in the
form of putting up some propert y (a car. a house , ()r land
and buildings already owned by the person taking the loan}
on which the loaning bank or agency takes an attachment .
Then, if t he person taking the loan defaults on payments,
the l oaning bank or agency may recover the lost money by
legally taking possession of the guarantee property and
selling i t; the loaning bank or agency recovers the bala nce
due on the outstanding loan amount plus f ees from that
sale, and r eimburses any balance (if any) to the person
taking the loan .
3 . Low- income people buying land and housing through NHE do
not have the kind of property that can be put up as a
g ua rantee for the loan. So instead, NHE has developed the
practice of requiring the loan taker to make a 10% up-front
i nvestment (the savings deposit) as part of the funds
dedicated to buying the land and housing . For example , if
a total of R .10 , 000 . 00 is required to buy the land and
house , the person taking the loan is required to put up a
10% deposit against that amount, or R . 1, 000.00, and NHE
will make a loan of R.9,000.00 .
4. The person t aking the loan may make that 10% deposit either
as a lump s um payment to NHE upon signature of the loan, or
(most of t en) by opening a savings deposit account at NHE
through which that 10% deposit requirement is met by
regular deposits and interest accumulated.
5 . When a loan is signed and approved , the 10% deposit is
required to be turned over to NHE at the same time, so that
the person taking the loan invests 10% of the value of the
proJect (i.e., the purchase of the erf and building of his
house) and the NHE loan covers the other 90%. Thus the
person taking the loan immediately has an financial
investment in the proJect.
6. Additionally, the person taking the loan risks loss of his
investment (the 10% deposit) if he defaults on the loan.
This is more incentive, on the borrower's part, to properly
plan the amount of the loan (and the monthly repayment
amounts}, and to assure regular payment of the amount due.
·: ·: ·: ·: ·: ·: ·: ·: ·: ·: · :,;,-h·-:~-> :i..~· H· .E_. < s_.-: · :i;i ~ :n: .d· -:h: ·~:e: .k· ·. -:-L: .. :~·~~~:I. :n: -~:~ ::;;; :-:H·: o:-:u: ·s·: .i ..n. <d.: <p·: ~~·~::;a· <m<:;;; :-:-:-:-: -:-: · :-> :-:- !
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Name Appl ication No.
Site Erf No. Today's Date
Total Income for this Household is R , ________ per month.
Total loan affordability of this household is R. ______ __
Maximum monthly repayment is R .
1 . WHAT IS CURRENT HOUSEHOLD INCOME: ... . ..... .. . R·----~-
What documentation i s provided to confirm this amount?
Specify on the following lines {if informal income is
claimed, the applicant must provide a certified police
statement confirming the amount; copies of other
documentation may be required):
If this amount is greater than the amount in the block
above, recalculate the new Maximum Monthly ~epayment
amount as follows:
ENTER the new household income amount: ... . ... R. ----
MINUS previous household income amount : . .. ... R. _____ _
SUB-TOTAL: ............ R. ______ _
DIVIDE by 4: ...................... ... . .. ..... R ·-------
.
ADD old Maximum Monthly Repayment amount: .... R. -----
TOTAL: ... .. . .... ..... R. ______ _
This is the new Maximum Monthly Repayment amount .
l 2 . Cost o f e rf: .. . .. . .. . ... . .. . ... R.
3 . ENTER the appl i cab le s ubsidy a mount, fro m the Subsidy
Ra t es Table: .. . .... . .. . . ..... . . R.
4 . Ne t price o f erf (1 - 2 ) : . .. . . .. .. . . . . .. .. . . . R .
:· NbT.E: : :: · : · :-: ·r F. · : ·P.tJRcH:AsE:: · : oF. · : ·rri-It : · :E RF. · : ·:rs :· : 'i':Hi( ·:o'Nt:Y· : · s'i' ~~RTER· : · so:LuT.·roN: · : · : ·: ·: ·
:: ·: : : :.·::::T·o· ·:B· ·E·: .r.1N. ·n·E· R . .T . . A.·K· ·E·N· ._.A. T. ·::T··H· ·r·s· ·: T· . .,.M. ·E·:::a· o·:::n.r·:R··E· ·c·T· ·L··y· ._.T. ·o·:.·: .·.·.·::.·.·::.·.· ..... .. . ... .. . ' . u . . . . . . . . . ,J. ,. " . u . . . . . ... . .... . . .
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r--
15. Basic house (Materials Only) :
( Concrete slab only,
3x4.5m, @ R. 320 . 00 . ... . . R.
( S l ab plus roof , 3x4 .5m
@ R . 1 , 080 . 00 . . .. . ..... . .. . R .
( ) One roo m house, 3x4 .5m
@ R .2 , 880 . 00 . . ... . ... . . . . . R.
( ) - X Bedroom ( s ) , 2 .5x3m
@ R.l , 800.00 each . . .. ... . . R . (estimate)
( ) Kitchen, 2.5x3m
@ R . 1 , 800 .. . . ..... . .. . . . .. R. (estimate)
( ) Lounge , 3x4.5m ,
@ R.2 , 880 . 00 .. .. . .. .... . . . R. (estimate )
( Bathroom, 2x2m,
@ R.900 . 00 ... . .... . .... . .. R . (estimate)
( ) Toilet, lx2m,
@ R .450 . 00 .. . .. . . . . .. .... . R. (estimate)
( ) Veranda, 1.5x6m,
@ R.720 . 00 .... ..... .... .. . R. (estimate)
6. Net price, basic house (total
of all items in "5") .. .. .. .............. R .
7. Should labour and builder costs be added to loan
amount? Yes /No
If yes , See Tables to estimate costs
based on amount in 11 6" .. . .... . .. . . . R .
8. Total initial cost estimate
(to ta 1 of " 4" , II 6 II , & " 7" .. . .. .. . . . .. ... R .
19. Savings deposit (10% of "8") ..... .. ........ .. R.
10 .
r 11.
I
I
I
I
NOTES:
ESTIMATED loa n a mount from NHE
( "8" Min us "9" ) .... . ....... .... ......... R .
Monthly repayments calculation figured as a loan
f o r 15 ye ars at 17% inter es t on the a mount i n
"'9"' (R. ) x 0 . 01539 =monthly loan
repa >rrnent . amo unt of (ESTIMATE ) . . R .
+Transfer Fees .. . . ... .. .. .. .. ....... R. ________ _
+Bond Payments ...... . .. . ....... . .... R.
+Administrative Fees ................ R. ______ __
TOTAL ESTIMATED MONTHLY REPAYMENTS: . . . . .... R.
Estimate Worksheet Prepared Reviewed by Head of
by:
(signature )
Household=~------~------
( signature )
(A SECOND WORKSHEET WILL BE PREPARED
IN THE FUTURE
TO INCLUDE INDIVIDUAL MUNICIPAL CONNECTIONS
OF ELECTRICITY, WATER AND SEWERAGE
FOR THOSE COMMUNITIES WHERE AND WHERE
THOSE INDIVIDUAL CONNECTIONS ARE AVAILABLE.)
PAYMENT
DATE
YEAR 93
YEAR 94
YEAR 95
YEAR 96
YEAR 97
YEAR 98
YEAR 99
YEAR 100
YEAR 101
YEAR . 102
YEAR 103
YEAR 104
OPERATION:3 __ _Iv.t.ANUAL ____ _ _ _
Full Erf Price
BEGINNING LOAN BALANCE:
NUMBER OF PERIODS:
PERIOD TYPE:
ANNUAL INTEREST RATE PAID
PAYMENT AMOUNT :
PRINCIPAL INTEREST
PAID PAID
$60 . 61 $ 659 . 66
$93. 74 $866.62
$110.96 $849.40
$131.40 $828.96
$155.55 $804.81
$184.17 $776.19
$218.03 $742.33
$258 .11 $702.25
$305.58 $654.78
$361.76 $598.60
$428.32 $532.04
$ 507.0 7 $453.29
$5 ,200.00
180
Monthly
17 . 000
$80.03
TOTAL
PAYMENT
$720 .27
$960.36
$960 . 36
$960.36
$960.36
$ 960 . 36
$ 960 .36
$960 . 36
$960.36
$960.36
$960 . 36
$960 . 36
LOAN
BALANCE
$5 ,139.39
$5 , 045.65
$4 , 934 . 69
$4,803.29
$4,647.74
$4,463.57
$4,245.54"'
$3,987.43
$3,681.85
$3,320.09
$2 . 891.77
$2 , 384.70
---------------
__ CIO ____________
--------------- ---------------SUB TOT $2,815 . 30 $8,468 . 93 $11 , 284.23 $2,384.70
CUM TOT $2,956.02 $8,568.30 $11,524.32 $2,384.70
YEAR 105 $600 . 32 $360.04 $960.36 $1,784.38
YEAR 106 $710.69 $249.67 $ 960 .36 $1, 073.69
YEAR 107 $841.40 $118 . 96 $960 .36 $232.29
YEAR 108 $232.29 $6.59 $238 . 88 $ 0.00
--------------- --------------- --------------- ---------------SUB TOT $2,384 .70 $7 35 .26 $3,119.98
CUM TOT $5,200.00 $9,20 4.19 $14,40 4.19
This sample table illustrates the repayment schedule for a loan
of R.5,200 . 00, for the purchase of an erf without an up-front
subsidy. At the standard loan conditions of the WLIHP programme,
of 17% over 15 years, this requ ires a monthly repayment amount
of R.80.0 3 per month. The following table shows the repayment
costs of the same erf when a R. 2, 000.00 up-front subsidy is
applied .
$ 0 . 00
$ 0 .0 0
OPERATIONS i"iANUAL Table 2 ~-
PA"t"MENT
DATE
YEAR 93
YEAR 94
YEAR 95
YEAR 96
YEAR 97
YEAR 98
YEAR 99
YEAR 100
YEAR 10 1
YEAR 102
YEAR 103
YEAR 104
Erf Price - Subsidy
BEGINNING LOAN BALANCE:
NUMBER OF PERIODS:
PERIOD TYPE:
ANNUAL INTEREST RATE PAID
PAYMENT AMOUNT:
PRINC IPAL I NTEREST
PAID PAID
$37 . 31 $405 .94
$57 . 72 $ 533 . 28
$68.32 $ 522 . 68
$80.87 $510 . 13
$95.75 $495.25
$113.35 $477.65
$134.20 $456.80
$158.89 $432.11
$188.12 $402.88
$222.72 $368.28
$263.65 $327 . 35
$ 312 .13 $278.87
$3,200.00
180
Monthlr
17.00 u
$49.25
TOTAL
PAYMENT
$443.25
$591.00
$591.00
$591 . 00
$ 591 . 00
$591 . 00
$ 591. 0 0
$591 . 00
$591.00
$591. 0 0
$ 591.00
$591.00
LOAN
BALANCE
$3 , 162.69
$ 3 ,104 .97
$ 3 ,036 . 65
$2,955.78
$2,860.03
$2,746.68
$ 2 , 612 .48 "
$2,453.59
$2,265.47
$2,042.75
$1,779.10
$1,466.97
--------------- --------------- --------------- ---------------SUB TOT $1,733.03 $ 5,211 . 22 $6,944.25 $1,466 . 97
CUM TOT $1,819.65 $5, 272 .35 $7, 092.00 $1,466.97
YEAR 105 $369.54 $221.46 $ 591.00 $1,097 . 43
YEAR 10 6 $437 . 47 $ 153 . 53 $591 . 00 $ 659. 96
YEAR 107 $517 . 94 $ 73 . 06 $ 591. 00 $142.02
YEAR 108 $142.02 $4. 0 1 $ 146 . 03 $ 0 . 00
--------------- --------------- --------------- ---------------SUB TOT $1,466 . 97 $452. 0 6 $1, 919. 0 3
CUM TOT $3,200. 00 $5,663. 28 $8,863.28
Thi s sample table illustr ates the repayment sche dule for a l~an
to cover the purchase of an erf for which the base pric e is
R . 5 , 200 . 00, and to wh ich an up-front subsidy of R . 2 , 000.00 has
been appl i ed . The monthly r epayment amount under these terms ,
wi th the same 17% inte rest rat e ove r 15 years , wou l d be R. 49 . 25 .
$0.00
$0 . 00
. .. . . . . . . .. . .. . ..... . . . . . . .. . . ...... . ... . . . . .. . .. .. .. . . .. .. . . . .. . . . .... . .. . . .. .. ... . . . ... . . ·1
:-: -: -: -: -: -:-: -:-: :-: ·: -:-:-: -:-::w:r ·N·D.: ·iJII· a· ·!E· x .. :-L· :a· w .. :·:m· · · Cl. ·v· ~ .. ·:-:Ill· a ·a· rs· ·I· M. ·G· :-:PR· · ·OGR: .. ·WHE: · · · · · :-:-:-:- :-:-: ·:-:-:· :·:-:-:-:-:-:-:-:· . .. . . . . .. . . . . . . . . . . . . . . - . . . . . . . . . .. . . . . . . . . .. . . .. . ........... .. .. .. .... ......... -... ·. · .. ·.· . .. . · .. . · . . : . .. . ' .. .............. ·:.· . .. .. .. .. .. .. ... ....... .... . ::::::: ::::::.·.·:.·.·. ·
"" " ' " " "" " " " ' " """ " " " "" "" " " " "" " " 0 " " "" " """" " " 0 "" 0 0 " " " "" " " " " """" " "" " "" " " " " " "" " " " 0 "" " " " "" 0 "" "" "" ""
' "" " " "" " " " " "" " " "" " " " " "" 0 " " " "" " " 0 "" " " " " " " "" "" " " """ "" "" " " " " " "" 0 " " " "" " " 0 " " " """ " 0 " " " " 0 " "" "" 0 " " " "
. ·.· ........... .............. ......... -.. . ·n ····Fioii i-··-siihiiid · ··Riites··f··r ··Eiven··.·.·.- .·.·.·.·.·.·.·.·.·.·.·. ·.·.- .· ....... l -:-:-:·:-:·:-:· :-:-:-:-:-:-:·:-:-:-:·:-:-:·:Uft:: .'.' ... :tt :-: .. : .. : .. Y:-: .. : .... ·:-: :(); .. :-: .... : ..... :-:-:-: ·:-:-:-:-:·:-:-:-:- :- :-:-:-:-:-:- :-:-. . . . .
Household Income I
Household PHSL (Monthly) Subsidy A1110unt
Up to 1 PHSL R. 0 - 830 R.2,500 .00 ;
Up to 1.1 PHSL R. 831 - 913 R.2,300.00
Up to 1.2 PHSL R. 914 - 996 R.2,100.00 I'
Up to 1. 3 PHSL R. 997 - 1, 079 R .1, 900.00
Up to 1. 4 PHSL R.1,080- 1,162 R .1, 700.00
Up to 1. 5. PHSL R.1,163- 1,245 R .1, 500.00 ' i
Up to 1. 6 PHSL R.1,246- 1,328 R .1, 300.00 I , .--
Up to 1. 7 PHSL R.1,329- 1,411 R.1,100.00
Up to 1. 8 PHSL R.1,412- 1,494 R. 900.00
Up to 1. 9 PHSL R.l, 495 - 1, 577 R. 700.00
Up to 2 PHSL R.1,578- 1,660 R. 500.00
ONGHUUO YE PONGO ERVEN SUBSIDY
The erven in Onghuuo ye Pongo Here sold by NHE t o the
resettled occupants in August 1992, at the cost of R.3,680 . 00 ,
for erve n aver aging 300 s quare meter s .
The terms of the loa ns for these erven are dif f erent from
al l others in the WLI HP upgrad ing project .
The standar d l oa n terms for the WL IHP upgra ding project
loans a r e for 15 years , at near-commercial i nterest r ates . That
currently is aboui 17% interest . Participants ma y be eligible
for up-front subsidies for purchase of their erven , according to
their household incomes .
The Onghuuo ye Pongo households do not have an up-front
subsidy for the purchase of their erven. Instead, they have been
granted loans with subsidized interest rates of 9%, over a 20
year period.
A comparison of the two types shows that the cumulative
difference between the different types of loans closely
approximates the amount of the up-front subsidy. The total
repayments on a loan of R. 3, 680 . 00, at 9% over 20 years, is
R . 2,245.11 less than the total repayments on a loan of
R.3,680 . 00, at 17% over 15 years . That difference is roughly
equal to the up-front subsidy.
~~"""""""<.~---;:;;,:;;;"'"""'~-~;;.,..,..._~""""'-~'~'"-·'''''~,;;,-;;;;;.;;; .. ~~
N H E NATIONAL HOUSING ENTERPRISE '~~~~f~!:' 'I
Correspondence must be directed to The General Manager, P.O. Box 2019~~,::~;~·~':::~:'···:;:::::.:=.;: .. :.:: ,.,::. I
I
~E~nq~u~i~rie~s~:~~~~~~~~~~~O~u~r~re~f~e~ro~.n~c~e~:~~~~~~~~~Y~o~u~r~re~fe~r~e~n~ce~-=~~~~~~
nt!e (Mr/Mrs/Miss) .................. , .................................................................................. . 2. Namibian ID No. CT l I I i II I I I l l i
)urname ............................................................................................................................ . 4. First Names .................................................................................................................... ..
~urrent Residential Address ................................................................................................................................................... .............................................................................................. .
'eriod of Residence at current address ..... , .................................... . 7. Postal address .................................................................................................................. .
'revious Residential Address .......................................... -.. ,., .. , ............................ . 9. Period of Residence at previous address ........................... , ........................... .
' i
~urrent Employer and Address .............................. : ............. _. ..................................................................................................................... !:::: ....... : ............. ~ ................................................... ..
................................................................................................. !.: ................ -................................ -........... ,.,_ ........................................ ,_,,, ................. -.. ·--··· ·· ····· · -- ·· ·~······ .. ························""""''
i .
celephone Number ......................................................... :.: ........................................... .
' eriod of Employment .......................... :.: .................................................................. ..
)osition held with previous employer ............................................................... .
)eriod of service with previous employer ...................................................... .
~o . of children .............................................................................................................. ..
)ate of Marriage ............................................................................................................ ..
12. Occupation ...................................................................................................................... ..
14. Name and AddreS$ of previous employer .. ................ .' .................................. .
17. Marital Status (Married in Community of Property/Antenuptial
Contract/Divorced/Widowed/Single)
18.1 Children's Schools: .................................................................................................. ..
~arne of Spouse ................................................................................................................................................................................................................. : .................................................. : ............ ..
Spouse's Employer ....................................... , ............................. : ...... : ........................ .. 20.2 Telephone No ............................................................................................................... ..
20.3 Spouse's Occupation ............................................................................................... ..
~arne, address, telephone number and employer of 2 relatives riot of the same address:
........................................................................................................................... ~ .... \\ ....... ~.: ....................................... ~ ......... ~ ... -....................................................................................................................... .
iNCOME
(a) Salary (Applicant) _: ..... _______ ... ---_ ............................. . (a} Hire ?u~<:hases ...................... ............. --··············
[b) Salary (SP''-=<7 · · ···· ·· · ...... ····- ---·--·------·· ·· (b) PHSL . .... ....... ....... ....... .
wJ Housing Allowance .... ................................................. ............................ . {c) Housing -----------····· ............................ ...................... - -- .......................... .
(d) Other ....... ............ ................... . ...... .
TOTAL - ~---.. -------~--
Expenses ................................................. ........................... ---······ ···--·
Surp!us ===========-=======
Deposit Available R ................." ,.fo'· ·············-·-·
-. CALCULATION OF PHSL (0ccup81lfS of house)
OFFICE USE
GENDER AGE PHSL
1.
" &..
3 .
4.
5.
6.
7.
8.
TYPE OF APPLICATION
New Project House
New Self-help House (Proof of ownership of erf has to be supplied)
Extensions and Upgrad ings
ld)~ ----· ·· · ·· · · ·· · ·· · · ··· · · --· · · ···
TOTAL
/ OFFICE USE
GENDER AIJf. PHSL
I
i
'
I
i
'
i
TOTAL /
Existing House
(4n all cases where build ing work is taking place, the applicant has to supply approved pla.nspecif ications and
quotations).
:. Do you own any other house?
_ _..,.. ..... , ................... .
= R ..... .............. ....... ........... .
YES/NO
' · If YES, give particulars .......................................................................................................... ....................................... , .. "········· ··· ·· ................... ..... · ............ ·· ... ········ ................ ·· ···
;_ House choise: First ............................................................................................................................. Second ................................................................................................................. .
::. Are you applying under the Government Loan Scheme YES/NO
J. Biographic lj'ctor: . ................. .. ........ ............... . ............... ...... ...... ................. ... .............. ......................... ,, ............ .......... .. -- .... · .............. · ... · ... ..... ............ .. .......... ..... ·
j, Attittides arid Values: ...................................................................................................................................... , .......... .......................... :." .. "· .......................................................................... ..
I . Level of Education: Std. 6/Std. 8/Std. 10/Diploma (one year)/Diploma (three ye~rs)IP''e (professional)
1. CREDIT REFERENCE
32. 1 Do you have a credit card? YES/NO Type: .................................................................................................................................................................................. .
32. 2 Banking Account Bank .......................................................................... c ........ . ............ ....... 1. " .. ... , ......... .............................................. ......................... .. ................. ............. ..
Type of Account .......................................................................... , .. ~ ................................... ................................................................................ ..
Branch ............................................................. _. ............................. , ... .--r' .................................... .................................................................................. ..
Account No.: ..... ....................... ........ ........................... ....... , , .............................. .... · ............................................. · ...... .... ...... ............ ..
f Hire Purchase 1.1 Bank or Business ... ,. ..... .... .......................... .
i .2 Account No.: ........... :: ....................................................................................................................................................................................... .
1.3 Monthly Repayment R .................................................................................................................................................................................................. ..
1.4 Item Purchased R ................... ...................................................................................................................................................................................... .
2.1 Bank or Business ................................................. ............................................................................................................. .
2.2 Account No.: ......................... .......................... .
2.3 Montly Repayment R ...... . .......... ................ .................. ....................................................................................................... .
2.4 Item Purchased R ................ ...................................................... ..
Do you have insurance policies?
Company ............................................. .. ... Payment R .......... .... . .. . . ....................................................................... per month
iSEOWNERS INSURANCE
nsurance coverage in respect ofthe existing property is mandatory and the applicant agrees thereto that the Corporation may arrange i·
:TGAGE INSURANCE (Recommended)
rage in respect of mortgage bond must be arranged.
~ORDER PAYMENT
)plicants must be able to pay by stop order.
ENDA ATTACHED
Copy of Identity Document
Proof of Income
LARATION BY PURCHASER
;arethatthe information given in this application is true and correct and that no information which could influence NBIC's decision on t
ing of a loan has been withheld.
JRE DATE
~CIAL EVALUATION (Office Use)
Yo of Household Income plus housing allowance R ........................................................................................................................ ..................................... .
tal Monthly Repayment R ................................................................................. ~ .............................................. , .............................. .
larger than 2, 90ntinue with the sales process.
!ENDED BY: ...................................................................................... . DATE: .................................................................................................................... .
::D BY: ....................................................................................................... .. DATE: ..................................................................................................................... :
Function: Application No.: !DNo.: Appl. Type:
1) Date of Application: -......... ·--~ ........ ' .. ' ...... ' --................. ·:... ... . . .. . . . . . . .. . ................."..................... -.......... ·-..... -.. ' -.... -.-......... .
4) Titia: .................................................................................................... ........................................................................................ i------L.----------
1 .
F-·~--~---~
3) Surname and Initials: ...................................................................................................................................................... ..
5) First Names: ........................................................................... .
6} Address (1 }: ....................... .................. ..................... ........................... ........................................................................... .
7j Address (2}: ............................... .......... ................................. .
8) Address: (3): ............. ........................ .............................. .
I
=
)
' ' ..
' I
----l
I
9) Phone No.:
10) Extension:
·'' 1) Sex: ....................................................................................... ...................................................................................................... .
12) Marital Status: ................................................................................................................................................................... .
!3) S!PF y/n: ........................................................................................................ ........................... ........................................ .
u~-
I
l
14) Years of Residence: ....................................................................................................................................................... .. f-1-
·;s) Period current employer: .................... : ........................................................................................................................ .. ~ 1--
·:6) Period previous employer: ...................................................................................................................... .................... .. ~ 1--
·:?) Total occupants: ................................................................................................................................................................ .. !-1-
'i S) Economic occupants: ... , ................................................................................................................................................. .. - '---
·' 9} Biog. Factor: .......................................................................................................................................................................... . - i-
.:0) Educ. Factor: 1---
: 11) Econ. Factor: 1--
,· 2) Att. & Values: ......................................................................................................................................................................... .
3) Income Borrower: ............................................................. :'.. ............................................... : .............................................. .
~~ t) Income Household: ............................................................................... , .......................................................................... ..
:::.S} _PHSL A: .................................................................................................................. : ............................................................... ..
::::5} Expenses: .................................................................................. , ....................................................... ,, .................................... .
;:7} Housing Allowances A: ............................................................................................. ,., ................................................. .
~:3) Deposits: ............... " ................................................................................................................................................................ ..
::::~) Loan Category: ........................... : .................................................................................... ,, ... ,., ............................................ ..
D ) Loan Amount (equired R: ............................................. , ............................................................ : .................................. .
. .
I
Bond 'h ................................................................................................................................................................................... .
Project 10: l
Building Choice 1:
Building Choice 2:
Windhoek Prtnters-&1-!1271
OPERATIONS MANUAL 'I'able 4 .
MONTHLY REPAn1ENT OF LOANS - 17% INTEREST RATE
LOAN AMOUNT 6 MONTHS ONE YEAR 18 MONTHS 2 YEARS 30 MONTHS 3 YEARS 4 YEARS 5 YEARS
RANDa
50 3,75 4156 1 ;7 2,47 2106 1 78 l,H 1 , ' ,) I 1 .. , .l.;l.'l:
100 17,50 9, 12 6,33 4,94 4, 11 3,57 2, 89 2,49
200 35 ,01 18,24 12,67 9,89 8,23 1113 5, 77 4,97
300 52,51 27,36 19 ,00 14,83 12 ,34 10 ,70 8,66 7,46
400 "0 01 361 48 25 133 19, 78 16 ,46 14,26 11,54 9,94 I ' .L
5QQ 87Jl 45, 6Q 31,67 24, '72 20_j7 17,83 14,43 12, 4L
600 105,02 54,72 38 ,00 29,67 24 ,69 21 , 39 17,31 14,91
700 122 ,52 63,84 44,33 34 ,61 28,80 24, 96 20,20 17, 40
800 140,02 72, 96 50 166 39 ,55 32 ,92 28,52 23, 08 19, 88
900 157,52 82 ,08 57,00 44,50 37,03 32,09 25,97 22,37
lQQQ 175 ,Q3 9L 2Q 6J ,JJ 42,44 41,15 35.65 28,86 24,85
1250 218,78 114,01 791 16 61,80 51,44 44,57 36,07 31, 07
1500 262 , 54 136,81 95 ,00 74,16 61,72 53,48 43,28 37,28
1750 306 , 30 159,61 110,83 86,52 72 ,01 62,39 50, 50 43 , 49
2QQQ J5Q ,Q5 182,41 126,66 28 ,88 82,JQ 71,31 57 171 49171
2250 393 ,81 205,21 142,49 111,24 92,59 80,22 64,92 55,92
2500 437,57 228,01 158,33 123,61 102,87 89, 13 72,14 62,13
2750 481,32 250,81 174,16 135,97 113 ,16 98,04 79,35 68,34
3QQQ 525,Q8 273,61 182,22 1§8,33 123,45 1Q6,26 86,57 74,56
3250 568,84 296,42 205,82 160,69 133,73 115,87 93,78 80 ,77
3500 612,59 319,22 221,66 173,05 144,02 124, 78 100,99 86,98
3750 656,35 342,02 237,49 185,41 154,31 133,70 108,21 93 ,20
1QQQ 7QQ,ll J6L82 253 I 32 127177 164,6Q 112,61 ll5J2 22 '4l
OPERATIONS MANUAL Table 5 .
MONTHLY REPAYMENT OF LOANS - 15 YEARS TERM
LOAN AMOUNT MONTLY REPAYMENTS
RANDS 15.00% 15 .50% 16.00% 16,50% 17,00% 17.50% 18.00% 18.50% 19.00%
100 1,40 1,43 1,47 1,50 1,54 1,57 1,61 1,65 1,68
150 2, 10 2,15 2, 20 2,26 2, 31 2,36 2,42 2,47 2,52
200 2,80 2,87 2,94 3,01 3,08 3,15 3, 22 3,29 3,37
250 3,50 3,59 3,6'7 3,76 3,85 3,94 4,03 4, 12 4,2i
300 4,20 4, 30 4, 41 4,51 4,62 4,72 4,83 4,94 5,05
350 4,90 5,02 5,14 5,26 5,39 5,51 5,64 5, 76 5,89
400 5,60 5, 74 5,8 '1 6,01 6,16 6,30 6,44 6,59 6, 73
450 6,30 6,46 6,61 6,77 6,93 7,09 7,25 7, 41 7,57
SQQ 7,QQ 7,17 1.34 7,52 1,1Q 1. 67 8.05 8.23 6.41
550 7, 70 7,89 8,08 8,27 8, 46 8,66 8,86 9, 06 9,26
600 8,40 8,61 8,81 9,02 9,23 9,45 9,66 . 9,88 10,10
650 9,10 9,33 9,55 9,77 10, 00 10,23 10,47 10,70 10,94
700 9, 80 10,04 10,28 10,53 10,77 11,02 11,27 11,53 11,78
750 10,50 10, 76 11,02 11,28 11,54 11,81 12, 08 12,35 12,62
800 11,20 11,48 11 ' 75 12,03 12,31 12,60 12, 88 13,.17 13,46
850 11,90 12, 20 12, 48 12 ,78 13, 08 13 ,38 13,69 14,00 14' 30
900 12,60 12 ,91 13,22 13,53 13, 85 14,17 14,49 14,82 15,15
950 13 ,30 13, 63 13,95 14 ,29 14' 62 14,96 15, 30 15,64 15,99
1QQQ H. QQ 14 .3~ 14, 62 15,04 15 ,32 1 ~. 75 lQ , 1Q 12,47 16,63
1050 14 ,70 15, 07 15,42 15,79 16,16 16 ,53 16,91 17,29 17 ,67
1100 15 ,40 15, 78 16 ' 16 16,54 16,93 17,32 17, 71 18' 11 18 ,51
1150 16' 10 16, 50 16,89 17, 29 17 ,70 18,11 18,52 18,94 19,35
1200 16,80 17, 22 17,62 18,04 18,47 18,89 19,33 19 ,76 20,19
1250 17 , 49 17, 94 18 ,36 18 ,80 19, 24 19 ,68 20,13 20 ,58 21 ,04
1300 18' 19 18,65 19, 09 19 ,55 20,01 20,47 20,94 21,40 21,88
1350 18,89 19 ,37 19, 83 20,30 20 ,78 21,26 21' 74 22, 23 22,72
1400 19,59 20,09 20,56 21 ,05 21, 55 22,04 22,55 23 ,05 23 ,56 l i,
14 50 20 , 29 20,80 21 ,30 21,80 22,32 22, 83 23 ,35 23, 87 24,40 ~
l5QQ 2Q, 99 21 .52 22. Q3 22.52 23, Q2 23,22 24 , H 24. 1Q 25 .H
1550 21, 69 22,24 22 ,76 23 ,31 23, 85 24,41 24, 96 25,52 26,08
1600 22, 39 22,96 23, 50 24 ,06 24, 62 25 ,19 25 ,77 26 ,34 26,93
1650 23 ,09 23, 67 24,23 24 ,81 25 ,39 25,98 26 ,57 27, 17 27 ,77
1700 23, 79 24 ,39 24 ,97 25, 56 2 6' 16 26,77 27, 38 27, 99 28,61
1750 24 ,49 25, 11 · 25 ,70 26 ,31 26,93 27,56 28,18 28 ,81 29,45
1800 25' 19 25 ,83 26 ,44 27,07 27,70 28, 34 28,99 29,64 30,29
1850 25,89 26,54 27' 17 27,82 28 ,47 29 ,13 29 ,79 30,46 31, 13
1900 26 ,59 27 ,26 27, 91 28, 57 29,24 29' 92 30,60 31, 28 31,97
1950 27, 29 27,98 28,64 29,32 30,01 30 ,70 31,40 32 , 11 32 ,82
2QQQ 27 ,92 28,7Q 22,37 3Q,Q7 3Q,76 3U2 32.21 32 .23 33. 66
2050 28,69 29 ,41 30,11 30,83 31,55 32, 28 33,01 33,75 34,50
2100 29,39 30 ,13 30,84 31' 58 32' 32 33 ,07 33,82 34,58 35' 34
2150 30 ,09 30,85 31,58 32 ,33 33,09 33,85 34,62 35,40 36,18
2200 30,79 31,57 32, 31 33 ,08 33,86 34,64 35,43 36,22 37,02
2250 31,49 32, 28 33 ,05 33,83 34,63 35 ,43 36,23 37 ,05 37,86
2300 32' 19 33,00 33 ,78 34, 59 35 ,40 36,22 37,04 37,87 38,71
2350 32,89 33,72 34 ' 51' 35, 34 36, 17 37,00 37,84 38 ,69 39 , 55
2400 33 ,59 34,44 35,25 36,09 36,94 37,79 38,65 39 ,52 40 ,39
2450 34,29 35,15 35,98 36,84 37' 71 38, 58 39,46 40,34 41' 23
2500 3L22 35,67 32.72 37,52 38,48 32.36 1Q,26 11.16 42,~7
2550 35,69 36 ,59 37,45 38,34 39,24 40 ' 15 41,07 41 ,99 42' 1
2600 36 , 39 37,31 38,19 39,10 40,01 40,94 41,87 42,81 43,75
2650 37,09 38,02 38,92 39,85 40 ,78 41,73 42,68 43 , 63 44 , 60
2700 37,79 38, 74 39,65 40,60 41,55 42,51 43,48 44,46 45,44
2750 38,49 39,46 40,39 41135 42,32 43,30 44,29 45,28 46,28
2800 39' 19 40' 17 41,12 42,10 43,09 44,09 45,09 46,10 47,12
2850 39,89 40,89 41,86 42,86 43,86 44,88 45,90 46,93 47' 96
2900 40,59 41,61 42,59 43,61 44,63 45,66 46,70 47,75 48,80
2950 41,29 42 ,33 43,33 44,36 45,40 46, 45 47,51 48,57 49,64
3QOO 41.22 13.01 H,Q6 45, ll 16,17 17.21 18.31 42.1Q 50.12
3500 48,99 50, 22 51,40 52,63 53,87 55,11 56,36 57,63 58,90
4000 55,98 57,39 58,75 60 ,15 61 ,56 62,98 64,42 65,86 67,31
4500 62,98 64,57 66,09 67,67 69,26 70,86 72,47 74,09 75,73
5000 69,98 71,74 73,43 75 ' 19 76 ,95 78 , 73 80,52 82,33 84' 14
5500 76,98 78,92 80,78 82,70 84,65 86,60 88,57 90,56 92,56
6QOO 83.98 86.09 88. 12 90.22 92.31 91.11 96.63 98 .12 100.91
HONTITLY REPAYMEN'£ OF LOA!\\S ~ 15 YEARS TERH
LOAN AMOUNT MONTLY REPAYMEN!S
BANDS 15..Q1l! 15...50% 16.00% 16.50% 17, 00% U.SO% 18.10% 18._50% 19.00%
6500 90,97 93,26
7000 97,97 100,44
7500 104,97 107,61
8000 111 ,97 114 .79
8500 113.96 121:96
9000 125;96 129 ,13
9500 132,95 136,31
·-illo..L......JltiL_ 143,48
10500 146,96 150,6&
11000 153,95 157,83
11500 160, 95 165,00
12000 167,95 172,13
12500 174 ,95 179,35
13000 181,95 186,53
13500 188,94 193,70
14000 195,94 200,87
14500 202,94 208,05
15000 209.94 215,22
15500 216 ,94 222,40
16000 223,93 229 ,57
16500 230,93 236,75
17000 . 237,93 243 ,92
17500 244,93 251,09
18000 251,93 258,27
18500 258,92 265,44
19000 265,92 272,62
19500 272,92 279,79
20000 279,92 286,96
95,46 97 ,74 100,04 102,35 104,68 107,02
102,81 105,26 107, 73 110,22 112,73 115,26
110,15 112,78 115,43 118,09 120,78 123,49
117,50 120,30 123;12 125,97 128,83 131,72
124,84 127,82 130,82 133,84 136,89 139,95
132 ,18 135,33 138,51 141,71 144,94 148,19
139,53 142,85. 146,21 149,58 152,99 156,42
_.UL.8L . 150 I 31 _j.llJ.O_.....JiLJ.L...j1L(l.L_li4.J..5_,
154,21 157,89 161,60 165,33 169;09 172,88
161,56 165,41 169,29 173,20 177,15 181,12
168, 90 172,93 176,99 181,03 185,20 189,35
176,24 180,45 184,68 188,95 193,25 197,53
183,59 187,96 192,38 196,82 201,30 205,82
190,93 195, 48 200,07 204,69 209,35 214,05
198,27 203,00 207,77 212,57 217,41 222 ,28
205,62 210,52 215,46 220,44 225 ,46 230,51
212,96 218,04 223,16 228,31 233,51 238,75
220.30 225.56 230.85 236.19 241,56 246.98
227, 65 233,07 238,55 244,06 249,62 255,21
234,99 240,59 246,24 251 ,93 257,67 263,44
242,33 248,11 253,94 259,80 265,72 271,68
249,68 255,63 261,63 267,68 273,77 279,91
257,02 263,15 269,33 275,55 281,82 288,14
264,36 270,67 277,02 283,42 289,88 296,37
271,71 278,19 284,72 291,30 297,93 304,61
279,05 285,70 292,41 299 , 17 305,98 312,84
286,39 293,22 300,11 307,04 314,03 321,07
293 .74 300.74 307.80 314,92 322.08 329.30
109,39
117,80
126,22
134,63
H3,04
151,46
159,87
168.29
176,70
185 ,12
193,53
201,94
210,36
218,77
227,19
235,60
244,02
252.43
260,85
269,26
277,67
286,09
294,50
302,92
311,33
319,75
328,16
336.57
Tab le 6.
II · ..................................... ........... .. · ......... ·. ·.· ..... ·.· .. ...... : ................. ...... ·.· ........ ............. ............. ...................... :II
lL · · · · · · · · · · · · · · · · TABLK OF ·LOAN· DEPOSITS ·AND ·RKP.AYHENTS· · · · · · ·· ·22Jj
· . ·:.·.:-:-:-: : : -: -:~ .. :-.·,· · ...... :- . :-:. ··. · - ·~ ·, -: ... , ..... .. · .... <·.· .. .:-·· ·,· ,· :.:- .. · . .:~.· .. · ~· -~ ·-:· : -:-:~~· :-:: :.~.
I u
li AMOUNT 10% SAVINGS LOAN MONTHLY 'I II REQUIRED: DEPOSIT: AMOUNT: REPAYMENT II I @17%/15 yrs . I
R 1,000 R 100 R 900 R 13.85 II
i R 1,500 R 150 R 1 , 350 R 20.78
,,
II
II R 2,000 R 200 R 1,800 R 27.70 'I
R 2, 500 R 250 R 2 ,250 R 34.63 I! ,I
i R 3,000 R 300 R 2,700 R 41.55 Jl R 3 , 500 R 350 R 3,150 R 48.48 ,, I ~I
I R 4,000 R 400 R 3,600 R 55.40 !I
'I R 4,500 R 450 R 4,050 R 62.33 i !. ' R 5,000 R 500 R 4,500 R 69.26 I I' I
II
R 5,500 R 550 R 4,950 R 76.18 I
'I R 6,000 R 600 R 5,400 R 83.11 h
II R 6,500 R 650 R 5,850 R 90.03 ii R 7,000 R 700 R 6,300 R 96.96
'I rl R 7,500 R 750 R 6,750 R 103.88 !I R 8 , 000 R 800 R 7 , 200 R 110.81 I. "
I!
,.
R 8,500 R 850 R 7,650 R 117.73 II
'I
I R 9,000 R 900 R 8,100 R 124.66 II
I R 9,500 R 950 R 8,550 R 131.58 ii
I I I R 10,000 R 1,000 R 9,000 R 138.51
i R 10, 50 0 R 1,050 R 9,450 R 145. 44 ,, R 11,000 R 1,100 R 9,900 R 152.36
:I !
DEED F SALE
MEMORANDUM OF AGREEMENT ENTERED INTO, BY AND BETWEEN:
THE NATIONAl BUILDING .AND INVESTMENT CORPORATION UMnED
trading as
NATIONAL HOUSING ENTERPRISE
Postal Address: P.O. Box 20192, WINDHOEK
Tel. Nr.: 061/37224 or 061/61288 or 061/225518
(hereinafter called "the Se!ler" )
AND
Purchaser - Full Names: ························································································································································································- ········································· ........
Postal Address: .............. ............................................................................... : .............. .. I.D.Nr.:O I I I I I I I I I I I I
If female (only when married out of community of property)
Marital Status: ...................................... ..................................... .
Name of Spouse .......................................................................................................... .. Antenuptial Contract Nr . .............................. : ......................... ..
Tel. No.: .................................... Home Tel. No.: ..................................... Office
(hereinafter called "the Purchaser")
1. PURCHASE AND SALE
The Seller sells to the Purchaser who purchases:
'\\ CERTAIN: 1 . Erf No......... ......................................................... Extension ................................................................. Township ................................................................ .
on which a dwelling has been erected or is in the process of being erected. '"-.../
SITUATED: in the Municipality of ............................................................. : ....... ..... ............................................................................................................................................. .
REGISTRATION DIVISION: ........................................................................ : ........................................................................................................................................................ .
MEASURING: ............................. m2
(hereinafter called " the Property")
2. PURCHASE PRICE
2.1 . 1 The Purchase Price payable by the Purchaser to the Seller, with the exception of interest as stipulated hereinafter, is the sum of
R ................................... ( .......................................................................................................................................................................... : ............................................. ).
2.1 .2 . The Seller reserves the right to adjust the Purchase Price as a result of (1) A calculation error in the determination of the purchase price, (2)
Cost increase according lo the consumer's Price Index, and (3) Alterations to the completed house before handing over, which notice of amend·
ment of the purchase price must be served on the Purchaser's domicilium citande et executandi according to clause 20, within 1 (one) year after
handing over whereafter the purchase price, monthly instalments and interest rate shall be adjusted 30 (thirty) days after date of the said notice.
2 .1 .3 The Purchase Price shall be paid by the Purchaser to the Seller by means of a deposit of R .......................................... (. ........................................ .
.............................................................................................................................................................. ..................................................................................................... )
against signature hereof and the balance as set out hereinafter. ·
2.1.4 The PURCHASER shall pay interest to the SELLER, which interest shall be at a rate of ........................ %( ........ : ....................................... present)
calculated on the monthly balance.
2.1.5 The SELLER reserves the right, on 1 (one) month's written notice to that effect:
to increase the interest rate equivalent to that of oiher Financial Institutions from time to time for a similar amount,
or,
to increase the interest rate to the rate charged on loans by the Central Government or other financial institutions to the SELLER. A
certificate by the Chief Executive Officer of the SELLER shall be sufficient proof of the increase in the interest rate by the Central Govern·
mentor other financial institution.
2.2 Subject to the provisions of Clause 2.1.3, read with Clause 7, the balance of the purchase price, together with interest on the outstanding balance,
is payable in advance in monthly instalments of R ................................... ( ............................................................................................................................................ .
............. ...... ................. ............................................................................... ............ ............... : ....................................................................... ...... )on or before the 1st day of
each month as from the calender month following the date of possession. The monthly instalments shall include both capital payments and interest.
In course of time it may be agreed in writing between the parties to change the monthly instalment from year to year on a certain date to integrate
wit'l the progressive annuity system in terms of which the Purchaser may initially pay a smaller amount per month than the amount mentioned supra,
but shall be obliged to pay as from a specific date each year thereafter, as may be required, a higher amount in repayment of capital and interest.
2.3 It is hereby agreed that the outstanding Purchase Price shall be secured by a first Mortgage Bond over the property sold herewith, which bond shall
be r;gistered in favour of the Seller simultaneously with the transfer of the property in the name of the Purchaser
3. OTHER PAYMENTS
3.1 In addition to the Purchase Price and interest thereon, the following payment shall be made by the Purch.aser to the Seller:
3.1.1 The mandatory amount of R .................................. ( ......................................................................................................................................................................... ..
.......................................................................................................................................................................................... ) per month in respect of premiums on
a house owners insurance policy over the property, provided that these insurance premiums may be increased or decreased without reference
to the Purchaser other than through an amendment shown on the monthly statement of the Purchaser.
3.12 The estimated amount of R .................................. ( ..................................................... : ..................................................................................................................... .
........................................................................................................................................................................................... ) per month in respect of premiums on
a Bond Insurance Policy on the Purchaser's life, provided that th is amount may be adjusted frcm time to time by the Seller in accordance with
the changes in insurance Premiums, without reference to the Purchaser other than through an amendfl)ent shown on the monthly statement
of the Purchaser.
3.1 .3 Th.e .estimated amount of R .................................. ( .. ............................................................................................................................................................. , ..
................................ .. ..... .. ............... ........................................................ ................................................ ) in respect of the estimated transfer.: >
the costs of the registration of a first Mortgage Bond in favour of the Seller as well as all other costs in connection therewith as specified
Clau·se 9.3. Upon written notice by the Seller to the Purchaser to that effect the amount in respect of the aforesaid costs may be amended frc
time to time in accordance with changes in the appropriate tariffs or fees of Attorneys.
The Purchaser is also entitled to pay the said amount in monthly instalments of R .................................. ( ....................................... .......... ....... ,
provided that he shall be obliged to maintain the monthly instalments and that he shall not be entitled to demand registration of tram;· r
his name before payment of the lui! amount. l
3.1.4
3. i .4.a An f!..tJministration iee of R .......... ........................ ( ....................................................................................................................................................... .
........................ . .......................................... ...................................... , ....................... ) per month.
' ~.·
3.1 .4.b With one months written notice to the Purchaser, the Seller may increase the administration fee from time to time in accor<J.,,,
with the consumer price index, Windhoek - All items. ·
3.2 The amounts payable in terms of 3.1.1, 3.1 .2, 3.1.3 and 3. 1.4a supra are payabie monthly in advance on or before the 1st (first) day of each m; 1
as from the calender month following the date of taking possession or regis! ration, whichever occurs soonest and except for the registra!io~
ments in terms of Clause 3 .1.3, the amounts are continuously payable until the purchase price together with interest thereon, as well as all!
amounts due in terms of this Agreement have been paid in full .
4. PAYMENT
I
4.1 All payments by the Purchaser to the Seller shall be made at the Sellers domicilium citande et executandi or at such other address as the Selle' 1
inform the Purchaser of from time to time. ·
4.2 The Purchaser shall be entitled at all t imes to make a payment before the due date in terms of this agreement andlor to make a larger payment th
provided for by this Agreement, provided that the Purchaser is obliged to pay at least his instalment due each month, notwithstanding the faqt "1
he is ahead with his payments. l
5. POSSESSION
5.1 The Purchaser shall be deemed to have taken possession of the property on date of delivery of its keys to him or his assignee.
5.2 Signing of the form for receipt of the keys shall serve as prima facie proof of the delivery of the keys in terms of 5.1 supra.
6. RISK, PROFIT AND LOSS
The property shall be at the sole risk, profit and loss of the Purchaser from the date on which he becomes entitled to possession thereof, as set out in I
previous clause, from which date the Purchaser shall be responsible for all rates and taxes levied in respect of the property, whether due to the Govern~,
Local Authority, the Seller or whoever and notwithstanding whether such moneys are payable in terms of any statute or resolution passed by the: :
to which they are due. A pro rata portion of all such moneys paid in advance by the Seller, shall be repaid to him by the Purchaser. L
7. TRANSFER OF THE PROPERTY
7.1 Notwithstanding the provisions of Clause 2.3 hereof, the Seller shall be obliged to take all necessary steps and to sign all documents necess; 1
eHect transfer in the name of the Purchaser without delay, as soon as all payments due in terms of this Agreement are paid.
8. MORTGAGE BOND
8.1 Notwithstanding anyihing to the contrary contained in this Agreement, the Purchaser shall only be entitled to take transfer of the property in his 11a1
against simultaneous registration of a first Mortgage Bond over the property in favour of the Seller for the outstanding amount at the time and in~" · ·
in terms of this Agreement. It is hereby agreed that the loan secured by such Mortgage Bond shall be obtained by the Purchaser from the , I
only and not from any outside third party, unless the Seller has granted written consent thereto beforehand. +
8.2 A certificate by the Seller stating the amount of the capital and interest outstanding at the time, shall serve as Prima facie proof of the said outstand:
capital and interest.
8.3 The Seller and the Purchaser shall take all steps and sign all documents necessary to register the aforesaid Mortgage Bond.
8.4 It is recorded that the said mortgage bond shall be registered as security to the Seller in respect of the loan to be granted by the Corporation as sta·
in Clause 2.3 of this Agreement.
9. PAYMENT FOR REGISTRATION AND BOND
9.1 The Seller shall pay the registration fees mentioned in Paragraph 3.1.3 supra on behalf of the Purchaser to the Seller's Conveyancers.
9.2 All documents necessary to effect transfer of the property in the name of the Purchaser as well as all documents necessary for the registratior
a first Mortgage Bond over the property in favour of the Seller shall be drawn up by the Sellers' Conveyancer.
9.3 All direct costs, expenses and moneys in respect of transfer or in relation thereto (including the transfer fees, stamps, transfer duty and any< i
related expenses, if any) as well as the costs of this agreement and any other legal costs related thereto are for the account of the Purchasi
are payable on demand.
10. PAYMENTS AFTER TRANSFER
When transfer in the name of the Purchaser is registered simultaneously with the registration of a Mortgage Bond in favourofthe Corporation, all payl l
due in terms of the said Mortgage Bond (in accordance with Clause 3 of this Agreement) shall be made at the place stipulated by the Sellerfrom time It; ;;·r
11. OPTION TO PURCHASE
11.1 Should the Purchaser decide to alienate the property within a period of 8 (eight) years, calculated from the date of signature of this Agreem' I
him, he shall be obliged to give written notice to the Seller of his intention.
11.2 In that event the Seller shall have the right to exercise the option to purchase the property within 30 (thirty) days from receipt of such written noli
'
11.3 Should the Seller exercise the option to purchase, the purchase price shall be calculated as follows:
11 .3.1 The Purchase price as mentioned in clause 2.1 of this Agreement, plus
' 11 .3.2 the costs incurred by the Purchaser in respect of improvements of a permanent nature to the property, introduced by the Purchaser a
date of possession, to be determined by a sworn valuator or quantity surveyor, appointed for this purpose by the Seller, minus
11 .3.3 Depreciation calculated on the costs of such improvement at a maximum rate of 5% (five percent) per annum; the true depreciatior:
determined by the said sworn valuator or quantitiy surveyor in I heir exclusive and absolute discretion, taking into consideration the cori
of the improvements. ·
11.4 The said option to purchase shall be registered as a condition in the abovementioned mortgage bond simultaneously with registration of Iran!
o! the property in the name of the Purchaser.
11 .5 A.rly reference to the Seller in this paragraph, also includes reference to any person to whom the Seller may cede the option.
12. BEACONS
The Purchaser shafl be obliged !o mainiain the beacons ol the propefl\\; in such a way thai the boundaries shall be determined at all times.
13. VOETSTOOTS
The property is sold voatstoots and the Seller shal! not be liable for any deficiency in extent which may be revealed on any re-survey, nor shall the Seller
benefit by any surplus. The Seller gives no warranty that the property are suitable for the purpose sold and the Purchaser hereby expressly acknowledges
that no warranties, proposals or undertakings were given to him or made in regard to any quality in respect of the property.
14. A DMISSIONS BY TH E PURCHASER
The Purchaser admits that he is familiar with the property; with any servitude to which it is subjected to with !he character, extent boundaries, beacons
and lc-cation thereof; with all the terms and conditions of ownership and with the formation conditions, as proclaimed of the township in which the property
is situated and with any Town Planning Scheme relating thereto.
li the property is situated in an unproc!aimed township, it is sold subject to such conditions as the Townships Board may impose by Proclamation of tha
township in terms olt1l'> Townships and Land Division Ordinance, No. 1t o! 1983, and regislrallon of!ransfenc the Purcharssr shall only be etlectsd !here·
after.
15. MAINTENANCE
15.1 The Purchaser shall maintain the property and all improvements thereon in a good state of repair and condition to !he satisfaction of the Seller.
15.2 Should the Pur<:haser after 1 (one) month's written notice by the Selle~. fail to do such reparations as are necessary lo keep the property in a good
state oi repair, the Seller shall have the right to effect such reparations and to recover the costs thereoi from the Purchaser, together with interest
thereon at the then prevailing rate in terms of Clause 2.1 of this Agreement.
16. INSPECTION
The Purchaser shall be obliged to allow the Seller 's authorised agent to inspect the property at all reasonable times until all the Purchaser's liabilities
towards the Seller h.ave been met.
17. PROSOPIS SPP
The Purchaser may not plant the tree known as Poosopis SPP on the property or allow it to be planted or to be grown on the property.
{ · 18. BREACH
\\.._../ 18.1 In the event of the Purchaser failing to make any payment in terms of this Agreement , the Seller shall have the following rights without prejud ice
·18.2
to any other rights to which it may be entit led in terms of this Agreement, or in terms of Statutory or Common law, namely:
1 8.1.1 To claim specific fullfilment of the Purchasers obligations including payment of the full outstanding balance of the purchase price, together
with interest thereon at the time of the breach of contract;
18.1 .2 to cancel this agreement, to take possession of the property and to claim payment of and collect any arrear instalments in terms of this Agree-
ment, together with interest thereon at the then prevailing rate as stipulated in clause 2.1 hereof.
18.1 .3 To recover from the Purchaser all rates, taxes and levies with regard to the property as well as all premiums on any insurance policies in
respect of the property, paid by the Seller after transfer of the risk to the Purchaser;
18.1.4 To recover from the Purchaser, any legal costs incurred by the Seller in the exercising of its rights in terms of this Agreement on the scale
as between Attorney and client.
The Purchaser undertake to voluntary surrender the Property, and vacate and leave the property if:
18.2.1 The credit notes made available to the Purchaser in terms of clause 26 are not used in the erection of the dwelling within two months after
it was issued.
18.2.2 The Purchaser does not take up the next credit note within thirty days after the previous one was fully used.
18.2.3 The Pu rchaser does not complete the structure within 12 (twelve) months after the loan was granted.
18.2.4 The Purchaser uses the credit note for anything other than the erection of a dwelling on the Property.
18.2.5 The Purchaser does not pay rates and taxes to the Government or Local Authority as mentioned in clause 6.
18.3 In the event of a cancellalion in terms of Clause 18.1.2 or 18.2 the Seller shall be entitled:
1 8.3.1 to retain all payments made by the Purchaser by virtue of Clauses 2 and 3 hereof, with the exception of the registration instalments made
by the Purchaser in terms of Clause 3.1.3 of this Agreement, according to the provisions of Clause 18.3.3 hereof.
18.3.2 to regard the payments, retained by the Seller by virtue of Clause 18.3.1 as payment made by the Purchaser to the Seller as compensation
for the right of possession and occupatior. of the property by the Purchaser.
1 8.3.3 to repay the registration payments, paid by the Purchaser in terms of Clause 3.1.3 of this Agreement, free of interest to the Purchaser provided
that it is not due to the Sellers Attorneys, provided further that the registration payments or any portion thereof may be retained to decrease
any outstanding amounts due to the Seller by the Purchaser in terms of this Agreement.
19. RESERVATION OF SELLER'S RIGHTS
Neglect by the Seller or his employee or agent to claim strict performance by the Purchaser of his obligations in terms of this Agreement or acceptance
of payment of any monies or instalments later than the due date, or the granting of extention to the Purchaser to fulfil any of his obligations in terms of
this Agreement, shall not prejudice the Seller's rights in terms of this Agreement and shall not be deemed as a novation of the Agreement or a tacit waiver
of the Seller's rights in terms hereof nor shall it be applied against the Seller as an Estoppel by representation.
20. DOMICILIA AND JURISDICTION OF THE COURTS
For purposes of this Agreement the Purchaser chooses the property as his domicilium citandi et executandi for all documents or notices to be served in
terms hereof. The Seller chooses as its domicilium citandi et executandi Erf No. 6833, Omuramba Avenue, Windhoek.
The Purchaser hereby consents to the jurisdiction of the Magistrate Court in respect of any action which may result from this Agreement. Notwithstanding
such consent by the Purchaser the Seller reserves the right to institute any action in the High Court according to its decision and absolute discretion.
21 . VARIATION
This Deed of Sale constitutes the entire Agreement between the parties and all other stipulations, terms or conditions whether express or tacit, are excluded
herefrom and no variation, alteration or additions to this Agreement including any variation of this clause, shall be valid or applicable unless in writing
and signed by both parties hereto.
22. NOTICES
Noti~ in writing, envisaged in clause 18 supra, delivered as required by Clause 20, is the prescribed method in which the Seller shall communicate, not-
withstanding the fact that it may not reach the Purchaser or come to his attention. The Seller may from lime to time vary this arrangement by giving the
Purchaser notice thereof as per Clause 20 hereof. ·
23. ASSIGNATION
The terms hereof shall not preclude the Purchaser to transfer his rights, title and interest in this Agreement by way of testamentary disposition, subject
to such limitations contained in the Mortgage Bond to be registered over the property in favour of the Seller, simultaneously with transfer.
24. PROFIT ON RESALE
24.1 Any capital gain in excess of R1 000,00 (one thousand Rand) and to be determino~d by the difference between the selling price and all amounts due
:y the Purchaser to the Seller, realised from the resale of the hereinmentioned property before expiration of the period set out in paragraph 11.1.
sC1all be re-invested with the Seller in name of the Purchaser. The period of the invEtstment shall be the same as the period during which the Purchaser
enjoyed the advantage of a subsidised loan, provided that portions of a year shall be rounded off to the nearest full year with a maximum period ol
5 (five) years and a minimum period of 1 (one) year, after which period the investment shall be paid to the Purchaser.
24.2 Interest on lhe amount re·inves!ed with the S"3ller rsha!l bs calculated m a rlirta c.xJrree;;-o~:llng with tha inimel>! rats a.ppiicabie to a simliar kues1n
with Financial Institutions.
25. SPECIAl CONDITIONS
25.1 If the Purchaser is already the owner of" prop& rtf and if he obtains the property dew.:ribed in Paragraph 1 hereof undsr a false pretence, 'lhef
shall be entitled to cancel this Agreement and to take possession of the property.
25.2 The Purchaser undertakes to pay the monthly instalments by stOjH)rder and accepts that the stop-order may only be cancelled by the Seller.
attempt by the Purchaser to cancel the stop-order shall entitle the Seller lo cancel the Deed of Sale and to take possession of the property.
26. SELFBUILD LOANS
26.1 The Loan can be taken-up according to the following regulations:
26.1.1 Credit Notes to the value of
( ...................................................................................................................................................................................................................... )
R ....................... J
26.1.2 Purchaw Cost of Erf R .......................... ..
( ...................................................................................................................................................................................................................... )
26.1.3 Transfer Cost R ........................ ,
( ...................................................................................................................................................................................................................... )
26.1.4 Municipal Connection Cost R ........................... .
( ....... : .............................................................................................................................................................................................................. )
26.1.5 Administration Charge A ........................ :
{ ................. ..................................................................................................................................................................................................... )
( :
\\......../ 26.1.6 ( ............................................................................................. ......................................................................................................................... )R ....................... .l
( ............................................ : ......................................................................................................................................................................... )
Total Loan Amount
The Purchaser may not use the amount mentioned in 26.1.1 for any other purpose other than for the purpose of
erecting a dwelling on the Property.
26.2 The Purchaser shall bear the responsibility to prove for what items the monies were used.
26.3 The Purchaser shall apply for the next credit note within 30 days after the previous credit note was fully used.
8
26.4 The further credit notes shall only be issued if the authorized representative of the Seller has been satisfied that the previous credit note were uti!
fully in the erection of a dwelling on the Property.
26.5 The Purchaser is responsible for the safe keeping of all materials and other items used in the erection of the Building. All losses shall be for
count of the Purchaser.
27. LOANS FOR MEMBERS OF THE STATUTORY INSTITUTIONS PENSION FUND
27.1 It is hereby recorded that, in the event of the Mortgagor being a member of the Statutory Institutions Pension Fund on the date of application;
loan herein described suretyship for a portion of the amount which the Seller has agreed to lend the Mortgagor will be provided by the Governr
of Namibia in terms of Article 25 of Act 11 of 1977 I'S amended.
27.2 Notwithstanding any inconsistency herein contained the said capital, additional sum and interest and any other sum whatsoever owing by th ~
gag or to the Seller shall be considered as legally claimable and due forthwith if the Mortgagor ceases to be a member of the Namibian Civil~~
or if the said Government so required by means of a written notice addressed to the Seller and signed by the Permanent Secretary of the W11r
of Finance.
27.3 It is further recorded that the aforementioned rate of interest will be subsidised by a certain amount in the case of members of the Statutory lnst:
Pension Fund. The subsidy shall lapse immediately on date of resignation of the member, from which date the former member shall be liable t!
the loan at the full rate of interest prevailing at the time.
27.4 If the aforementioned erf is situated in an unproclaimed township, you are obliged to cede to the Seller all contracts between yourself and the L
Authority concerned or any rights whatsoever which you may have on the said erf, which cession is effected by your signature to this documt; · "
Local Authority concerned will be advised of the cessions. If you have not yet established any rights on the said erf, the ert will be reserver
Seller's name. The said residence will then be completed, after which you may occupy it. Once occupation has occured you are required to corr~
your repayments as stipulated herein. ·
27.5 Upon proclamation of the township concerned the said cessions or the reservation of the mentioned erf in the Seller's name will be cancE>ll"
both cases simultaneously with the registration of a first bond over the mentioned erf in favour of the seller and the transfer thereof in you1;
27.6 Loan Granted
27.6.1 The purchaser agrees to the inclusion of Transfer fee, transfer duty and bond registration costs into the loan.
27.6.2 It is hereby confirmed that the total loan amount is comprised as follows:
27.6.2 .1 R ......................................................... Purchase price
27.6.2.2 A ......................................................... Total transfer cost
27.6.2.3 R ......................................................... Total loan granted
! ·
27.6.3 The monthly instalment as stated in clause 2.2 is herewith adjusted to A ....................................... ( .................................................................... .
................................ ......................................................................................... )being the inclusion of the amount mentioned in clause ~7 '
4
THUS DONE and SIGNED at .......................................................................................................... on !hill .................. .. day ci ......................................... " ......... 19 ...... .
by or on behalf of the Purchaser in the presence of the undersigned w~nessea.
AS WITNESSES:
1 . ................................................................................................................................... .
PURCHASER
2 . ................................................................................................................................. .
THUS DONE and SIGNED at .......................................................................................................... on this .................... day of ........................ ............................. 19 ............. .
By or on behall of too Seller in the presence of the undersigned witnesses:
AS WITNESSES:
1 ........................................................................................................... ........................ ..
SELLER
2 . ......................................................................................................................... ....... ..
\\__)
5
(The NHE l oa n oper ations manual
includes a section explain ing
loan c onditions and the Deed of Sale .
It is in Afrikaans ;
when translated into English, it will
be added (or adapted) t o this operations manual. }
Applicants
(W/L)
KFW
Details of
erven to be
used
..__K_F_li.,._j
'I
Project ~
get Approved I
.___K_Fli-...__j
. ~
Coaaunity Final Choice
--? Participation ~ of Particip.
KFW KFW
l-7
Hooi dpol I Ap provals
of plans
KFW
Self Build
House Choice
KFW
N H E LOAN FLOW CHART FOR
THE WLIHP UPGPADI NG COMPONENT
Prepare Loan Calculate Clien t Sign Agree-
i----7'1> Files
KFW
!--7 Monthly Rep aya. :-~ 111 en t s for Loan ,-,~
KFW KFW :-
Building
Phase
KFW
Participate
~ in Building
KFW
I~
Construction
1-
KFW
..----"~--~
\\'J
QS of House Subait to
Types ~ Suppliers
cow for tender
KFII
EXPLANATIONS
KFW - Project staff
LA - Finance Branch Ada in staff
sc - Safe Custody
L - Loan Accounting
Ace - Accounting
Open deposit
account and
issue deposit
ace. card
LA
Select
-?I Best
Supplier
KFW
Loan
Co111111i ttee
LA
i-;:..
Building
Materials
Suppliers
KFW
Handover
Cheques to
Self Build
Project Leader
KFW/Acc
Final
.... Agreed
~
Te nder
KFW
Signature of
cheques co"-
~ pleted ·
Friday
Ace.
Issue H/Own ers
? card -
Client start
'-;) Repayment
LA
Open Loan
~ Account
LA
Check funds
available on
account
Ace
~-
Prepare
Cash
Payaents ~
Ace
LA
Loan fi fl e to
:- ---~~ Safe Custody
sc
Approval Subait
of C/Hote
Payaents J & Inv. ~
KFW KFW
Deliver aaterial on site
Check loan
A11ount Paid
Ou t vs Loan
A1 ount
l Ace .
1~
Purchase Issue
Material/ Credi t
~ Labour ~ Notes ~
KFW KFW
(THE BUILDING MATERIALS LOAN SECTION
WILL BE DRAFTED
DURING THE NEXT QUARTER)
(NHE IS CURRENTLY PRODUCING A REVISED
LOAN PROCEDURES MANUAL.
APPROPRIATE SECTIONS OF THAT MANUAL
WILL BE ADDED TO THIS WLIHP OPERATIONS MANUAL
WHEN THE NHE MANUAL BECOMES AVAILABLE)
r
I L/Com:
Account Number
I I I I I I I I I
Surname:
First Names:
,
~-
CD
$l
(")
0
0.
J: c;l m
0 ~ :::l.· c:
(I) ::> z
"' (I) p .:;;: ,.
"0 ~
<:?
CD
,2--
'--
-
-
1--
1--
L-
~
t
Ace-opened
Application
Acceptance
Loan Details
Start Repaym
Rec'd S/Cust
Request Bond/A
~- . ~ . -"
----·j - ----··
'
--· ---·--~ - ··· ····· ··~.h.·---· ··- ... · ·-·- · -·--~·-----
' --- ··-- -- ·--------...... _.._ ____ ,. ___ ... -... ~·----.. ----
!
' ---·: - -----·--···---······-··-·--···· :
!· ··-- -·
LOAN FILES
NHE Loan Files:
1 . NHE maintains an individual file for each loan taker . A
(reduced size) sample copy of the file folder cover is attached.
The basic contents of a loan fi l e include :
the loa n a pp l ication (or i ginal) ;
a s ummary of persona l details and information
property a n d ne w owner;
i n s ur a nce c e r tif ication;
Deed of Sa le (original ).
3 . The loan f iles are kept in contr olle d c entr al f i les , and may
be c hec ked out b y authorize d personnel fo r use on pr e mises , fo r
a ma x imum o f three da ys a t a t i me . The y a re not t o be t aken out
of the building . A sign- out card s ystem is used (a sample sign-
o ut card i s attac hed).
WLIHP Individual Household Files:
1. As the NHE Loan File contains the original documents and ma y
not be taken o u t of the off ice , a s epar ate working file on
indiv idual househo lds needs t o be established (at least for the
upgrading programme). This file is available to the Community
Development Workers, the Self-help Construction Advisors , and the
NHE Loan Officers, to carry to the community when on-site
discussions are necessary .
2 . The Individual Household File (in a plain blue f ile folder)
may contain:
a site map , with the specific erf indicated;
a copy of the first 2 pages of the loan application
form;
a copy of the Deed of Sale;
planning worksheet(s);
sketches and plans, in a plastic insert page
(optional);
registry list of meetings (glued to ~nside left
cover).
3. The Individual Household Files will be keep in box files,
grouped by community, to allo w easy transport of any or all files
to the site. At a later time, these working files may be more
formally kept in proper file cabinets, and may require a use of
the NHE check-out card system.
(THE SECTION ON
THE BUILDING MATERIALS DELIVERY SYSTEM
WILL BE DRAFTED
DURING THE NEXT QUARTER)
l )B-e {_
Commun itv Development Worker
Profile
The community development worker (COW) is the person of the executing agency that is in
closest contact with the client. The COW knows the household before deciding to start an
improvement project, listens to the household when they have problems during construction, and
follows up during the repayment period. The COW must be fluent in the language, usually
Ojiwambo, and have an ins ight into the lifestyle, aspirations and limits of the client household. The
CDW must be acquainted with loan administration and the particular procedures of the loan scheme.
The CDW should be a person of confidence, both to the client and the executing agency to whom
he/she reports regularly.
As far as the proper community development activities are concerned, the CDW is supposed
to support the different committees and leaders in their work oriented to inform and mobilize the
community members for the development of the settlement. The CDW, for example, provides
assistance in preparing meetings, identifying problems and priorities, negotiating with institutions,
defining responsibilities and contributions to joint action and monitoring the implementation of the
decisions taken. The COW has to balance out carefully how much time she spends on community
issues and how much on the preparation and follow-up of the individual building material loans.
Tasks
A. Tasks related to the Upgrading Project will involve:
1. Participate in the preparation of an information system and campaigns;
2. Organize and conduct repetitive information campaigns on project's planning
and implementation for each settlement;
3 . Discuss priorities, alternatives and proposals with the residents;
4. Support the election of community representatives and train them for their
5.
6.
tasks;
Conduct quarterly and .annual planning and monitoring workshops with
community representatives (leaders);
Advise com munities and resident groups on:
Participation in the improvement of physical infrastructure,
administration of tariff collection,
upkeep and administration of community facilities,
hygiene, garbage collection and health campaigns, adult education and
other community initiatives,
communications at1d nego~i ation with public and private sector
agencies,
employment and other related projects (e.g., brick making),
~.-·
advise the communities on the elaboration of by-laws and regulations. '
B. Tasks related to the Core House project will involve:
1. Participate in the preparation of an information system to interested persons
(applicants);
2. Receive, evaluate and verify application form s;
3. Participate in the approval of applicants;
4. Coordinate the advanced saving (deposits);
S. Communicate with approved applicants;
6. Monitor the relocation process and helping to solve problems which may
arise;
7. Support community organization initiatives and other activities of the
residents;
C. Tasks related to the building material loan component will include the following:
1. Information on the building material loan scheme in community meetings,
together with the self-help construction advisor.
2. Information on the individual household who is interested in taking a loan
about his repayment and other obligations from the loan contract.
3. Reception of the loan application, helping the heaq of household to fill the
application form and to provide the necessary documents, like ti tle deed and
wage certificates. She must develop a special experience on what the
household can really afford without endangering his basic needs of food,
transportation, schooling, etc.
4. Socio-economic evaluation of the loan application, including a visit to the site
to verify the information given.
5. Participation in the loan committee which is supposed to assess the loan
worthiness of the applicant and to recommend approval.
6. Explanation of the Joan agreement to the borrower, as soon as it is approved
and signed by the executing agency, making sure that it· is signed by the
borrower. If the agency does not have an extra field person in charge of loan
administration, she hands out the loan agreement and the additional
documents, e.g., repayment slips.
7. Monitoring of regular repayment; monthly reports on loans given and
repayment performance.
8. Participation in the loan committee meeting to discuss arrear cases and
/
/
,/
/
recommendations of action to be iaken.
9. In justified cases, visit of defaulters households to find out the reasons of
arrear and negotiate a solution.
Qualifications
The Community Development Worker must have both formal
educat ion a nd some practic a l experience showing responsibility
in achieving goals.
1.
2.
3.
4.
5.
6.
Minimum secondary school diploma, preferably with
further tmiv ersity , t eac her or othe r training
completed.
Minimum of three years e xperience in positions
requiring organisation and work with communities ,
adult training , social work, e tc .
Formal leadership training is desirable, as well
as the ability to lead adult leadership t r aining.
Sensitive working ability with community leaders
and members on both individual and group work
bases. ·
Good oral communications skills in Oshi vambo,
Afrikaans and English.
Good written English .
'The Sel:t --helg Con~'> truct ion Advisor {SC/\\) wi l l a sce r t a i n tJ: a t. loans fo r
bu i lding activii~ies are proper ly planned a n d u s ed according -t~o t-:.h e
pl.a rls ~ (lllf:: SCf\\ wi ll d o ·tl1is b y· l1e l p ing' d E:f i r1e t 11.£3 1.to tl:3 i rlg imp_:eov·em~-; :t1t
p r o j ec t wj_t .. l1 t~l1C': h_o u s e b.(J l d.k c~C (! (J rdi:n_g t /) it,~3 I)r _i <)rii:,ieE; o f · n_(::;e<lf3 ~ s ·e ].f- ·
help p o tentia l a.nd repaymen t capac it.y, making sure t hat. bas i c techn i ea l
a 11d 1.1rb a :t1 ci e ·~~e lor~" rnert·t st~a.11da .. r (l s a.l""e s:-espect ..c~d ~
The SCA t o be a ' . -cralrte _r ·bor .rowi n g throug h t he
b t1ild i 11g n.1a.t~r:?;J~ i -3.ls
(howe ver , he 1 :3 not
loan fund , and must
to bu i l d ; ra t her, he :LS
a c apa b l e b uilder
t~() t .r a~ i. 11. o i: "t1 <:~ r s ·t c)
"'!' L ~! f"'
.t1 J_m.se ..LI
kJtt i ld ) -
T' ! .le sc;A Il1U~Si~ "be f a n1il i.a.r w·:it . h inf <:JYI'i!Gtl c~c~ rJst.r uc. ·t io l1 t~c:c11t1 i.g~U(;:: ~:;:,
bLLi .idi:rtg rnat.t:~.L i.<.x .l.~:) t1Sf~ a.nrl p"x.~ ic:(-::~ :3 , 1) _i 1l~:; (Jf q_t..l_a ·rlt. i ·t. j_c;s ? ·a l uE:::f;_r _i n t~s c)_f
S l mp Le hous i n g designs , a n d me thods of c onstruct r.:
.l .,
2 ..
I:r () -.:.ride ir.ti: c;:t:-- rr~a t. i() :n ()_n
C:OIT\\JDU .. Ll i · t::~ I"Qe(=; t.irtf?~··s ( \\-,r.i.-th. L[H:~- C(Jf£li\\1t1.l1 j_ -t Jt }) c-; VC;-]_C;"_[)filE"::rl t 1~t.) X~
F'.::.:t:c t,i.c ir.~ a. ·tc~: :.i.n. t~ ~h.f:t r e v· i ::-:; i(J .n. t..) f t~l-i E-::. l c;a.n .\\l'!:3I1tl a .. 1 ~. ·b c-t:2::.t.::;d_ C) ~.1
mont h" s e xp e rie n ce;
"l" ;, .
:L ) l
w i t : l-1 t~ht::: i r1cl i T·l i c1ti;:3: l ~he tl~>c-:: ~ho J ..d t .l-.te i.r i ru_1_;- 1-:-'<:) ? r.:.:. rnc;n_ ·t,. .l'}.(~c; d_ ::; ) c: :3· t~a .. 1) ]_ i :::: I·1
E)l:' ic~ _:r _-i_ t , } _{:! 3 a11.d lt) Ilg·--- t f2; }_:"!)} imp_;~ () \\TE:: fr~(:~ l1 i_: 't_) _-_r CIC~ F:~~~ S TD (~<:..Yn. ~=J -t~ _"C UC: t . i ort
s t.a_g·::~;tJ. }
la.-t)OU3~ t.fJE:;
l.D. <:-~:
p a.id ·.b1.1i l.<:i f2rs '! j_f rl(~C~. E_; ~3sn. L .. :-.r;
" ·, 7 _ - :
\\::t ..,._l Ct .L _1_,3 D _L E~ _,
4 _ Te(~ l-tn.ica .. L C.:\\l a. l. ~J.a. ·t. io~t c1 :f · t, _~-~(-_-=; z;.;-x- oj<:) .-c "f. _3 __ rl a_c~{~:C)1~cla ~c~ r::; w .i i..~~f·t t~l1e
iilcl.u_d i_:t1g I}.1~(~IJ0_ 1': .. c~ i·~ic..)n of a
s i rupl(:.; :p 1a ... n-; .b J.l .1s o ~f. q._lia .n_t~- i t.i.es ! .::na..-ce :r.i a _I ctnd 1abc)u:r· C!o .s t s , Zlil{"l
dE:·f i n i.tio n. a r:td sc~ 1"1e r3. u_ 1 j _ _rlg· of- di sbur ~>f:;-mell ·Gs ;
5 . Par tic ipa tion i n the loan c o mm i t t e e whi c h i s s u ppo s ed to a s s e ss
tl1e l oa1r w·() ri.~h. i.Iless o f t~l1e appl. ica11.t~ a.r1d t~c} .r.·f..:; c o nlme n.d a _p i )_r,;va l.;
6 _ Pr epara tio n o f t he Hee k1y bui l d i n g mater i al de1 i v e .r- y ~}ched ule , and
m.:)nit.c)l.~ i .. 11g rna.teric.,. J..s \\.ic~.l ive1~ed t;o a.~ppropria.t.e s i i.:..E~~" .:1t t~llE~ d1.1 t -;.
time ;
7. Const~ruct. ion ·t r ain i ng to groups of h ou:3e holds d o ing s elf- h e l p
bu i lding , using se lee t e d ongoin g i mprove me n t--; p ro j ect s o.s
i l lustr a t i ve o f h o w to d i_g f o unda tion trenche ~:;, mi x mor t a r , lay
b ricks, build toi J.et;s , etc _;
8 . I d e ntify a nd test, qu a lif i e d a n d e xpe r i enced bui lder3 (fon>. me n ) v.tho
9 .
ma_y· b e c~<J l)tract.ed b-y ·t l1<: :: ~PJ~o j(~ct. t~c; s tl p _t.)C) :r· t .F () r tr::i n i za t ; j _o ;.l o f s raa].1--
s ca le co n t r actor grou ps ;
S 1.1 _pe: r '-r i. ~3() [}:.l i :Ld i nr; f)_r-o ,g_r E~~ ~; ~~_;_ .,
~l .i t .I-1 _t) 1: (.) .b .l..c: rn~~.; i .d c. r1 t~ _j_ f j __ (~ 0
p-r 8 :p.:J_t· .t. ng; i _ rt<1 i v· j_-(i ~ 1z~t .1. _t > l~ (; g; r c; ~:;~3 r c-; ·p() r- t .~~
,~1rlG r·c:C f) fnn·iC; f't ( ~ ZJ t . j _() i'.l f) f ..-~ r· t, t t c Di.."-~ xt,
disbursement;
10- Prepare rnont~hly reports on the advancement of the programme amJ!
the exper i ences Hit.h self--help construction assistance.
1 .
5 .
,.,.
0.
7.
8 -
''Tl 1e SGt.\\ mttst.
·r ·t ? -.._ ,-l ,
rte SilOUL~ De
-ho !.1se p J. .~:l.D.~-=> ;
speak and write 0 3 h i wa robo and Eng.lish ;
able t.o read s :i_mple bluepr ir:d:s and to
He should b e familiar Ftit.h informa l_
Exposure to lm~-income , self-he lp
countries wo uld be an advantage;
c o nstructiDn techniques;
housing pro:iects in oi:J:terr
He should be able t .o conduct basic b:ain:mg {wit.h groups
as with individuals) on issues related to this level of
c:onst,l."""UC;t. ioJ:'l ;
as we l i
' " rlOUSlng
He should have basic roathemat.ical skills to enable h im to do c o st}
calc~ulat. i.o:r1 s Clr:J5. to· roai11ti:t.i11 in.\\rE~ntlJI." ies;
He should be open in his dealings wii~h t,he hocl.~>eholds and be ab
to understand and incorporate t.heir -..rishe:o; into pract~ical plan~'>
He must know rtow to build , but H.ithin project will only build as
. ~ ~ .
tra1n1ng exerc1ses.
9 . tie must be a Namibian citizen .
. -!" nc~·' ) _ n_e ,:-:_; .~\\s in{l iv idtla_ l f1ot:rsel:1o ld _
In~ orc}e·I.~ t.o Ll_a <;'Ire t:herJ t.r a ilJ.ecl tJy t .l1en. ~ t~lvc:;:;; rlt:~ed
be recruited in mid- February 1993 .
PRINCIPLES OF COMMUNITY DEVELOPMENT:
ROLES AND RESPONSTBILITIES OF THE COMMUNITY DEVELOPMENT WORKER
(Adapted from NHE'S ''Philosophical Principles of C. D." )
I . SOME INTRODUCTORY REMARKS
A principle is a general belief about the way to behave , o r t o
act a nd respond , which influences human behaviour . Principl es
are the accepted ways of doing things , the rules (explicit and
implicit) that govern the way we act in p r ivate and in public,
as individuals and as groups .
Community development is based on the principal that each human
being has the inhe rent right and capacity to grow a nd deve lop ,
to undertake a nd t o achiev e goals tha t impr ove the socia l,
e conomic , h e a l th, habitat a nd ge neral c onditi ons of i nd ividual ,
family, community and s ociety wellbeing. Much of t he pot ent i al
f o r communi ty dev e l opment lies within t hose people t hat make up
the communit y . I dentify i ng that potential within a communi t y ,
and enabling and empowering the commun i t y t o r espond and deal
with its issues and problems , rather than resolving those issues
and problems for them , is the objective of community development .
The basic philosophy of community development work is summed up
in a famous ancient Chinese parable: " If y ou giv e a man a fish ,
he only has f o od for one day; if you teach h im t o catch fish , he
wi ll hav e f ood for a lifet ime . "
The ultimate goal of a community development worker is to be the
catalyst that results in a community so self-sufficient in
planning and implement community development that eventually
(hopefully sooner than later) puts the community development
worker out of a job in that community.
Please note that in this document, the reference to "community
development worker 11 includes specifically the Community
Development Workers and the Self-Help Construction Advisors ow
the Windhoek Low-Income Housing Programme, as well as NHE ' s loan
application officers and others working directly with the
community and its members.
II. SELF-HELP
Definition: Self-help is the effort and organization by a person
or a group of persons, through their own contributions and
actions, to improve the quality of their lives and environment.
Practical Application: Community development assistance is not
simply pouring help into a community, but rather community
development assistance is a process through which the people in
that community are drawn into that process, contributing their
ideas and skills to t he resolution of individual, family and
community problems . Pro j ects s hould evol ve out o f e xpressed .
needs and pr iori tie s o f t he c ommuni t y , a nd r esolution should
involve as much community participation (se lf-hel p) as poss i b l e .
Conversely, a so-called community project that fails to generate
community self-help partici pation, has failed in its conceptual-
i zation and implementa tion . It may not have a cle arly identified
community objective that truly responds to that community's felt
needs. It may not have clearly involved the community in the
p lanning and understanding of the resolution of the problem. It
may have failed for a variety of other reasons having to do with
wrong assumptions, inade quate involvement of the communit y in 'che
identification of the problem and the planning of the s o lution;
etc.
By emphasizing what the community fee ls it needs , a nd why it
feel s i t needs c e rtain thi ngs , t he communi ty deve l opment worke r
draws the commun i t y i nto more wi ll i ng and ener get ic part icipa -
t ion . Thi s participation s hould be systemati zed i nto c ommunity
organization i n which self-help becomes an increasingly more
important part of projec t identification , p l anning and
implementation, and the community development worker ' s role
becomes increasingly less participatory and more advisory and
t echnical .
Some Measures of Success
The community development worker needs to have in mind some idea
as to what will indicate that self- help community action is
taking place. Some such indicators (but by no means not all such
indicators) include:
~ Communities show increasing ability to
organize and run meetings and committees
smoothly ;
Communities show increasing ability in
problem identification and in assigning
responsive actions;
Community members show initiative in
identifying "community" problems rather than
personal ones;
... Community members show ownership of both tpe
problem and the solution, often indicated by
their saying "our" project, rather "NHE's"
project.
III . PROMOTING RESPECT AND DIGNITY
Definition: Each individual has all the rights of human respect
and dignity as does everyone else, regardless of economic and
social position . Community development workers, to be effective, ,_
deal with all community members with appropriate respect and
dignity.
3
Practical Applicat ion : Al l community development workers should
acknowledge the human dignity and value of all the people they
work with, without treating them as objects. This also requires
care in dealing \\>Ji th 11clients , n to assure an openness and
transparency of communicaJcion t hat does not limit. the community
development workers ' objectives to the s el ling of the employers
services and products at the expense of real needs and values of
the population.
Often the community development vlorker is confronted with people
that have often and c onsistently been denied fundamental r ights ,
and have consequently developed a deprived attitude and demeanour
t hat results in an apathetic approach to fulfilment o f their own
nee ds.
The community development workers' approach and attitude to all
the people with whom they work should stress dignity and respect .
This respect is o f ten more evident in actions than in the way one
talks. Listen to what people are saying , and recognize their
interest s and s trengths, and work in ways to use their
contributions in self-help ways .
Measures of Success : Maturity and acceptance of one ' s own
d ignity are often e xpressed through the ability of a people to
state their own values a nd to incorporate them into their
development planning and activities. In some communi ties, people
will know, and state , their rights , from the very beginning.
Some wi ll bellyache about lost rights and dignity in hurtful
ways , but still that is one wa y of expressing your awareness of
the respect and dignity one s hould have. Verbalizing feelings
is often the beginning of developing one's self-respect, and is
a step towards self- determination .
IV . ACTIVE ACCEPTANCE
Definition: Ac tive acc eptance is the attitude and ability to
communicate with people on the basis of their capacity and
potential, without value judgements of superior or inferior
social or ethnic situations .
Practical Application: A community development worker should
present himself or herself as a colleague to the community, its
members and its leaders. An attitude of authority or of super-
iority cannot be a characteristic of the community development
worker, as this would not be conducive to producing the self-help
mode of community response.
The community development worker should exhibit a willingness and
openness to meet and work with the community . But it does not
imply acceptance of the status quo of poverty and lack of initia-
tive that may exist at the community level as a viable standard
of living.
Active acceptance is a two-way street. The community, its
members and its leaders must also accept and work with the
community developme nt leaders. If a community development worker
is not accepted as a working colleague of the community, that
4
community development worker cannot establish the r apport and
confidence within the community to stimulate the necessary
partic ipation and initiati ves nec essaria to achieve t he
programme's goals and objectives . The onus o f responsibility for
gaining acceptance is on the community development work; when
that acceptance is not achieved, then the community development
worker must be changed.
Some Measures of Success : All community development workers will
initially be viewed with some degree of scepticism by the
community in which they worlc , and it is essential for the
community development worker to build trust. A.s the community
builds up trust in the community development worker, they will
be more open and confid ing in professional roles , as well as in
personal capacities .
V, INDI VIDUALISATION
Definition : As each individual person is unique, s o also i s each
community unique . This uniqueness comes from the languages ,
va lues , norms, religion, and culture, and the c ombi nations
thereof , that make up a community . The uniqueness comes also
from the combination of individuals that make up the community .
Practical Application: The community development worker needs
to recogni ze and respect the individualism of the community and
its members . The community members have the right to as much
participation as possible in decisions affecting their life
environment.
Acceptance and acknowledgement by the community development
worker of this unique character of the community and i ts members
not only results in more trust and acceptance by the community,
but also helps in the realization of the potential of that
community.
Just because a solution works in one community is not enough to
assume it is the right solution for all communities. Under-
standing the individual nature of a community will help the
community development worker develop the appropriate approach for
each individual community.
The acceptance of decisions that the community development
workers help to formulate will be tempered by the ability to
incorporate the community's individualism into the.process and
the response.
Some Measures of Success: Recognition and acceptance of
individual ism is not something that is easily taught, learned and
applied . The skills needed are the products of being able to
listen and to allow the community to express its point of view,
for even if very inarticulately expressed, those views are valid
within that community.
A measure of success will be the degree to which the community
adheres to the decisions it makes with assistance from the
community development worker.
5
Further, the success of the community i·tself in making decisions
and gaining a cceptance and participation from its membership also
r equires that the community and its leadership accept and deal
e ffectively with this factor of i nd i v idual ism .
VI. SELF- DETERMINATI ON
Definition : The right and the ability to make responsible
decisions by indivi dua ls and by communi ties of pe ople .
Pract ical Applicat i on : Eve r yone ha s t he r i ght to parti cipa t e in
t he decis ions t hat affect t heir lives ¥ and; within the c ontext
o f society and commun i ty , to make the decis ions for t hemselves
on where and how to live. Along with that right comes the
corres pondi ng res ponsibility/ to themselves, to their community
and to their society, to utilise this f reedom in equitable and
fa i r ways .
The community deve lopment worker should not make decisions for
the community or individual members of the community. The proper
ro l e is to help and guide in the decision making , to focus on the
problems and the alternative solutions , but not to make the
community dependant on the community development worker. The
proper role is as a facilitator , not as their decision maker,
which would be counter-productive t o the ob jectives of self-
determination for the community , and of reducing the role of the
community development worker (and increasing the role of the
community and its committees ) in organization and decis i on
making .
When the communit y may seem to press the community development
worker for decisions , one technique to use is r eflection, drawing
them back into the process by getting them to review the issues
and alternatives .
Some Measures of Success : As a community ' s self- determination
abilities improve, so will its decision making processes grow
both in facility and in responsibility. As self-determination
capabilities improve , there will be less dependency on the
community development worker to facilitate decisions.
VII . PARTNERSHIP
Definition: Partnership, within the context
development work, is the mutual understanding
community development workers and the community.
of community
between the
Practical Application: As in any partnership, the two parties
should know what are their rights, responsibilities, limitations
and functions, as well as those same roles for the other party .
It is incumbent on all members of a partnership to fulfil their
roles and responsibilities, and thus achieve the goals of that
partners hip. Partnership does not allow for paternalism or
guardians hip.
6
It i s impor tant that members of a partne rship move in h armony
wi t h the other members . The community development worker , for
example , should not move faster than the c ommunity r esponds , for
in such c ases , decision making tends to be left to the initiator .
Conversely, as a community matures, the partnership role of the
c ommuni t y development worker diminishes .
Some Heasures o f Success: As a c ommunity mat ures in its s elf-
determinati on capabilities, it will show improving ability of
independent action . lmd as in a parent-child r elat ionshi p, ·the
community development worker must encourage and recognize
decis ion making and responsibility - - and judiciously withdraw,
ste p by step, from c ommunity i nvolvement as that maturity
develops.
VIII . LINKING UP AND MEETING AT THE COMMUNITY LEVEL
Definition: The abi lity to meet the community in t heir
situation , and to establish working relationships through mutual
understanding .
Practical Application: Community development workers should
always become familiar with the communi ties where they are to
work. This familiarisation includes careful observation and the
ability to ask the right questions , and to ask them diplomat-
ically, so as to get the feel of specific communities .
The community development workers should be mature and
responsible , with the ability to reach out empathically to the
needs of the people. The community development worker should ,
on the other hand, be ob jective and not become so involved as to
be biased when dealing with the needs of a community.
A natural and spontaneous understanding and relationship with the
community will enhance the link between the community development
worker and the community. The community's perspective must be
understood and respected. However, superiority and condescending
attitudes must be guarded against, as they may lead to
interference rather than facilitation in the decision-making
processes, or to community resistance to even good ideas.
Some Measures of Success: communities are usually open to being
empathetic to community workers, and will draw them into group
membership as "one of us." The community development worker must
achieve this status, while being careful not to be· pulled into
a leading rather than facilitating role .
IX. MOVING AT THE COMMUNITY'S PACE
Definition: Moving at the community's pace requires the
sensitivity to the willingness and ability of the community to
respond and deal with issues, and its readiness to accelerate or
slow down that pace.
Practical Application: Moving at the community's pace requires
that the community development worker know the community. It
7
requires knowing the level and progress of the community's
specific skills and abilities , both of individuals within the
community as well as on a communal basis.
Careful observation of the community and its reacti ons to
problems and issues will enable the community development worker
to be realistic in performance and movement expectations .
Through this process , the community development vmrker ' s i nvolve-
:ment with t he community includes education on improving ·the pace
at which community activities can move (and constant assessment
of the current pace at which the community can move).
X. SUM¥u~RY STATEMENT
Applying the principles of community development means that
community developme nt worke rs must understand these principles,
and incorporate them as part of their professional way of life"
As these principles are understood and accepted, their
application becomes less difficult.
Measuring community development success can be difficult and
frustrating, as are many social indicators . Mutual trust and
confidence will result, and goal identification and achievement
by the community , with decreasing reliance on the community
development worker for facilitation, is the ultimate measure of
the success of community development efforts.
ANNEXURE 2. 1 /B:
Information Brochure
& Video Script
I
" NATIONAL HOUSING ENTERPRISE
WINDHOEK
LOW INCOME
HOUSING
PROGRAMME
(WLIHP)
OPROGRAMA Y O WLIHP
OSHIKE?
Ei oyo oprograma yEhangano 10-
maumbo lOpashiwana (NHE) melon-
gelo kumwe nombaanga yEpendulepo
loshiwana yo ko Ndowishi oyo hai
ifanwa KFW.
Oprograma ota i yambidida ovak-
washiwana ovo hava mono eendjabi di
li pedu, nova hala oku li kwafa voovene
okuxwepopaleka onghalo yomaumbo
avo. ·
OPROGRAMA EI OTA I
YAMBIDIDA NGAHELIPI ?
" Ota i yandja omayele opautekenika
kwaavo va hala oku tunga ile oku
xwepopaleka omaumbo avo.
e Ota i yandya omayele kombinga
yaasho to dulu okuninga moku
xwepopaleka eumbo loye.
e Ota i yandja eelienenga domaumbo
dayeleka osho omunhu to dulu oku
futa.
e Ota i yandya eelienenga doitungifo
kwaavo vahala oku tung a ku vo vene.
" Ota i kwafele oku xwepopaleka ee-
pomba domeva, oundyuwo, na-
ikwawo ya fa ei oyo ha i longifwa
paukumwe momalukanda
" Ota i kwafele ovakwashiwana va
mone oufemba wokulanda eeplota
dininge davo vene.
OOLYELYE TA VA DULU
OKUKWATELWA
MOPROGRAMA EI?
" OvaNamibia
" Ovaneumbo ovo hava mono ondjabi
yo R2490,00 komwedi ile pedu.
" Ovaneumbo ovo va tembulwa
kEpangelo keenhele ngaashi: kosiin.-
gela, kOshandubala, kOmbili, naavo
veli mOshipena Eimbeck.
" Ovakawneumbo ovo ha va mono
ondjabi ta i dulu oku va pefa
olienenga.
" Omunhu oo ena eedula da konda po
18.
8 Omunhu oo e he na nale eumbo
Hmwe.
" Okuna oku kala ena odeposito ifike
peepelesenda omulongo ( 1 0%)
dolienenga oyo a hala.
-···--- -· -- - -·--··- ---- ·--··-·~-..l..- .. _ _ ,.,..,.....::,_ ........... " "-'-"'·-~--'.,.,t...o.....- =.· o--~-"'""""" -'""·'-""'·· "'-""'""',."""""""'-"":--.-._:,:_;_""'·"'"-""'""""'·""""/ .. ': /w.~.·:~<J'~
" NATIONAL HOUSING ENTERPRISE
WINDHOEK
LAE INKOMSTE
BEHUISINGS-
PROGRAM
(WeL.I.HsP~)
Wat is WLIHP ?
Dit is 'n NHE program wat
geborg word deur die KFW
('n duitse organisasie ).
Die progam beoog om lae
inkomste groepe te onder-
steun om bulle. behuising
situasie te verbeter deur deel .
te neem aan die program.
Hoe sal die program die
mense help?
" Deur tegniese advies en
hulp te gee aan mense wat
bulle huise self wil bou of
verbeter.
e Deur inligting te gee oor
aile opsies wat beskikbaar
is vir behuising.
e Deur bekostigbare len-
- ··~-~ . ·u~ " ,.,.£,,,.
ings beskikbaar te stel vir
aile moontlike behuisings
.
opstes.
e Deur huidige ge-
meenskapsfasiliteite te
verbeter.
e Eiendomsreg word ge-
waarborg.
Wie kwalifiseer ?
e Aile Namibiese burgers
met 'n· stabiele inkomste
. . ' .
van kleiner as R2490 per
. maand wat ouer is as ag-
tien (18) jaar en 'n depos-
ito van 10% van die totale
lening kan spaar ..
e Aile hervestigde mense
van die Enkelkwartiere,
Shandubala en mense van
Shipena Eimbeck.
I
THE NHE WINDHOEK LOW-INCOME-HOUSING PROGRAMME
The National Hous ing Enterprise has launched a low-income-hou s ing
programme to a ssist you if you have been resettled from the
Katutura Singles' Quarters or Shandubala, or if you have been
allocated a plot in Shipena Eimbeck.
The programme will help you. to buy your al located plot, build
your house on it, and improve it when necessary. The programme
also provides for the installation of some streetlights, and will
e xtend e xis ting communa l toile t s and water po int s .
Support from the German Government has enabl ed the NHE t o help
you to improve your lifestyle, at a cost you can afford.
To obtain ass i s tance under the NHE's housing programme -
you must be a Namibian ;
your household must have a regul~r income which allows you to
meet r egular monthly loan repayments;
your month ly household income must be less than R2 4 90 ;
you must have been resettled by the NHE and the Municipality,
or been allocated a plot ;
you may not own another house in Windhoek ;
you must be older than eighteen; and
you must have a 10% deposit towards any NHE loan .
The NHE bought land from the Municipality to resettle people from
the Katutura Singles' Quarters and Shandubala, whereas the
Municipality still owns the Shipena Eirnbeck land.
' I
So , now it is up to you to buy the plot allocated to you.
The cost o f the plot may be subsidised by the NHE ; according to
your income level.
'
The NHE may also help you buy the land by means of a long- term'
loan. Depending on your needs a nd your income, this loan can b~
e xpa nded to i ncl ude a ba sic hous e, or only part of a house , built
by the NHE on your erf.
Owning the land gives you freehold rights . This means you have
the r ight to build on the land , and to sell it once your loanE
J
~
are fully paid .
Owning the land also means being responsible for maintaining it h
'
and for paying a ll Municipal fees .
Further assistance from the NHE can be obtained as short-term
~--
loans for building materials - for your own home only .
The NHE' s community development workers will help you decide
which improvements to make first, and what you can afford tc:
spend.
The NHE' s self-help construction advisers will assist you in
determining what building materials you will need, and how to se~
about building.
Remember that a 10% deposit is
. . ~
also required for a bu1ld1n<'
materials loan . You will be eligible for this short-term loan as
2
~·
well if you have a good repayment record on you r long-te rD loan,
and if you can aff ord it.
With a building materials loan, the actual construction work is
y our responsibility . You can eit her do the work yourself , or pay
builders "co do i·t . Feel free to ask t he NHE ' s self- help
construction advisers for guidance .
The NHE will also extend existing communal water points and
toilets, to ensure they are c l o s e enough to each household .
Their exact l ocat i on can be discussed with the NHE 's technicians ,
through your c ommunity committees . I t is the community ' s
responsibili t y to maintain these fac i lit ies and pay all related
costs . In addition , the programme will install some streetlights
within r esettlement areas.
You h ave already taken the firs t step in participating in the
NHE ' s Windhoek Low- Income- Housing Programme : you have applied to
buy the land you were allocated .
Next, you have to apply for a loan to buy the land - for which
you need a 10% deposit. To save for this deposit, you can open
an account with the NHE .
The NHE's community development workers will assist you with your
loan application, and their self-help construction advisers wil l
assist with designing your building and getting the materials you
need.
3
So, the NHE's Low- Income-Ho using Programme helps you buy your
plot and build on it , and it provides more communal services .
'Participate i n this NHE Programme~ it 's there for your benefit .
4
ANNEXURE 2. 1 /C:
Review of Household Incomes
In Resettlement Areas
I '
RESETTLEMENT AREAS:
HOW MANY HOUSEHOLDS WILL FALL BELOW AFFORDABILITY?
Issue: How many households cannot~ afford even the purchase of
an erf and minimum municipal charges?
I! Average erf price : R. 5, 600 Loa n conditions: 15 years. II
jl1 Max . subsidy 2, 500 17% interest rate p . a . II
I R . 3,100 Monthly instalment: R.42.94 ;I !I ;!Deposit 310 Transfer charges* 4.65 I LOAN AMOUNT: R. 2, 790 Admin. fee 4. 00 I!
II Monthly payment !l
ii to NHE: R . 51.59 li
ij Min . municipal II
I, fees: 20 . 00 !,1!'
I'
jl R. 71.59 l!
,! H
jl * Transfer charges are carried over a five year period only. !j
On the basis of information collected by NHE on 623 households
(see attached table) and assuming that not more than 25% of
household income can be spent on housing and municipal charges,
a monthly household income of R . 286.00 is the absolute minimum
necessary for a household to be able to afford an erf .
i
!I Based on the available data, 26 . 5% of the potential
!!Participants in the upgrading programme do not meet this
!I basic minimum household income, and would not be able to
II participate in the project.
" , . ..
" H
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II
H
H
II
This high percentage will be reduced as the programme progresses.
Experience shows that households will mobilized additional
resources when they really need to in order to qualify to buy
their erven and houses. But some will remain below the
qualifying line, and will raise problems of how to deal with
them:
1. WHAT WILL HAPPEN TO HOUSEHOLD THAT HAVE TO· LEAVE THE
PROGRAMME?
2. CAN REASSESSMENT OF INCOME BE ACCEPTED?
PROVE HIGHER INCOME?
IF YES , HOW TO
3. CAN INCREASED NHE RISK BE REDUCED, e.g. , BY REQUIRING
HIGHER INITIAL SAVINGS?
4. HOW SHOULD THE COMMUNITY DEVELOPMENT TEAM HANDLE THESE
PROBLEMS WITH THE COMMUNITY?
R.Z.-23.03.93
, ..
EVALUATION
OF NHE LOAN APPLICATIONS
HOUSEHOLD INCOMES
IN THE RESETTLEMENT AREAS
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Household L"'JCOm9 ! Site i Site 1 Site I Site ' Line I Group ! Group I t ! 1 l 2 l l I Total i I I Total % per lfonth '0 " 4 l I J i i I ! I I l ! !
I l 61 1 I I I l I R. 0- 83 1 11 I 3 21 ! j I l l 1 I
71 l ! ! 84 166 I 18! 11 I 16 52 I 73! 11. n I - I ! I i I I I I 131 15 1 ! 167- 249 61 33 i 67 I ~ I l j l
I 250 - 332 I 91 gi 12! 28 ! 58 i 125! 20. 1%! I ' i i I 6! 20 l i I 333 - 415 ' 131 19 I 58 I i i l 13! 31 ' 100 I 416 - 498 I 13! 13 42 l 16.1% I I l i i ! i 22i ! 16l I I I 499 - 581 11 i 17 l 66
I i I I
582 - 664 i 18l 10! 16 1 22 I 66
I 132l 21/2% i ' I I I
I 15! 51 251 I i
I
665 - 747 ' 11 56 j I l i
9j
!
13! ! l 748 - 830 I 3 ! 14 39 ! 95! 15.2% l
I
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l j sl 11 al l I '~k. i i 831 - 913 5 20 I l
j 914 996 s! 2l 7! 4 19 I 39 i 6.3%! I - I
I 997- 2 l ol 21 8 l I I 1,079 4 I
~ 1,080 - 1,162 6i 1
I 71 8 22 ! 301 4.8%1 i I I I ! 1,163 - 1,245 3j 1 21 3 9 :
I i l l ~ 1,246 - 1,328 1 i oJ O! 1 2 i 11 1.8%j I I
31
i
21 I l l 1,329- 1,411 1 I 1 7 I
I
l ! I l i 1,412 - 1,494 2! ot O! 0 2 91 1.4% i I I ol I ! 1,495 - 1 , 577 2! I
41
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i 1 I 0 3 I I I I
I ol ol i ' 1,578 - 1, 660 1 1 0 1 0.6% I . I .
I
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o! I 51 Over R. 1,660 1 2! 2 5 o.B% I ! I !
160 I ! 1681
I
91 i 204 623 623 1 100%i ' " I I
PHSL I
Group I
%
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84.3%!
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14.9% I
1::1
This table is compile d from dat a colle cted by NHE on the
applica tion forms from the potential programme participants in
the rese ttlement areas.
No te that 1 PHSL = R. 830.00, and 2 PHSL = R . 1,660.
Sit e 1 inc ludes Epandulo a nd Onheleiwa ; S ite 2 inc ludes Onyeka ,
Na ngo l o a nd Oduduluka; S i t e 3 i s J osef Nepando; and Site 4 is
Greenwel l Mat ongo.
ANNEXURE 2. 1 /D:
Starter Solution Plans
)
And Cost Estimates
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Material: Quantity I p J
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Sand .. t',YJ' _m_~ __ ) t
Stones / , ~~ ,..,.., .'J
Foundation 'brickwork super 480 '::! 8,(JQ Wf~ 32tl 6rrih. --LJ:. t ·
Cement ,.2 /.bl. ·' ;t .. ~
Sand /J,3(1 nt ~ $ £ Br ickforce every course ;I_e_ ~
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Sand i . i -Brickfor every thir d co e ' ~
Door f :"ame r:; dard l
Window E2H -II C2H . \\ ~ il C4H t
II 0211 .
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Pre r~ssed lintol ± :I.,SOm -
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Concrete floor 75mm thick /.SJ:! .M_3 ~
Cement £ EN. 1117. J
Sand LIJII ,.J fW Stones /,Lf:J_ _M_l ·, ~ ....
Wall plaster internal and external 15mm -Cement ' -Sand '
" Roof -Purl in rafter 164 X 45mm ' i ' -Swanrib type IBR.
Serrate closer
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-~· galv. wire, for roof timber anchor a ' 4mm ( ~
65mm wire nails ' ~ Roof screws 90mm and washers (sealtite) - · DPO around root' t:imbor where paaac:od wall" -·------ -~· - , f
External doors tupe Fisher .~ '
~ Internal doors hardboard faced I ' .. ! 4 lever locks with two keys " ' -~ f
2 lever locks with two keys - · ' ;:.
Door screws " Class: to match window ------~ types i Putty ' Paint: ·--:-- -~ I 1 Universal undercoat white for doors and windows _ , - -. .' i
High &loss II II II II ~-
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Sand r2 rs ~3 ~ r.1
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Foundation brickwork super 480 =:. J>,ttJ mt Yt' J,,nt-k , -- ~ Cement 9/ Plil
Sand t'3tJ """'~ L~
Brickforce every course ~· ' L -
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Sand ! ~~I~ X liS' !4<T"'"YY ~ t .J
Brickforce third ' ery rse -Door frame sta ard .
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Cement £__ /M IIJ'
Sand !.~~ ,.. 3 ' ~ " Stones l . .tP 1113 ; 15Z .
Wall pl aster internal and external 15mm -_ , Cement 1
' Sand i -
Roof 8~~ ;;s-.K 'f$" ,..,..._ ::: .ex..i'. .7t7 n. G,~o ..,., ~
Pur lin rafter 164 x 45mm -. .¥ >! ~d'O ,. " ltT/rtJ - i :;f,' Swanrib .type IBR 7 ske/4 -r 7/.$P"" ~S.Gl'J v.. ¥?l
Serrat e closer .
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Roof s crews 90mm and washers (s ea l t ite) ')':) ' ll -~ DPO a a-ound a-oo£' tim boa- whoa-o p a s aod wa ll" - ·---·- -- --
External doors tupe
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Internal doors hardboard :faced ..
4 lever locks with two keys " ....-
' 2 lever locks with two keys
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Door screws , J
Class: to match window types ------ - -~ -
Putty
Paint: ·- - F -
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Hf&h Sloss II II II II
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Serrate closer '
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Roo£ screws 90mm ana washers (sealtite) /.lC' , ..L DPO &&"ound roof.' timber where paea:sod walls - '· --·- -- - · ' i .
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Internal doors hardboard faced .. I - 1 4 lever locks with two keys "' 2 i ~ i 2 lever locks with two keys
:?kl ct?~ Gt'/ff =- ~~~o ..... /)kJ.fb~/tii£M('t'~/41Jlnt-rJ2Z. 5': Door screws __ .L£_-::7
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Putty ,. . ltf.2;..- l j Paint: £~PYA:: /.Stir.~ ath' .~~~ ' ~' Universal undercoat white for doors and windows ~~az - · £.( ·' Hi~loss II II II II :5I
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Sand ..?.~&· P'M.J 9 .1. t!'-'_
Brickforce every third course /,?(} _!h_ ,Y,R. t~ I
Door frame s t andard 3 . YJ? I. J,-;-
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Prestr~ssed lintol ± l,SOm 2 .2tf! ,J-II II ± 2 ,00m I 19'-oo
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Sand ~t'O w.-' ?~. nL
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3.11~ ~u.3 /181 (J
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Cement 18 ~ 3~/ i "!'
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-~
.. r~t~r-§JJ
1-u!th ~ kc;): /$.3J,GA
':..-----..:-.::---~-..:.,1
II
II
u
."
HOUSE · TYPE ,/'{ s·
Sd/hi?p~·· - &
-:-:-:--------:---:--~-::-M~a:..:t:-=e'f:r~i a l. : _ "~ , ~-
Foundation c1.1m:r ;a t e t-d: 1~Y,fl.a t7/IIXSdQ~
Cement
Sand
Stones
Foundation brickwork super 480 £xl· 1/. ft)J mtn. .. r,;ftJ,.,~ ')/~ Pnt"'
Cement _ ~:'f £fi£_
Sand tl~ ;-..,~
:B~r~i=ck~f~o~r~c~e~e~v=e~ry~c~o~u~r~s~e----~--~----~~~~~-=--------~~---~-~t&~dC~J"u--_1_ £>J, jy,,;;,.,~ 33.7-i I .
Super structure br i ckwork hei ght 2Gf!Oh1f. ~1;-()'M<:
Cement
Sand
Brickforce every third course
Door frame standard
Window E2H
ee C2H
~" C4H
It 0211
38 D4H
D.P.C.
Prestr~ssed lintol ± l . som
" " ± 2 ,00m
Concr ete f l oor 75mm thi ck
Cement
Sand
Stones
u,~ ~('(/~ 'Tt/6,., t
Wall plaster internal ali't?s3ete nld lSmm ,.tm,~;.~
I $/t'tJ
I
I
.2
Cement 38 I'# ~')' /,' Gl,
~S=a~nd~----------------------------------~----------t-~~~~:-J---r~£~~~3~~ ~
Roof
Purlin rafter 164 x 45mm.a"X ,-,.le'ttt · "
Swanrib type IBR a 1/;~,p,h )(S,,,f,. -./11?~~.1.111'" &/,11,., 4t~
Serrate closer
Ridge
4mm galv. wire, for roof t ,imbcr anchoro·
65mm wire nails
Roof screws 90mm and washers (sealtite)
DPO around roo~ ~imbor whore paaaod walla -·- --
External doors tupe Fisher
Internal doors hardboard faced
4 lever locks with two keys
2 lever locks with two keys
"
...
Door screws ._
Glass: to match window types
Putty
Paint: .l!xlh-'n4( /?Y.A =~Stir ~ /.( tlr ~~mtU-,/c,a/
Universal undercoat white for doors and windows
Hf&h;-,gloss u 11 " 11
t-----------:1---------7
1----------11------r, -- (
· ~ -~
-------------------------~------~------------------~-------+~-----'
'96.~f ..
·t~ih ttrZ·~ . 99. ~;. ,r, 6;
Ai'li'lEXURE 2. 1 /E:
Correspondence Regarding
Interim Rates and Taxes
. · ..... ...
'
·rne '!'own Cl erl.;;
Muni.cipali t y of' Wi~dho<t>k
P 0 Box 59
WINDHOEK
9000
Dear Sir
NHE recently applied to the Municipality for exemption from payment of
rates and taxes on certain erven owned by NHE.
The erven in que-stion are those used to r·enettle about 960 households
who had previously squat ted on municipal land adjacent t o t he Katutura
Si,ngle Quarters. You will r ecall that the relocation operation was a
joint venture involving the Ministry of Local Government and Housing
(MLGH), NHE and the tt1unicipality as the main players on the Renetllement
Committee.
We were extemely disappoint.ed to be i nformed in a fax dated 2 FE>brw,wy
1993 of the l4anagement Committee's decision to reject the mentioned
application. The reasons supplied were that the Municipality otms not
legally empowered to gt"ant such exemption, and that it was exper i e ncing
financial constraints.
NHE wishes to appeal to the Municipality to reconsider its decision on
the following grounds:
l. The Rest-ttlement Committee. and the MLGII . had lool<ed to tht'
Municipality. as the state organ entrusted with land delivery in
Windhoek. to provide the necessary erven.
Since the Municipality had no erven avaUable to accommodate the:>
resettled squatters, nor funds to service new erven, NHi~ agr·eed to
allocate existing NHE project e1"ven to the former squat tees and to
purchase addi tiona! erven for the same purpose. This ges tUl·e war;
solely to keep the relocation process on track. despite its
disruption of our operational planning and budgeting.
Our normal project process would have entailed establishing that
the project participants were able to afford an NHE loan, which
would have included the cost of the erf as well as interim
assessment rates paid by NHE. In this case. as you !<now, no
prequalification applied before a household could be resettled:
the objective was to clear the squatter area totally, irresp~ctive
of whether the household had any income.
2. Although the physical relocation is completed, the resettlement
exercise is not yet over: it is simply entering its second phase.
As such, we feel the Municipality as a partner in the larger
exercise would be reciprocating NilE's gesture if it were to agret>
to our request that NHE be exempted from payment of the assessment
rates up to 31 January 1993,
I
/
!
!J.
\\
3.
- 2-
Should NHE have to pay the levles due f or the pE>riod 1 Oc tober 1092
to 31 January 1993, the more than H80 000 so paid would have to be:>
rocovered from the rel ocated squatt ers. This would r·educ~ the
numbe r of p e ople- abl e to part icipate in th~ pro je>ct 1\\\\'invis ~lged for
the former squatt~rs, a.nd may leave some of them no alternative but
to return to their previous 1 ifestyle, a threat; that has slread,y
been made .
We believe that a compromise would be for NIU~ t o writ;e off the
interim interest it has lost on the purchase price of tht- erven in
question, and for the Municipality t o reciprocate by app1·oving ow·
above-ment i oned request .
Regarding the mechanics of granting such c>Xert'r>t ion, we a1~.;> uu; ' ('
that an alternative solution exists. For example> 9 the amount: ciu\\.'
i n lieu of rates and taxes on these erven may be paid now by t!iiE ,
and offset against the cost of t he next tract of 1 and purchased by
NHE from the Municipality.
We have noted your request f01~ infol'mation on the occupants of th~
erven. The information is enc l"Y; ''d he-rewith.
In conclusion, we trust that the Management Committee appreciates that a
positive response to our request is not only of national i mportance
(considering that the exercise i s but the first of several which the
Government intends launching throughout the country), but will actually
help determine the success of the first public housini; project. spon:_wrt?CI
in Namibia by an intern<n.i.onal agency.
Thanking you in anticipation of a reply at your earliest convenience.
'lo~fully
~WASEB
CHIEF EXECUTIVE OF7ICER
c.c. Chairman, Management Committee
Director Department Properties and Protective Service~
: F ~ b . ' '33 12 : 33 DEB. KATUTURA TEL 061-3'31?711
MUNICIPALITY OF WINDHOEK
DEPARTMENT OF PROPERTIES AND PROTECTIVE SERVICES
F A X
TO
FAX NUMBER
FROM
FAX NUMBER
DATE
SUBJECT
REFERENCE
M E S S A G E
Th e Ma naging Di rec t or
Nat ional Ho u sing Enterprise
ATTENTION : MR L FICK
22-2301
Mr s J S de Ko c. k
Assistant Di rector
Depar tment of P r ope r ties a nd
Protective Se rv i c es
63171
2 February 1993
EXEHPTION FROH PAYHENT OF ASSESSHENT
RATES
5/3/1/1
~===~~===~= = =~~===~~====~==~=~=======~== = ==~===~=~=====
Our telephonic conversation of 1 Fe brua:r- y 19 9 3 has
reference .
On 23 November 199 2 the Management Committee resolve d
inter a lia -
.
''That the request of :-..iational Housing Enterprise to be
exempted from paying assessment rates until January 1993
be turned down . "
The Loc a l Aut&orit ies Act, 23 of 1992 do es not give loca l
authoritie s the power to exempt in example the NHE or
individuals from paying assessment rates. Fu:r-thermore
the Municipality is experiencing financial constraintsand
exemption of payment of assessment rates or other levies
are financially unsound. In the light of this the NHE's
application for exemption was turned down.
During November 1992 a meeting was held with the then
Pr·oject Manager 1 Hr Ah:eendo and it was F.Xplici tly stated
that if all relevant information regarding consumers of
municipal services occupying NHE property are not
recei v ed before the end of Dece6ber 1992, the
I
Hun .i. e ipal i ty Nould have no alternative, but to levy such
tariff s fr om the NHE.
2/ t ' ""
F' . 1
2
Since then the information has not been forthcoming .
Kindly note that the Municipality has no a lternativ e but
to forward such accounts to the NHE as owner of the
properties for payment .
Your co \\ operation is a ppreciated.
Yours faithfully
ft· .
MllS J S D~CK
ASSI~TANT DIRECTOR
DEPARTMENT OF PROPERTIES AND PROTECTIVE SERVICES
JSDK/wv-w
AS SESS . JDK
A]\\TflEX[JRE 2. 1 /F:
Correspondence Regarding Land
For Community Centres
DEPARTMENT OF
PROPERTIES AND
PROTECTIVE SERVICES
PROPERTIES (KATU TURA}
P.O. BOX 2085
WINDHOEK 9000
TELEPHONE 63171 ENQUIR IES : MR D L J OUBERT
REFERENCE : L/2346/0KU
CITY OF VVINDHOEK
10 Harch 1993
The Professional : Spec i al Projects
National Housing En terprise
P 0 Box 20192
WI NDHOEK
NAMIBIA
ATTENT ION MR C STEENKAMP
De ar Sir
---, N.B.I.C. I
~ -~-· - ~-· ·------~
file: l ;-- .-..._.~
1 6 MJ1.R 1S93 l
-......--~ .... ---··-~------~-
FOR J:·"'. Crr-~~ t\\1 fN· --:.:.....L '
=~~R£_0 . -----~
LEASE ERF 2346 , EXTENSION 5 , OKURYANGAVA COMMUNITY CENTRE
I refe r to your a ppl i c at ion dated 4 Februa r y 19 93 regard i ng
the a b ov e me ntioned.
The City Council of Windnoek on its meeting he l d on 24
Februar y 1 99 3 cons i der t his applic at ion and it was resolved :
.. 1 .
1.1
That a po r tion o f Er f 2346 , Extension 5, Okuryangava , in
exten t ± 2 000 mz , be l eased to Nat i onal Housing
Enterpr ise for a pe r iod of ten (10) years at a nominal
rental of R120,00 per annum, subject to the fo l lowing
c onditions :
thai 'the proposed use at the cost of the applicant be
advertised for comments and objections;
~1.2. that the portion be closed as an public open space and
zoned to "municipal " if · it is needed for permanent
improvements.
1.3 that the applicant be responsible for any costs involved
in the proposed closure, rezoning, advertising,
extension or alteration of services and connection fees;
2 I . ...
I
I
2
tha t the applicant submit a development plan and
p r ogramme to the Chief Town Planner;
1.5 t hat the appli cant take note t hat n o compensation for
i mprovements e rected shall be p ayable at the e x piry of
the l ease ;
1. 6 that bu ild i ng plans for improvements be s u bmitted i n !
te r ms o f the Building Regulat ions;
1 . 7 that the provision of toilet facilities be cleared with
the Chief Health Officer.
2. That governmental app r ova l i n te rms o f sect ion 3011)( t)
of Ac t 23 of 199 2 be obt a i ned fo r t he l eas e.
3 . That a Deed o f Le ase be dra f ted .
Resolutio n Number 56/02/ 93 . "
This office have already applied for governmental approval in ,
terms of paragraph ·2 o f the said Council Resolution a nd as!
soon as this is obtained, we will advise you to sign the Deed '
of Lease. You are therefore requested to advertise the
proposed use of Er f 2346 as a community centre in te~ms of j
.clause 20 of the Windho ek Town Planning Scheme, of which a !
*** copy is attached hereto for your information , whereafter proof
must be given to this office that no objections has been
received before the Deed of Lease could be finalised .
Your co-ope·ration will be appreciated .
Yours faithfully
Y MANAGER : NORTHERN AREAS
DEPARTMENT OF PROPERTIES AND PROTECTIVE SERVICES
DLJ/gdg
DLJ2346.0KU
l
I
/.. ,
Advertisement
and appeal in
certain cases:
WINDHOEK TOl.l!N PI;ANNING SCHEME
20 e (a) Unless otherwise determined by the
Council, any person making appl i cation
for consent to erect or use a building,
or for the use of land in zones I~ II,
III, VI P and XI for any purpose
requiri ng the Council' s consent~ shall
at his own expense:
(i) Publish once a week for two
consecutive weeks a notice of his
intention to make such application in
an English, Afrikaans and German
newspaper circulating in the Local
Authority Area. The notice shal l state
that any pe rson having objections to
the erection and/or use of the
proposed building , or to the proposed
use of l and, may l odge s uch ob jections
together with the grounds t he reof with
t he council and wi th the appl icant , i n
writing , withing fourteen (14) days of
. t he date of the last advertisement and
shall further state where the pla ns ,
if any, may be inspected .
(ii) Post a notice, for a period of
fourt~on (14) days in En~l i sh ,
Afrika.lns and German, setting out the
particulars as in (i) above, in a
conspicious position in the Munic i pal
Offices and on the erf concerned. The
notice to be posted on the erf shall
be of a size not less than 600 mm x
450 mm and no letter thereon shall be
less than 5 mm in height.
(b) On s ubmitting an application in terms
of th is clause the applicant must
lodge with the council a copy of each
of the not~ces as published and "s
posted. such notices must be to the
satisfaction of the council.
(c ) The council shall ·take into
consideration any objections received
. within the said period of fourteen
(14) days and shall notify the
applicant and the persons, if any,
from whom objections were received of
its decision.
(d) The decision of the council shall not
take effect until the expiration of
twenty eight (28) days from the date
on which the applicant and the
objectors, if any, are notified
thereof, or if an appeal has been
made, until such appeal is disposed
of.
......_ ....
2320
JRYANGAVA
EXT o
K242
~~-~-~· -
2344
OPEN 3i=ACE
NATIONAL
HOUSING
ENTERPRISE
Tel. 37224
MINISTRY OF LOCAL
GOVERNMENT' AND HOUSiNG
Tel. 225898
Housing Improvement Programme
ommunal
eetina t'lace
A development project of Namibia co-financed by the Federal
Republic of Germany through Kreditanstalt fur Wiederaufbau (KfW)
Ai'li'lEXURE 2. 1 /G:
Correspondence Regarding
Street Lights
/
/ 9 3- 02 - 17 t 1 : 59 EL ENGINEER WDH MUN "
p. 0 1
MUNICIPALITY OF WINDHOEK
REPUBLIC OF NAMIBIA
P 0 BOX 5011, WINDHOEK
9000 , NAMIBIA
\\
\\
'IEIEHREE: (061) 3912473
FAaJIMILE: (061) 3912494
___ ___ K_I_N_D_L_Y-. _F_O_R'-tiAR_D_T~H-E_F_O_L-LOWING ·r~~;;----~-1
OORHANDIG ASSEBLIEF DIE VOLGENDE BOODSKAP AAN: . --i
COMP~ . : NHE ~ KFW ED . 3/1 j
MAATSKAPPY: I
ATTENTION Mr Wal t en
AANDAG
FAX. NO. 222301 1993-02-17
Facsimil e Operator: (061) 3912472
Number of pages sent including this page 2.
Aantal bladsye gestuur insluitende hierdie bladsy:
Should any problems be experienced with receipt hereof , please contact:
Indien enige probleme met ontvangs ondervind word, skakel asseblief
Mr F Diener at telephone number 3912455.
MESSAGE I BOODSKAP
Sir
STREETLIGHTS fOR LOW INCOME HOUSI NG PROGRAMME
Your request for cost indication for the installation of streetlights in the
areas Goreangab Extension 11 Okuryangava Extension 5, Extension 3 and
Extension 4 is shown as follows:
1. Trenching distances and quantity of poles
Goreangab Extension 1
Trenching distance:
Quantity of poles
Okuryangava Extension 5
Trenching distance:
Quantity of poles
Okuryangava Extension 4
Trenching distance:
Quantity of poles
Okuryangava Extension 3
Trenching distance:
Quantity of poles :
1 990 metres
38
1 570 metres
60
700 metres
16
1 230 metres
30
Grand total:
Trenching distance:
Quantity of poles :
- 2 -
5 490 metres
144
2. Material cost (incl uding sal es tax and municipal stores levy)
144 x 100 watt high pressure
144 x 100 watt high pressure
144 x 9 metres wooden poles
sodium lanterns @ R292j09
sodium lamps @ R '45, 38
@ R434,21
144 x auxi l i ar ies (fuses , fuseholder s,
1,5 mm2 cabl e, photo cells,
contactors, terminals, joints
and circui tbreakers) est imate
5 490 metres 6 mm2 2 core cable
@ R 20 , 00
@ R 5, 56
Total:
Note: (a) Not every pole will be equipped with a photo
cell.
(b ) Should the 6 mm2 cable not cater for voltage
drop as result of special ' requirements,
additional amounts must be allowed for thicker
cable.
R
42 060 ,96
6 534~ 72
62 526,24
2 880,00
30 524.40
144 526.32
3. Labour cost
4.
5 490 metres cable trenches 300 mm wide
x 500 mm deep
144 x s treetlight holes @ R100 ,00
432 hours for electrical r.onnec:tions
and installation of streetlight
poles including cable installation
Total:
10 % labour levy
@ R 5,00
@ R 93,00
Note: Additional amount could be necessary for hard
ground works.
Total material and labour cost
Delivery:
R
27 450,00
14 400,00
40 176.00
82 026,00
8 202.60
90 228.60
234 754.92
The longest delivery are the delivery of wooden poles ± 12 working
weeks.
EL ENGI NEER WDH MU H"
- 3 -
Should NHE be interested that the work be done by the Department of the City
Electr ical Engineer it is necessary to set up a possible time table for the
work proceedings . It must be mentioned that the City Electrical Engineer
might use a contractor for cable trenching and digging of holes for
streetlight poles . Above figure is only an estimate but only actual cost
occurred will be charged for.,
Hoping above estimate will be of advice ,
Yours faithfully
QITY ELECTRICAL ENGINEER
FDI/sve
FDSTRLOW.FAX
NA T IONAL HOUS I NG ENTERPRISE
Head Office: 7 Omuramba Road, Eros " P.O. Box 20192, Windhoek, Namibia
Telephone (061) 37224 " Fax (061) 222 301
·.~
24 February 1993
Mr Ferdinand Di ener
Deputy City Electr ical Engineer
Municipa~ity of Wi ndhoek
Fax No 3912494
Dear Mr Diener
RE: STREET LIGHTS FOR WINDHOEK LOW INCOME HOUSING PROGRAMME
Foll owing Messrs Crispo's and Walton's meeti ng at your off ices and your
fax of 17 February 93 indicating price estimates for the install ation of
street lights in Goreangab Extension 1, Okuryangava Extensions 3 , 4 and
5, we confirm that NHE is i nterested that the work be undertaken by the
Department of the City Electrical Engineer .
As discussed , we expect you to prepare a timetable for the execution .
NHE would like it to commence as · soon as possible in Okuryangava
Extension 5 (East sector) , and conti nue to the West .
To complement the information in your fax, we would be grateful if you
can:
i.
ii.
iii.
i ndicate possible percentage of variation of actual costs as
against the estimate (last paragr aph of fax);
i
specify the amount corresponding to GST in a l l relevant
costs;
specify payment system.
We understand that all purchases and contract f or this kind of work are
awarded by tender by the Municipality; we would require details of the
tenders involved in this street lights contract.
Looking forward to your answer, I remain
Yours faithfully
~MANAGER : FINANCIAL PLANNING AND CONTROL
93 - 03 - 16 8 7 :37 EL ENGINEER WDH MUN" P . e 1
MUNICI PALITY OF W IND H O E K
P 0 BOX 5011, WINDHOEK
9000 1 NAMIBIA
REPUBLIC OF NAMIBIA
~mr,;cnaa_ s:e --
TEIERIQlE: (061) 3912473
FACSIMILE: (061) 3912494
KI NDLY FORWARD THE FOLLOWING DOCUMENT TO:
COMPANY National Housing Enterpr i se ED. l/3
ATTENTION Mr L Fick/Mr A Walton
FAX NO. 222301 1993-03-15
Facsimile Operator: (061) 3912472
Number of pages sent including this page
Should any problems be experienced with receipt hereof, please contact:
Mr F Diener at telephone number 3912455 .
MESSAGE I BOODSKAP
STREETLIGHTS FOR WINDHOEK LOW INCOME HOUSING PROGRAMME
Your l etter dated 24 February 1993 r efers.
At this stage it is diff i cult for us to prepare a timetable for the
installation of i nternal streetlights . The r eason being t he non existence of
i nternal roads as indicated in t he "Resettlement Ar eas Services Layout ". Once
these roads can be identified on s ite a timetable can be pr epared.
The Department of the City Electrical Engineer already started to i nstall
streetlights along the main roads but could not start with i nstallation along
the other roads as result of abovementioned reason .
Please indicate to us when construction work of the streets will start so that
we can indicate to our contractor when to start with installation of
streetlights along the internal streets .
Once the timetable for the street construction is in our hands we might be
able to address the questions in your letter .
NTH/sve
FDLOWINC.FAX
APlllEXURE 2. 1 /H:
Letter on Standards
For Internal Street Improvement
Assistant City Engineo~.r·
Road Planning : City Engine>er·' s Department
City of Windhoek
P 0 Box 59
WWDi-lOEK
9000
Attention: 1\\\\r A C van de-r l4<.>rwe
Deal' S ir·
ROADS DEVELOPMENT : OKURYAI'IGAVA E:XT~NSIONS 4 Arm 5
17 f.i£H'Ch U83
Fu1~ t.her to dh>c.:uas .~.on~; t1~l ti on 1~-, ;.\\a .r·ch 1:)!33 .i.n /I)U :' off:~cf:' w .l U1
yoUt~self and t"'r .r Kr1el of t.h"' C l ty Engi n(>t?r' ' ~" .Jn>>ur t.men t -'"lKi ;,:t·:>toW3
Crispo enu "lalton of ::;u:n- i,·lciia;:i::t ~'<l eonsul ;-. ;m~ .::;, on ~P.hal f or .-~<; · :; · ." : .::" ;~;·e
wei ting to !'E'ques t apru·oval fo;" th<" c!t>velopm<>n t of 'iH' in L f~ .,·n"~l :.> <.~ 'E'<'i.a
of the sameo erveon in t.lle Bi.>ove- ment. i.on<?d "'''t>as .
Enclosed hel"elllith r:a·~ Uw desc~··i pt.lon of unt.l. motlVai:iQn fu.~ t ne s t.<mcinrd
of developn.ent.
We trust that th.i..:::; Bpplicai~ion will lJt> .fuvourcJ.~lly cons i.oe;~t' d r,.nd ::1wu i. t. a
responst> at yow' eaclies t. ':onve1nenc<.".
Yours fui ·tllfully
CHRIS STEENKAI·1P
· SPECIAL PRO.JECTS OFFIC~R
encl Application for AppJ'oval of StandaJ~ds
Location Plans
·.:. '
APPLICATIOlt FOR THB APPROVAL 01' STANDARDS FOR THE
D£W~Naft' rN DiTERNAL tn'RUTS : O«URYANGAVA i.U'Til'CSIOfiS 4 AND 5
LOCATIONS
Oh-ury angava ibt tert~~ior& 5;
@rt 2320 .2JH
2324 2312
2329 2313
2331 2313R
2332
Okuryangava Extension 4&
~rr 2096
2098
PROPOSED STANDARD!
MOTIVATION:
Grad~d , formed a nd l t"ve llec! to f l t i.n with E-xi s ting fN!d~.·
r oad levels.
Sufficient stormwat.E'J:' drainage to allO\\oJ the un lmped~?d flov.'
of s t.orm'llater from h igh t o lower ground wl t hou t des t-.r·oy i n,g
l .lle road.
The erven at'et owned by NHE and are being dt"veloped by N:-li::
f or thos ('l househol ds r t-cently resettl e d from t!H~ si nf~le
quart~rs in Katutura.
These ar c lm1 i_ncome household~; ·.~h os<" i ncomE" brl!'aKC:m:n '
i l lustrn t ed i n fable I below:
Mon thly i nc orne ( R) ')(. Households
200 13 . 0% 13 . 0%
201 400 2l . f,% ;~.1. 6}~
401 600 23.6'.~ ~)::~ .·.:~~~
601 800 17. B';:.. 76%
801 - 1000 11.5% 87.5%
1001 - 1200 4.3% 91.8%
1201 1600 3 . 4% ~I!) " 2%
1601 4.8% 100%
In orde-r to assist as rllflfl i 'wu:.;.,.·;;ulds as posf:IL :. l.·: .
is attemptina to keep the a"vC'lopm~nt coe~ts of 'i :1·-'""'
settlen\\enta as low as is ~~eauonnblt" possible~', wi\\llsL
still achieving a standard acceptable to both the
Municipality a.nd the community living there.
The progranun~ for" th-!1> de>VdOplftent Of tht't'H' i1Pttlem,nts
is 11 tructU£"('"~ Jtl '. ·'"'- 1(' coat of U ''' cle-v·-· l , '< ,.:·n L of th~
CONCLUSION:
- 2 ~
streets to the p1·oposed standard ia abBorbed and wl.ll
not be passed on t o th~ t'nd usee. Should higher
standards be requit"ed 9 the increase in costr:J will 1uwe
t~;> be borne by these low-income communi.i~ies thus mol<.ing
the e.rven o.i"fordable to fewE-r people anu thus inhi.~it.i..ng
the dEOvelopment of t.his gr·oup us specifically r:>t'l<.:>ci.<."'O
fm~ this p.rogl'amme.
~'le believe l;haL to oE'velop these atl"ee>ts to such a high
s tanda1~u aa to make accear.o 'Lo th«" land una:f.fo1·1..labl~
would inllioi t. thf' dtwelopm~nl und grow;.n of a cor.ununi. ty
i n \\:1 indhot'k. iience we l'equt"s l. approval fo.~ t.:w
development of the streets t;o an affordable stanciocd ns
r:-oposed above.
Aaeillitan·t City Engi neer
Roads Planning : Ci t y &nginee-r 1 3 D\\"partment
City of Windhoek
P 0 Box 59
WINDHOEK
9000
Attention: Mr A C van der M~rwe
Dear Si r
DEVELOPMENT OF INTERNAL STRRKT EXTENSION 1 GOR&ANGAB
l? March 1993
We are writing to enquire when the st&~eet (unnamed, see attached plan)
in Goreangab Extension 1 will bE> constructed by the Municipality.
This street ue-l·vea erven develope.: '>Y the ll.unicipali t;y ;'md tJU:'ch<<sed by
NH8 in 1992 tor the resettlemtmt. Qf the single quart~"'rs squatters from
Katutura. NHK are currtontly engaged i.n an upgrading programmE" for this
community, which involves tho inst;allat.ion of street li!~hts on intE-rnal
strtoets. Thi!l City fUectrical ~ngineera inform us that thl.s connot o("
carried out until the stre-ets are constructed. All the otlle1' ;.;L!'t't:>:,:;
in the area concerned AI'<' .t·:r·acled and lev("ll !?'ci tml this one l"E"rr"'' .~ :o ' ;
Pough track. Kindly : n <.: .lcate to us as :Joon as possiblE' wi)E'Il -~'-~: .,, .
streets will be completecJ,so that we can plan f.tcco1·dingly.
We look forward to your earliest .!'esponae.
Youra t'aithfully
C STEENKAMP
SPECIAL PROJECTS OfFICER
Al'll'lEX[JRE 2. 1 /I:
Letter Regarding
Infrastructure Ugrading ~
F
I'
'1
!,
NATIONAl HOUSING E NTER PR ISE
Head Office: 7 Omuramba Road, Eros " P.O. Box 20192, Windhoek, Namibia
Telephone (061) 37224 " Fax (061) 222 301
City Engineer 's Department
City of ~'!indhoek
P 0 Box 59
\\!JINDHOEK
9ooo
Attention: Mr Ben van der Merwe ·
24 March 1993
Dear Sir
. ~ · -···- ----··- ----~----~-----~-~-· ..
INFRASTRUCTURE UPGRADING EXTENSIONS 4 AND 5, OKURYANGAVA
Further to recent discussions with Mr Walton of Sum-McNamara Consultants
on behalf of NHE , we are writing to confirm the Municipality's offer to
supply materials for the extension and upgrading of the water and sewer
reticulation in areas of Okuryangava Extensions 4 and 5.
The erven concerned are appended hereto. These communities are part of
the recent resettlement of squatters from the single quarters in
Katutura. NHE is engaged in a housing improvement programme there.
An aspect of this is the upgrading and extension of the services
infrastructure. In order to establish the real costs involved, we
would like confirmation from the City engineer's Department of the
details of this offer. We seek clarity on the extent of the
Municipality's contribtuion, procedures for application, timetable, in
which locations and projects this is .applicable and any other
restrictions or conditions that are relevant.
We are presently assessing the feasibility of undertaking the
infrastructural upgrading at this stage before too many permanent
structures are built and would appreciate your response to the above as
soon as possible in order to assist us complete our assessment.
Thanking you in anticipation.
@-:Aely
C STEENKAMP ~
SPECIAL PROJECTS OFFICER
WINDHOEK LO~ INCOME HOUSING PROGRAMME
SERVICES UPGRADING
Block Erven: · Okuryangava Extension 4
Okuryangava Extension 5
2096
2098
2311
2312
2313
2313R
2320
2324
2329
2331
2332
ANNEXURE 2. 2/A:
NHE's Application for Land
For Core Houses
The Tovm Clerk
Windhoek Municipa.Hty
P o Box 59
WINDHOEK
Dear Sir
APPLICATION TO PURCHASE 3 ERVEN IN KHOMASDAL EXT. 4
AND 1 ERF IN OKURYANGAVA EXT. PROPER FOR THE WINDHOEK
LOW-INCOME HOUSING PROJECT
REF~ 159921
l. With reference to our previous discussionl:> and meetings regarding the
abovementioned project the NHE wishes to apply to your Council for
approval t o purchal:>e the following erven:
A. OKURYANGAVA PROPER
Erf no 41, size ± 25 794 m'
After discussions between Mr P Cril:>po of Sum Consultantl:i and your
Mr N van der Westhuizen, it was determined that t he selling price
would be RlO,OO per square meter.
B. KHOr-iASDAL EXT. 14
Erf no. 1430 (39 627 n! ) ; erf no's l373 and 1374 (25 692 mz )
After discussions between Mr P Crispo of Sum Consultants and your
Mr N van der Westhuizen , it was mentioned that the selling price
would be between Rl2,00 and Rl4 ,00 per square meter.
2. NHE also C()rdially request your Council to present us with all the
relevant costs and other requirements, including the Council's
contribution towards the development costs, as well as the conditions
that will be registered against the title of the land.
We trust you would find the abovementioned in order.
Yours faithfully
A J BODS
for SENIOR MANAGER: SOCIAL
& TECHNICAL SERVICES
ANNEXURE 2. 2 /B:
Correspondence
Related to Plot Size
-----
NAT IO NAL HOUSING ENTERPRISE
Head Office: 7 Omuramba Road, Eros " P.O. Box 20192, Windhoek, Namibia
Telephone (061) 37224 " Fax (061) 222 301
The Honourable Dr Libertine Amathila
Minister of Local Government and Housing
Private Bag 13289
WINDHOEK
-sooo
Dear Dr Amathila
PLOT SI ZE FOR Kf'W PROGRAMME
3 March 1993
The purpose of this letter is to apply for your consent , · under the
provisions of Section IV, lO(b) of the National Housing Pol i cy , for the
plot size to be used i n the core-house component of the KfW financed
housing programme to be reduced from 300m2 recommended in the National
Housing Policy to a minimum of 200m2 "
This would result in reduced erf costs and increased affordability. It
·would also enable the programme to develop a bigger number of solutions
with the resources and land available - bringing houses to some 400
families instead of only 270/280.
_The Windhoek- Low-Income -Housing Programme is based on the concept of
participation and of offering.to each family' the possibility of choice
for its individual solution. The core-house component is addressed to
households with incomes in the range of R800 - Rl 500; smaller plots
would not be imposed on them but presented as an affordable alternative,
to be freely chosen with full understanding of· ·the economic
implications.
The size of the plot is certainly a factor in the quality of the housing
solution. However, the actual dimension is not an absolute value, and
shou~d be considered in relation with many other elements that have a
bearing on the quality of life of the users. The location in the city,
the level of serv~ces, the possibilities of developing a house adjusted
to the real needs and of a flexible· use of the plot are some of the
elements taken into account for the design of the programme's
appropriate and affordable solutions.
- .
Many arguments like the problem of scarcity of urban land and high
development costs advocate for a flexible approach to this question.
Some of them are developed in the attached report.
Looking forward to a favourable resolution, I remain
Yours
. _··: ·.
RECEIVED l! t1AR 1933
REPUBLIC Of NAMIBIA.
MINISTRY OF LOCAL GOVERNMENT AND HOUSING
TEL: 061-225898
FAX: 061-226049
TELEX: 908-603
OUR REF.:
- ENQUIRIES:
YOUR REF.:
National Housing Enterprise
P.O. Box 20192
WINDHOEK
Dear Mr. Tsowaseb
PLOT SIZE FOR Kfw PROGRAMME .
PRIVATE BAG 13289
WINDHOEK
9000
12 March 1993
In response to your letter of 11 March 1993, I have to inform you
that I am not going. to allow. the reduction of plot sizes. My
decision is to recommend 30omz, the 20omz size is too small for
families with children. Please we have· to think about children,
there must be enough space for children to play in.
National Housing policy also states that plots of 30omz sizes
would be sufficient. I am sure you will be in agreement with the
above and I will not give my approval .for small plot sizes.
I understand your point to build more houses but it will be fair
- if we give them both houses and adequate land to develop or
extend their_houses in the future.
Yours sincerely
-~' . 71 .. ~_,Q, {.
,)>. ~· D " LfBERTIN~ !,_~LA .
- J MINISTER rAMATHL
c.c. Mr. K. Gowaseb
..
All official correspondence must be ~ddressed to the Pennanent Secretary
.
:... _i::----
. '
.. \\
l
. "·
3 March :1.993
SOME ARGUMENTS SUPPORTING THE REQUEST FOR SMALLER PLOT-
SIZE STANDARDS FOR THE KfW FINANCED HOUSING PROGF.AMME
A~ AFFORDABILITY OF PLOTS
Block, undeveloped land is to be purchased for the project. The
Municipality has not yet established the selling price; for
budget purposes , it was estimated at Rl5 m2 " One of the
programmes is to be loca t ed on erf No 4l i n Okuryangava Prop$r.
With an area of 25 794 m2 , its cost would be R386 910. -
To compare costs, two alternative lay-out plans, one with 200 m2
erven and the other with 300 m2 erven were prepared for this plot,
illustrated in t he attached plans. The development costs are in
the order of R280 000, roughly similar in both cases. bringing the
total cost {purchase + development) to approximately R667 000.
The first alternative would permit development of 99 plots of 200
m2 wi t h a unit cost of R6 700 (act ual aver age size 215 m2 ) ; the
second, 70 plots of 300 m2 with a unit cost of R9 500, a 40%
increase. This R2 800 extra will make the plot unaffordable to
many low-income households at whom this programme is specifically
aimed.
B. QUANTITY OF SOLUTIONS
For t he Core-house component of the programme, NHE has already
applied for t he purchase of four undeveloped (block ) plots from
the Munic ipali ty: 3 in Khomasdal Extens ion 16, and t he one
already menti oned. The total area involved, slightly over 91 000
m2 would permit the development of bet ween 350 - 370 erven of 200
m2 , but only 250 erven of 300 m2 " The munici pali ty has advised
' NHE that a t pr esent it would be very difficult t o f i nd other
appr opria te land for the project.
C. QUALITY OF SOLUTIONS
The location - of t he projects , a l l c l ose to existing
neighbourhoods , assur e that the new communi ties to be created will
be easily integrated into urban life. and woul d count , f rom the
beginning, with t ransport, commercial and other services. If
required , community centers could also be incl uded to promote
community development .
Some preliminary core designs were developed during the Inception
Phase, showing that adequate housing solutions can be built on 200
J plots leaving ample open sp~ce for other uses (see attachment).
· Each plot will be fully serviced, and the initial core-houses can
be extended by the beneficiaries with financial, technical and
social assistance from NHE "
I
! '
I
I
/
- 2 ~
De CHOICE : SELECTION OF BENEFICIARI ES
NHE has a list of over l 500 households regist~red as needing
houses, a sizeable percentage of whom are in the income categories
to which the core-house project is addressed. They will be
contacted and the project will be explained to them in detail .
Each one , with full knowl edge, wil l then have the possibility of
applying for the project , if t he sol ut ion i s suitabl e and
affordabl e . They will a l so parti c i pa t e i n t he definiti on of-
the i r individual core- hous e design .
E .. SCARCITY OF URBAN LAND
Developed urban land is an expensive and scarce commodity in most
cities. In Windhoek this fact is aggravated by the topography ,
that limits future extensions and require a particularly careful
use of the available land. Increase in densities, use of smaller
plots and multi-story buildings for housing and other planning
instruments should be considered in this regard. This fact is
well known to municipal planners, that from a technical point of
view they have no objection in accepting erven with areas below
300 m'~ , and have actually developed · townships · (in Khomasdal,
Goreangab etc) with such kind of plot areas.
Windhoek
.·
".
STREET
,.--------------------,
I I
I I
I I
[ PLOT SIZE [ boundary
J 200 "q.m :-.- line
I I
r--------~ ! I I
I I
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: > I I I
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l 0 :
I I I
I 1 I
I I I
I I I
I 1 I
I I I
I I I
: : :
I I I
QORE 8 ONE ROOM !
I I I
1 18sq.m : 1
I I I
I I I
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I I I
I I 1
I I I
I I 1
I I I
~----------------~ l
I I
I 1 L---------------------
. STREET
STREET
r--------------------,
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[ PLOT SIZE [
...........____: 200 sq.m [
I I
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icORE fl TWO Rqk:lM~
! Ssq.m il [
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'-------..l....~--~-=.='J :
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·--- -------- --- -------1
STRe ET
,---------------------, r--------------------- ,
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[ [ PL OT SIZE [
[ [ 20 0 sq.r.1 [
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r-------- - - ------- i l r---- ,-------~
1 1 boundary [ I I
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~: : \\J' ' -- : I I I I : I ' I 1 I I
1 I I
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: : : ~---------1
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CORE 8 ONE ROOM [ [COfjE 8 TWO ROOMS:
I I 1 I
[ 19sq.m [ 1 I 32sq.m [
I I I I I
I I I I I
I I I I I
I I I I I
I I I I I
I I I I I
L---------------~ [ L----------------l
I I l : L ____________________ j L--------------------~
PLOT SIZE
200 sq.m
7""'-' ·.,....,..,....,, ..,..._,.,.:;.....,.
-l
r·rur:'::·llllll
SIDE VIEW
boundJr y
!ina
i
I
boundary [
~
v
line l
I
__,..,
I
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VIEW FROM STREET
SIDE VIEW
boundary :
li n e~
1 Wl l I
VIEW FROM STRE1ET
. bou.1dory
~/ne
I
I
I
I
I
I
I
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I
I NHE-KfW --l
I WINDHOEK LO W INCOME I
I HOUSING PROGR AMME I
"
I
CORE HOUSE MOD ELS
[ PLAN No.3 ___ j
I I
SCALE:
}:_ r f r 1B
metre $
KV OF C. q~
PUBLIC OPEN
SPACE
l \\1 I I L- I " I Y ·;
'"''1/itrNDHo·cK' L 6vv"' 'INC v tvlt "
HOUSING PROGRAMME
CORE-HOUSE PROJECT
MODEL LAYOUT- 20 0 m2 ERFS ,
TOWNSHIP:
OKURYANGAVA PROPE~
ERf 41 -25. 794 m2
[---- PL AN No. 2 j
LEGEND:
WATER
SU??L Y LJI'i ::s :
s::w::Rs:
. STilo::T LIGHTS :
COSTS:
"?. O~JS:
550m ?.14700 ;; H r:"'i
"R.SI C oC.OO
~s::w::?.s:
620::> ?..13~ 00 ;Je i ..
"it109 92 5.CO
* WAT£2 St.:Pr L ':":
S20r.o ?.. 79.C O ; ;: .-::
·rto s s 3 ~.oo
,.Sr?.::ET L/ G!-: T~ :
Jt.. cr .~.1 5C:JOO e: ~~
"il z ; O::J OOO
TO T '..: R2 77 575.00
9 9 H.v:..N
cos ?E ?. E~.z : .~ 2 60 3 eo
SCALE:
o ,10 'fO ,3o ,~o 150 f&oo-;-:p r=~4 r.. l!! re s
OEC.9 2 m
~aa~--~.r-~-~--~--------~-----
lj
'I
I
f__
fj
I ·, }/
~
.{
f
I r.
f
..,..,-><"""" ~l.
WINDHOEK LOW IN COME
HOUSING PROGRAMME
CORE-HOUSE PROJ ECT
MODEL LAYOUT-300 m2 ERFS
TOWNSHIP :
OKURYANGAVA PROPER
ERF 41 -25 . 794 m2
pLAr< r< Z A l
- I
~
HtER so?Pl'( UISS - " - · - " -
s~·-~as - -- .. - ._.
StRi.!:t LtGa15 "
~
" aO~OS: iil a ~ Rs 1\\l/ l ' S\\.l! )
,;,;·;·m: sao~! Rs 111/ "' t\\l.llO
on!'i:R W?L~: SSO a ~ Rs Jq/ 1' &UlO
o)lRi.Zi LtGatS: l\\ ! R; t.)OO/u'H .OOO
tom oEVEL01~.::~ l costs :
10 E?-~i.~
COSl PER ERF ;
Rs no .ooo
Rs I. t \\0
ANNEXURE 2. 2/C:
Report on Cost Estimates
For Land Development
P.O. Box 22600
Windhoek
Telephone: (061) 3-n04
Fax: (061) 3·3595
Kamenco Haus
8 Curt von Francois Street
Windhoek
Our reference:
VWL Namibia Inc
Consulting Engineers
vVindhoek
. . Laboratory:
:'}~ ' o.'
2 Ruhr Street
Northern Industrial Area
Windhoek
Tel: (061) 6;1~07
You1 reference: Date:
11214/JK/ms 25 March 1993
National Housing Enterprise
P 0 Box20192
WINDHOEK
NAMIBIA
ATIENTION : MR CAPURRO
Sir
, r
COST ESTIMATE FOR THE PROVISION OF SERVICES
Further to our telephonic discussion on 24 March 1993, the cost to construct gravel roads may be reduced
by omitting the kerbstones and subbase layer, i.e. only providing an in-situ selected layer and wearing coarse
with open stormwater side drains.
Should the pipes and relevent material for the sewer reticulation and water network be provided by the
Municipality the cost estimate to provide civil services for the respective townships, then becomes:
COST ESTIMATE OF CML SERVICES
DESCRIPTION OF ERFNO 1430 ERVEN NO 1373 & ERFNO 41
SERVICE KHOMASDAL 1374 KHOMASDAL OKURYANGAVA
Streets R135 000 R 49000 R53 000
Sewer R109 000 R67000 R 58000
Water R49000 R 36 000 R 38 000
Total R293 000 R152 000 Rl49 000
The cost of civil services for the total project is then RS94 000, with an average cost per stand of R2 267.
This cost excludes establishment costs which may be taken as 12 % in the Windhoek area.
Attached please find a copy of the fee scale, Model form 1 of 1987, all disciplines, of the Namibian
Asso~iation of Consulting Engineers, for your information.
~~
J KABER Pr Eng
VWL NAMIBIA INC.
11214.01JK.ms
Direc:tore: FN Mane, JM Kabat, Df. MP CiNiera
AMocle'": P J Forster
Registered Proleealonal Engineers
Registered firm; ACEN
REG. No. 90/469
(1987 FEE SCALE) .
PART 1 - VORK OF NORMAL CHARACTER
f.l In respect af ~arks ~aklng noraal de~a"ds on t he tige of t h1 Consulting Engineer,
t he fee shall be as provided in Clauses T.l.l, T.l.2, T.l.3, 1.1.4, l.l.S, T.1.6,
T.l.7, and T.l.8 of this Tariff, together with any charges for additional
services as described in Part 3.
T. l.lCIVIl AND STRUCTURAl ENGINEERING tiOR~
The fee for the Civil and Structural Engineering work shall be calculated as follows:
T.1.1 . 1 BASIC FEE
I
I Wh~~e the cost of the Works-
!
I
!The fee shall be the sum of the priaary fee stated inl
Column 3 and the secondary fee calculated in ter"s of
Column 4 )'
~---e-x-c-ee-d~s----~~b-u~t-d7o_e_s_n_o~t---
l
I
I
I (Colulln 1)
exceed
I
(Col umn 2)
Priury fee
(Column 3)
!Percentage for .secondary fee cal-
lculated on the total cost of the
Works
'---~--- ----:---- -------- -------------1 R R R %
I (a) 120 000 400 10,00
I (b) 12o ooo 2oo ooo 1 6oo 9,oo
(c). 200 000 300 000 2 600 8,50
(d) 300 000 500 000 4 100 8,00
(e) 500 000 800 000 6 600 7,50
(f) 800 000 1200 000 10 600 7,00
(g) 1 200 000 2 000 000 16 600 6,50
(h) 2 000 000 3 000 000 26 600 6,00
(i) 3 000 000 6 000 000 41600 5,50
(j) 6 000 000 10 000 000 71 600 5,00
(k) 10 000 000 14 000 000 121 600 4,50
(1) 14 000 000 24 000 000 156 600 4,25
(m) 24 000 000 216 600 4,00
T .1.1.2 ADDITIONAL FEE FOR REINFORCED CONCRETE PORTION Of THE VORKS
The additional fe( on the reinforced concrete portion of the Works,
including the concrete, reinforcement and forrawork, which involves
structural design ~n the part of the Consulting Engineer, together with
the relevant propo~tion of the items under the heading "Preliminary and
\\
l .
REPORT AND COST ESTIMATE FOR THE PROVISION OF SERVICES
ERF 14~0 AND ERVEN 157J & 1n4 IN KHOMASDAL EXT 1S AND
ERF 41 IN OKURVANGAVA PROPER
ISSUED BY:
National Housing Enterprise
P 0 Box 20192
WINDHOEK
NAMIBIA
11214.REP JK.ms
MARCH 1993
PREPARED BY ,:
VWL Namibia Inc
P 0 Box 22600
WINDHOEK
NAMIBIA
Tel. 37704
l
l
COI"'l"TENTS
1. INTRODUCTION
2. GENERAL INFORMATION
3. ERF 1430 KHOMASDAL EXT. 15
4. ERVEN 1373 Al'ID 1374 KHOMASDAL EXT. 15
5. ERF410KURYANGAVAPROPER
6. COST ESTIMATE
11214.REP JK.ms
PAGE No
1
1
2
3
4
4
1
1. INTRODUCTION
The Kredietanstalt fii.r Wiederaufbau in co~operation with the National Housing Enterprise is
interested in developing certain erven in Khomasdal and Okuryangava.
To determine the feasibility of this development a cost estimate is required and the Consulting
Engineers, VWL Namibia Inc. were subsequently appointed.
This report deals with the cost estiraate for the civil works, i.e. water, sewer and streets, The
electrical cost estimate, distinguishing benveen a cost estimate for street lighting and supplying
electrical services to each stand, is presented in a seperate report.
The topography and availability of existing services varies considerately for the different erven.
Firstly general information concerning streets, sewer and water services and secondly, conditions
pertaining to a specific erf, are dealt with in this report.
A cost estimate of providing streets, sewer reticulation and water network for each erf as well as the
average cost per erf is provided.
2. GENERAL INFORMATION
2.1 STREETS
Provision is made in the cost estimate for a cross fall on the street with kerbstones and concrete
channel on the low side which will allow the street to serve as an open stormwater channel.
Areas were identified where specific stromwater structures are required and are described in more
detail under the relevant township development.
The pavement layers of streets consist of a 150 rom in-situ selected layer, 100 rom imported subbase
layer and a 150 rom wearing coarse.
When in future, the wearing coarse is in need of regravelling it may be economically viable to
upgrade the gravel road to an all weather surfaced standard by simply replacing the wearing coarse
with a base coarse layer. The advantage being that the original design drawings may be utilized to
upgrade the road and the kerbstones and channel are in their final position.
The subbase layer may be omitted from the pavement layers described above, resulting in a saving
of some 10% in the cost estimate for streets, stated in this report. This will, however, reduce the
total pavement strength with resulting increased maintenance requirements to the wearing coarse.
When upgrading the road to a bitumen surface, a new design and re-instating of the kerbstones and
channel will be necessary.
Provision is made for a gravel surface on all streets except the street with a 12m reserve on erf 1430
Khomasdal which is provided with a 19 rom bitumen single seal and slurry. (Cape seal)
11214.RBP JK.ms
J
J
J
J
J
J
J
J
]
]
]
]
]
]
2
The widths of the carriageways corresponding to the street reserve widths are tabled below:
TABLE 2.1 : WIDTH OF CARRIAGEWAYS VERSES STREET RESERVE WIDTH
'
ll
2.2
2.3
STREET RESERVE WIDTH WIDTH OF CARRIP~GEWA YS
12 m 7 m
10m 6m
3m L 5 m 6m 3 m
SEWER
Vitrified clay sewer lines are nominal 150 mm diameter except erf connections which are 100 mm
diameter.
Erf connections are provided at a position 1 m inside the erf boundary. The builder then connects
the sewer from the house to the erf connection.
In general, one sewer line is provided to serve stands on both sides of the line. This means that
some erven are drained against the natural fall of the terrain necessitating the deepening of the main
sewer line. The practical feasibility and economical viability to extend a certain depth of excavation
versus a second sewer line can only be determined in the detail planning phase. Provision has in
certain cases been made for a sewer line on the down hill side of each row of erven as described
in this report.
Some erven may be drained to an existing sewer line rather than installing a new line.
WATER
Existing water lines are available on the boundaries of the proposed townships to be developed. The
water pressure available at the connecting points is at present not known and the final pipe
diameters may therefore only be calculated during the detail design phase.
In general 90 mm and 110 mm diameter uPVC pipes appear to be sufficient, which also allows the
domestic water network to be utilized as a fire water system.
Some erf connections are made from existing water pipes.
11214.REP JK.ms
3
3. ERF 1430 KHOMASDAL EXT. 15
3.1 STREETS
The street with a 12 m reserve is situated in a natural stream which drains the stormwater of this
erf as well as neighbouring erven. This street will form a major stormwater channel with a gradient
of 3% and it is therefore essential to provide this street with an all weather surface since a gravel
surface will be subject to serious erosion.
The rest of the streets are provided 'With a gravel surface. Although the gradients of some streets
may be as high as 15% the catchment area of these streets are limited. The concrete channel sizes
may therefore vary to accommodate stonnwater on these steep slopes.
No specific stormwater structures are required for this erf.
3.2 SEWER
This erf is situated in a hilly area with slopes in excess of 15%. It may therefore not be feasible, in
two specific areas, to drain the sewer against the natural fall of the terrain.
The most northerly sewer line on this erf which drains in a westerly direction, crosses the 12 m road
reserve, which is a low point, before joining the existing sewer some 2 m higher up. Depending of
the depth of this existing sewer this street crossing may not be feasible.
The necessity to provide an additional sewer line in order to drain erven and to be able to connect
to the existing sewer line will only be determined during the detail design phase when all the
relevant information is available. An amount has, however, been included in the cost estimate to
accommodate certain additional requirements.
3.3 WATER
Sufficient points to connect to the existing water network are available.
Some 18 erven need to be connected to the existing water network.
4. ERVEN 1373 AND 1374 KHOMASDAL EXT. 15
4.1 STREETS
The 10 m street reserve runs on the water shed and the minor streets drain stormwater from this
street towards neighbouring erven.
All streets have limited stormwater catchment areas, with gradients in the order of 5% and a
designed concrete kerb and channel will suffice to drain stormwater. No surfaced road area nor
specific stormwater structures are required to drain stormwater on this erf.
All roads are provided with a gravel surface.
11214.REP JK.ms
4
4.2 SEWER
In one area erven are drained against the natural fall of the terrain although this is not foreseen to
be a major problem.
4.3 WATER
Water connections to this erf are limited to two positions. Depending on the available water
pressure a 110 mm diameter water pipe in the 10 m street reserve may be sufficient.
5. ERF 41 OKURYANGAVA PROPER
5.1 STREETS
The general fall of the terrain as well as the three parallel streets drain perpendicular onto one
street. It is not advisable to concentrate all this stormwater in one street and then releasing it at a
specific point, causing excessive corrosion. It is therefore proposed to install two 600 x 450 box
culverts in this street to allow the natural flow of water down the hill.
All streets are provided with a gravel surface.
5.2 SEWER
In one area erven are drained against the contour which may necessitate a second sewer line.
Provision is made to connect 11 erven to an existing sewer line.
5.3 WATER
Water lines are placed in the street reserve and not mid block to allow for accessability to fire
hydrants, valve boxes and in general to protect the lines from damage in erven.
Ample positions are available for connection to the existing network.
11214.REP JK.ms
i
L
·-----· -----·~·
5
6. COST ESTIMATE
The cost estimate to provide the civil services for the proposed development of the respective
townships, is tabled below:
TABLE 6.1: COST ESTIMATE OF CML SERVICES
DESCRIPTION OF ERFNO 1430 ERVEN NO 1373 & ERF NO 41
SERVICE KHOMASDAL 1374 KHOMASDAL OKURYANGAVA
Establishment R 50 000 R30000 R 30 000
Streets R176 000 R 81 000 R102 000
Sewer R156 000 R 98 000 R 83 000
Water R 81000 R 60 000 R 63 000
Total R463 000 R269 000 R278 000
The relative cost of civil services per stand is tabled below:
TABLE 6.2 : COST ESTIMATE OF CML SERVICES PER STAND
ERFNO 1430 ERVEN NO 1373 & ERF NO 41
KHOMASDAL 1374 KHOMASDAL OKURYANGAVA
NO OF STANDS 115 77 70
Total cost of civil
services per stands R4026 R3 494 . R3 971
The cost of the civil services for the total project is R1 010 000, with an average cost per stand of R3 855.
11214.REP JK.ms
Al\\TNEXURE 2 .. 3/A:
Minutes
Of the Initial LGF Meeting
MINUTES OF A MEETING HELD AT NHE ON 11 FEBRUARY 1993 ON THE INTRODUCTION OF
A LOAN GUARANTEE FUND
PRESENT : Mr A Tsowaseb - NHE
Mr L Fick - NHE (Chairperson)
Mrs M Dax - NHE
Mr c Steenkamp - Bank Windhoek
Mr B Reynecke - First National Bank
Mr Mr Pot gieter - SWA Bui lding Society
Mr A Louw II
Mr Born mann II
Mr A Barnard - Namib Building Soc i e ty
Mr Fouche - Namibian Banking Corporation
Mr Joubert - Standard Bank
Mr G Kazombau - Credit Union
Mr J Cr ispo - Sum Consultants
Mr s c Muller - NHE (Secretary )
1 . WELCOME
Mr Fick welcomed all present.
Mr Tsowaseb pointed out that the meeting was called to work out a
system which will ena ble Namibia' s l e nd i ng institutions to pool their
cons iderabl e resources and expert i se. He mentione d t hat t he national
housing shortage totals about 50 000 housing units . In the NHP draft
of 1991 the Government acknowledges the important contribution of the
private sector in housing. At the same time the Government
acknowledges that steps need to be taken to solve several issues which
have up to now prevented the private sector to participate i n the
provision of ho using.
2 . BACKGROUND TO AND REASONS FOR THE ESTABLISHMENT OF THE LOAN GUARANTEE
FUND
Mr Crispo informed the meeting that KfW had granted DM1 million to
Namibia for a housing program that involves several sub-pr ojects which
has b een s t a rted with low-income peopl e. The prog ramme has been
designed in s uch a way to put t he r espon s ibility for housing on e ach
individual family. The policy of the German Corporation is to involve
the private sector and financial institutions in the financing of
housing for low-income people . Money is available to develop a Loan
Guarantee Fund. The fund will be created on the basis of an idea
suggested by SWA Building Society to t he Ministry of Local Government
and Housing in 1991. The private s ector and financial ins ti tut i ons
should participate in this housing programme for l ow-income people
through the Loan Guarantee Fund. A condition of the KfW grant is that
the project should cater for the lowest income groups to the largest
possible extend. The project is combined to help households with
incomes spread below 3 x PHSL.
Mr Potgiete r of SWABOU pointe d out that one of the ma in reasons for
the establishment of a Loan Guarantee Fund was that mos t of the
financi a l institutions are very weary of lending money to that segment
of the market. It is normally the low-income housing and low-income
-2-
groups that are mos tly effe cted by retrenchments. Low- i ncome g roups
are therefore s e en as a r isk i n mort gage l ending . To ove r come this
problem , a Loan Guarantee Fund needs to be created and wh ich should be
administered by one body . As loans are granted f r om the Loan
Guara ntee Fund , a pa per g ua r antee i s issued t o t he finan c i al
i nstitution for a cer tain amount of the bond amount t ha t was granted .
Should the borrower default , the amount should be c l aimed f r om the
Loan Guarantee Fund . To safeguard and to make it possible for the
financia l ins titut ions t o get involved in this market , mos t o f the
f inancial institut ions indicated that this is the only way they would
get invol ved in a low- income housing project.
3 . DISCUSSION ON PRINCIPLE OF LOAN GUARANTEE FUND
( a ) % Coverage o f Loa n
Mr Steenk amp ind i cated t ha t Ba nk Windhoek a t t he moment r e qu ires
a 20% deposit a nd in the case of a n a g r e e ment with the
Government , a 20% guaran t ee on a 100% l oan. Non-government
officials have no f inancial backing. Problems could be
experienced with the affordability at market related rates. The
market being looked at is R2 500 . Loans are g i ven according to '
affordability . Any body who wants such a loan would h ave to save
fo r a 10% deposit. Bond registrat i on costs should a l so be
brought into calcula tion . The r e are very few people in this
inc ome group who will be able to save for a deposit. If a person
can prove his ability to save i .e . R500 for 10 months , this is
also an ind ication of h i s ability to pay his bond .
The important aspect is that the person shoul d have some
obligation. He should con tribute from his own pocket. If a
pers on wants a house, he should show t ha t he is respons i b l e
enough to obtain one .
On the other hand, the que stion arises as to where a person will ;
stay while saving for his deposit.
(b) Re- insurance of Risk
Questions that arise are
(a) What wi ll the cost of insurance be, and
(b) Will the financial institutions be willing to include that
costs in t he loan
(c) Si z e of Loans
Loans of between R20 000 to R50 000 wil l be made a vailable. It
cannot be expected that the scheme s hould stay in t ha t range. It
has to b e adjusted as inflation and salaries increase.
(d) Mana g ement a nd Administration of the Fund
It was f e lt that a Steering Committee as initi a lly s uggested will
not be require d if clear rules were established and approved
beforehand by all - then, NHE will admin ister the fund.
--3-
4. REQUIREMENTS OF THE FINANCIAL I NSTITUTIONS BEFORE PARTICIPATION CAN BE
CONSIDERED
Applications would be accommodated after having considered each
application on a merit basis . Each institution's requirements/
lending criteria wi ll apply .
5 . DRAFTING OF LOAN GUARANTEE FUND RULES
Mr Fick agreed to draft these rules and distribute them wi t hin 10 days
fo r comments and amendments . Rules should be fair to both parties .
THE MEETING ADJOURNED AT l5h30
AN]\\TEXURE 2 .. 3/B:
Draft Contract and Rules
Of Operation for LGF
Sir
LOAN GUARANTEE FUND RULES
Attached please find a draft set of rules for the proposed Loan Guarantee
Fund.
The Loan Guarantee Fund needs to be a separate legal entity from NHE, We
are considering a number of options to ach.ieve this,
Considerati on can a l so be given to include loans on houses in unproclaimed
areas, (no bonds possible) if your company can provide loans under those
conditions.
Your comments on the acceptabilit y of the proposed scheme by 24 March 1993
will be appreciat ed .
Yours fai t hfully
L FICK
SENIOR MANAGER : FINANCIAL
PLANNING & CONTROL
CONTRACT OF INDEMNITY
ENTERED INTO BY AND BETWEEN THE;
of;
P.O.Bo>: 20192
WINDHOEK
LOAN GUARANTEE FUND
Te lephone number (061) 3 7 2 2 4
<Herein r e presen t ed by
i n his c a pacity a s
having b e en duly <wthol- ized then~to a n d h en-ein-aftel- 1- e f en-ed to a·~
"LGF ")
a nd
eae a n aaa a a.a u m 11 aa"" " II 8 II II II II Q Y II U M II 8 e II II II U D 11 "11 a a II II II 8 II 8 U 8 8 8 M 8 II & II II II m 8 II 8 II II II 8
m e an "" a o 11 111111 a " a " " a au" aa a a a u 1:1" au au a a a &a 8C n n
<Name o f the Financial Insti t ution )
C)f;
It 8 II II II II 8 II 8 II II 8 II 8 II 8 II a a a 11 11 11 8
II t1 a a a a a a II a a II 8 II a II II II II a II II II II II 8 a
Telephone number . . . . . . . . . . . . . . . . . .
<Herein represented by """""""" u """"""""""""""""""""""""" Ill ""
in his capacity as
············~~~· · ·········· · · · ········· · -·
having been duly authorized thereto and herein-after referred to as
"F I II)
Whereas:
A. In the fl- amewod:: of the Wi ndhoek Law-I ncome HoLis ing F'l-og l-amme
that the National Housing
f inancial assistance
Enterpr i se ( NHE) is implement i ng
the German Govel-nment thl-ough
with
the
~<red i tanst a 1 t ·fuT W.i e del-aufbau ( KfW) , it W<:ts dec ide d to c n:>at e an
instrument to encourage priva te financial institutions to extend
housin g loa n s t o low-income f am i lies;
B. The NHE has p r oposed and KfW has ag r eed to assign an amoun t of DM
1 000 000 <German Mark one mi llion) to create a LOAN GUARANTEE FUND
<LGF) to r educe the risk of l ending t o this socio-economic sec tor.
C. The parties wish to agree the terms and conditions of such
indemnity i n ~riting.
NOW THEREFORE IT IS AGREED THAT:
1. DEFINITIONS
In t.h is· ccmt ~-act of i ndemni t. y, un 1 ess inconsistent with Ol- othel-wise
indicated by the con t ext -
1 .1 "Loan Gu.::\\1-antee Fund" means an amoun t equivalent to DM 1000 0(H)
<Deutsche Mark one mil l ion), to be held in trust by NHE at a
financial institution of it~; choice ancl to be used e:·:clu~;ively fol-
the purposes and followin~ the procedures established b e low. NHE will
report to KfW qua r terl y on the use of these funds.
1 . 2 "Loan Guarantee" means thii~ gual- antee issued by the LGF to the FI
in the fol- m of the attacht."!d dr·aft "Cel-t ificate of F'.:\\l-ticipat.ion"
which covers the FI against loss es up to 20X o f the loan granted to
an individual.
1. 3 "Deposit l-ep lacement gual-antee" mec.·m~:. · the samr~ as the gual-antee
issued against loss mentioned in 1.2 above.
1.4 "Year of Business" means any· pel-iod of one yeat- calcLllated ~ in
t he case of the first year of business, from 1 May 1993 ~ and in the
case of every succeeding yea\\- of business, ft- om the day upon 11-1hich
the immediate I y pl- ;;~ceding <: >L!ch y e,;;n- terminated~ and t enninati.ng on
the day twelve months thereafter, both days inclusiVeJ
1. 5 " Judgement /in s olv ency a d vice" means .;_:,n advi c e 01- n o t.ice in the
form of Annexure B -
' 1.5.1 of a judgemen t having b e e n g l- a nted by a comp etent coLu- t
against the bon-owel- in t e l-ms of a guaran teed loan, whether a t the
i ns tance o f t he FI or of an y o t h er person , pursuant to wh i ch
j u dgemen t -
1.5.1 . 1 The FI intends to arrange a sale in
e :·: ecut. ion; ol-
1 . 5.1 . 2 The FI has been given notice in accordance
wit h any applicable law t hat the relevant proper ty
has been attached at the instance of such a person; o r
1. 5.2 of the borrower , in terms o f any guaranteed loan, having
been s equest rated, provisionally or finally;
1.6 The "loan balance" means the amount of the ba 1 ance of the
guaranteed loan a ctuall y owed, at the time when the loan balance is
detennined, by the ~-elevant bon-owe\\- to the FI , on accoun t of the
c:ash amount actLtall y lent and advanced to such bon-owe\\- and all
finance charges or other costs or amounts which may, in terms of the
Usury Act 1968 be l-ecoven,~d fl-om such bon-ower in tel-ms of the
guaranteed loan, notwithstanding that s uch loan balance may be
qreatel- 01- smallel- than the initial value and notwithstanding that
such loan balance may include the amounts of any re-advances in terms
of the gua r a ntee d loan.
:1 ." 7 "Notice of sale of property" mr.u:Hl~5 '"' not :i.e~;) of ~::;alr-::o of pr-op¬·?1-ty--
1.7. 1 a t a sal e in exe cution as c on temp l a t ed in 1. 5 .1.1 ; o r
1.7 . 2 By p ublic auction pursuant to the i n solve ncy of the
borrower in terms of any guaranteed loan a s contemplated in 1.5.1.2
substant i ally in the form o f Annexure C.
1.8 "Prope r ty" ol- " Immovab l e Prope rty" in l- e l at i on to pl- o perty to be
mortgag e d a s S 2Clll"' i ty f or gu.:u- a n tee d loan, include s .any
mor tgag e ab l e r igh t in r esp e ct o f immova bl e property .
1. 9 "Guaranteed Loan " means a loan advanced by the F I , covel-ed i n
tel-ms of this agn?ement against potential loss in the case o f non-
paymen t of the loan by the borrower where
1.1 0
1.9.1 Such loan is secured wholly by a mortgage bond
r eg istered or a mortgage bond ranking pari passu with any first
mor tgage bond over immovable property in favour of the FI;
1.9.2 The property referred to in 1 . 9 . 1 is used or int ended to
be used primarily f or residential purposes by the borrower;
The singu le:u · s ha l l be deemed to .i.nclude a l-efel-ence to the
p 1 ura l a nd l-eference to one gende r s ha 11 be deemed . to inc 1 ude a
re f erence to t h e oth e r s a n d v ice v ersa.
2 . CONDITIONS OF GUARANTEE.
~ . 1 Co ver a g e .
The participating FI , willing to provide on reasonable business
principles mortgage loans for the purpose of construction or
acquisition of dwelling h ouses to l o w-income f a milies, wi l l be iss ued
by the LGF a guaran tee covel-ing 20~~ of t he amount of the loan. In
return fer the payment of the premiums i n respect of the individual
g ua rantees , th e LGF h e r e by g uara ntees and ag r ees t o hold h a rmless the
FI a qai.nst s u c h pc:n-ti o n o ·f t h e l Dss a r· .is:i.ng f l-orn thE' r..>c cun- .:;,:mcf.':.' cJf
an y guar2nteed e v ent as ma y be cover e d b y the g uarantee.
2.2 Beneficiaries.
Und e r the terms of the Agreement signed by the Government of Namibia
and t he Kf!AJ only families with a t o tal income b e low 3 times t h e
F'l- imal-y Househo 1 d Subsi stenc:e Leve 1 and ab 1 e to save 01- pay a 10%
deposit on the pun::hase price of the house may be granted loans
guaranteed by the LGF.
2.3 Period of the guarantee.
The gua:~-.=mteed period in l-espec:t of <:~. ny individua l loan shall be
three years fr o m th e date of the r elevant i nsurance advise and
' payment of the re 1 e vant p Femium.
f:-! . 4 Fees.
The FI undertakes to pay the LGF an amount equal to 1.0% {one
per cent) of the loan amount or such oth e r percentage as the par t ies
may agl-ee upon.
2.5 Tra nsfer of rights.
ThE." FI tl-ans·fel- all ~- ights of l-ecovt2l-y of the loss ~ as c 1 ai med
against t he LGF to the LGF as to enable the LGF to r ecover any loss
against the i ndividua l.
2.6 Subsequent loans.
The F I ma.y -
2.6.1 grant a r eadvance under a n existing guaranteed loan;
provided that, in such event, the loan balance after the grant
of such readvance may not exceed the loan balance at the time
when the loan was originally granted;
2.6.2 grant a guaranteed loan in respect of a property already
encumbered by a mortgage bond securing a guaranteed loan
previous ly gran ted by another institution, o r itse lf grant more
tha~ one guaranteed loan secured by different mo rtgage bonds
ove r the same property and individual polic i es may be taken up
in respec t of eac h s uch l o a n ; prov i d e d that , in such eve nt -
2.6.2.1 all such mortgage bonds shall rank pari passu in
respect of such p r operty;
2 .6 . 2.2 at t h e t ime o f the g ranting of an y guara nteed loan
subsequent t o the first guaranteed loan granted in respect of
the s a me p roper t y , the initia l value o f the p r op e r ty shall a gain
b e det e r mine d by r e fer ence to a new va l uatio n c a rr ied out at
t h a t time;
and
2 . 6.3 not an y t i me gran t a loan undet t h is scheme which exceeds
<R35 000,00 <THIRTY FIVE THOUSAND RA ND ) or such higher amount as
may from time to time be determi ned by the LGF by written notice
to the FI .
3. GUARANTEED EVENT.
3 .1 Occurrence.
A guaranteed e vent shall be deemed to h ave occurred, if in respect of
any guaranteed loan a loss is suffered where -
3 . 1.1 A sale in exe cut i on, whether at the instance of the
insured or of any other person, or a sale by way of a public
auction pursuant to the insolvency of the borrower in terms of
the rel e vant gua ranteed loan, was held in respect of the
relevant property;
3.1.2 At the sale referred to in 3.1.1 -
3.1 .2 .1 The property was purchased by a ny person other than
the FI for an amount which is ins ufficient to cover th e
full amount of -
3.1.2 . 1.1 the l ean ba l ance~ in the event of the sale
being a pub lic auc tion re~erred tc in 3.1.1 or a
sale in execution held in the instance of a person
other than the FI, ;or
3. 1 .2 . 1.2 the unpa id ba l an c e of t he judgement d e bt, in
the e v ent o f t h e s ale be ing a sale i n e xec ut ion h el d
at the i ns t ance of the F I ,
incl ud i ng i nt e r e s t an d costs i n r espec t the~ecf i n c luded in s uc h l oan
b a lance o r j u dgeml'::mt debt, in 1!4h ich event t h e t ota l loss t o the FI
s hal l be deemed t o be in an amount e qua l t o t he d if ference between
such purchase price a nd the loan balance referred to in 3.1.2.1 . 1 , or
an . amount equal to the d i fference between such price and the unpaid
balance of the judgement debt referred to in 3 . 1.2 . 1 . 2 , as the case
may b&"~; m-
3.1.2 . 2 Such property was purchased by the FI in which
event the total amount of the less suf fered by the FI
shal l
3.1.2.2.1 In the case of a sale other t han a sale in
execution a t the instance of the FI be deemed to be equal
to the loan balance; or
3.1.2.2.2 In the case of the sale being a sale in
execution held at the instance of the FI be deemed to be
equal to the unpaid balance of the judgement debt ,
including interest and costs in respect the~eof in such loan balance
or judgement debt.
3. 2 Exclusions .
Thel-e shal l be e :·:r.: lLtded from t he liability of the LGF i n tel-ms of
this agreement
3 .2.1 a n y loss s uf fe red as a resu it of an e xpropriation of the
re l e~ant prop erty or any part thereof by any public authority;
3.2.2 any loss arising as a resu l t of the insolvency or sale of
t h e r e l evant p roperty held p ursuant t o t he i nsol venc y of t he
bon-owel-, othen- than a 1 c"ss su f fel-ed at a pub 1 ic auction sa 1 e C:l.S
contemplated in 3.1 . 1;
3.2.3 a n y loss arising outs id e the Republic of Nam i bia; and
3.2.4 an y loss arising from radio-activity or the use, existence
or escape of any nuclear fuel, nuclear material or nuclear waste.
3.3 Additional exclusions.
In addition to the exclusions set out in 3.2 there shall be excluded
from the 1 iab i 1 ity of the LGF any 1 ic:T~b i 1 i ty fm- any 1 oss which is
related to or caused by any of the following perils;
3.3.1 civil c ommotion, labour disturba nces, r iot, strike,
lockout o r pub lic d i sorder or any act or activity which is
calculated or directed to b r ing a bout any of the aforegoing;
3 . 3 . 2 war, invasion, act of foreign enemy, hostilities or
warlike operations (whether war be dec lared or not) o r civil
3.3.2.1 mutiny, military rising or usurped power, martial law
or state of siege, or any other event or cause which determines
the proclamation or maintenance of martial law or state of
siege;
3.3.2.2 insurrection, r e bellion or revolution;
<:my ac t, (whet hr.:!l- on b¬~h .::" l ·f o·f any or-ganization, body or
person, or group of persons) c alculated or directed to overthrow
or influe nce any state or government, or any regional cr loca l
authority with force, or by means of fear, terrorism or
violence.
3.3.4 any act which is calculated or directed to bring about
loss or cause or to bring about any social or economic change,
or in protest against any state or government , or any regional
or local authority, or for the purpose of insp iring fear in the
public, or any se~tion thereof;
3.3.5 any attempt to perform any act referred to in 3.3.3 or
3. 3 . 4 a.bove;
3.3.6 the act of any lawfully established author ity in
controlling, preventing suppressing or in any other way dealing
wi th any occurrence referred t o in 3 . 3.1, 3.3.2, 3 . 3 . 3, 3.3.4
<:mel 3. 3. 5 c."\\b ove.
If the LGF allr.~gf2S t hat by r eason 3.3.1, 3.3.2, 3 . 3 .3, 3. 3 .'+, 3.3.5
<::lnd 3. 3. 6 o f this E:·~ception, l os!:; i s not c ovel- eel b y this ag l- e ement ,
t he burden o f pr o v i ng t h e contrary sha l l res t i n t he Financial
Institution .
3.4 This LGF does not c ove r loss o c c asione d by permane nt or
temporary dispassion r esulting from nationalization, confiscation,
comma ndeering or requisit i on by any lawfully constituted authority .
Lt " PROCEDURES
4.1 For taking a guarantee from the LGF.
4.1 . 1 Application for coverage.
4. 1 . 1 . 1 The guar an t ee sha l l a pp l y o nly one~ the a p p lica tion f or
s uch a guc:\\i- antee has b e en a ppr· ove d and a f t e r the p r emiu m fol- t he
i s sue o f t he gua r antee h a d been paid by t he F I to the LGF .
4 . 1.1.2. No certificate of participation shall be issued before
the conditions in 4.1.1.1 had been met.
4.1.1.3. Individ ual guai-antees shall be deemed to have been
taken u p in r esp ect of any guaran t e ed loa n with effe ct from the date
o f paymen t o f the p r emi u m.
4.1 . 2 Month l y Repo r t .
A gu .::\\1- an t er:.: c.H.ivicr: n;>cOl-ding all individual polic: ie·;~ taken up in
n:spect of the g Liaranb~ed loc."'ln~; dui-ing a particulai- month shall be
completed by the F I at the end of every month and delive~ed to the
LGF within 7 days thereafter , provided that
4.1.2.1 an i ndividua l guarantee may not be so taken up prior to
r eg i stration o f the relevant mortgage bond; and
4.1.2.2 in the event of the individual guarantee having been so
t ak 1-:m up in l-e~.;;p¬;) C:t o ·f c:m g ual- antf::"ed loan which is a "building loan"
in terms of which amounts will be advanced to the relevant borrower
<::\\s <'"lncl v1hen constr·uc:tion of the r·elev.:'"tnt building on the pi-operty
proceeds and is completed, no claim under such guarantee may be made
to the date of completion of s uch dwelling house;
thc:\\t nothing hen~i n contained sha 11 pn:c 1 ude the F I from i tse 1 f
=ompleting such dwelling house before instituting such claim.
4.1.3 Payment of premiums.
4.1.3.1 The aggregate amount of premiums payable in respect of
.i. nd i v idua.l quc.il- an tee n::~c:cn· ded on .:my p -: u-t ic:ul al- month 1 y gual- an tee
advice shall be an amount equal to such rate as the LGF may from time
to time determine on not les s that 30 <THIRTY> days written notice to
<:.h~:0 F. I.
t-;..1.3.2 On~,:e paid, no pl-emium 1-efel- red to in 4 . 1. 3. 1 o·.- any part
th.en-eo f s h a ll , s a ve f o r t h e purpose o f c o r r e cting er r ors of
calculation or payment, be refunded to the FI, notwithstanding that
,;:\\.ny g Lt.::u-.;:l.nt e e d loan to which any i ndividual gt.tal-antee ,- e lates may
during the r elevant p e riod ref e rred to in 2.3 h ave been cancel led or
4.1 .3 No individual guarantee may be taken up in respect of any loan
qua 1 i f yi n g as a guar· anteed loan a fte1- a 60 (SIXTY) days pel- iod has
lapsed in r espect thereof.
4. 1.4 Variation of premium rate.
of the at which premiums are calcLtlated. as
c:ontemp 1 ate:·d in
z. 4,
(J; ., -.} shall apply only in r·espect of ind ividual
guarantees taken up after the date of such variation.
4.2 Claims against the LGF .
l+.2.1 Notices.
Within 14 days after -
l., . " 2.1 .1 the FI has obtained judgement against the borrower in
tenns of <:l.ny gual-anteed loan pul-suant to foreclosLtre proceedings
instituted by the FI; or
4.2.1.2 the FI !:las been given notice in accol- dance with any
applicable law that -
.::~.2.1.2.1 judgement has been obtained against the borrower in
terms of any guaranteed loan by a person other than the FI and that
the relevant property has been attached at the instance of su<:h other
4 .2.1 .2.2 the borrower in t erms of any guaranteed loa n has b een
the FI shall deliv el- a j L!dge ment/insolvenc:y advice .i n the form of
~nnexure B; p rovided t hat s uch a dvice sha l l be delive red at leas t 7
jays prior t o the date o f a s a le referr ed to i n 4.2. 1
~. 2. 1 . 2 The FI shall deliver tc the LGF a notice cf sale of property
in the form of Annexure C -
in t h e case of a s a le in exe~ution being arranged at
the instance of the FI, at least fourteen (14) days prior t o the date
for which s uch sale is being arranged; or
l+.2 .1 . 2.2 i n the case o f a n y oth~r s ale c ontempl at ed i n 3 . 2 .1 ~
no laten- t han 7 (se ven) d a ys a f ter the F I has, in t el-ms of a ny
a ppl i cable law, been giv e n n o tice o f such a sale , but i n a ny e v ent a t
least 24 <TWENTY FOUR) hours prior to such s a le.
4.2.2 Cla ims.
4. 2 . 2 .1 Within 14 days of hav i ng suf fer e d a l oss as con t emplated
in 3 . 1, t he FI shall delive~l- its cl a im to the LGF in the f orm of
f..':tnne:.:un~ D whel-e<:dt¬:,~r· the' LGF shall effec t paymen t in tet-ms o ·f the
c l a i m or deny liability in respect t hereof within a further period of
30 <THIRTY) DAYS .
~.2.3 Reservat ion of rights for the LGF to bid i n auc tion .
At a ny time aft e r a judg eme nt /insol vency advice or a notice of sal e
~f property has been delivered by the FI to the LGF, but prior to the
-·-elev ant sale in e:-:ecLition, the LGF o t- its nominee may t-equit- e,
appoint c<.nd author·i:~e t he FI to bid at the sale in e:-:ecution Ol-
Jublic auction referred to in 6 .2. 1 for and on behalf of the LGF or
the LGF's nominee up to and to acquire the relevant property at such
Jrice a s may be determined by the LGF or its nominee in the LGF' s or
~uch nominees s ol e d iscretion .
4. 2. 4 Res erve o f rig hts for th e LGF to purc hase a n auc t ioned p rop e rty
fl-om the F I.
In the event of the FI having purchased the relevant property in the
FI 's own name at the n:levant se:\\le in e:·:ecution 01- public auction
referred to in 3.1. 1 , the LGF or the LGF's nominee shall be entitled
t o p u rcha se t he rel e vant proper ty f rom the FI at the price e qual to
the a moun t cf t h e loan bal a nc e (to gether with the c ost s i n curred by
the ins ured in a c q ui r i ng the proper t y > a n d on the - o t h er t erms,
muta tis mutandis, wh ich appl i ed t o t he F I ' s purch a s e o f the p roper t y
at such sale in e xecution ; provided that the right o f the LGF o r its
n ominee s o to purch a s e the proper ty shall not in a ny wa y o t her tha t
the detenr,ination o f " loss" in tel- ms o f 3.1.2 . 1, a ffect t h e liab ilit y
o f the LGF to pay a ny claim un d er this a greement .
5 . GENERAL
5. 1. The liiab ility of t he LGF is conditional upon the s tl- ict
obs~rvance of all the terms and condi t ion s of t his agreement by the
FI.
5.2 Subject to the tenns and conditions contained in this
agreement, the guaranteed loans shall be granted and controlled
ent il-e 1 y by the F I and the tel-ms and conditions of each gual-anteed
loan and its general arrangements shall be left in the hands of the
FI. Subject to the terms and conditions contained in this agreement,
t:.he LGF · s 1 iab i 1 it y to the F I sha 11 not be e:·:ti nguished 01- ~-educed
should the FI waive payment of any instalment due in te1-ms of any
qu,;u-anteed loan ol- in any ethel- way gl-cmt e:·:tension of time or:- any
other form of indulgence to the relevant borrower; provided that the ~
FI shall ensure that a normal hcuseowners policy covering perils such ,
t he ac tua l replac ement v a l ue of i mprove~ents to the land i n resp ec t
o f a p r oper t y contemp l ated in 1. 8 is taken up and renewe d fr o m time
to time a n d genel- a ll y t h a t the gual-an t e e d loa n i s a d mi nistel- ed i n
accordance with the norm~l practice of the FI.
5 . 3 If the LGF n:?pudiates liability ·f ol- any claim made ol-
c ontemp lat e d the FI s hall be of
liability in tel-ms hel-eof unless legal action commences within sb:
( 6) mon t h s c f s uch repud i at i o n .
5 . 4 Any ind iv i dua l g u a ran tee sha l l lapse u p o n discharge of the
b on·-e>wt7)l- ' s ob 1 igat ions und e r- a gua\\- a nt e ed · 1 o a n 01- Ltp o n the r·e 1 evant
g u a r an t e ed loan c e a sing to meet the char- ac t erist ics of a guarantee d
loan set out i n the defin i t i on of " gLtaranteed l oan " i n 1 .9 o l- e:dt e l-
thr ee years after the c ommencement of the guarantee .
5 . 5 E i ther" the LGF 01- t h e FI shall, with 30 <THIRTY> days
wri t ten noticE~ to the crther, be e nti tl ed t o cancel t h is agn:ement ;
provided t h a t with effec t fr o m t he date o f e x p iry o f such notice
c:~ll .ind ividua l g uo:u-cmt e e s taken u p pl-iol- to such date
shall remain of full force and e ffect; and
5.5.2 no TH::·~ItJ individual gual-antee may be taken up after such
date by the institution concerned.
5. 6 In thr.~ e vent o f any gual-an t eed 1 oan and mortgage bond
secur-ing such 1 oan being ceded , whethel- by w~y o f "secLu- it i :zat ion" 01-
otherwise, by the FI td any other participating FI -
5 . 6. 1 the FI's r-ights and obligations in terms of the
i ndividua.l guarantee \\- elating to such loan may also be ceded and
delegated to such other person;
5.6.2 an y cession and delegation referred to in 9.6.i shall be
effective as from t h e d a t e o f -
- 5.6.2. 1 the delivery by. the F1 to the LGF of wl-itten notice
identifying the cessionary, the individual guarantees and the
guaranteed leans concerned;
and
5 . 6.2 . 2 payment of the stamp duty in respect of such cession by
either the FI or the cessi6nary.
5. 7 In the event o ·f the FI ~ aftel- having claimed and having
received payment fl-om the LGF in accordance ~~~ith the provisions of
the agreement~ selling the property in respect of which a guaranteed
loan was gl-anted to a to that very same borrower~ the F I
s hall immediatel y repay the amount of s uch payment received fr om t h e
LGF to the LGF.
5 . 8 The LGF shall provide a 6 monthl y s t atement if affairs to
each of the partic i pating FI of
fund.
5. 8. 1 Income a nd Expenditure
5.8.2 Guar antees i ssued
5.8 . 3 Claims pa i d
5.8 .4 Claims pending
5 . 8 . 5 Total commitment on guarantee versus total assets of the
5.9 The LGF shall consider a ny claim within 30 days of
submission, according to the rules contained herein.
5 . 10 All claims shall be submitted on the standard claim form
"Anne:·:ure D" with a 11 necess.:u- y documentation as required. 1\\lo claim
shall be considered where all relevant documentation as required is
not. avail ~.b 1 e.
Thus don e a nd signed at a n th is d a y
of llllll ll l!l a lllllla i'l llllllll lllll llllllll l!l&III IIIIIIS!. Q ftlll19 el lllllllll ttii lllllllll i n the pl-esence of the
undermen~ioned witnesses.
As Witnesses.
L
2 .
Thus done a nd signed a t
for : Loan Guar antee Fund
on t h is day
of " " " " a " " n u A " " n A a " " " " " " a a a " " a " an " . 19. a a n " in the p r esence of the
undermentioned witnesses .
As ltJitnesses .
1.
2. Financial Institution
/
ANNEXURE "B"
JUDGEMENT/INSOLVENCY ADVICE
SECTION 1
NAME OF LENDER
ADDRESS OF LENDER
CONTACT PERSON AND TEL NO.
DATE OF TH IS NOTICE
SECTION 2
NAME OF BORROWER
LENDER 'S ACCOUNT NUMBER
CERT I FICATE OF PARTICIPATION
DATE
<Ann e xure A>
SECTION 3
CURRENT LOAN BALANCE
SECTION 4
If Judgement -
1. NAME OF JUDGEMENT CREDITOR
2. DATE OF JUDGEMENT
<Attach copy of notice/
judgement)
If Insolvency -
1. DATE
2. NAME OF tRUSTEE/LIQUIDATOR
R
ANNEXURE C
SECTION 1
NAI"IE OF LENDEF\\
ADDRESS OF LENDER
CONTACT PERSON AND TEL NO .
DATE OF THIS NOTICE
SECTION 2
NAME OF BORF\\OVJER
LENDER'S ACCOUNT NUMBER
CERT IFICATE OF PARTICIPATION DATE
< Anne:·:Ln-e "A")
JUDGEMENT / I NSOLVENCY ADVICE DATE
( Ann e:-:Ln- ~ 11 B " )
S EGTION 3 ( Cc:.rnp lete only if dif ·ft~n:nt fi-om pal-ticL". lal-s in Anne:·: ure
"B II)
CURRENT LOAN BALANCE R
SECTION 4 (Comp l e t e o nly i f d i ff eren t fr o m particul a r s in Ann e xure
II B")
If Judgement -·
1 . NAME OF JUDGEMENT CREDITOR
2 . DATE OF JUDGEMENT
(at tach copy of notice /
judgemen t >
If Insolvency -
1 . DATE
2 . NAME OF TRUSTEE/LIQUIDATOR
SECTION 5
TYPE OF SALE
DATE OF SALE
=·LACE OF SALE
riME OF SALE
(Note: Conditions of Sale to be
attached)
.. .
In execution at instance of FI*
In execution at instance third
party*
Public auction after insolvency*
* De lete that whi c h is not applic a ble.
ANNEXURE "D '.'
CLAIM FORM
Section 1 : General Information
1 . 1 Na me of Lend e r :
1 . 2 Address o f Le nde r
1 . 3 Name of b o rrower
1.4 If building loan , has building been completed?
1.5 Date of sa l e in execution/public ·auction
1.6 Ce rtificate of Partic ipation Dat e
1.7 De:\\ t e of J u clq ement. I I nso 1 vency advic e ( An n e :-: u \\-e " B")
1.8 Date of Ncit. i ce" o f Sale of Pl- opel··ty <Anne :.;ur e "C")
1.9 Amount of any collatera l security
Section 2: Initial Value
2. 1 As set out in Column 5 of Anne:·:Lll-e "A"
Sect i on 3: Maximum cover : Guarantee Amount
(where app l icable)
:3.1 As set out in Column 8 of Anne:·:Ln-e "A"
Loan Balance/Judgement debt at time of sale R
'+. 2 Amount Recovered at sale R
4.3 Total loss (4.1 less 4.2)
Total cov e r
~-~. 5 TOTAL CLAIM <Lesser of 5.3 and 5 . 4) R
Sect i on 5 : Political Riot
5.1 Indicate whether the loss emanates from
political or ~ommercial factors: Political/Commercial
5.2 If you regard t he los s to be politically related , supply
full det.::\\i ls
............. . .... ....... .
Name of Person completing
Uli :; ·fo r m
..... .. u .. .,. .. ....... ........ ... .
D.::\\ t. (;:~
Authorized signature on
bella 1 f of Lencl<;: l-
D <::\\ t. ¬'~
LOAN GUARANTEE FUND
CERTIFI CATE OF PART I CIPATION
:5SUE:D TO:
(Name o f F1)
.1 n:?spec t of
Borrowers surname:
~ . Borrowers fi rst names~
r "
Identity Numben-:
Township: O CIIIDOtllfUMII t!IU IWfllfi:IIII1819 GIO O
1'1onth 1 y Income:
6. 1 Bon-owel-
6.2 Spouse
Tot<:l.l Income
R.
R.
R.
Va.luation
Deposit Paid
R.
n.
F\\ """""" Y II U
. 0. Guaran tee Requ ired
R II ,-.
1mpleted by Loan Guarantee Fund
Participa tion Approved YES/1\\10
Amount Guaranteed R""c""gaaaaua aaa e~~a
'PROVED BY
.Original returned to FI LGF retain copy>.
DATE
____ __,. ____ ::.. ___ _
( 2(lY, CJ"f 8. )
<Payment attached)
Head Office, Windhoek
/tdw
18 March 1993
The Senior Manager
Nat ional Housing Ent erpri s e
P 0 Box 20192
\\HNDHOEK
Dear Sir
LOAN GUARANTEE FUND
Fir:;t 1\\!!lticnal B1.1nk
Namibia Limited
Re-g l!. tettl'd B :Jn~
Reg N~ 88;02~
2r1d Floo"
F! r5t ~~at·r, ... i;:'!i SL. !:-; ·
Cnr. Post S~:¬.: t &
lndsoenCe~c~ A'.·~r, ' .. '"
P.O. Box 185
Wir.dhoe~ 9C'OC
t\\an:,!)ra
Telept-o"e "C'f'l 21 · '0< ;
Tete:< 50?0:3 - ~72
Tr;lt:fa .~ ~::6 ~. 2: -~.:~.::
We thank you for your letter of. the 11th instant. Consideration, and the
extent thereof~will be given to enter the scheme once the suitability thereof
has been accepted by the Financial Instituti9ns.
Yours faithfully
E.P. Shiin-
NAMIBIAN
CARl LIST HAUS, INDE.PE:-o;DE!\\CE AVE:.;t;E, WI:\\
P 0 BOX 370, WI:O.:DHOEK, NAMIBIA
TELEPHONE (061) 225946, T ELEGRAMS "VASCOG
TELEX 56·629 WK, F ACSl!\\11LE 1061) 223741
OUR REF: MR FOUCHe/mvt
The Senior Manager
Financial Planning & Control
National Housing Enterprise
P 0 Box 20192
16 MARCH 1993
WINDHOEK ATT: MR L FICK
Dear Sir
LOAN GUARANTEE FUND RULES
We thank you for t he draft set of rules received· under cover of your
letter of 11 March 1993.
Kindly supply more information regarding "fees" mentioned in paragraph
2.4.
Yours faithfully
'\\ .\\\\11111 ,\\~ IIJ\\f\\KI~!i l'llJ(I'CIJ( .\\1111'\\ 11\\1111·11 llltoiSll ·l<llllt\\1\\1\\ 1<lti ''''Ill u J <;
1'\\t H I:i'lll< \\II''' '\\11)11,\\NK 'S :>, ,\\\\11111 ,\\N 111'111 ·\\IU"':O.' \\ ~11\\111111 Ill' 1111· 'II IIIII( tiHCIII'. ',Ill Ill \\IIW \\
I IIIII o I 'OJ<' . ·'.1 (' \\\\'j", JJ< \\ .\\1 11 II \\111\\1 "' 0 I' f' 'Jill 11-.. o\\C ' ' \\lol'loo 11 \\1 I I \\ I "ol " Ill I
'1~( ' !\\11 \\ · .1111 'IHo"o \\111111" ..\\lo\\ f\\1'.1 ' 111 0 \\\\\\11111"" II \\ll\\1 \\'" \\\\·l~o\\\\\\11111\\\\o I~JII'IJJP\\o".JJ<\\1\\'o~ '1'1 II\\"OJIJoo\\1
,.,,II Ill \\ff~IC '''
AllNEXURE .3. 1 /A:
NHE's Organizational Chart
Manager
Und
r--.,
IR:::1~trl
:~~: I
L--..1
Coo"!!«l Eel
CLUur.t--
~
SvptnitOt
Pr!nt11 Uu.ne
r Than...,..
Offkt:and
CaMltr
~
WorkG
H l"rft*e
lSicm.rn
AH~p.~sd!
DrwgM:Jmt n
su,.,.·
JS~sw
I
~
SUM-McNamara Consultants
Steering
Committee
r--------------------------,
I ,---· .. __, I
I
I
I
I r
l [- Institutional
1 Advisor
I
I
I
I
I
I
I
I
I
I
I
I
I
Chief Technical J I
Advisor I
- I
I
Community
Development
Advisor
Field
Supervisor
!Field
L~dinator
I
I
I
I
I
I .---.____-____,
1 WLIH Programme
I Coordinator
I L------.--
1.---__ ....__ _ __,
I
: Administrator
Office
I
3 Community 1
Development I
Workers I Advisors
L-------------------~-----3 Field JTeams
NHE Board
1
Chief Executive
Officer
l
Chief Operating
Executive
Financial Planning
and Control
I
Loan Guarantee
Fund
Technical and
Social Services
I
Task Forces
Human
Resources
ANNEXURE .3. 2/A:
NHE's Letter Regarding
Future appointment of CDW's
NATIONA L HO USING EN T ERPRIS E
Head Office: 7 Omuramba Road, Eros o P.O. Bol< 20192, Windhoek, Namibia
Telephone (061) 37224 " Fax (061) 222 301
-Kredi tans tal t fUr Wiederaufbau
Pos t fach 11 11 41
6000
FRANKFURT AM MAI N II
GERMANY
Attent ion : Dr Bickel
Dear Dr Bickel
FINANCING FIELD PERSONNEL
18 March 1993
Following discussions both internally and with the Consultant r egardi ng
the financ i ng of the field pe rsonnel f or the Windhoek Low-Inc ome Housing
Programme (Community Development Workers and Self-Help Construction
Advisors), we woul d like to i nform you about the results and ask that
you k i ndly a pprove the s uggest i ons as follows:
1. KfW had approved the budget of the WLIHP in the ir fax dated 21
December 1992 , which included provision for t he field p e rsonne l
unde r the Consultant 1 s f ees. KfW later expressed doubts as to
whe the r t he fi e ld personnel should be financed by KfW a s the
r e l a t ed f unc t ions are not of an advisory (Consul t ant) but executive
(NHE ) nature. ·
2. NHE r ecognizes tha t bot h COWs and SCAs ha ve executing functions
which a re i n line wi th NHE policy a nd the i mpor t ance o f whi ch wi ll
i ncr ease in future g ive n t he Na mibian reality . Neve r theless , it
will not be possible to f i nance b ot h COWs and SCAs a s a n addit i onal
subsidy to the WLIHP in 1993 and 1994 due to budgeta r y constr ain t s
and the policy o f not a ugmen ting staff .
3 . NHE will f inance the three SCAs necessary for the WLIHP . The
fi r st interviews have been ma de . By the end of Mar ch 93 a t least
one SCA wi ll be employed and the othe r two by the latest at the end
of May 1993 .
4 . The three COWs should be financed by KfW and employ ed by the
Consultant, as long as a way of covering their cost on a sustai ned
basis has not been i dentified. It should be remembered that the
Government had previously eliminated the subsidy that financed
NHE 1 s Community Development Department. The members o f this
Department have been integrated into the Task Groups : their costs
are at present included into the recoverable project costs .
l
i
,"-" :
- 2 -
5. NHE , together with the Consultant, \\<iill develop a mechanism o f
financi ng the community development costs during the execution of
the WLIHP and to try their utmost to make budgetary provisions for
CDWs from 1995 onwards, if these are still needed for WLIHP or
similar community development orientated projects.
6 . In addition to Mr St eenkamp, t he Pr ogr amme Co-ordi nator , an Of fi c e
Administrator has been assigned exclusively to the WLIHP to give
logistical support to the field teams.
We would be pleased if you would advise whether you agree with the above
suggestions so that a revised budget can be prepared accordingly.
ANflEXURE .3. 7 /A:
Report on NHE's Resource Centre
N H E RESOURCE CENTRE
24 March 1993
l Qualified Libr arian
1 . 1 We managed to recruit a qualified librarian at the beginning
of March, Miss A Nghifikwa who finished her studies at Ford
Hare {South Africa) i n 1992 and who obtained a 4 year degree
in Library Science. We are very fortunate to have got her
because qualified librarians are very much in demand as the
University of Namibia does not offer courses in Library
Science .
She is now working in the Resource Centre with the assistant
whom she is training t o do duties e.g. lending of books,
receiving books, processing and covering of books.
Miss Nghifikwa , the librarian, has been in the library for 3
weeks now and she listed her priorities to be the following
before the library can be opened up to outside organisations
for use .
1.2 She took stock of books in the library and designed proper
records of books available. She would also want to trace
books that are not accounted for . This is a big task
because the library was manned only on a part time basis for
the past two years and a lot of materials are misplaced.
1.3 Books received in the past two years were recorded,
catalogued and classified. She would also like to finish
this task before the library can be opened for the non NHE
people.
1.4 She will re-arrange the library to have a reference section
where important and rare collections would be shelved and
where they will be kept for reference purposes only. She
remarked that NBIC r eports especially those that are in the
library need to be preserved as they will be useful to NHE
and other organisations involved with low cost housing .
1 .5 She des i gned membership cards for all users of the library.
She intends to issue membership cards to individual NHE
employees in order to have both control over books borrowed .
Other users will take out books under their organisation's
names who will be accountable for books borrowed to their
members.
1.6 Furthermore a leaflet, as a guide how to use the library,
will be designed to facilitate library users to find
information in an easy way.
- 2 -
2. Opening Day
All the prepar ations listed above should be f ini shed by mid June .
On the 11 June , NGO 1 s and other organisations wil l be invited to
the opening of the r esource centre where the purpose of the centre
will be introduced to them and how t he organisations i nvolved with
low cost housing can benefit from the centre.
3. Other general issues being dealt with are:
3.1 The NHE Resource Centre r enewed the membership of Namib i a
Information Workers Association which i s an umbrella body
for l ibrari ans in Nami bia. The purpose of this body i s
networking and mutual assi s tance amongs t librarians to
ensure that they keep abr east of new developments in the
f i eld of i nformation .
3 . 2 We are investigating possibil i ties of an re-establishing an
inter lending system between NGO 1 s and ourselves both in
Namibia and South Africa. Some NG0 1 s have their own small
resource centres used by their staff members who we thought
could benefit f rom NHE Resource Centre.
3 . 3 NHE has established a department that will do research in
land acquisition and preparation for building purposes
throughout Namibia.
·~
yompiled by
M Dax
All the research materials will be distributed by the
Resource Centre to the Ministry of Local Government and
Housing and to NG0 1 s involved with low cost housing.
NHE has the expertise and means to do this type of work
because of their experience in low cost housing whereas
newcommers would need a lot of assistance in this regard.
Public Affairs Officer
Al'll\\lEXURE 4 .. 3/1:
Letter from CHF
On NGO~s Involvement in WLIHP
CMF
Cooperative Housing Foundation Memorandum
TO: J uan ~~~(l§~M-McNamara Consultants
FROM: Jame~~\\, Adviser, CHF COPY
DATE: 15 Makjh 1993
TO: M. Dax
K. McNamara
SUBJECT: NGO Participa tion i n Assisting Communit ies to Manage
t heir Community Centres under the NHE /KfW WLIHP
Panchi, thanks for requesting CHF~s assistance in
recommending a strategy for including NGOs in assisting
communities to manage their community centres which will be
constructed under the WLIHP .
To hopefully ensure a constructive dialogue with the
NGOs, I recommend the following:
1. Under the signature of the Chief Executive Officer,
send a one-page l etter to NGO leaders inviting them to discuss
NHE's intention to build x number of community centres in
Windhoek, and to invite NGO participation in the siting,
design and management of the centres in coll aboration with the
citizens of these urban areas. Attached please find a
potential list of NGOs to invite.
2. The letter should specifically mention that Sophy
Shaningwa and/or Maria Dax will be co-chairing the meeting.
Axaro a nd Chris a nd/or you would provide
information/introduction of the project. A brief statement of
s upport for NGOs in the development of Namibia from Axaro
might go a long way towards c reati ng a s ucce ssful dial ogue.
3. A one-page descri ption of the WLIHP should be
a ttached t o t he l et t er of invitat ion.
4. At the meeting , Chris should make a pr esentati on on
the overall project and address the land and buil ding
ownership/finance questions of the community centres .
5. At the meeting Sophy or Don should make a
presentation on the surveys/data that NHE has collected on the
various target groups, with a discussion on whether or not
these geographical areas are truly "communities" and how the
centres would hopefully try to encourage community formation.
6. Pose the question, rather than prescribe a set of
scenarios, of how could NGOs either might participate or
assist community leaders to operate the proposed centres, and
what should be the roles of NGOs post-construction.
7. Keep very careful notes, send out minutes and letters
-2-
of decisions, if any are taken, and send out materials under
the signature(s) of Maria and Sophy.
Words of caution:
1 . Once you have invited the NGOs i n , do not attempt t o
"streamline" their decision-making or else prepare to face
even more delays and conflict than you already will encounter.
Prepare yourselves f or at least four or five more meetings on
the topics raised.
2. NHE and vou shoul d r ealize from the out set that NGOs
are looking for more office space in Katutura, and some will
have this goal i n mind f rom t he outset . Prepar e to addre ss
this issue head-on , if you consider it a problem.
3 . Be pa t i ent, but c ont i nue on constructi ng t he centre s
at your pacee
Recommended List of MGOs to Invite
Paul Vleermuis , Director
Namibia Cornmun.i:ty Cooperatives P All.iance
P. 0. Box 501.55
Windhoek
Tel~ 36029
Lind i Kazombaue 1 Coordinator
Namibia Development Trus'c
PeO$ Box 8226
Bachbrecht
Windhoek
Tel: 38002/3; 3 602 1
Nathanael Areseb , Coor dinator
National Job Creation Services
P.Oe Box 70147
Khomasdal
Windhoe k
Tel : 217409
Anna Muller
Namibia Housing Action Group
P.O . Box 60117
Windhoek
Tel: 34965
Andrew Corbett, Director
Legal As s istance Centre
P "O. Box 64
Windhoe k
Te l: 223356
Ms . W. Volkman
Nami bia Cl ayhouse Project
P .O . Box 610
Windhoek
Tel : 36541
T. Ngau j ake
Namibia Inst i t ute for Community Development
P . O. Box 2335 3
Windhoek
Tel: 271108
Gift Kazombaue, Director
Namibia Credit Union League
P.O. Box 7537
Katutura
Windhoek
Tel: 21757 7
-4-
Mrs0 M. Shingenge
Centre for Resource Transformation
P.O . Box 24897
Windhoek
Tel: 36458
Mr. !\\. Jacobs
Collective Self-Finance Scheme of Namibia
P.O . Box 22 044
Windhoek
Tel: 62726
Mr . Naftal ie Uirab
Bricks Community Project
P.O. Box 20642
Katutura
Windhoek
Tel: 62726
Mr. E. Mwenda
CCN
P.O. Box 41
Windhoek
Tel: 217621
Mr. 0 . Erikson
ELCIN
P.O. Box 23129
Windhoek
Tel: 222283
Rev. Karuaera
Afri c an Methodist Episcopal Church
P.O . Box 21142
Windhoek
Tel: 215428
Mr . M. Hishikushitj
Angli can Churc h
P. O. Box 65
Windhoek
Tel: 36009 ,
Mrs . M. Truebody
The Private Sector Foundation
P.O. Box 2217
Windhoek
Tel: 37370
Mrs. 0. Abrahams
Jacob Marengo School
P.O. Box 21075
Windhoek
Tel: 62021
Ai'lllEXURE 6. 1 /A:
Balance in Disposition Fund
As of 28 February 1993
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TO ACCOUNT 005/01/01693/01
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