Oshatotwa housing programme: progress report, Omaumbo otaa hapupala: there are more houses





















. - OSHATOTWA
HOUSING PROGRAMME


. =5ESS REPORT ee


OMAUBO OTAA HAPUPALA
(There are more and more houses)


v J / : cy TitTiggeriFbypTaietae


2 eeeSheer
a gota


Someofthe 63 Okuryangava core-houses ve


Submitted by


é SUM Consult


to the


National Housing Enterprise (NHE)


| December 1994


Windhoek, Namibia




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N® 6 - AUGUST/DECEMBER 1994


2.1


2.2


2.3


2.4


2.5


2.6


2.7


3.1


3.2


3.3


o
n


O
o


O


1/a


2.2/a


2.3/a


2.3/b


2.4/a


2.5/a


3.2/a


3.3/a


4/a


4/b


5la


6/a


7.1/a


TABLE OF CONTENTS


INTRODUCTION


UPGRADING PROJECT


Land regularization


Starter Solutions


Repayments, arrears, evictions


Infrastructure improvement


Community centers


Community development


Community facilities in the upgrading areas


CORE-HOUSE PROJECT


Land development


Core house construction


Community Center at Otjomuise


LOAN GUARANTEE FUND


BUILDING MATERIAL LOANS


INSTITUTIONAL DEVELOPMENT


FINANCIAL


CONSULTING SERVICES


ANNEXES


Draft of Married Persons Equality Act


Analysis of 80 starter solution clients


Proposal for processing evictions in the Upgrading Areas


Meeting with starter solution owners in arrears


Municipal correspondence about sanitation facilities


Greenwell Matongo Community Center: recommendations to tender panel


Evaluation of Core-House Project clients


Municipal allocation of land for the Otjomuise Community Center


Address by Mr. C.Bormann (SWABOV) at LGFfirst handing over of houses


Loan Guarantee Fund Account


Establishment of the Building Materials Loan Revolving Fund


Report on Low-Income Housing workshop in Botswana


Disbursements from Disposition Fund


19


19


23


av


31


35


37


4}




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N° 6 - AUGUST/DECEMBER1994


BML


CC


CDC


CDA


CTA


DF


GST


HH


KIW


LGF


MRLGH


NGO


NHE


N$


PHSL


PR


SCA


SMFP&C


SMTSS


Ss


ABBREVIATIONS USED


Building Material Loans


Community Center


Community Development Coordinator


Community Development Advisor


Chief Technical Advisor


Disposition Fund


General Sales Tax


Household


Kreditanstalt fur Wiederaufbau


Loan Guarantee Fund


Ministry of Regional and Local Government and Housing


Non Govemmental Organization


National Housing Enterprise


Namibia Dollar


Primary Household Subsistence L=vel


Progress Report


Self-Help Construction Advisor


Senior Manager, Finance, Planning and Control


Senior Manager of Technical and Social Services


Starter Solution




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORTN* 6 - AUGUST/DECEMBER 1994
Chapter 1 - Introduction


1. INTRODUCTION


This Progress Report No. 6 is submitted by SUM Consult to the National Housing


Enterprise, with copies to the Ministry of Regional, Local Government and Housing


and to the Kreditanstalt fur Wiederaufbau in accordance with Paragraph 2.2.3 of the


Consulting Contract dated July 16, 1992. It covers the progress accomplished from


the 1st of August through the end of December 1994.It also includes the information


prepared by the Oshatotwa Team for the December monihly report to KfW,that will


therefore not be submitted separately.


Overview ofprogress


All Programme sub-components are now under execution, and some major tasks


campleted. An amount of over N$ 22.375.000 has already been invested,


representing nearly 56% of the total budget. The following table provides an indication


of the advance in the execution of each component measured in amount spent


against budgetallocations.








COMPONENT BUDGET SPENT % OF
ASSGMT [TILL 12/94 ADVNCE


1. UPGRADING AREAS 9995.00 8144.55 81.5


1.1 Land & basic infrastructures. 5221.00 5221.00 100.0


1.2 Infrastructure improvements 2220.00 1917.30 86.4


1.3 Starter solutions 2104.00 787.52 37.4


1.4 Community centers 450.00 218.22 48.5


2 CORE-HOUSES 10476.10 7589.69 72.5


2.1 Land & basic infrastructures 2934.70 2934.70 100.0


2.2 Land development 1363.00 991.30 72.7


2.3 Core-house construct. 5878.40 3663.68 62.3


2.4 Community centers 300.00 0.00 0.0


3. LOAN GUARANTEE FUND 11900.00 2900.00 24.4


3.1 Loan Guarantee Fund 1900.00 1900.00 100.0


3.2 Private sector loans 10000.00 1000.00 10.0


4. BUILDING MATERIAL LOANS 1263.00 500.00 39.6


5. COMMUNITY DEVELOPMENT FUND 87.00 40.49 46.5


5.1 Production of 2 videos 20.00 35.81 179.0


5.2 Unassigned 67.00 4.68 7.0


6. NHE ADM. / TECHNICAL COSTS 2.692,00 1709.70 63.5


6.1 Personnel 2201.00 1300.00 59.1


6.2 Land survey & engineering fees 491.00 409.70 83.4


7. CONSULTANTS 3467.80 1978.00 57.0


7.1 Inception phase 520.00 520.00 100.0


7.2 Implementation phase 2947.80 1458.00 49,5


8. RESOURCE CENTER 38.00 38.00 100.0


9. CONTINGENCIES 194.90 57.00 29.2


10. TOTALS 40113.80 22375.14 57.2




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N® 6 - AUGGUST/DECEMBER 1994
Chapter 1 - Introduction


Over N$ 7.400.000 in project funds were spent during the period covered by this


Report. Out of it, N$ 1.000.000 were financed by the SWABOUBuilding Society with


support from the Loan Guarantee Fund, the first time that the Private Sector in


Namibia is funneling capital to finance low-income housing. A new replenishment of


the Disposition Fund was requested and in mid-November the KfW transferred to the


Commercial Bank in Windhoek an amount of DM 1.500.000.'


Upgrading Project


Infrastructure upgrading works are completed, except for internal street lights, a


component whose implementation will be deferred. Municipal improvements in all


areas are also completed, and the Greenwell Matongo community may now connect


to a new underground sewerageline. 53 Starter solutions are now completed, 7 new


loans are approved and 20 being processed. Tenderfor construction of the Greenwell


Matongo community center closed in November and construction is now expected to


begin early in 1995. Also in 1995 the Ministry of Education and Culture will begin


construction of a primary school for 500 students in Okuryangava close to most


Oshatotwa beneficiaries. The Ministry of Health and Social Services has scheduled


twice weekly family health and environmental campaign sessions to be held in the two


Oshatotwa community centers. Repayment of loans continue to be disappointing,


even for starter solutions, and a sterner cost-recovery policy, including as a last resort


the eviction of non-payers will be implemented in 1995.


Core-House Project


All 168 core-houses in Otjomuise and Okuryangava are now completed and handed


over to their new owners. An important reduction in selling price was attained in the


Okuryangava Project as compared with the first core-houses at Otjomuise. The Core-


House Project in Khomasdal erf 1480 continues to be affected by delays and


construction of the envisaged show-houses has not yet began. The Municipality has


agreed in principle to make land available for the construction of a community center


at Otjomuise; preliminary community development work, design and tender


preparation will begin early in 1995. A re-evaluation of all 168 clients of the Core-


House Programme was done; NHE is making serious efforts to adjust its selection


proceduresto the criteria established in the Agreement. 85,7% (or even up to 95,2%)


of the clients at Okuryangava meet these criteria, as opposed to only 71,4% for the


Otjomuiseclients.


Loan Guarantee Fund


The pilot project proposed earlier in 1994 is progressing satisfactorily. 32 guaranteed


loans have been approved; 20 houses have been completed and handed over and


construction of the next twelve will begin in early 1995. Some adjustments in the


maximum amount of loans and in house design will be introduced to facilitate


marketing of the remaining 24 that are still be built at the Knomasdal site. SWABOU


has already paid NHE N$ 240.000 for the purchase of 15 of the erven used at the


Khomasdalsite. The moneythus recovered will be applied to the core-houseproject.




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N° 6 - AUGUST/DECEMBER 1994
Chapter 1 - Introduction


Building Material Loans


NHE has started granting short-term loans for house improvementsto its clients. Till


the end of October 35 loans of an average amount of nearly N$ 5.000 were either
approvedorin process, and some N$ 90.000 were disbursed to pay for the purchase


of building materials or labor. Out of this initial experience NHE has the impression


that there is a big demand for this type of assistance, not only in Windhoek but in


other cities as well. Starting next budget year NHE will funnel capital to expand the


scheme. A special account to handle this component has been establisned.


Other issues affecting the Programme


As a way to raise capital in the open market, NHE Board of Directors has suggested


to the Governmentthe idea of a partial privatization, which would be possible under


the recently amended NHE Act. NHE proposed that 49% of its shares would be sold


at the Windhoek Stock Exchange, with the Governmentretaining possession of the


majority 51%. It appears that the proposal has been well received, and there is a


serious possibility that it could be implemented in 1995. In this case NHE would have


to modify the present non-profit philosophy to a profit-oriented operation, becoming


an organization similar to the existing Building Societies, although maintaining its


usual project-implementation operations and a subsidiary development company


(already operating).


NHE intends to generate profits in its upper-market operations to cross-subsidize low-


income programmes. However, it would be too speculative at this stage to assess


how such a substantial change could affect the present and proposed KfW


programmes, other than pointing out the obvious fact that a new Board of Directors


resulting from this privatization would want to take a new look at all ongoing or


proposedprojects.


Market interest rates are increasing. The prime rate now stands at 17%, but there is


speculation that it might go as high as 20% in the first half of 1995, mainly due to the


business climate and the perceived outlook on the economicsituation in South Africa.


This will of course directly affect the affordability of Oshatotwa and proposed PhaseII


KfW Programmeclients.


On the positive side, an interesting development in the making that will directly affect


housing programmes in Namibia is the proposed Married Persons Equality Act.


Expected to be discussed by Namibia's Parliament in April 1995, it will abolish the


existing husband's marital power, thus enabling married women -among other things-


to own and register property in their own name. Once approved, this law will remove


this gender-discriminating factor, better protect the rights of women and children and


greatly facilitate a legal solution to many problems that arise when marriages break


down and the spouse is obliged to leave a dwelling for which she has struggled as


much if not more than the husband. Copy of first draft of some relevant parts of the


proposed legislation is attached as Annex 1/a.




OSHATOTWA HOUSING PROGRAMME - PROGRESS REPORTN° 6 - AUGUST/DECEMBER1994
Chapter 1 - Introduction


NHE has recently appointed an architectto fill a position long vacant, providing an in-


house professional resource absolutely essential for a housing organization ofits kind.


Consultants


Ms. Sophy Shaningwa and Ms. Petronella Taaru completed their assignment as part


of the consulting team in October. They were both appointed as permanent NHEstaff,


which has thus gained two capable, experienced and aboveall motivated community


development coordinators.


As decided in February's evaluation workshop, the input of the local consultants was


going to be reduced in the second half of 1994 and not carried on onto 1995's


Programme extension. Accordingly, Kerry McNamara Architects completed their


assignmentfor the Oshatotwa Programmeat the end of November.


Their collaboration with NHE and SUM Consult provided local resources and


knowledge that were essential to the first two years of implementation of the


Programme. Besides their day to day participation in project tasks, both Mr.


McNamara as Field Supervisor and M. Andrew Walton as Field Coordinator shared


with NHE, the Project Team and their SUM Consult partners their valuabie


experience, insights and prospective.


JACrispo/DKurtz/DBester 161294




' KFW funds transferred to replenish the Disposition Fund were exchanged at the rate of N$ 2,2455 = 1 DM.




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6-AUGUST/DECEMBER 1994


Chapter 2 - Upgrading Project


2. UPGRADING PROJECT


2.1 Land regularization


Analysis of erven in upgrading areas


There are nine erven within the Upgrading Project and included in the land purchased


by NHEthat are zoned as Public Open SpaceorInstitutional. They rangein size from


a couple hundred square meters to over 8,000 m2. As noted on page 5 of Progress


Report 5, some of these inadvertently were sold to clients, and NHE has arranged


cancellation of all those Deeds of Sale (usually by exchanging them for nearby


unoccupied even). NHEwill now propose that ownership of these nine ervenrevert


to the Municipality, and that a refund be issued for the cost price plus rates and taxes.


While most clients now understand the extent of their property lines and abide by


them, a few continue to abuse neighboring space and to inconvenience their


neighbors - one client actually occupies a neighbor erf and encroaches onto third,


and refuses to voluntarily move onto his own erf only because "it's too small" for his


shabeen. The neighbor has consequently moved a couple hundred meters away and


set up her shack on a Public Open Space.


Land sales


The number of pending cases has been reduced to 69, from 80 at the end of June.


Of these 69, 38 have Deeds of Sale pending. Slow progress continues in the


regularization oftitle of these erven, with 93.1% sold, towards the target of 99% by the


end of 1995. The following table includes summaries of the status of erven and sales.




N° of Non- Net N° DoS % of DoS Infrmal Vacant


Community: Erven Resid. Erven Done Net Pend. settlers Erven


Onghuuo ye Pongo 61 0 61 61 100% 0 0 0


Onyeka 64 0 64 58 90.6% 6 0 0


Oduduluka 15 0 15 15 100% 0 0 0


Nangolo 136 2 134 110 82.1% 4 17 3


Epandulu 34 2 32 30 93.8% 1 0 1


Onheleiwa 182 4 178 171 96.1% 7 0 0


Joseph Nepando 124 1 123 120 97.6% 3 0 1


Freedom Land 100 0 100 88 88% 2 0 10


Greenwell Matongo 291 0 291 276 94.8% 15 0 0


ooTotaiseoe. | 1007 9 998 929 93.1% 38 17 14


This leaves 998 erven available for the Project. Of these, another two (vacant erven)


are not suitable for residential purposes. One in Joseph Nepando has three


sewerage line junctions underit, as well as open drainage across it. The other, in


Freedomland, has a very deep drainage channel dissecting it. NHE will also discuss


their status with the Municipality, recommending they be re-zoned as Public Open


Space. (This could potentially change the net number of erven available for


residential purposes to 996.)




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6-AUGUST/DECEMBER 1994


Chapter 2 - Upgrading Project


Seventeen erven are occupied by informal settlers (all in Nangolo). Another 12


vacant erven include nine in Freedomland partially occupied by neighbors or used as


paths, or that have developed into drainage channels, which can be reclaimed for


residential construction.


2.2 Starter solutions


By the Christmas break, 53 starter solutions had been completed. They are


distributed among eight of the nine communities in the Upgrading Project, Onyeka


being the exception. Another seven loans are approved and 20 more are ready for


approval; construction on these 27 (including one in OnyeKa) is to begin in January


1995. The table in Annex 2.2/a provides details on these 80 clients and their starter


solutions selections.


The proportion of female-headed households opting for a starter solution has


increased from 5% (2 out of the first 38 cases) to 16.7% (10 out of 80). It is now


approaching the 20% of families headed by women in the Upgrading Areas shown by


the Oshatotwa team's household survey earlier this year. It would not be surprising if


in time the percentage of starter solutions build by female-headed householdsis even


higher tnan 20%, as women usually have a bigger stake than men in housing.


The average family size of is 4.4 (survey average: 4.31); and the average household


income is N$ 916.58 (survey median: N$ 800.00). The overwhelming majority of


these clients have formal jobs: forty are government employees (50%); 22 are


employed in the private sector (27.5%); 10 are municipal employees (12.5%); 7 are


employed by para-statals (8.75%); andstill only one earns a living in the informal


sector (1.25%). To a certain extent this is due to the emphasis that NHE puts in


selecting people with better possibilities to repay their loans, an understandable


approach in view of the poor repayment performancein the area described in 2.3.


The most popular choice for starter solution type is the A-10 (bathroom, kitchen and


two other rooms), and was chosen by 42 of these 80 clients (52.5%). The following


table showsthe selections for these first 80 houses:


STARTER SOLUTION TYPES CHOSEN


A2 AS A7 A8& Ag A10 Ai1 Wet-


core


1 6 4 21 2 42 3 1
The high proportion of public sector employees, with their generous employer housing


assistance packages, continues to bias the selection towards the more expensive


starter solutions. However, the CDCs and SCAs;are reporting increasing numbers of


inquiries about single room buildings without bathroom and water connections, shell


houses, and otherlower scale options.


Public sector employees were encouraged, as from June 1994, to seek financing and







The variety of starter solutions include a numberof smaller options. This A2 (bathroom plus full floor and rooffor a


one-room house in Joseph Nepandois the first such building in the Programme.





This AS house (one room with indoor bathroom and foundation for future extension comprises 33% of the starter
, solutions built. Some materials are already stockpiled to begin house extensions.



The A 10 option (4 rooms with indoor bath) is the most popular choice among Government employees, making up
52,5% of the solutionsbuilttill now. This house in Nangolo was completed and handed over in November 1994.




OSHATOTWA HOUSING PROGRAMME - PROGRESS REPORT No 6-AUGUST/DECEMBER 1994


Chapter 2 - Upgrading Project


construction through various private building companies that expressed interest in


building houses that cost in excess of NHE's limit within the Upgrading Project of N$


32,000.C:) for a starter solution. However, these private companies have sofarfailed


to find the building society support required to finance their work, despite the Loan


Guarantee Fund. The basic responseis that banks and building societies have had


too many bad experiences with public sector employees not paying their personal


share of their repayments (the government agency automatically pays the employer's


share of about 65% of the monthly payment, but the employee's share is often


voluntary, not by stop-order). NHE continues to negotiate with private contractors and


building societies to make this a viable option.


Distribution of the first 80 starter solutions is now better spread arnong the nine


communities, with 20 in Freedom Land, 18 in Nangolo, 16 in Cnheleiwa and 13 in


Greenwell Matongo. However, construction lags behind in other areas, with only 5


starter solutions in Joseph Nepando,4 in Epandulu, 2 in Onghuuo ye Pongo, and one


each in Oduduluka and Onyeka.


Owners of the starter solutions continue to upgrade their houses immediately, with


improvements ranging from installing burglar bars and doors, to accent painting,


finishing interiors, paving courtyards and even adding rooms.


2.3 Repayments, arrears, evictions


Since October NHE has been using an adjusted computer software that permits an


independent follow-up on erven and starter-solution loan repayments. It provides


information on repayments for each current month (but not on the consolidated


outstanding debt).


Two months are not sufficient get a general overview of payment trends, particularly in


the case of starter solutions. It is clear however that repayments in the Upgrading


Project continue to be discouraging. On average only a third of the families are


making regular erven loan payments. 77% of the erven loans (671 out of 874) were in


arrears at the end of November, using the normal indicator of three or more monthly


installments due. The following table provides repayment figures for the months of


October and November 1994:


Repayment on erven loans (excluding starter solutions)




Community Okuryangava Onguo-ye-Pgo. Grenwell Mtgo. Total


Erven Loans 548 60 266 874


Oct % of payers 36,00 26,67 23,31 31,57


% recovered 48,23 34,58 33,70 41,03


Nov % of payers 36,50 28,33 21,05 31,24


% recovered 45,34 36,41 27,14 40,96


The recovery of costs on the starter solution loans, although better than for erven


loans, is also disappointing, especially as a repayment performance comparable to


that usual in more conventional NHE projects was expected. Using three months as





OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6-AUGUST/DECEMBER 1994


Chapter 2 - Upgrading Project


criteria to define arrears, 39% (21 out of 54) of the Starter Solutions accounts were


behind schedule at the end of November. In some cases, delays in arranging stop-


order payments for Governmental employees may be originating arrears; this should


be clarified in future NHE controls. The following table summarizes the situation:


Repayment on sta;ter solutions loans




Community Okuryangava Onguo-ye-Pgo. Grenwell Mtgo. Total


SS completed 44 1 9 54


Oct % of payers 51,56 0,00 55,56 50,00


% recovered 285,11 0,00 68,97 245,47


Nov % of payers 56,82 0,00 33,33 51,85


% recovered 62,36 0,00 42,71 58,33


As can be seen, there is a distortion in the month of October when the new system


wasintroduced; perhapsall previous payments were credited on this first month.


The Oshatotwa team has undertaken repeated and extensive campaigns to advise


the clients of the importance to repay their loans. The net effect of these efforts is the


maintenance of repayments at a plateau level, but is clear now that moral persuasion


alone is not sufficient to improve repayment rates and sterner measures are required.


The eviction of selected plot-owners in arrears will signal other families of the


seriousness ofthe situation.


435 clients with substantial arrears have been identified and eviction procedures


initiated; notices have already been served to 95 of them.6 clients were summonsed


and served with eviction orders; two of them signed an acknowledgment of debt.


However, NHE procedures to deal with arrears, well established for its conventional


programmes, are not yet adjusted to the specific situation in the Upgrading Areas for


erven where a houseis not yet built. Last month's fiasco in the first effort to make a


straight-forward eviction illustrates the point: the Court's Bailiff moved the client's


belongings off the erf onto the street, and he and his neighbors promptly moved


everything back onto the erf. This problem has now beenidentified and a proposal


with recommendations on how to adjust procedures to deal with the question


submitted to NHE for consideration (See Annex 2.3/a).


This problem was foreseen at the beginning of the Implementation Phase of the


Programme. The alternative of an initial lease of the plots with an option to purchase


was then evaluated, as opposed to the outright sale finally adopted. It was perceived


that an initial lease would facilitate access to land for those really interested, permit


NHEto evaluate this interest and facilitate the eviction of non-payers. However, due to


legal complications, and to the fact that the amount of a lease payment would have


been similar to the repayment of loans with the up-front subsidies, the idea was


abandoned. Instead, NHE decided to sign deeds of sale with all settlers regardless of


their affordability level, and establish a trial period of six months to provide all families


with the opportunity to provetheir willingness and ability to become home-owners.


10





OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6-AUGUST/DECEMBER 1994


Chapter 2 - Upgrading Project


The situation of starter solution owners in arrears is similar to tne case of other home-


owners in regard to the possibility of being evicted: it is legally easier for NHE to


repossess a house than an empty plot. In late November the Oshatotwa Team


convened a meeting with starter solutions clients to explain the seriousness of their


situation. A deadline for February 1995 has been set for them to solve their situation.


Clients are responding to the notice, and many are coming to NHE to make


arrangements for the repaymentof their arrears (See Annex 2.3/b).


2.4 Infrastructure improvements


Except for street lights, all major infrastructure works envisaged by the Programme


are now completed. Tne Municipality has completed the paving and curbing of all


primary roads andinstalled street lights along them throughout Okuryangava.It has


also completed infrastructure works in Greenwell Matongo, where on December 14


the new sewerage lines were opened and connections of the 9 starter solutions


completed in the area madefunctional.


Streetlights in Okuryangava


The Programme envisagedtheinstallation of street lights along all internal streets in


Okuryangava. At the beginning of implementation (Feb./93) a quotation of N$ 235.000


was received from the Municipality to do the work, on condition that NHE develop the


internal streets before starting.


However, at present several reasons concur to suggest the revision of the


convenience of going ahead with the implementation of this component, and it has


been decided to suspendit sine-die:


i) The street lights installed by the Municipality have vastly improved conditions in


the area, which no longer remains in absolute darkness at night;


li) The developmentof internal streets (not initially included as a component), and


the decision to provide full water and sewerage reticulation required an


investment of N$ 1.966.801,00. In addition to that, NHE has spent N$


329.512,00 for local engineer consulting fees.
iii) The contribution of the Municipality to defray these costs, envisaged at N$


363.000,will only be of N$ 178.802,00, as reimbursement for costs of manholes


and other concrete works were excluded in the agreement. That means that the


total allocation for this post is reduced from N$ 2.220.000 to 2.035.802. There


remain only N$ 69.000in the budget post 1.2.


iv) The Municipality is now proposing that NHE undertake the full electrical


reticulation of the area and not only streetlights. It has submitted a cost estimate


of N$ 403.000,00 (168.000 over the estimate for street lights), to which the cost


of consulting engineers fees for design and supervision of the network


construction (to be financed by NHE) must be added.


v) The poor repayment performance of the beneficiaries has made NHE extremely


reluctant to invest more moneyin general improvements that in any case would


11




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6-AUGUST/DECEMBER 1994


Chapter 2 - Upgrading Project


be very difficult to recover.


It is possible that using the contingency post and making adjustments to the general


Programme Budget enough resources could be found to finance the internal street


lights (and electrical reticulation), the aforementioned situation makes it advisable to


defer a decision on the matter. Unless a substantial increase in repayment rates is


achieved, investing more money for general improvements in the Upgrading Areas


does not seem fair in view possible alternative uses of it to help solve the growing


housing needs of other families in Windhoek.


Public toilets


As reported in PR N° 5 (pages 21-22), there had been someinquiries about semi-


public toilets, more public toilets and pit latrines, and the Municipality was consulted on


these options. As a result of these conversations, it was decided that more public


toilets were not viable, in view of the poor community maintenance and management


history of the existing toilets. The municipal health department has even threatened to


close downthe existing toilets as health hazards (see Annex 2.4/a).


The semi-public toilet idea, with group ownership, was well received by the Ehafo


group in Nangolo. However, they have as yet not been able to organize the group


arrangements, and some of them are building starter solutions with bathrooms,


reducing the group's interest in the semi-public toilet option. In other areas, the


preferenceis for private toilets.


Pit latrines were approved by the municipality on a non-intensive basis; however,


interested parties initiating the inquiry now consider the wet-core and the A2 starter


solution options as preferable and economically viable. The SCAs report a numberof


interested clients are expected to request these starter solutions early in 1995.


2.5, Community Centers


General


All the activities reported in previous Progress Reports continue and intensify at the


Onghuuo ye Pongo and Okuryangava Community Centers, this last one generally


called the Ombili Center by the local populace, naming it after the local community


within Okuryangava. Theliteracy and choir usage have increased, and have required


more coordination in planning the scheduling of community use, especially at the


Ombili Center.


Both these Centers, as well as the NHE caravan office in Greenwell Matongo, were


used as polling stations in the national elections on December 7th and 8th. At


Greenwell Matongo,the authorities built a temporary canvas enclosure adjacentto the


caravan, and placed the voting booths there. The Ministry of Health and Social


Services plans to use these two Centers in 1995 for evening public education


campaigns on family health and environmentfor the Okuryangava inhabitants.


12











Namibia held its national elections on December 7th and 8th. The polling stations in Okuryangava and Goreangab were the


Oshatotwa Community Centers at Ombili, Onguo-ye-Pongo and the NHE caravan at the Goreangabsite.





OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6-AUGUST/DECEMBER 1994


Chapter 2 - Upgrading Project


A letter of application for public phones to be set up at the community centers was


sent by NHE to TELECOM,which has said it will place phones at the centers as soon


as more pay phone units are available. That is expected to be in May 1995 at the


earliest.


The Oshatotwa team is looking for ways both to enhance community use of the


Centers, arid to effectively build more local management into running them. A


renewedeffort is to be madeto inform CBOs, NGOs and Ministries of the availability


of the facilities. Local communities, especially in the Ombili area, are to be


encouraged to think of the centers as open to use by all community members, not just


those participating in the Oshatotwa Programme. While self-sustaining management


by the local communities remains the ultimate goal for the centers, the Oshatotwafield


staff have warned that we should not be too hasty in making the handovers, pointing


to the example of the CRIAA Ombili office. That was turned over in mid-year, and


closed shortly afterwards and currently remains locked and unused.


One possible option for the centers is to lease them to NGO-operated community


programmes, with community use and involvement at the centers written into the


lease. Also, NHE's continuing use of the centers, for offices for the Oshatotwa


Programmefield staff, would be included in such leases. The lessee would be


responsible for maintenance and upkeep, and operating costs of the centers, and


would pay a small fee to NHE (to cover municipal payments for the erf).


Ombili Center


With the effort to finish starter solutions before the Christmas break, the SCAs began


buying certain building materials in bulk. These overflowed the small storage building:


copperpipe, plumbingfittings and fixtures, door and window frames, lumber and other


supplies were stored in the offices on a temporary basis, cluttering up them but


facilitating construction.


Onguo ye Pongo Center


The Ombatero handicapped group in Onghuuo ye Pongo, for which assistance from


the Oshatotwa Programme was under discussion (see PR4 pa.10 and PR-5 pa.19),


has goneinto a hiatus, leaving their equipment and supplies stored at the Center. One


reason for that might be the Ministry of Lands and Resettlement's decision not to


support building a facility for them at the Community Center. One task of the new


CDC will be to contact the Ombatero group and assist it in looking for alternative


solutions. Some private seamstresses are now also using the Onghuuo ye Pongo


Center as a workshop.


Greenwell Matongo


Finally all required preparatory work was completed and NHE could call tenders for


the construction of the community center at Greenwell Matongo. Three offers were


received, ranging from N$ 254.550 to N$ 272.830, all higher than NHE's own


estimate of N$ 218.440. It is expected that construction of this much needed facility


15




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6-AUGUST/DECEMBER1994


Chapter 2 - Upgrading Project


will start early next year. A copy of the recommendation to NHE's tender panelis


attached as Annex 2.5/a.


2.6 Community development


The CDCs concentrated their time on the campaign to improve repayments on both


erven and starter solutions. They have also establisned up-to-date lists of paid-up


clients and are in regular contact with them discussing their starter solution interests.


Follow-ups were done with more families with completed starter solutions. The


general responseis that the clients are very happy. A few problems, such as leaky


toilets, were mentioned, and the SCAscorrected the problems.


Municipal water accounts continue to be a problem. The CDCs arranged a meeting in


September in the Katutura Municipal Office, with municipal water officials and


community leaders (from the Oshatotwa Programme and other communities in


Wanaheda and Okuryangava), that was well attended, lively, and lastedtill late. The


municipal water officials asked that the leaders relay the information to their


communities, and offered to participate in local meetings if requested. Two such


follow-up meetings were held with Oshatotwa upgrading project communities.


Contacts continue with various non-governmental agencies to develop and expand


community programmes, especially classes in English and Oshivamboliteracy, and


day-care for pre-school children.


The Namibia Police have confirmed their intention to place a caravan substation office


at the Onghuuo ye Pongo Community as soon as possible. That move has been


delayed due to logistical support requirements for the caravan substation, and is


expected to be resolvedin early 1995.


Sophy Shaningwa attended a meeting hosted by the Urban Trust of Namibia in


November, which presented examples of community land trusts as an option to


individual erven ownership. While the Namibian participants found the ideaintriguing,


they felt local people in urban areas are not yet ready to considerthis alternative.


Petronella Taaru met with a traveling group of students from the University of Paris


interested in squatter issues, to present the experience of the Oshatotwa team with


informal settlers.


2.7 Community facilities in the Upgrading areas


In the Progress Report N° 5 (pa. 22 & 23) there is an update to July 1994 of the


survey on community and socialfacilities in the Upgrading Areas that was conducted


at the Inception Phase (Oct.1993). The following information reflects the latest


developments:


The Ministry of Education and Culture has announcedplansto build a primary




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6-AUGUST/DECEMBER 1994


Chapter 2 - Upgrading Project


school in Okuryangava in 1995, for 500 students initially, and allowing for


expansion of the facility in the future. The announced opening date is January


1996; however, construction tenders are only scheduled for March 1995. The


school is to be located on Erf 954, which is very centrally located in


Okuryangava, next to the central business area (Indicated as N 3 in the plan of


Pa. 23, PR-N°5). It is within easy walking distance of most of the families in the


Upgrading Project areas; except for inhabitants of Onghuuo ye Pongo, Nangolo,


Oduduluka and Onyeka that will be some 1000 m awayfrom it.


Plans for another school to the west of Okuryangava, in Wanaheda, are being


prepared, and when completed, may provide a viable option for students in the


western areas of Okuryangava.


The Ministry of Health and Social Services has scheduled twice weekly family


health, and environment educational campaign sessions to be held in the two


Okuryangava Oshatotwa community centers (N° 7 in the aforementioned plan)


Starting in January. They may be extended to the Greenwell Matongo


community center whenit is completed.




OSHATOTWA HOUSING PROGRAMME-- PROGRESS REPORT N® 6 - AUGUST/DECEMBER1994


Chapter 3 -- Core House Project


3. CORE HOUSE PROJECT


3.1 Land deveiopment


Implementation of this componentis finished, remaining only somefinal administrative


tasks, and no further development of land is envisaged within the Oshatotwa


Programme as NHE will make available additional land at Otjomuise if required (see


PR-5, pa. 30).


3.2 Core-house construction


Otjc:iuise


The construction of the 105 core-houses at Otjomuise was completed ahead of


schedule, all problems with electrical connections solved and all houses have been


now handed overto their owners. The less expensive alternative has a selling price of


N$ 28,100 for the house and erf; the most expensive of N$ 47.300 and the average


selling price at Otjomuise was N$ 37,242.


Okuryangava erf 41


The construction of this 63 core-houses scheme was completed in less than five


months, and all houses were handed over by NHE during December. A reduction in


costs was obtained in this Project, with selling prices ranging form N$ 24,200 to N$


37.100. The average cost at Okuryangava was N$ 32,683.


Khomasdalerf 1430


Progress on this Project has been inexplicable delayed, as at the end of July most


things were ready to proceed: infrastructure work was completed, modifications in the


design of the core-houses approved, and the decision to build show houses to


enhance and facilitate on-site marketing was adopted. However, as of late December


1994 the tender for the construction of those show houses is not even prepared.


Consequently, no marketing has taken place for these 102 erven (although NHE does


of course have a substantial waiting list from which to invite potential clients once


marketing begins). This delay of course cost money, that will end up being paid by the


future clients increasing the costs to them.


Selec ion of beneficiaries


As reported in the Progress Report 5 (pages 30-13) NHE beganclient selection for


the core-houseproject, prior to application of the adjusted PHSLcriteria established in


Progress Report 4 (page 47), on the basis of a straight-forward application of the


PHSL without regard to family size. Some of the clients at Ot}jomuise and a few at


Okuryangava were accepted despite excessive adjusted PHSL figures, as they had


already been accepted by NHEto participate on the basis of household income being


within the PHSL parameters. A complete re-evaluation of all 168 clients of the Core-


House Project is prepared and attached as Annex 3.2/b.


19




OSHATOTWA HOUSING PROGRAMME-- PROGRESS REPORT N* 6 - AUGUST/DECEMBER 1994
Chapter 3 -- Core House Project


Otjomuise


The preliminary analysis of the clients at Ot}jomuise done in Progress Report 5 (page


31, and Annex 3.2/b) showed that 68% (60 out of 88 clients at that time) were in the


acceptable range of adjusted PHSL. The final analysis of the all clients now living


there showsthat 71.4% (75 of 105) are within the acceptable range of adjusted PHSL


(5% excess and lower). This improvement resulted from a stricter application of the


adjusted PHSLcriteria to the latter applicants.


Household incomes compared with their corresponding adjusted PHSL vary widely,


ranging between - 81% and + 203%. The average income of all clients falls 17,8%


below the average adjusted PHSL that would correspond to the group.


Okuryangava erf 41


Client acceptance for the Okuryangava core-houses also began before application of


the adjusted PHSL criteria, but was then corrected to include family size in the


calculation. With all the core houses assigned, 85.7% (54 of the 63 clients) fall within


the acceptable range of adjusted PHSL. Amongthe 9 failing to meet adjusted PHSL


criteria, there are seven families where the mother, not officially or traditionally married


to the male head of household, resides with the family but under existing procedures


is not counted as a legal family member. In six of the seven cases, when the mother


is factored into the adjusted PHSL calculation, the family then meets adjusted PHSL


criteria; this increases the ratio meeting the criteria to 95.2% (60 of 63 families).


Somefindings of the general analysis of core-house clients


Household incomes among core-houseclients range from N$ 452 to N$ 2,850. The


average household income at Okuryangava is N$ 740.00 less than at Otjomuise. In


Okuryangava there are only 11.1% of the households with two income earners as


compared to 34.3% in Otjomuise. This may be in part a result of more stringent


application of the adjusted PHSLcriteria, which disqualifies some households with two


income earners in a small family when both are clearly in the low-income range but


their combined total is in excess of the adjusted criteria. This stricter application of


criteria may have also had an impact on the core-house selections, as the average


cost in Okuryangava is N$ 32.683, which is 12.2% lower than the N$ 37,242 average


for Otjomuise. The following table summarizes someof these points:






SUMMARYOF ANALYSIS OF CORE-HOUSE CLIENTS


Project Avg. HH HH with Avg HH Avg C-H


Site: S|M;D|W Income 2 Incmes Size Cost


Otjomuise 45152| 7 1 N$2,103.99 36 3.83 N$ 37,242


Okuryangava 40 22| 0 1 N$ 1,363.98 7 3.76 N$ 32,683


S: Single M: Married D: Divorced W: Widow


On the whole, most core-house clients are private sector employees (70.8%),


although in Okuryangava 46.0% are public sector employees as compared to only


16.2% in Otjomuise as detailed in the following table:


20














In the Okuryangava Core-House Project clients chose an eye pleasing variety of color schemesto finish their hous«


as illustrated by the above photos.




OSHATOTWA HOUSING PROGRAMME-- PROGRESS REPORT N° 6 - AUGUST/DECEMBER1994


Chapter 3 -- Core House Project






EMPLOYMENT OF CORE-HOUSECLIENTS


Site: Informal Private Sector Public Sector Total


Otjomuise 3 85 17 105


Okuryangava 0 34 29 63


TOTALS: 3 119 46 168
Selection of future core-house clients


NHE is planning to apply strict criteria tests to applicants for the next core-house


project at Knomasdal Erf 1430. More effort will be made to determine who are


earners and contributors to household income, rather than counting only the income


of the head of household and a legal spouse. Applications by single men claiming no


other family members will be closely examined to determine real household size.


Unofficial wives will be included in the household tally when it can be shown they are


viable members of the household (one indicator is when there are a numberof pre-


school aged children of the male head of household living with their parents). It may


be more difficult to identify unofficial soouses among female applicants.


Also, public sector employers will not be accepted as clients in the Khomasdal core-


house site. This is expected to lower the costs of the options selected, but may lead


to a higher percentage of interested applicants not meeting the adjusted PHSL


criteria.


3.3 Community Center at Otjomuise


As reported In PR N° 5 (pa. 26), NHE requested from the Municipality land to develop


a Community Center to serve both the more than 450 residents of the recently


completed core-houseproject and residents of neighboring settlements.


On December 9 the Municipality answered favorably to the request, subject to the


fulfilment by NHE of some standard conditions (See Annex 3.3/a). It is now possible


to provide Otjomuise with this sorely lacking facility.


To implement the idea, the first thing will be for NHE to contact the new residents to


assess their interest and willingness to assume long term responsibilities in the


management of the center. NHE will be reluctant to assume and finance long term


responsibilities for the cénter without a clear indication that the community will take


them over after a period of joint operation. This will require some form of initial


community organization, a task that must be handled by Oshatotwa CDCs.


Oncethis interest and willingness is ascertained, the process of design and tenderfor


the new building must proceed. The whole processis likely to require sometime, so


actual construction is not expected to begin before mid-1995.


23




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OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N° 6 - AUGUST/DECEMBER 1994
Chapter 4 - Loan Guarantee Fund


4 LOAN GUARANTEE FUND


Implementation of the Loan Guarantee Fund pilot project described in the Progress


Report N° 5 is well under way. The first houses financed under the scheme are


completed; they were handed overto their owners in a formal ceremony on December


15. Speeches were given by Mr. Axaro Tsowaseb, NHE's CEO, Mr. A.J.Borman from


SWABOU and Mr. Horst Gebauer, representative from the Ministry of Economic


Cooperation at the German Embassy in Namibia (See Annex 4/a).


A total of 32 guaranteed loans have been approved by SWABOUand 20 core-houses


have been built. The target established at February evaluation workshop to have 20


houses financed by a Building society using the LGF is thus achieved (see PR N 4,


pa. 27). Despite some persistent difficulties, the Loan Guarantee Fund has proved an


instrument apt to motivate private financial institutions to invest capital in the low-


income end of the housing market.


For the initial 20 houses, an amount of N$ 1.000.000 has been financed by SWABOU


for land and construction costs. Out of it, N$6 240.000 has been already paid to NHE


for the purchase of the 15 erven for which the mortgages are formally registered. It


has been agreed with NHE that the part corresponding to KfW-financed land


development recovered from the sale of erven will be recycled into the Oshatotwa


Programmefor the construction of core houses.


As proposed in the workshop, a meeting to evaluate the results of this first project and


decide on the continuation of the scheme was held at NHE on December 6. Chaired


by Mr. Louis Fick, NHE's Senior Manager, Financial, Planning and Control, it was


attended by M. Chris Bormann from SWABOU, Mr. Reggie Diergaerdt and Mr.


Malcom Rittman from Horizon Developers and M. J.Crispo, CTA SUM Consult.


The Loan Guarantee Fund basic idea is found worthwhile by all the parties involved.


However, several problems that conspire against a more rapid development of the


LGF were raised at the meeting:


The major problem is the difficulty to obtain suitable land at reasonable prices to


develop affordable schemes. Land continues to be scarce in Windhoek, and it was


pointed out that at presentit would impossible to obtain a plot priced under N$ 20.000.


Given the fact that legal and transfer cost require on average N$ 2.500, that leaves


only N$ 27.500 for the developer to build a house and make someprofit within the


limits established. As construction-costs increases are expected at the beginning of


1995, it is becoming moredifficult to develop solutions within the present maximum


loan limits. It must be pointed out, however, that construction and finishing standards


used are relatively high and there would be scope to reduce costs


Revised figures for PHSL are expected soon, that could permit to increase the


maximum limit established. With this circunstances in view, it was decided to increase


the maximum loan limit to N$ 60.000.


27




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N* 6 - AUGUST/DECEMBER 1994
Chapter 4 - Loan Guarantee Fund


The initial deposit of 5% of the loan amount was pointed by Horizon Developers as a


condition adding difficulties to their marketing. As the Building Society is assuming a


big part of the risk, it was decided to let it decide at the time of client assessment


whether or not to maintain this requirement. However, SWABOU's representative


considers the initial deposit useful to finance transfer and legal costs that otherwise


would haveto be included tn the loan.


The small size of the house is perceived as another marketing problem. Several


clients that purchased houses on the basis of plans were disappointed with their size


after seeing them built, and withdrew from the project. Although the houses were later


resold, this add complications and marketing costs to an already very tight budget.


The inclusion of the foundation of one or two rooms along with the initial core-nouse


(an alternative already being used for the starter solutions and the Knomasdal erf


1430 Core-House Project), was suggested. It will not only facilitate future extensions,


but also permit the client to better visualize a more completed house from thefirst


moment.


The possibility of developing other type of housing making a moreintensive use of the


land, thus saving moneyin land to allow for bigger units, like row-houses, cluster


houses or sectionaltitles was also suggested. The developer and the representative


of SWABOU both think that such kind of solutions will not be readily accepted by the


kind of clients to whom the schemeis addressed, although they have already been


introduced in Windhoekfor middle and upper income sectors.


AS an outcome of the meeting it was decided to continue the implementation of the


Loan Guarantee Fund and to make another evaluation around June 1995. In the


meantime, the Senior Manager F,P&C has undertaken the task of identifying other


developers that might be interested in operating under the scheme. Most probably


NHE will still have to make available developed land it already owns to keep erven


prices within an affordable range.


With the interest earned, the Loan Guarantee Fund account balance at the end of


October 1994 was of N$ 2.256.866,74 (See Annex 4./a). At the present guarantee


coverage of 30%,this will permit covering an amount of N$ 13.500.000 in loans under


the following assumption: Loans of N$ 50.000; a maximum of 50% of the loans


granted will turn bad, and as an average not more than 50% of the amount


guaranteed would need to be reimbursed. If the maximum amount of loans is


increased to N$ 60.000, but the guarantee reduced to the original 20%, it would be


possible to guarantee an amount of over N$ 18.000.000 under the same conservative


risk assumptions.


The possibility of withdrawing the (till now) more than N$ 450.000 earnedin interest


and applying it to the core-house project has been raised in discussions between the


SMFP&C and the CTA.It will be evaluated in the next CTA's mission to Windhoekin


view of the progressin the granting of guaranteed loans.


28




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N* 6 - AUGUST/DECEMBER 1894
Chapter 5 - Building material loans


5 BUILDING MATERIAL LOANS


Beginning of implementation


The revision of the concept for this component resulting from February's evaluation


workshop, opening the possibility of extending loans to non-Oshatotwa clients, has


Started to bear fruits(PR N° 4, pa. 29-33). An initial experience, addressed to NHE


house-owners with a good repayment record, was proposed to test procedures and


train the personnelin charge, to be extended to non-NHEclients after an evaluation of


six months of experience. An amount of N$ 250.000 was earmarked for that purpose.


NHE July's marketing efforts (see PR N° 5, pa. 37) have paid off, as the big existent


demand for this kind of assistance is now evident, both in Windhoek and in other


towns. Actual granting of loans began in early October,till the end of November some


35 loans of an average amount of N$ 5.000 have been approved.


NHE procedures to deal with this new kind of loans are now established and


becoming routine. Loans are requested for a variety of house-improvement needs:


upgrading electrical installation, re-painting of houses, sanitary and carpentry works,


house repairs and so on. Some of the clients already had building materials


purchased previously by them, and required assistance to pay for specialized labor.


Disbursement of the loan are made in one or two steps, depending on the kind of


need financed. Usually NHE makes a direct payment to the supplier, although in


cases a checkis issueddirectly to the beneficiary.


To apply for a loan, a client must prove a good repayment performance on his house


loan for the previous six months. NHE, has in place a specific computer software to


monitor repayments, and expects a good recovery rate, although is still too early to


make an assessment.


The following table shows the household incomelevel of the first 35 clients:


HH INCOME LEVEL 1001-1500 1501-2000 2001-2500 2501-3000 3001-3200


N° OF CLIENTS 4 8 9 10 4


Although the majority of clients have incomes within the 3 PHSL limit established for


the Oshatotwa Programme,there are 4 clients with incomes abovethis limit, a matter


broughtto the attention of NHE.


The Building Material Loans Revolving Fund


The Disposition Fund procedures are too cumbersome for the day-to-day


administration of this component. After discussing the matter, it was decided that a


more practical procedure will be the establisnment of a special account within NHE, a


revolving fund fed with KfW grant money and NHE's moneyfor the part corresponding


to General Sales Tax payments. Loan repayments will be credited into the account


that will then becomea self-sustaining long-term operation. NHE will administer the


revolving fund and submit periodic reports to KfW and SUM Consult providing details


on loans granted.


31










Handoverofthe last core-houses at Otjomuise was completed in November. Here W. Isaaks and D. Bester of the
Oshatotwa Team along with the contractor (center) turn over one of these housesto a very happy new owner.





The new owners at Otjomuise have already began improvements mostof their houses. Here at erf 44 the owner has


nearly completed the addition of two new roomsat his own expense.



Some core-house owners have started gardening, planting grass and decorative flowers in their erven.




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 5 - APRIL/JULY 1994
Chapter 5 - Building material loans


Establishmentof the account


As 70% of the originally earmarked amount of N$ 250.000 is already allocated, it was


decided to start the revolving fund with and amount of N$ 500.000,00. The analysis of


the initial 35 loans shows that on average 10% of each loan goes for taxes, this


proportion was established to establish each party's share on the capitalization of the


account. A transfer of N$ 454.545,45 from the Disposition Fund was made, the


balance of N$ 45.454,45 being the part corresponding to NHE.


Loan usage


The Inception Report (pa. 71, 1.3, ii) envisaged that up to 10% of the amountof


Building Material Loans could be used for purposes not involving the purchase of


materials, like payment for labor. The evaluation of the actual demandsof the first 35


clients shows the need of someclients to pay for specialized workers like carpenters


or electricians.


After two years of implementation of the Oshatotwa Programmeit is becoming evident


that the concept of self-help construction is new in Namibia and few people are


prepared or have the skills to actually execute works with their own hands. There is


little tradition of owner construction: in spite of efforts by the SCAs and CDCs,there


are few instances of self-help building even at very low-income levels, where the


savings in labor would result in bigger houses.


Recognizing this fact, it was agreed to rise to a maximum of 25% of the loan amount


the part that could be used to payfor labor or other purposes.


NHEinterestin extending the concept


NHE has now recognized the existence of a huge demand for house improvement


loans, and is planning to extend the concept. For this purpose, starting in the next


budget year, NHE intends to funnel N$ 1.500.000 per annum to grant Building


Material Loans countrywide.


Extension to othercities


The demand for house improvements is of course notlimited to clients in Windhoek.


Actually amongthefirst 35 clients one resides in Otjiwarongo. The Agreement signed


between KfW and the Government of Namibia for the implementation of the


Oshatotwa Programmelimit its activities to Windhoek.


Starting next budget year, NHE will be able to grant loans anywhere in the country


with its own funds. The implementation of the BML scheme is now past theinitial


experimental stage and being extended. It would be convenient for NHEto be able to


grant loans in cities other than Windhoekin order to experiment and adjust internal


procedures in preparation for the massive extension of the concept programmed for


next year.


It is thus formally requested from KfW to examine the possibility of NHE using


Oshatotwa Programme grant funds for the extension of loans in cities other than


Windhoek,till the time NHE can make available its own funds for this purpose


32




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N* 6 - AUGUST/DECEMBER 1994
Chapter 5 - Building material loans


Outline of points to cover in periodic reports


In a brief report NHEwill periodically inform on the following points:


1. Number and amount of loans granted in the period, client's name and NHE


account number, total amount granted in period, aggregated total since the


beginning;


2. Numberof requests being processed, amount;


3. Purpose of loans granted (kind of work to be financed), percent of loan for


purchase of materials, to pay for labor


4. Client's name, NHE account number, household income and correspondenceto


Oshatotwa Programme maximum PHSLcriteria;


4. Actual disbursements form BML account detailing name of client, purpose of


disbursement, GST included, KfW and NHEfunds used;


5. Loan repayments


6. Onsite monitoring by NHE of loan usage, deviations (if any) on use of funds;


7. Any other relevant information.


Mostof this information may be presented on a table format, to which comments may


be added if necessary. From time to time is would be convenientto illustrate the report


with pictures of before and after situations.


Annex 5/a provides information on recent proceedings related to the Building


Materials Loan scheme.




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N® 6 - AUGUST/DECEMBER 1994
Chapter6 - Institutional development


6 INSTITUTIONAL DEVELOPMENT


Internal to NHE


The two CDCs Ms. Sophie Shaningwa and Ms. Petronella Taaru completed their
contract agreements with SUM-McNamara Consultants for participation in the


Oshatotwa Programme as consultants as of the end of October, and were appointed


to the same positions as NHEstaff as of the first of November.


Several other staff changes may be reported among the Oshatotwa team.


NHE conducted a personnel search for the third CDC position, and Mr. Samuel


K. Shikukutu has been appointed as Community Development Coordinator,


effective January first. He will fill the position vacated in June, and will be


responsible for the eastern sector of Okuryangava (Onghuuo ye Pongo and


adjacent communities).


Two of the Self-help Construction Advisors have been transferred to new


positions in NHE, and their replacements have been appointed. Mr. Ernest


Mathias began work in November as an NHE Clerk of Works; he continues to


work part-time on the Oshatotwa Programme through December. Mr. Bryan


Graig will move to a position as an NHE Evaluator in January while continuing


part-time with the Upgrading Project through that month. Mr. Lukas Petrus


replaced Mr. Mathias, beginning work on Decemberfirst. Mr. Lester Pieterse will


replace Mr. Graig in January.


Mr. Wilfried Schulte, Oshatotwa Project's Coordinator, attended a workshop in


Botswana in December 6 & 7. NHE wasinvited to send a senior Oshatotwa manager


to a workshop undertaken by the Sentlhaga Housing Trust on privately financed low-


income housing in Gaborone. Mr. Schulte presented one of two key-note addresses


at the workshop (the other was given by COPE, a South African NGO, on their


experiencesin the field of affordable housing). Mr. Schulte's report on the workshop


is attached as Annex 6/a.


NHE implemented the software adjustments required to monitor separately


repayments on erven and starter solution loans. It has also implemented the


procedures and software adjustments required for the Building Material Loans


component. As mentioned, NHE intends to expand the BML concept and incorporate


is as a mainstream operation that will be run from within the existing administrative


framework


On the personnel side, NHE has recently appointed a staff architect to fill a position


long vacant, providing an in-house professional resource absolutely essential for a


housing organization ofits kind.


Inter-institutional


Cooperation and coordination with the Municipality continues to grow. The


Municipality has allocated land at Otjomuise for the development of a community


35




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N* 6 - AUGUST/DECEMBER 1994
Chapter6 - Institutional development


center. At the field level, several community meetings on water and sanitation


problems were jointly conducted between municipal and Oshatotwa Team staff. In


conjunction with Oshatotwa Programme upgrading, the roads and infrastructure


improvements completed by the Municipality in the Upgrading Areas are fast bringing


them to urban standards comparable to those of similar areas in Windhoek.


The Ministry of Health and Social Services will use the Oshatotwa community centers


for health and social education campaigns, and the Ministry of Education and Culture


will start construction of a primary school at Okuryangava.












A closer view ofthe core-houses designed, marketed and built by Horizon Developers and financed by SWABOU.


NHEprovided the land,initially developed for one of Oshatotwa core-house projects.



The core-housesite at the Khomasdalerf 1430 hasall basic infrastructures and streets completed, and is ready for


client selection and construction in early 1995.




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N 6 - AUGUST/DECEMBER1994
Chapter 7 - Finances


7. FINANCE


KfW grant


In mid-Novemberthe KfW transferred DM 1.500.000 to replenish the Disposition Fund


Account. After deduction of DM 20 as Bank fees and N$ 200,00 charges for the


foreign exchange transaction, an amount of N$ 3.368.270,69 was credited to the


account on November 18. Furthermore, KfW disbursed directly one installment of DM


120.000 for consulting services performed during the second quarter of 1994. The


total amount disbursed from the grant stands now at DM 7.068.785, the balance to


disburse at DM 2.531.215


Disposition Fund Approvals


In August a disbursement (116) of N$ 352.457.97 for core-house construction at


Otjomuise was approved. Between mid-September and the end of November, four
provisional approvals for disbursement (N° 3, 4, 5 & 6) were authorized by the Chief


Technical Advisor, for a total amount of N$ 2.005.460,00. Upon arrival at Windhoek,


the CTA reviewed the documentation related to these provisional approvals and


prepared 118 final authorizations, adjusting minor inconsistencies. During the


December mission, 39 new approvals for disbursement were requested and


authorized, for a total amount of N$ 1.326.614,71 Annex 7.1/a provides details on the


approvals for disbursement during the period.


Disposition fund account


As mentioned in PR N°5 (pa.42), NHE detected someinconsistencies in the way the


interest earned by the DF account was calculated. During the months of June and


July the Commercial Bank was crediting interests into the DF account at the rates of


8,8% and 9,1% respectively, instead of the agreed rate of 10,3%. At NHE's request,


the bank recalculated the interest earned during this period, and on August 18


credited N$ 4.927,24 into the DF accountto correct the error.


Due to a mistake of the Commercial Bank, disbursements approved during the


months of July and August were debited from another NHE account. NHE detected


the mistake, that was subsequently corrected during the month of September. Due to


this error, the bank credited more than the corresponding interests into the Disposition


fund accountin these two months. On September 21, at NHE's request N$ 25.505,81


in excess interest credited were transferred from the DF to the other NHE account


unduly debited.


Between July 1st and November 30, the Disposition Fund account earned N$


67.240,45 in interests. At the exchange rate used by the bank(to buy) the latest KfW


transfer, the amount would be equivalent to DM 29.944,53,it will be included in the


next budget revision.


The following table (that differs from the one included in the PR N° 5), showsactual


DF account movements since January 1st, 1994:


37






OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N° 6 - AUGUST/DECEMBER1994
Chapter 7 - Finances










QTR. |DATE DESCRIPTION DEBIT CREDIT BALANCE


Brought forward 4197256.92 6195136.92 1997880.00


1st 300194 Interest capitalized 16945.38 2014825.38


150294 Withdrawal (DF Approvals 15-17& 31) 550546.19 1464279.19


280294 Interest capitalized 14468.77 1478747.96


160394 Withdrawal! 318173.04 1160574.92


280394 Interest capitalized 10606.70 1171181.62


2nd |280494Interest capitalized 10245.438 1181427.05


150594 Withdrawal (Provisional Approval N 1) 447860.82 733566.23


260594 Withdrawal (Provisional Approval N° 2) 558644.95 174921 .28


280594 Interest capitalized 8169.79 183091.07


280694 Interest capitalized 1549.00 184640.07


3rd 60794 KfW transfer 3377405.60 3562045.67


280794 Interest capitalized 19893.70 3581939.37


170894 Interest capitalized (corrections to previous) 4927.24 3586866.61


310894 Interest capitalized 32148.97 3619015.58


310894 Withdrawal (DF Approval N° 116) 352457.97 3266557.61


140994 Withdrawal (Provisional Approval N° 3) 606898.58 2659659.03


150994 Withdrawal (DF Approvals N° 60-102) 1292427.65 1367231.38


150994 Withdrawal (DF Approvals 103 & 104) 404214.82 963016.56


160994 Withdrawal DF Approvals 105-115) 31905.48 931111.08


210994 Withdrawal (correction of interests) 25505.81 905605.27


300994 Interest capitalized 17541.18 923146.45


4th |261094 Withdrawal (Provisional Approval N° 4) 912871.79 10274.66


311094 Interest capitalized 6787.61 17062.27


181194 KfW transfer 3368270.69 3385332.96


231194 Withdrawal (Provisional Approval N° 5) 184255.86 3201077.10


281194 Withdrawal (Provisional Approval N 6) 387487.62 2813589.48


301194 Interest capitalized 11447.56 2825037.04


*| 51294 Withdrawal (DF Approvals 117-236) 19234.12 2805802.92


*| 61294 Withdrawal (DF Approvals 237-252) 597021.73 2208781 .19


*1 111294 Withdrawal (DF Approval 253) 371481.98 1837299.21


*1 121294 Withdrawals DF Approvals 254-274) 255590.42 1581708.79


TOTALS


Note: * date of approval of disbursement


Programme's expenditures
The table in next page shows the expenditures per quarter and budget post since the


beginning of implementation. As may be seen, in the second half of the year


execution has pick up speed, particularly regarding the starter solutions, core-house


construction, implementation of the loan guarantee fund and building material loans


schemes. Other important expenditures correspond to final payments for the


completion of the infrastructure improvement and land development components.


11513835.75 13095544.54




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57
.2


3]




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N° 6 AUGUST/DECEMBER 1994
Chapter 8 - Consulting services.


8. CONSULTING SERVICES DURING PERIOD


General


As decided in February's evaluation workshop,the input of the local consultants was


going to be reduced in the second half of 1994 and not carried on onto 1995's


Programme extension. Accordingly, Kerry McNamara Architects completed their


assignmentfor the Oshatotwa Programmeat the end of November.


Their collaboration with NHE and SUM Consult provided local resources and


knowledge that were essential to the first two years of implementation of the


Programme. Besides their day to day participation in project tasks, both Mr.


McNamara as Field Supervisor and M. Andrew Walton as Field Coordinator shared


with NHE, the Project Team and their SUM Consult partners their valuable


experience,insights and prospective.


Ms. Sophy Shaningwa and Ms. Petronella Taaru completed in October their contract


agreement with SUM-McNamara Consultants for their participation in the Oshatotwa


Programme. They were both appointed as permanent NHE staff, which has thus


gained two capable, experienced and above all motivated community development


coordinators. Their activities during the report period are described elsewhere on this


report.


Chief Technical Advisor


During the period the CTA realized two missions to Windhoek. Oshatotwa's July


mission was combined with his participation in August and September in SUM's team


in charge of the Feasibility Study for the NHE/KfW PhaseII Project. During this period,


the CTA was able to provide assistance and follow-up to various issues and continue


approving disbursements from the Disposition Fund. A second mission was realized


between November 30 and December18.


As already pointed in the PR N°S5 there is a_sizableincrease in the work related to the


monitoring and approval of use of KfW grant funds, a task that now requires a


substantial amountof time. Besides that, activities of the CTA during the December


mission included:


Follow-up to the question of delays in implementation of the Core-House Projectin


Khnomasdal and the construction of the Community Center in Greenwell Matongo;


In cooperation with the SMFP&C, evaluation of progress and adjustments to the


Loan Guarantee Fund component;


In cooperation with the SMFP&C, adjustments to the Building Material Loans


component and establishment of a Revolving Fund account;


Evaluation of the situation of cost recovery in the Upgrading Areas and proposal of


a policy and adjustments to existing enforcement procedures;


~ General assistance to Oshatotwa Project Coordinator;


Preparation of Progress Report N 6.




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT N* 6 - AUGUST/DECEMBER1994
Chapter 8 - Consulting services.


Community DevelopmentAdvisor


Realized a one month mission between mid-November and mid-December. His


activities included:


Update of the erven inventory in the upgrading Project;


Review conditions on site of vacant erven in Freedom Land and recommended


recovery of them for sale and construction of starter solutions;


Reviewed onsite the conditions of the nine erven zoned public open space and


institutional , recommending to NHE actionsto solve the situation;


Evaluated all starter solution clients;


Evaluated all core-houseclients, particularly regarding their incomelevel in relation


to the adjusted PHSLcriteria;


Cooperated with the CTA in Disposition Fund-related tasks;


Cooperated with the CTA in preparation of revised cost-recovery and enforcement


policy for Upgrading Areas;


Cooperated in the preparation of Progress Report N°6;


Provided general assistance and advise to Project Management.




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGUST/DECEMBER 1994


ANNEXURES




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGUST/DECEMBER 1994


ANNEX1/a


DRAFT OF "MARRIED PERSONS EQUALITY ACT




Detiniions,


Application of Ast


{. In cthis Act. unless the context indicates otherwise -


"bank" means any person carrying on banking business as defined in the


Banks Act, (965 (Act 23 of 1965);


"building society means any person carrying on business as a building


society as detined in the Building Societies Act, 1986 (Act 2 of 1986);


"child means anv person under the age of eighteen vears old:


community of property" includes community of profit and loss;


joint estate" means the estate of a husband and wife married in


cOmmuUNILY Of property;


"parents" shall include adoptive parents and "parental" shall have a


corresponding meaning;.


"property" means property of any description and includes liabilities


attaching thereto;


"Savings Bank" means the Post Office Savings Bank controlled and


managed by Namibia Post:


"separate property means property of a husband or wife which does not


form part of a joint estate.


2. (1) Parts I,III and V of this Act shall apply to all marriages


registered in terms of the Marriage Act. (96! (Act 25 of 1961) and all


Marriages recognized in terms of the Recognition of Certain Marriages




Abvlition of husband's


marital power.


Effect of abolition


of the husband's
marital power,


Act, 199l (Act 18 of (991), Irrespective of the date on which the


martiage was entered into.


(2) Part [VY of this Act shall apply to all marrrages tn


community of property in terms of the Marriage Act, L961 (Act 25 or


1961), irrespective of the date on which the marriage was entered into.


PART II


ABOLITION OF HUSBAND'S MARITAL POWER


3. (1) The common law rule whereby a husband acquires a


marital power over the person and property of his wite is hereby


repealed,


(2) Any marital power which a husband had under the


common law over the person and property of his wite immediately


before the commencement of this Act is hereby abolished.


(3) The abolition of the husband's marital powerin terms of


subsection (1) shall not affect the legal consequences of any act or


omission or fact existing before such abolition.


4, The effect of the abolition of the husband's marital power


shall be to abolish restrictions which the marital power places on the


legal capacity of a wife, including but not limited to the capacity


(a) to register tnmovable property in her name:


(b} to contract and litigate in her own right:


(c) (O act as an executor of a deceased estate:




Abolition of


husband's head of


household status


Wife's domicile


Of choice


Joint natural


guardianship of
miother and father


(d) (O Wel gS uo trustee of an iscivent este:


(<) (oO act as a director of a company:


(f) .O act as a surety.


5, (1) The sosigen of the Ausband as ead of househole


under the common law is hereby adolished.


(2) Wife and husband shall henceforth have equal mghts


with respect :o all major decisions affecting the family.


PART Ul


ABOLITION OF OTHER INCIDENTS


OF INEQUALITY OF MARRIED WOMEN


6, (1) The domicile of a marmed «woman shall, instead of


oeing the same as her husband's by virtue oniv of the marmage. Se


ascertained by reference to the same factors as in the case of any other


individual capable of choosing an independent comicile.


(2) The domicile of any child cf a marriage shall be his


or her parental home, if he or she resides with one or both of her


parents, or otherwise, the place with which he or she is most closely


connected:


The father's natural guardianship over the children orthe


modified to eonrer naturz!marriage a¢ common law is hereby


guardiaship woon bout parens jomiuely.




PART [V


EQUAL STATUS OF SPOUSES MARRIED


IN COMMUNITY OF PROPERTY


Equality of 8. A wife and husband who are mamied in community or


spouses in regard
tO Joint estate, property shall nave equal powers with regard to -


(at) the ciscesal of che agsots af che faint estate: and


(b) the contracting of debts for which the joint estate 1s Hable:


and


(c) the administraton of the joint estate:


Spouse's junistiy acts 9. A spouse married in community of property may perform any
gonerally «mx subject to


z |


other spouse's consent, jumstic. act in respec: of the joint estate without the consent of the other


spouse, sudject to any restrictions imposed under this Part.


Acta of spouse requiring 10. (1) Subjecs to this section and sections 11 and 12, a spouse
ORS bOusd $s CONSEAL.


married in community of property shall not, without the consent of the


other spouse -


(a) ahenate, donate, dispose of, purchase, mortgage. burden


with a servitude or confer any other raal cight tn any


immovable property forming part of the joint estate ; or




(b)


(e)


(A)


enter into any contract for die alignauoa, donation,


disposal. purchase, momgaging, burdeming with a


sarvitide oof cantering of any omer real mehr in


immovable property forming part oF the jotnt estate ; or


alienate. conate. cede, dispose of or pledge any shares.


stocks, debentures, debenture bonds, insurance policies,


mortgage bonds, fixed deposits or simular assets forming


part of the joint estate; or


L
-


+ te


he do wale he clewwh he Wallon ALLL ho Voters UBd ww edteest A


defined in the Credit Agreements Act, 1980 (Act 75 or


1980): or


enter into a contract for the purchase of movable property


wWhereov che pmee is pavable im instalments: of


bind herself or himself as a surety: or


alienate, donate, cede, dispose orcr pledge any livestock,


jewellery. coins. stamps, paintings or any ocher assets


forming part or the joine estate and held mainly as


investments; OF


institute legal proceedings against another person, except


legal proceedings -


(1) im respect of her or his separate property; or


(2 for the recovery or damages, other than


daimages for parrimorial loss. by reason of the


commission of a delics againse her or him; or




()) i} respect of a matter reluung w her or dts


profession, trade, Ousiness or occupation;


OF


(1) diienate, donate, dispose or, pledge of ohemvise ourden


any furniture or other effects forming part of (he common


nousenold.


(2) A spouse ay, in the ordinary course of her or his business,


trade or occupation pertorm any act referred to in paragraphs (c) to (e)


Of suosecuion (i) withouc che consent or the other spouse.


(3) Notwithstanding the rescrictions contained in sub-section


(1)(¢) a spouse may, without the consent of the other spouse -


Q
.(a) seil listed securities on & SICCX excnange an


cede or piedge-listed securities in order to buy


other listed securities: or


(0) alienate, cede or pledge -


(1) a deposit heid in her or his


name at a building society


or bank: or


(ii) Duliding society shares regis-


tered in her or his name;


(4) (1) Deeds or other documents requiring registration in


terms Of the Deeds Registry Acc, shall be executed by both spouses or


shall be execused Oy one soouse swith the written consent of the adler


spouse:




(2) Consent by a spouse to the other spouse's ucuny as


a surety shall be in writing.


(3) Consent required of etther spouse in all other cases


shall be evidenced by


(a) a writing; or


(b) an oral agreement.


(5) Consent required for transactions referred to in


paragrapns (0) to (e), (g) and (1) of sub-secuoa (1) May de rauMed within


a reasonable time after the transaction or contract concemed.


Power of court to dispense ll. Ifa spouse withholds consent required in terms of section
WIM 3pouse's consent


10, or if that consent cannot for env other reason fe obtained, a court


may give the other spouse leave to enter into and carry out the


transaction or contract concemed without the required consent, !f the


court is satisfied, in the case where the consent is withheld, that such


Case, that there is zoodwithholding is unreasonable or. in any other c e.


reason to dispense with the consent.


Consequences of act 12. (1) Ifa spouse enters into a transaction or contract with
performed without required
consent,


another person without consent required in terms of section 10 or leave


granted in terms of section 11, or in contravention of an order in terms


of section 13, and -




ae


(it) (nat oles person Goes Nut Kagw alc cannot ceasonauly


Know that the transaction or contract is being entered into


withouc such consent or leave or in contravention of that


order, as the case may be. the tminsaction or contract shall


be deemed to have been entered into with the consent


required in terms of section 10 or while the powerof the


spouse was not suspended in terms or section 13, as the


case mav be. subject to the mghts or che son-consenting


spouse in terms of subsection 3;


(b) that spouse knows or ought reasonably to know that he


Wil orobeoly not obtain sucn consent or leave or that the


power concerned has been suspenced in terms of section


13, as the case may be, and the joint estate suffers a loss


as a result of that transaction or contract, an adjustment


thessnail be effected in favour of the other scouse on the


division of the joint estate.


(2) For the purposes or subsection (1), if it is proved thar a


spouse entered into a transaction or contract without consent required in


terms of section 10, it shall be presumed unless the contrary is proved


that she or he knew or ought seasonably to have known that she or he


would probably not obtain the consent,




Suspension of yh
spouse,


or


( |


(3) {fa spouse enters into u irddedecen of contrat referred ia


in paragraphs (6), (c), (d), (e) (f) or (g) of subsection (1) of Section 10


without the consent required in terms of that section, subject to the nghts


of third parties at common law, such transactions shal be void if within


[4 days of becoming aware or the transaction or contract the other


spouse delivers a written notice of repudianon to (that other person.


(+) A party to legal proceedings instituted oy a spouse marred


in community of property may not challenge the validity of the


proceedings on the ground of want of consent required in terms of


paragraph (h) of subsection (1) of section 10.


(5) If a spouse married in community of propertyinstitutes legal


proceedings without consent required in terms of paragraph (h) of


subsection (1) of section 10 and costs in such proceedings are awarded


against her or him, the court may, with due regard to the interest of the


other spouse in the joint estate and the reason for the want of consent,


order that those costs should be recovered from the separate property, if


any, of the first-mentioned spouse and, in so far as those costs cannot be


so recovered, that they should be recovered from the joint estate, in


which case the court may order that upon the division of the joint estate


an adjustmenc shall be effected in favour of the other spouse.


i3. [ff a court is satisfied thaec it 1s ¢ssendal to do so for the


protection of the interests of a spouse marmed in community of property,




Recovery we debts truss


dole uatate.


Repeal and amendment of
laws.


Skoet ttle.


[ _


the court may suspend tor adetiaite of indefinite gertod all or any of che


powers that the other spouse may exercise in terms of thts Part, either in


relation to all transactions and contracts or in relation to particular


wansaotione arcantricts ae the eanrt may snerify in its arder,


J+, Where a dedt is recoverable trom a joint estate, the spouse


who incurred the debt or buth soquses jointly may be sued therefor.


PART V
GENERAL


15. The laws specified in the Schedule are heredv repealed or


amended to the extent indicated in the third columnofthe said Schedule.


lé. Vhis Act shail be called the Marmed Persons Equality Act.


1994,




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGUST/DECEMBER1994


ANNEX2.2/a


ANALYSIS OF FIRST 80 STARTER SOLUTION CLIENTS




STATUS OF STARTER SOLUTIONS
UPGRADING PROJECT:


As of 13 December 1994














1 R.Amushelengue M 4 1270 P 1374 Freedomland A8 13900 Finished


2 T. Amutoko M 3 720 M 1393 Freedomland AS 18175 Finished


3 L. Ndilipunye M 6 685 M 1397 Freedomland A10 24450 Finished


4 S. Phillipus M 4 1500 P 1402 Freedomland AS 18174 Finished


5 K. Shuuya M 3 820 PS 1416 Freedomland A10 24450 Finished


6 M.Daniel M 9 830 M 2972 Oduduluka Ald 24450 Finished


7 F. Martin M 1 805 M 1411 Freedomland A10 24450 Finished


8 R. Joannes M 5 715 P 1381 Freedomland AS 7250 Finished


9 K. Kakondo M 5 640 M 2832 Nangolo Ald 24450 Finished


10 A. Shetuya F 7 630 PS 1396 Freedomland Al0 24450 Finished


11 L. Antonius M 7 1170 P 1491 Freedomland A8& 15250 Finished


12 P. Hangula M 7 1115 P 2840 Nangolo AS 13250 Finished


13 M. A. Kasume F 4 1450 I 2830 Nangolo A8 15250 Finished


14 K. Kguali M 6 1175 PS 1399 Freedomland AS 10550 Finished


1S A. Tjombeka M 5 805 M 449 Greenwell Matongo A10 24450 Finished


16 U. Nambaia M 10 735 P 1380 Freedomland AS 7250 Finished


17 A. Shikesho M 4 610 P 2676 Onheleiwa AS 7250 Finished


18 S. Deneinge M 5 860 M 296 Greenwell Matongo A10 24450 Finished


19 M. Lucas M 4 665 PS 2766 Nangolo A10 24450 Finished


20 N. Nduuntapo M 6 1635 P 2993 Nangolo A8 14685 Finished


21 A. Mweshininga M 8 645 PS 1409 Freedomland A10 24650 Finished


22 J. Nghigelekua M 10 1470 P 1401 Freedomland All 17840 Finished


23 E. Paulus M 5 1285 P 461 Greenwell Matongo A8 15000 Finished


24 F. Neliwa M 7 900 P 240 Greenwell Matongo AS 10240 Finished


25 J. Mungungu M 3 450 G 2759 Nangolo A8 15850 Finished


26 J. Hamutenya M 4 1420 G 3018 Onheleiwa Ald 26380 Finished


27 I. Nghilime _M 8 760 G 3050 Onheleiwa A10 26370 For 1995


28 H. Nuuyoma M 3 685 G 2590 Epandulu Al0 26280 Finished


29 A. Aindji M 5 1110 G 2592 Onheleiwa A10 26280 Finished


30 L. Mweshinage M 4 840 G 227 Greenwell Matongo A10 26270 Finished














31 J. Agustinus M 3 1250 G 3033 Onheleiwa Al0 26250 Finished


32 L. Paulus M 7 1250 G 2585 Epandulu Al10 26250 Finished


33 L Shagama M 6 1100 G 2813 Nangolo Al0 26250 Finished


34 D. Hidimokenya M 10 1250 G 2753 Nangolo A7 14850 75% done


35 A Shilimondino M 3 490 G 463 Greenwell Matongo A7 14850 For 1995


36 M. Mwaala M 1 960 G 2807 Nangolo A10 26250 80% done


37 M. Uuona F 3 825 G 2776 Nangolo Alo 26250 Finished


38 J. Hendrik M 7 870 M 2777 Nangolo Ald 26250 For 1995


39 G. Josef M 3 1200 P 1389 Freedomland A8 11600 90% done


40 S. Michal M 4 860 M 2616 Onheleiwa Al10 26240 Finished


41 S. Uukongo M 2 1478 G 2588 Epandulo Al10 24000 Finished


42 K. Ndumingu M 3 710 P 2867 Joseph Nepando A2 5900 Finished


43 L. Paulus M 1 1059 P 1482 Freedomland A8 13940 Finished


44 S. Nghiyoonanye M P 2945 Joseph Nepando A8 14840 For 1995


45 T. Teofelus M 1 1070 P 3026 Onheleiwa A8 10900 For 1995


46 K. Shomagwe F G 2623 Onheleiwa A10 25660 For 1995


47 N. Simon F 1 1020 P 2882 Joseph Nepando A8 11520 Finished


48 F. Ngolowa M 1 1301 G 2725 Onheleiwa All 24050 70% done


49 P. Modino F 2 460 P 2745 Nangolo A8 11445 85% done


50 S. Shetekeda M 3 1571 G 2779 Nangolo A10 25620 80% done


51 T. Isimael M 4 1025 G 170 Greenwell Matongo Ald 26440 80% done


52 C. Comelius M 2 528 G 299 Greenwell Matongo A8 16760 80% done


53 A. Simeon M 2 528 G 302 Greenwell Matongo A8 16820 For 1995


54 F. Paulus M 2 1198 _G 277 Greenwell Matongo Al0 26130 Finished


55 G. Mukengeli M 1 _1293 G 421 Greenweil Matongo A10 26580 60% done


56 I. Aron M 1 | 1056 G 2691 Onheleiwa All 24110 Finished


57 R. Sakeus M 2 563 G 3000 Nangolo A1io 22150 80% done


58 H. Kauhangenge M 3 1113 G 696 Onghuuo ye Pongo Al10 25680 80% done


59 R. Uiras F 7 650 P 1464 Freedomland A110 24000 Finished


60 P. Shelikita M 9 855 M 2782 Nangolo Al0 25469 80% done


61 T. K. Khikongo M 5 643 G 2904 Joseph Nepondo A7 14344 Pending


62 G. Hashange M 4 883 G 2879 Joseph Nepondo A10 24644 Pending


63 L. Sakeus F 5 $42 G 1382 Freedomland A8 15444 Pending


64 I. ITyambo M 4 1245 G 2637 Onheleiwa Al0 24644 Pending


65 L S. lyambo M 4 542 G 2657 Onheleiwa A8 13444 Pending












66 E. Junias F 757 G 3022 Onheleiwa A8 18844 Pending


67 M.Frans M 7S7 G 3040 Onheleiwa Ald 20944 Pending


68 A Axesel M 719 G 2651 Onheleiwa Al0 24450 Pending


69 F. Matheus M 701 G 450 Greenwell Matongo Al0 20944 Pending


70 J. Ndaamekele M 959 PS 2735 Nangolo A7 17644 Pending


71 G. Paulus M 1281 G 1400 Freedomland Al0 24644 Pending


72 J. Sakaria M 663 G 1342 Freedomland A8& 18844 Pending


73 FNghuumbwasha M 815 G 1340 Freedomland A10 24644 Pending


74 N. Kapolo M 757 G 2712 Onheleiwa Ald 24644 Pending


75 T. Angula M 757 G 2584 Epandulo Al0 24644 Pending


76 G. Muluta M 850 P 2755 Nangolo Wet 4544 Pending


77 N. Fillipus M 1085 P 1085 Onyeka A8 15444 Pending


78 B. Ekandjo M 767 G 701 Onghuuo ye Pongo A10 24644 Private???


79 M.Frederick F 1019 P 217 Greenwell Matongo A& 15444 Pending


80 T. Shikondjeleni M 808 PS 2733 Nangolo A8 18844 Pending




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGUST/DECEMBER 1994


ANNEX 2.3/a


PROPOSAL FOR PROCESSING EVICTIONS




SUM Consult




Mr. Axaro Tsowaseb


Chief Executive Officer


National Housing Enterprise


Windhoek, December13, 1994


Dear Mr. Tsowaseb:


| would like to draw your attention to a serious problem faced by the Oshatotwa


Programme. Recovery of costs in the Upgrading Areas, especially regarding erven


loans, remains well below standard despite concerted efforts by the Project Team.


This situation of course negatively affects the replicability of the Programme and, from


a broader point of view, the rights of other low-income families that are in need of


housing.


There are several reasons that conspire against the recovery of costs in this Project,


among them the widespread feeling among beneficiaries that the land was freely


given to them by the Governmentat the time of resettlement from Single Quarters.


NHE has a solid tradition in this regard, and has developed enforcement procedures


to deal efficiently with non-payers and has been able to maintain very high recovery


rates in most of its projects. However, the situation in the Upgrading Areas presents


legal, political and socio-economic differences with conventional NHE projects that


require adjustmentin the usual procedures.


Attached is a draft proposal that SUM Consult prepared to identify the main problems


and suggest possible actions to solve them. We would recommend that NHE's


Management Committee look at this question, decide on a course of action and


instruct the relevant Departments to adjust procedures and implement them.


Expecting that in 1995 we will start to redress this situation, and that the attached


paperwill be of use for this purpose, | remain


Truly yours


Juan A. Crispo Capurro
Chief Technical Advisor
SUM Consult


Copies: Mr. Louis Fick
Mr. Jurgen Lehnert
Mr. Wilfried Schulte/Ms. Diane Bester




DAMBACHTAL 9 - 65193 WIESBADEN- FED. REP. OF GERMANY- Phone (49611) 522225 - Fax (49611) 59211




OSHATOTWA UPGRADING PROJECT


Repayments and evictions:


A Proposal for Enhancing Cost-Recovery


BASIC PRINCIPLE


The Oshatotwa Programme which assists low-income families to buy land and build housing, is


based on principles of cost-recovery at market interest rates; the rationale behind that the capital


recoveredwill help other families to solve their housing programmes. Up-front subsidies have been


used to assist the poorer families by reducing their loan amounts.


THE REPAYMENTSITUATION IN THE UPGRADING AREAS


After two years of implementation, the repayment record clearly show that a substantial numberof


participants are not making serious efforts to make their payments; many are more than twelve


months in arrears. The Oshatotwa team has undertaken repeated and extensive campaigns to


advise the clients of the importance to repay their loans. The net effect of these efforts is the


maintenance of repayments at a plateau level, but is clear now that moral persuasion alone is not


sufficient to improve repayment rates and sterner measures are required. The eviction of selected


plot-owners in arrears will signal other families of the seriousness of the situation.


THE QUESTION OF EVICTIONS IN THE UPGRADING AREAS


NHE has well established policies to deal with non-payers in its conventional projects; upon


previous experience, every time somebodyis evicted the repayment rate goes dramatically up in


all other accounts in arrears in the settlement.


However, the Oshatotwa Programme has important differences with NHE conventional projects


that require an adjustmentin the usual procedures:


The basic situation is that the Upgrading clients were not selected by NHE. Project


participants came from Single Quarter squatters resettled to the Okuryangava sites to clear


the Single Quarter for improvements and revitalization. They were relocated without


screening for affordability. These families were used to living in an area without assuming


any financial obligation, either to pay for their house or for the municipal services they


received. Many claim they had no clear indication that their new situation required the


purchase of land and paymentfor services within the resettlement area, and many feel that


the land was given to them freely. So, the starting point is dealing with an pervasive


unwillingness to pay back the loans they have signed.


The fact that the clients were resettled from another area adds a political complication. An


eviction implies a new resettlement elsewhere and a new hardship for the family, which may


easily make a case of being persecuted by the Government. Political support from Regional


Councilors, the MRLGH must be obtained before implementing any substantial number of


evictions.


Although individual Deeds of Sale and loan contracts are signed between NHE and each


family, the resettlement process started at the community level, with groups of families


moved together. An eviction is normally a process between NHE and a particular client.




However, in the Upgrading Project areas the rest of the community is also involved and


affected. Consequently, NHE has to find ways of explaining things to the rest of the


community and get their support before evictions can effectively take place.


NHE eviction procedures are establisned to deal with house-owners, but have not been


adjusted to evict plot-owners with only a shack. Last month's fiascoin the first effort to make


a straight forward eviction illustrates the point. The Court's Bailiff moved the client's


belongings off the erf onto the street, and he and his neighbors promptly moved everything


back onto the erf. This teaches us several lessons:


1) It would be expedient to have an alternative location identified to which the evicted family


and its belongings can be moved; the Municipal resettlement areas are a possibility, but this


must be pre-arranged;


2) In order to avoid the erf being re-occupied again by the evicted family, the erf must be


assigned to another family, and they must occupyit immediately after eviction. This requires


internal coordination at NHE; the establishment of a waiting list of potential candidates,


timely preparation of the necessary papers etc.


3) NHE normal eviction process is a sequentially linear process, where each office doesits


job and passes action to another. In the Upgrading Project, the eviction process is still


sequential process, but must be an integrated, not linear, progression, with responsibilities


fanning out and interfacing, and extending beyond the NHEstaff.


There is a_ basic problem is in the differences in the clients' understanding ownership and


repayments, and in NHE's necessity of making the Upgrading Project an effective cost recovery


programme. To be cost effective, NHE must collect repayments from current clients, or be able to


expeditiously evict them and replace them with new clients within the established financial


affordability criteria.


SUGGESTEDLINE OF ACTION


It is herewith suggested that NHE Management Committee take a serious look at this issue, and


instruct the corresponding NHE departments/services to develop actions leading to an increase in


the repaymentrates in the Upgrading Areas.


Until procedures to deal with this new situation are developed and proven, and until


implementation becomesroutine,it is suggested that NHE assign one individual as coordinator of


all the activities required both to develop and implement evictions.


Thefirst task for the coordinator will be to develop a consensus strategy to implement evictions,


involving the political level (MRLGH, Regional councilors), the community leaders, the Municipality


and NHErelevant sections, as was recommendedin February 94 evaluation workshop.


The attached tables summarize the different steps required to implement an adjusted


eviction enforcementpolicy in the Upgrading Areas.


File: EVICTDON.DOC




NHE mustevaluate the eviction process for the Upgrading Project, and develop a sequential integrated
process.


Management Committee




A task force, with a coordinator, must be put in charge of evictions in the Upgrading Project. NHE


Cniteria for identifying Upgrading Project clients for eviction to be established. Oshatotwa team, Finance Dept


Procedures and steps in the process need to be identified. Task Force


Responsibilities for procedures and steps need to be assigned, and known to all NHE participants. Task Force


Task Force coordinator needs to be assigned. NHE


Alternatives for clients need to be identified (financial repaymentplans, alternative living sites, etc.) Task Force


Roles that community leaders and Regional Councillors can play need to be specified. CDCs, comm.leaders, Reg.
Councillors


Newclients must be available to move onto erven as soon after eviction as possible. Oshatotwa team


PreparationStepsi2202955555550SSE=
Task Force and coordinator must be identified, and begin working immediately and effectively. Reporting and NHE
review lines to the Management Committee must be established.


Senior NHEstaff with previous involvement with the Okuryangava resettlementactivities and with other NHE
problem repaymentandeviction projects should be included in the Task Force.


Criteria for identifying Upgrading Project clients for eviction must be presented to the Task Force, andall


participants should be clear on how and why and pnorities on the selection of clients for eviction.
Oshatotwa team: Task Force


Oshatotwa team needs to clearly understand the eviction process, steps and timing.


Coordination processes need to established with the Task Force in specific and within NHE in general.


Community leaders and Regional Councillors need to identify specific roles and responsibilities in cooperation
with NHE in repaymentand eviction processes.


Finance Dept.


Task Force, Coordinator


CDCs, Coordinator


Alternative sites and options need to be identified for clients so that upon eviction the problem of
homelessness and squatting is not simply transferred.


Task Force: Municipality, Ministry,
Private Sector.


Logistics must be developed to assure transportation, other support as necessary is available to evictees. Task Force, Coordinator


Scheduling of implementation steps must be prepared, and adhered to if eviction is to be effective both in


removing non-payers and in encouraging others to repay.


Task Force, Coordinator


Criteria (employment, 5% deposit, cost of erven, etc.) must be identified, and waiting list prepared. Oshatotwa team




Implementation:Steps DODD EEE


Strategy and Preparation steps must be completed. Task Force, Coordinator.


Selected evictions actuated by Finance Department; Oshatotwa team notified. Finance Dept., Coordinator


Oshatotwa team meets with community leaders and Regional Councillors on specifics of cases facing eviction. CDCs


Community leaders and Regional Councillors reinforce intention of eviction to individuals to be evicted, and
clarify with community the reality of the process.


Comm. leaders, Reg. Councillors.




Alternatives for living sites (reception areas, lodger/rental units, etc.) identified to the clients. CDCs, Coordinator


If unsatisfactory repayment options not begun byclient, eviction undertaken. Fin. Dept, Bailiff


Transportation (municipal or private) should be scheduled and on site with or prior to the arrivalof the Bailiff. Task Force, Coordinator


Newclients offered Deeds of Sale, and encouraged to move immediately. Oshatotwa team




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORTN*6 - AUGUST/DECEMBER1994


ANNEX 2.3/b


MEETING WITH STARTER SOLUTION OWNERSIN ARREARS






25 November 1994


TO: Note to files


FROM: Oshatotwa Team


SUBJECT: MEETING WITH STARTER SOLUTION OWNERS IN ARREARS


Last night 47 owners of starter solutions whoare in arrears on repayments were invited to a
meeting at the Ombili Centre to discuss the situation; 30 owners attended. W. Schulte, D.


Bester and S. Shaningwa represented NHE at the meeting.


The main issue presented by NHE was that NHE has made a big investment in the building


of the houses and must recover that investment through the regular and timely repaymentof


loans. The point was made that for the erven that NHE has been accommodating, as the
clients were resettled onto the erven without much say in whetheror not they wanted to move


to the sites. However, for the starter solution houses, clients have voluntarily and specifically


chosen housestyles and sizes fitted to their affordability and personal needs.


NHE will not be able to afford to tolerate non-payment on the starter solutions, and has
announced that arrears notices and eviction processes would beinitiated in January 1995 for
those in arrears on repayments of their houses.


Clients were advised that if they received any arrears letters or were served with eviction
notices that they should not ignore them, but immediately contact NHE to make arrangements
for catching up on their repayments. NHE is very seriousin its efforts to recover the costs
of the houses, as it cannot operate at a financial loss, and as failure to repay meanstheir is
no money recycled for other low-income families to borrow for future housing loans.


There were a variety of questions posed by the owners.


One issue was when were repayments due to start. Many thought they didn't have to start


paying until the house was completed and the keys turned over. NHE stated that loan


repayments are duethe first month after the loan documents are signed (NHE starts making


expenses immediately on behalf of the client, so the client has to start repaying right away).


Another issue was what happened to the materials left over and left on site or taken away.
NHE explained that any materials left on site were the client's to use at their discretion, and
that the costs of those materials were charged to their accounts. Any materials left over and
taken away were credited to their account, reducing the amountof the actual loan. There
were a numberof clients who would have preferred to have been given a choice in what was
left or taken (generally, sand and bricks are left, and other materials, including cement
packets, are taken away and credited against the homeowner's account).




Page 2.


Some owners felt contractors were wasting materials, and wanted to know to whom they
should report such problems. And they wanted to know who pays for the wastage.


One client complained what he received was notat all what he wanted. Claimed he wanted


just a sleeping room, and ended up with an A-8. (On checking the files the next day, it was


learned he had actually wanted an A-10, but his affordability was not high enough for that


option.)


Another client opted for a starter solution that was lower valued than his affordability. He


wondered if he could use his excess affordability to do extensions, partitions, etc.


Friday there were about a dozen follow up calls and visits to NHE headquarters, from clients
who couldn't make the evening meeting, or who were checking on their exact financial arrears
status.


/ddk




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGUST/DECEMBER 1994


ANNEX 2.4/a


MUNICIPAL CORRESPONDENCE ABOUT COMMUNALSANITATIONFACILITIES






P.O BOX 5274 FAX (061) 3912006 c/o GARTEN / NESERST.


WINDHOEK NAMIBIA
(


woDepartmentof the City Health Officer r


en
ENQ: A C MYBURGH 1994-07-27 My ov


TEL; 3912495 OF winp®


REF: 71/2/4


The Manager e2sk


National Housing Enterprise Ltd SBE S


P O Box 20192


WINDHOEK


yw ScHad7eé
FOR ATTENTION: MR W SCHULTE se/PA


Sir


COMMUNAL SANITATION FACILITIES: OKURYANGAVA INFORMAL SETTLEMENTS


*K kK Attached hereto please find copies of photos and a list of


mechanical and hygienic conditions of your communal sanitation


facilities in the above area, compiled by the Department of the


City Engineer (Water Works), which are self-explanatory. |


During an inspection carried out by Mr 'F Adonis and Mr A P
Joubert of my Department on 25 July 1994 of the Listed


facilities, the conditions as specified can hereby be confirmed.


Since the conditions are contrary to the General Health


Regulations (GN 121 of 1969 as amended), you are hereby requested


to rectify the mechanical and hygienic problems within 14 days
from receipt of this letter.


Your co-operation in this regard is appreciated.


Yours faithfully


f>,
[fois
CINK


CITY HEALTH OFFICER


schulte.acm




COMMUNAL SANITATION FACILITIES
OKURYANGAVA INFORMAL SETTLEMENTS
INSPECTED ON 22/6/1994 BY H.U. KAUMBI




eo


| NEAREST ERF No. MECHANICAL CONDITION r
T


HYGIENIC CONDITION


' 1) Opposite Ombill Supermarket One: door broken, otherOkK Generally dirty








ou 2955 One:ballvalve broken,other: On. Generally OK 7


_ 3) 2938 One:completely blocked, other: OK. One:terrible, other:OK. -


41 2873 } One: toilet blocked, other OK One: OK, other: terrible |


§) 2678 Both no ballvalves Both Dirty


6) 2634 Inlet poly plpe damaged, bandaged with cloth. Generally OK


: One: ballvalve out of order. Other: Blocked |


71 2698 | One: blocked, other: ORK One: very terrible ( feaces all over) [


' Other: OK


_ ¥) 2607 Both doorlocks gone. | Generally OK


7 | One: no cistern, other oo hallvalve i


| 2 2782 : One: OK. | One: generally
OK.


Other: toilet put broken,


door tock damaged.


o
e


Other feaces all over place.




: 101 2389 One: door removed, full of tree branches Generally OK.


ahr 2372 (four toilets)


No ballvalve.


Other:OK


l: door & cistern removed, Terrible: feaces all over.





-
J
.




2: inlet to cistern damaped.


t
-

-
}



Same as l 3: no balivalve.
4: all clstern parts gone.


One: done gone, cistern damaged.


Generally OK.


Same as 3.


Bad. Other: Clstera parts damaged. Not too bad.


ach block has two toilets, unless otherwise specified





ENQUIRIES: W G SCHULTE REF: 156926


5 August 1994


The City Health Officer


P O Box 5274


WINDHOEK


NAMIBIA


ATTENTION: Mr A C Myburgh


Dear Sir


COMMUNAL SANITATION FACILITIES: UPGRADING AREAS - OKURYANGAVA


I have received your letter 71/2/4 dated 27 July 1994 on


3 August 1994 and gladly give my comments as follows:


1 All the toilet blocks and stand pipes were provided before
the resettlement of the Single Quarter Squatters (December


1992).


After the resettlement numerous meetings were held with the


community of all the relevant areas at which the


responsibility for the use and maintenance of these toilets


were explained. In short, the Community must pay for their


water consumption and maintain the toilets.


During October 1993 NHE appointed a contractor to repair
all the toilets in that area. The understanding with the


various communities was that they would be responsible for


the account. In the end they refused to pay for these
repairs and NHE had to foot the bill (+ N$3 500,00). :


The NHE at this point in time felt that they had gone out


of their way once to help the Community to repair the


vandalised toilets but won't commit themselves a second


time.


The NHE decided that as soon as the community pay up-front


a certain amount to repair the damages, we are prepared to


appoint a contractor to do the repairs.


You are welcome to come up with other suggestions (Meetings


with Community Leaders which we could arrange) or even


close the facilities but really, NHE cannot take


responsibility for the repairs.




7 I believe that the Sanitary facilities in Goreangab
Extension 1 (Aqua Peirces) which were supplied by the


Municipality are also ina poor state of affairs.


Yours faithfully


Z


W G SCHULTE


PROJECT COORDINATOR


OSHATOTWA HOUSING PROGRAMME


FOR: SENIOR MANAGER:
156962A/tk


TECHNICAL & MARKETING SERVICES




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGUST/DECEMBER 1994


ANNEX2.5/a


GREENWELL MATONGO COMMUNITY CENTER:


NHE TENDER PANEL RECOMMENDATION




TO: NHE TENDER PANEL


FROM: TECHNICAL SERVICES DIVISION


DATE: 9 DECEMBER 1994


PROJECT CODE: 158921


CONSTRUCTION OF A COMMUNITY CENTRE IN GOREANGAB


EXTENSION 1 FOR THE OSHATOTWA HOUSING PROGRAMME


AWARD OF CONTRACT RECOMMENDATION


1 GENERAL


In respect of this contract, seven (7) tender documents


were taken and three (3) were received back as listed on


- the attached list of tender results.


This contract comprises the construction of a Community


Centre for the Oshatotwa Housing Programme funded by Kf£W.


The building will consist of a main building with two


offices, two meeting rooms, one meeting hall and a open


stoep area and a separate toilet block. The total floor


area of the buildings will be approximately 245m.


NHE's estimate for this project is N$218 440,00 and was


calculated and based on quantities and unit rates.


2 LOWEST TENDERER: CENTRAL DEVELOPERS


This contractor is well known to NHE and has recently


completed the 63 house project in Okuryangava for NHE.


The quality of workmanship on this project was very high
and the work was done in a good mode and manner. The


general performance and administration of the contractor is
also above average and they work very fast (the 63 houses
were completed 24 months ahead of schedule). They have


sufficient plant and equipment for this project and is


financially strong (a C-rating was given - "good for your


enquiry"). They have a good name with their suppliers and


was recommended by Pupkewitz, Obeco and PCI.


With the above taken in consideration this contractor will


be able to complete this contract according to NHE's


requirements.


3 SECOND LOWEST TENDERER: CJ ROOFING AND RENOVATIONS


This tenderer is nt6 known to NHE and has not done any work


for us before. #60




According to Mr Jacobs for whom this tenderer constructed


some flats (N$450 000,00), this contractor can not be


recommended due to poor workmanship, dishonestly and poor


administration of his work. The same complaints were


mentioned by Mr D Jankowitz of Jankowitz and Partners


Architects and Mr P Langenhoven of Swawek.


Accounts at suppliers are paid promptly by the contractor


and the suppliers noted that they will supply materials to


him. He is also financially sound (a C-rating was given -


good for your enquiry") and has sufficient plant and


equipment to do this project.


With the above taken into consideration this contractor


will be able to complete this project but not to our


requirements, and can therefor not be recommended.


a6


4 THIRD LOWEST TENDERER: LIFESTYLE PROPERTY DEVELOPERS


Lifestyle Property Developers is a new firm with Messrs


O Dentlinger and F Diergaardt as partners and is not known


to NHE or any of the suppliers under this trade name.


This firm is not registered and a "7" rating ("financial


position unknown") was given by their bankers. The tender


document was not fully completed e.g. the Form of


Resolution and Form of Tender and the unit rates given are


unbalanced. The surety proposed by this tenderer also is


not acceptable.


With the above taken into consideration, this tender is not


valid and this tender can not be considered.


5 CONCLUSION AND RECOMMENDATION


In view of the foregoing and after due consideration of the


tenders received, it is recommended that the contract be


awarded to Central Developers for the following reasons:


(a) Lowest tender price


(b) Shortest construction period
(c) Ample experience and good general performance


(d) Adequate resources of plant, equipment and staff


(e) Sound financial position


(£) High quality of work produced on previous


projects


G MARTIN


MANAGER: TECHNICAL SERVICES 2




TENDER RESULTS OF THE CONSTRUCTION OF


THE COMMUNITY CENTRE IN GOREANGAB EXTENSION 1 FOR THE


OSHATOTWA HOUSING PROGRAMME






PROJECT CODE: 158921 DATE: 9 DECEMBER 1994


TENDER CONTRACTOR DEPOSIT CONSTRUC- TENDER


NO TION AMOUNT


PERIOD


1 LIFESTYLE PAID 20 WEEKS N$272 830,00


PROPERTY


DEVELOPMENT


2 CJ ROOFING AND PAID 18 WEEKS N$264 000,00


RENOVATIONS


3 CENTRAL 16 WEEKS N$254 550,00


DEVELOPERS PAID


NHE ESTIMATE N$218 440,00




OSHATOTWA HOUSING PROGRAMME - PROGRESS REPORT No 6 - AUGUST/DECEMBER 1994


ANNEX3.2/a


EVALUATION OF CORE-HOUSE PROJECT CLIENTS






OTJOMUISE CORE-HOUSE PROJECT- CLIENT / INCOME / PHSL ANALYSIS


December 1994


103 Clients










= Marital HH Income} HH [Adjusted Percent Loan Am


NW: |NAME Status| OCC Income: Earners} Size PHSL Excess Granted


1 |E. Van Wyk S P $2.500,00 1 3 1620 54% $40.900


2 |Raymond Coetzu M P $2.500,00 1 3 1620 54% $41.600


3 |Cornelius Joey Swartz M P $2.500,00 1 4 2736 -9% $36.400


4 |!Sam Hugo M P $2.500,00 1 4 2736 -9% $36.600


5 |Manuel Sargo S G $528,00 1 5 2736 81% $28.100


6 |Frederick 3nydes M P $2.600,00 2 6 2736 -5% $40.900


7 |Else lsaak S$ P $2.090,00 1 4 2736 -24% $36.600


8 |Tessa E. Beukes S P $1.750,00 1 2 1620 8% $28.100


9 {Philip van Wyk M P $2.638,00 2 4 2736 4% $41.400


10 ;Reginald Cloete M P $2.397,00 2 4 2736 -12% $38.500


11 |Moresia Engelbrecht S P $2.200,00 1 3 1620 36% $36.600


12 !|Daniel Diergaart M P $2.000,00 2 5 2736 -27% $28.100


13 {Arnold E. Jarvis S P $2.500,00 1 6 2736 -9% $45.500


14 |A. Kavezepa S P $2.500,00 1 1 825 203% $36.600


15 Frederick van Zyl M P $2.300,00 2 5 2736 -16% $34.400


16 |R.E.van Wyk D P $2.230,00 1 3 1620 38% $34.400


17 |!Valentin Beukes M P $2.600,00 2 4 2736 -5% $40.400


18 Quinny H. Diergaart Ss P $1.945,00 1 4 2736 -29% $30.000


19 |F. Blakenberg M P $2.675,00 2 4 2736 -2% $40,900


20 |Karel Cloete M G $1.294,00 1 5 2736 -53% $41.700


21 |Jurgen Barth M P $2.263,00 2 3 1620 40% $32,600


22 |Nicholas de Koker M P $2.468,00 2 5 2736 -10% $36.600


23 |Karel Diergaart S | $2.600,00 1 3 1620 60% $38,500


24 |Beulah M. Reiss S P $2.800,00 1 2 1620 73% $40.900


25 |Thekka J. Coetze S P $1.900,00 1 3 1620 17% $30,000


26 |Wilhem Johannes Smith M P $2.600,00 1 4 2736 -5% $36.600


27 |Dennis R. Christians S P $2.100,00 1 4 2736 -23% $35,300


28 |Nicholas J. van Wyk M | $2.650,00 2 4 2736 -3% $40,900


29 |Jacques Mouton M G $1.635,00 1 3 1620 1% $41.400


30 |Salom Klemens Ss | $2.500,00 1 3 1620 54% $34.400


31 |Margrethe K. Vries Ss P $2.600,00 1 4 2736 -5% $40.900


32 |F. van Rooi M P $2.105,00 2 5 2736 -23% $30.000


33 |Nehemia Diergaart M P $2.210,00 2 5 2736 -19% $40,900


34 |Catharina van Stacken S P $2.500,00 1 1 825 203% $36,600


35 |Frederick Strauss S G $2.351 ,00 1 1 825 185% $40.900


36 !Desmond J. Hockey M P $2.399,00 2 3 1620 48% $44.900


37 |Mario Bezuidenhart S P $2.800,00 1 3 1620 73% $42.900


38 |Esther Shilonga Ss P $2.400,00 1 2 825 191% $38.500


39 |Barend B. Coetze M P - $2.500,00 2 5 2736 -9% $36.600


40 jAndrew Adams M | P $2.500,00 2 4 2736 -9% $40.400


41 |Qu. Blockstein Ss P $1.868,00 1 1 825 126% $30.000


42 |MatheusTjihika M P $1.743,00 1 4 2736 ~36% $28.100


43 |Joannes Tiboth M P $2.418,00 2 6 2736 -12% $42,900


44 |Michael Haoseb Ss Pp $2.350,00 1 4 2736 -14% $38,500


45 |Piet Lentswana M P $1.919,00 2 6 2736 30% $34.400


46 Wilhelm Louw M G $2.673,00 2 3 1620 65% $45,500


47 |E. Beukes Ss P $2.220,00 1 1 825 169% $36.600


48 A. J. Strauss M P $2.090,00 1 2 1620 29% $36.600


49 |Elizabeth van Wyk D G $528,00 1 3 1620 67% $28,100


50 |Gerard Doeseb M P $2.220,00 2 5 2736 -19% $36.400


51 |Johanna Groenenwaildt S P $1.800,00 1 2 1620 11% $28.100


52 |Valerie Stael WwW P $2,513,00 1 3 1620 55% $40,900


53 |Anne Johanna Lakay D P $2.050,00 1 2 1620 27% $30,700


54 |Sofia Naugaube S P $2.500,00 1 5 2736 -9% $42.900


55 |S. Hoaeb M P $2.180,00 2 4 2736 -20% $34.400


56 |Daniel Gawaseb M P $2.500,00 1 6 2736 -9% $42.900


65 |Johanna Cordfisen D P $2.500,00 1 4 2736 -9% $42,900


66 |Rudolf Beukes M P $2.574,00 1 5 2736 -6% $40.400












67 Alfred Abrahams M G $1.502,00 2 5 2736 -45% $41.300


68 !Dawid De Koker M P $2.813,00 2 3 1620 74% $28.100


69 |Samuel Kandimornuaku M G $883,00 1 8 3921 -77% $45.500


70 |Richard E. Guy M P $2.200,00 2 5 2736 -20% $36.600


71 |Henry Jansen M P $2.493,00 2 5 2736 -9% $34.400


72 \\Rosa M. Basson S G $528,00 1 5 2736 -81% $30.800


73 |Maria Platt D G $528,00 1 4 2736 81% $30.800


74 |Josef J. Garaob Ss P $2.700,00 1 5 2736 -1% $40.900


75 |Max Gariseb S P $1.745,00 1 2 1620 8% $44.800


76 Jennifer A. Wana S P $2.300,00 1 | 1 825 179% $36.600


77 !Helao Nicodemuo S G $1.056,00 1 | 8 1620 ~35% $47.300


78 |Susanna Galant S G $605,00 1 3 1620 63% $32.600


79 {Wilho Ndanduanga Ss G $643,00 1 6 2736 -76% $35,500


80 Ernst Gurirab M P $1.956,00 2 3 1620 21% $30.800


81 |Immanuel Erasmus S P $1.900,00 1 1 825 130% $28.100


82 |Petrus M. Strauss M P $2.704,00 2 3 1620 67% $43.400


83 |Lena Jansen S) P $2.575,00 2 3 1620 59% $40.900


84 |Daniel Barser M P $1.253,00 1 6 2736 -54% $42,900


85 !Anna Maria Isaak Ss G $925,00 | 4 2736 66% $42.900


86 Trevor Burkhardt S) P $2.895,00 1 3 1620 79% $45.500


87 |S.Z.Henge S$ P $2.850,00 1 5 2736 4% $28.100


88 {Frederick Namaseb S P $2.360,00 1 4 2736 -14% $36,600


89 |Siegfried Hengari M P $2.533,00 2 2 1620 56% $40.400


90 |Eberhard Botshake S P $1.800,00 1 4 2736 34% $28.100


91 |Willem van Rooyen M P $2.350,00 2 4 2736 -14% $38.500


92 |Paul Kharon M P $1.677,06 2 4 2736 -39% $28.100


93 |Arrie Brendell M P $1.300,00 2 4 2736 -52% $40.900


94 |Ebson Muhipa D G $841 ,00 1 8 3921 -79% $43.900


95 |Paulus Uugwanga M G $1.026,00 1 6 2736 63% $43.900


96 |Hennie Beukes S P $1.665,00 1 2 1620 3% $28.100


97 |Ingrid Lucile Summers S) P $2.726,00 1 3 1620 68% $40.200


98 |Desmond Adams Ss P $1.925,00 1 4 2736 -30% $32.600


99 |Jon Heyman M P $2.029,00 2 5 2736 -26% $28.100


100 |Inocencia da Cunha M P $2.471,00 2 5 2736 -10% $28.100


101 |Meripuua Kandindak S P ; $2,450,00 1 6 2736 -10% $37.400


102 Runhad Koebeb S P : $1.840,00 1 4 2736 -33% $31.500


103 |Alfred Kloete M P {i $2,600,00 2 5 2736 -5% $36.600


104 !Johny Araeb Ss P $1.477,00 1 1 825 79% $26.600


105 |F.S.Bezuidenhart M P $2.841 ,00 1 3 1620 75% $44.800


106 !Priscilla Daniels D P $1.100,00 1 4 2736 40% $30.800


107 !Johannes M. Strauss M P $2.600,00 1 4 2736 -5% $45.500


108 |Johannes Cloete M P $2,396,00 2 4 2736 -12% $38,500


109 |Loretta J. lsaaks Ss P $2.600,00 1 2 1620 60% $40.900


110 |Joseph Einbeck M G $639,00 1 5 2736 -77% $43.700


111 :Dawid Strauss M P $2.700,00 1 5 2736 -1% $45.500


112 , Wilfred Cloete M P $2.544,65 2 6 2735 -7% $40.900


113 |Sarah R. McKay S P $2.600,00 1 3 1620 60% $44,600


Average Adjusted PHSL: 624%


Notes M_ |Married


S Single | |
D |Divoreed |


W_ !Widower


| Informal sector earner


P Private sector employed


G_|Public sector employed


Average HH Income: $2.103,99 Average Loan Amount: $37.242


Median HH Income: $2.350,00 Median Loan Amount: $37.400 December 9, 1994: File OTJCLNTS.XLS (Sheet 3) .






OKURYANGAVA CORE-HOUSE PROJECT- CLIENT / INCOME / PHSL ANALYSIS


December 1994 - Final tabulations.









63 Clients


Ert Marital HH Income| HH {Adjusted Percent Loan Am


N°: |NAME Status| OCC Income: |Eamers| Size PHSL Excess Granted


3129 |S. Angula S P $1.104,75 1 3 1620 -32% $33.600


3130 |Benjamin Kuhanga S G $949,75 1 2 1620 41% $37.100


3131 |Melpa Kandikinra Ss G $566,00 1 4 2736 -79% $24.200


3132 |Erastus Albertus M P $1.912,50 2 4 2736 -30% $26.100


3133 |M. Uiras S G $883,00 1 5 2736 -68% $35.200


3134 ;Charles Khaoseb M P $2.320,00 2 5 2736 -15% $37.100


3135 'Martus Hambina S P $2.850,00 2 4 2736 4% $33.600


3136 [Frederick Losper S G $1.018,00 | 4 2736 63% $33.600


3137 |Sakaria Otto M G $995,00 1 4 2736 -64% $35,200


3138 Bernard Tukuhupwere S P $1.346,00 1 1 825 63% $29.200


3139 |Jaime Varela S P $2.000,00 1 1 825 142% $35.200


3140 |M. Afrikaner S P $1.832,00 1 3 1620 13% $29.200


3141 |Kanias Nambala S P $1.935,00 | 3 1620 19% $24.200


3142 |Likius Vilho S P $1.570,00 1 4 2736 -43% $29,200


3143 |Eleni Kunasha S P $1.455,00 1 6 2736 -47% $26.100


3144 |Paulus Thomas M G $995,00 1 6 2736 -64% $35.200


3145 |Moses Seibeb M P $827,00 1 6 2736 -70% $29.200


3146 |Theopolline Nuyoma S P $1.200,00 1 3 1620 -26% $36.500


3147 |J. F. Ganeb M P $982,08 1 4 2736 -64% $37.100


3148 |O. Nambambi M P $2.000,00 1 3 1620 23% $33.600


3149 |Serefia Gaoses S$ G $451,75 1 2 1620 -72% $24.200


3150 |Susanna Galant Ss G $966,50 1 3 1620 -40% $24.200


3151 |Christiaan Xoagub Ss G $917,00 1 2] 1620 43% $36.500


3152 |E. E. Gaoeb M P $1.702,00 2 5 2736 -38% $34,600


3153 |L. Goses Ss G $528,00 1 2 1620 -67% $29.200


3154 |H. Risto M P $2.391 50 2 5 2736 -13% $37.100


3155 |Linus Tobias M P $1.820,00 1 7 3921 -54% $29,200


3156 |E. Mahua S P $2.500,00 1 4 2736 -9% $35.200


3157 {Elissa Enik M P $1.841,00 1 4 2736 33% $24.200


3158 :Stefanus Gowaseb M P $2.431,00 2 5 2736 -11% $35.200


3159 !Daniel Halhambo S$ P $2.000,00 1 3 1620 23% $29.200


3160 |Leopold Alfeus M P $2.250,00 1 6 2736 -18% $35.200


3161 1L. Ngavanduezu M G $1.838,79 1 5 2736 33% $37.100


3162 !J.M. Mukelabai M P $1.400,00 1 3 1620 -14% $37.100


3163 !Thomas Uunona S P $2.716,00 1 6 2736 -1% $37.100


3164 |David Kanjimbi M P $2.250,00 1 7 3921 43% $37.100


3165 |J. Nyati M G $1.489,00 1 5 2736 46% $37.100


3166 |Sakaria Shatiwa S G $995,00 1 4 2736 64% $37.100


3167 Reinhard Jagger Ss G $566,50 1 2 825 -31% $31.100


3168 iMengela Taukonjele S G $995,00 1 6 2736 64% $35.200


3169 | Titus Nathael M G $935,00 1 5 2736 66% $37.100


3170 |Joseb Vushona M G $1.355,00 1 4 2736 -50% $37.100
3171 i Tommy Nampolo S G $883,00 1 4 2736 68% $37.100


3172 |Heinrich Johannes S P $2.240,00 1 3 1620 38% $29.200


3173 |Katzle Nehale Ss G $798,00 1 2 1620 -51% $35.200


3174 |Susanna Hamases S G $566,50 1 2 1620 65% $29.200


3175 |Paulus Jolonimu Ss P $782,83 1 3 1620 -52% $29.200


3176 |Ehrenfreida Muambo S G $528,25 1 3 1620 67% $35.200


3177 |Cicilie Gawases S G $566,53 1 3 1620 65% $33.600


3178 Josef Jager S G $719,50 1 2 1620 -56% $37.100


3179 |S. Reinhold iS) G $995,00 1 3 1620 ~39% $37.100


3180 {Toimy Shakella S P $1.980,00 1 2 1620 22% $33.600


3181 |M. Amunyela Ss G $966,50 1 2 1620 40% $37.100


3182 |Matheus Mendos S P $1.020,00 1 3 1620 37% $35.200


3183 |Sakeus Kalua M P $1.662,00 1 4 2736 -39% $24.200


3184 |Joel Hembapu S P $2.500,00 1 3 1620 54% $35.200










3185 |!Rosina Tsamares S G $566,50 1 2 1620 65% $29.200


3186 Elizabeth April S. P $655,00 1 3 1620 -60% $35.200


3187 |J. Mbunduera M P $1.935,00 2 4 2736 -29% $29.200


3188 |!Obed Hoveka M G $643,00 1 3 1620 -60% $31.100


3189 |Secilia Shaanika S G $966,50 1 5 2736 -~65% $35.200


3190 |H. Notshulwana S P $1.400,00 1 3 1620 -14% $29.200


3191 |Klaudia Gideon S G $476,75 1 4 2736 83% $24.200


Average Adjusted PHSL Excess: -38%


Notes M_ |Married|
S_ |Single |


D {Divorced


W_ |Widower |


| Informal sector earner |


P {Private sector employed


G_|Public sector employed


| Average HH Income: $1.363,98 Average Loan Amount: $32.683


Median HH Income: $1.104,75 Median Loan Amount: $35.200 December 14, 1994: File OTJCINTS.XLS (Sheet 4) | |




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGUST/DECEMBER1994


ANNEX3.3/a


MUNICIPAL ALLOCATION OF LAND FOR THE OTJOMUISE COMMUNITY CENTER




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P O BOX 10505 FAX (061) 214289 BORGWARD ROAD21
KHOMASDAL TEL. (061) 213467/8/9 WINDHOEK NAMIBIA


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FTAPPLICATION TO LEASE ERF 917, KHOMASDAL, OTJOMUISE PROPER.


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ENQUIRIES: W G SCHULTE REF: 159933


16 August 1994


The Town Clerk


Municipality Windhoek


P O Box 59


WINDHOEK


Sir


COMMUNITY CENTRE: ERF 917 OTJOMUISE PROPER


The. purpose of this letter is to inquire whether the


Municipality of Windhoek will be prepared to allocate land for


the construction of a Community Centre at Otjomuise, a new area


of Windhoek, sorely lacking all kind of community facilities.


With financial assistance of the German Government through the


Kreditanstalt fUr Wiederaufbau (KFW), NHE is currently


developing at Otjomuise a 105 Core House Project targeted for


low income families. A new community will thus be created with


people coming from many different parts of the city. NHE will


facilitate the development of this new community and assist it


socially during its initial period, for which a Community Centre


will be required. Funds for construction of such a facility are


available in the Project, not so for the purchase of land.


Erf 917 Otjomuise Proper, zoned as Public Open Space, is


Suitable located and NHE wish to apply for a nine year eleven


months lease agreement for an area of approximately 1.750 m* of


it as indicated in the plan attached. A Community Centre will


be constructed there, eventually to be transferred to the


community for operation and maintenance once a sufficiently


strong management committee evolves.


As you know, the Municipal Council has already leased for


nominal rates three plots for similar purposes to the Oshatotwa


(KFW) Programme. Two Community Centres have already been


erected in Okuryangava, and a third one for Goreangab is at the


planning stage. The use of these facilities is not limited to


the direct beneficiaries of the Programme, as they are open to


all surrounding communities.


Expecting a favourable answer to this request that will benefit


all future inhabitants in Otjomuise, I remain


Yours ithfully


AXARO TSOWASEB


CHIEF EXECUTIVE OFFICER




OSHATOTWA HOUSING PROGRAMME - PROGRESS REPORT N* 6 - AUGUST/DECEMBER1994


ANNEX 4/a


ADDRESSBY MR. CHRIS BORMAN (SWABOU) AT THE CEREMONY OF HANDING OVER OF


LOAN GUARANTEED HOUSES AT KHOMASDAL




ADDRESS BY MR. CHRIS BORMANN AT


THE CEREMONY OF HANDING OVER


HOUSES AT KHOMASDAL


During 1993 SWABOU entered into an


agreement with NHE, supported by the


German Government, whereby 100% loans


could be made available to private


individuals who do not enjoy the benefit of a


housing subsidy or get support from their


employers when purchasing a house.


The target market was the low-income


group, and the purpose of the Loan


Guarantee scheme is to provide collateral


guarantees for the difference between the


maximum loan and the purchase price or the


house.


The German Government made a


substantial investment (N$ 2.173.600) for


this purpose, to back up the guarantees


issued underthis scheme.


Participation under this schemeis restricted


to households where the combined income


of the members does not exceedthree times


the Primary Household Subsistence Level,


as established from time to time by the


Research Department of the University of


Port Elizabeth. Currently this PHSL is


calculated at N$ 980 per month, therefore


three times this figure comes to a maximum


income of N$ 2.940, representing the


allowable income to qualify for participation.


Furthermore, participants must also occupy


the houses themselves.


Initially the maximum loan amount was N$


42.000, representing a 90% loan, therefore


supporting a total purchase price of about


N$ 46.200. It was subsequently reviewed for


the purpose of this developmentthat we see


here today, namely a total loan of N$ 50.000


- supported by a 30% guarantee by the LGF


thus reducing our total exposure to only


70%. However, purchasers of this particular


development have to contribute an amount


of N$ 2.500 out of their own pocket to cover


legal costs for the transfer of the property in


their respective names.


The construction of these core housesis


Annex 4/a


done by Mssrs. Horizon Developers, whilst


the land was made available by NHE at very


reasonable prices.


That brings me to the problem regarding the


availability of suitably priced land for such


Low-Cost housing development projects.


Currently it is hardly impossible to obtain


Suitable serviced erven at prices below N$


20.000 per stand. To my mind this is a major


stumbling block in the provision of low cost


housing, followed by the ever increasing cost


of building materials. Together these two


limiting factors are putting the so-called


Low-Cost houses out of reach for most


members of the lower income groups.


In order to stretch the support or the Loan


Guarantee Scheme even further,


investigations are in progress whereby


houses costing less than N$ 60.000 could be


offered to qualifying potential purchasers


within the boundaries of this scheme.


Furthermore,it is also considered to extend


this type of development to other developing


areas such as Swakopmund and Walvis


Bay.


At this stage a total of 32 loans have been


granted for this development, and the first


twelve houses are now being handed overto


their respective owners. The construction of


the remaining 20 houses will commence


early in the new year.


On behalf of SWABOU| congratulate these


new owners in becoming a_ proud


homeownerfor the first time. These core-


houses can easily be extended to as and


when they can afford it. We wish you well


and hope youwill have a joyful Christmas in


yourfirst new home.


Thank you




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORTN® 6 - AUGUST/DECEMBER 1994


ANNEX 4/b


LOAN GUARANTEE FUND ACCOUNT




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OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGGUST/DECEMBER 1994


ANNEX 5/a


ESTABLISHMENT OF THE BUILDING MATERIAL LOAN REVOLVING FUND








NATIONAL HOUSING ENTERPRISE


Head Office: 7 Omuramba Road, Eros « P. O. Box 20192, Windnoek, Namibia


Telephone (061) 225518 + Fax (061) 222 301


sum Consult 08 December 1994
P.O. Box 20192
Windhoek


Dear sir


The concept of Building Material Loans have been accepted well by the


existing NHE house owners.


The are some changes which should be made to the initial pilot


project:


* The loan should provide for both material and labour since in a


number of cases the labour required are of a specialized nature ie.


Carpentry or electrical.


K The pilot project should include towns other than Windhoek ie.


Otjiwarongo and Keetmanshoop where a large interest exists.


* The amount allocated to the project should be extended to NS 500


O00 due to the interest shown.
* Disbursement of NS 500 000, less amount already spent, to NHE be


considered since the administrative work for claiming each individual


amount is excessive.


* A monthly report can be provided which will detail all amounts


spent against the prepayment mentioned.


Information on the loans approved to date:


a. Income Level.


Number Monthly Income


0 0 - 1000


4 1001 - 1500


8 \\ 1501 - 2000


9 2001 - 2500


10 2501 - 3000


4 Up to 3200


In future NHE plans to provide for Building Material Loans of N$1.5


Million per annum. This is considerably more than the return on the


KFW investment on Building Material Loans.





SUM Consult




Mr. Louis Fick


Senior Manager


Financial, Planning and Control


National Housing Enterprise


Windhoek, December 11, 1994


Building Material Loans


Dear Mr. Fick:


Thank you for your letter of December 8 on the above matter. | am glad to learn that


the Oshatotwa Programme Building Material Loans scheme has been well accepted


by the existing NHE clients. | expect that, as proposed in the Progress Report N° 4


(pa. 30-32), early next year NHE will be able to extend the schemeto other kind of


potential clients, non-NHE house owners in Windhoek of which there is certainly a big


numberin need to improve/extend their dwellings.


With regard to the administration of KfW funds applied to this component, as


suggested in our discussions and agreed by you in yourletter, the best way seems to


be the establishment of a special account that will be fed by a deposit of KfW grant


funds and a deposit by NHE to cover the payment of GST. It seems to methat it


would be convenient to credit into this accountall building-loan repayments. In this


way, once the total amount budgeted in the Oshatotwa Programmeis credited and


NHEstart feeding the account with the proposed N$ 1.500.000 per annum,a solid


capital base will be available to develop a self-sustained revolving fund for this


purpose.


An opening amount of N$ 500.000 will be deposited in the Building Material Loans


account. N$ 454.545,45 will be transferred from the Disposition Fund for this purpose.


Excluding the N$ 86.053,69 reimbursed to NHEin the Provisional Approvals N° 5 & 6,


that leaves a net amount of N$ 368.491,76 for which a separate approval will be


prepared.


As shownin the attached tables, according to the figures submitted by NHE, as a


(rounded) average, 10% of the total loan amount correspond to GST, a figure thatis


consistent with the initial estimates included in the Inception Report. According to the


conditions in the Separate Agreement, NHE will have to finance the part


corresponding to Namibian taxes; to complete the initial amount, NHE should transfer


the balance N$ 45.454,55 to the account. Always referring to the figures in my


possession, NHE has already advanced N$ 11.519,61 to pay for GST included in the


loan disbursements already approved, which leaves a balance of N$ 33.934,94 that


should be credited by NHEin the account.




DAMBACHTAL 9 - 65193 WIESBADEN- FED. REP. OF GERMANY- Phone (49611) 522225 - Fax (49611) 59211




SUM Consult




The Inception Report envisaged that up to 10% of the amountof these loans could be


used for purposes not involving the purchase of materials, like payment for labor. As


implied in your letter, perhaps 10% is too low, given the need of someclients to pay


for specialized workers like carpenters or electricians. | would suggest that werise to


a maximum of 25% of the loan amount the part that could be used to pay for labor or


other purposes.


As you know, the Agreement signed between KfW and the Government of Namibia


for the implementation of the Programmelimit its activities to the City of Windhoek.


However, given the purpose of NHEto provide new funds for the scheme, (funds that


would have no geographical limitation), and the interest expressed by clients in other


cities than Windhoek to use the scheme,| believe that it will be convenient to start


implementing it as soon as possible in other places.


In the Progress Report N° 6 under preparation authorization will be requested from


the KfW to use grant funds for building material loans in cities other than Windhoek.|


believe NHE has a good case and expect that we can get a favorable reaction.


However, until a formal answer from KfW is received, | kindly request you not to apply


KfW funds to grant loans in other cities, and in particular not to use the newly created


account to get reimbursementfor the loan granted to Mr. M. Anton (Account 23391) in


Otchiwarongo.


| would also request you to advise the relevant loan officers to keep in mind the limit


established in the Agreement of 3 PHSL established in the agreement as the


maximum household income for Programme beneficiaries.


NHE should prepare and submit to KAV and SUM Consult periodic reports with all


relevant information regarding the progressin the implementation of the BML scheme.


The schedule and format for this reports may be established between ourselves


before the end of my presentstay in Windhoek (18.12.94)


With best regards



Jusn A. Crispo Captrro
Chitf Technical Advisor


SUM Consult




DAMBACHTAL 9 - 65193 WIESBADEN- FED. REP. OF GERMANY- Phone (49611) 522225 - Fax (49611) 59211




SUM Consult




Mr. Louis Fick


Senior Manager


Financial, Planning and Control


National Housing Enterprise


Windhoek, December 11, 1994


Re: KfW Financial Cooperation with Namibia. Low-Cost Housing Windhoek. Separate Agreement dated February 11, 1993.


DISBURSEMENT FROM DISPOSIT'ON FUND APPROVALN° 253


Dear Mr. Fick:


To implement the internal agreement to establish a special account to manage the


Building Material Loans component of the Oshatotwa Programme, this Approval


complements the part corresponding to KfW funds in the establishment of a revolving


fund to grant building material loans according to the general conditions agreed and


details provided in the attachedletter.


Budgetpost N°: 4. Building Material Loans. Establishment of special account.


Total amount: N$ 500.000,00


GST: N$ 45.454,55


Amount reimbursable: N$ 454.545,45


The reimbursement to NHE from the Disposition Fund of an amount of N$ 29.805,98


(Twenty nine thousand eight hundred and five and 98 % Namibia dollars) for this


purpose was authorized by me through the Provisional Approval N° 5, dated October


25, 1994. The transfer of an additional amount of N$ 53.257,49 (Fifty three thousand


two hundred andfifty seven and 49 % Namibia dollars) to be applied for Building
Material Loans was authorized by me through the Provisional approval N° 6, dated


November24, 1994, totaling N$ 83.063,47 (Eighty three thousand sixty three and 47


%).


| hereby authorize the Commercial Bank to disburse from the Disposition Fund


Account an amount of N$ 371.481,98 (Three hundred seventy one thousand four


hundred eighty one and 98 % Namibia dollars) for the purpose expressed above.


» dug A. Crigpo Capuirro
Chief Technical Advisor


SUM Consult




DAMBACHTAL 9 - 65193 WIESBADEN- FED. REP. OF GERMANY- Phone (49611) 522225 - Fax (49611) 59211




ATTACHEMENT TO DF-253


BULLDING MATERIAL LOANS
Amounts reimbursedfrom Disposition Fund; Provisional approvals 5 6








N° (CLIENT ACCT.No. LOAN AMOUNT |PAID TO GST On MAT'S}| REIMBUR-


AMOUNT DISBURSD SABLE


1 |P. H. Esterhuizen 604 5000.00 3800.00 P. H. Esterhuizen 376.58 3423.42


2 |D.Filander 2238 4903.63 3503.63 D. Filander 347.21 3156.42


3 |Ngavetene A. 12139 4517.08 2357.08 A. Ngavetene 233.58 2123.50


4 |N. Greeff 23391 5000.00 3145.84 N.Greeff 311.75 2834.09


5 |I.M. Tjizu 30362 4874.17 2374.17 I. M. Tjizu 261.16 2113.01


6 iAE Stoffels 31112 5000.00 3493.00 A. E Stoffels 384.23 3108.77


A E. Stoffels 31112 1507.00 A. E Stoffels 149.34 1357.66


8 |NoabebC. 32524 4964.52 4964.52 M.Pupkewitz & Sons 491.98 4472.54


9 |R Majiedt 33704 5000.00 3480.00 R. Majiedt 344.86 3135.14


R. Majiedt 33704 1520.00 R. Majiedt 150.63 1369.37


10 |F.M. Brotha 46848 4982.00 3000.00 F. M. Brotha 330.00 2670.00


11 |J. Kawachab 50229 4936.34 3536.34 J. Kawachab 389.00 3147.34


12 |K. M.Golaith 53596 5000.00 3526.84 K. M.Golaith 387.95 3138.89


13 |W.C. Platt 59651 4925.73 4925.73 W. C. Platt 488.14 4437.59


14 |N. B. Koopman 61135 3349.37 2453.37 N. B. Koopman 269.87 2183.50


N. B. Koopman 61135 896.00 N. B. Koopman 88.79 807.21


15 ;MurengaP. 71027 4032.00 4032.00 Expo AdamsCons. Co. 399.57 3632.43


16 1S. M. Klazen 79196 4988.70 3188.70 S. M. Klazen 316.00 2872.70


17 |M.C. Maletzky 85094 5000.00 4814.63 M. C. Maletzky 477.13 4337.50


18 |Jantjies J. M. 85193 5000.00 2486.85 Naftali Joinery Works 246.44 2240.41


Jantjies J. M. 85193 2513.15 Naftali Joinery Works 249.05 2264.10


19 |H.C. Williams 86000 5000.00 5000.00 H. C. Williams 550.00 4450.00


20 |K. Shikongo 107848 4000.00 3477.35 K. Shikongo 344.60 3132.75


21 !C. Araeb 111310 4982.60 3322.60 C. Araeb 365.49 2,957.11


C. Araeb 111310 1660.00 Coetze Skrynwerkers 164.50 1495.50


22 \\R. Dickson 112821 4900.16 3600.16 R. Dickson 396.02 3204.14


23 |P.C. Wilson 113845 4878.00 4023.00 P. C. Wilson 398.68 3624.32


P. C. Wilson 113845 850.00 P. C. Wilson 84.23 765.77


24 ,G.J. Owoseb 117219 4270.33 1970.33 G. J. Owoseb 195.26 1775.07


25 ,G. Gaoseb 120204 4883.89 3183.39 G. Gaoseb 350.17 2833.22


TOTALS 109488.36 92605.68 9542.21 $3063.47


Average size ofloan | 4379.53


Average % ofGST in disbursements 10.30


* (S. G. Makhubela 77041 4819.14 3319.14 S. G. Makhubela 328.92 2990.22


|(not included in PA-6)


BLGLNS.XLS-Sheet 9





NHE LOANAPPROVALS DISBURSEMENTSTILL END OFNOVEMBER 1994


ATTACHEMENTTO DF-253


BUILDING MATERIAL LOANS












N° iCLIENT ACCT. No. LOAN AMOUNT /|PAID TO GST On REIMBUR-


AMOUNT DISBURSD MAT'S SABLE


1 |P.H. Esterhuizen 604 5000.00 3800.00 P. H. Esterhuizen 376.58 3423.42


2 {D. Filander 2238 4903.63 3503.63 D.Filander 347.21 3156.42


3 |Ngavetene A. 12139 4517.08 2357.08 A. Ngavetene 233.58 2123.50


A. Ngavetene 12139 2160.00 A. Ngavetene 0.00 2160.00


4 'M. Anton 23391 5000.00 3145.84 N. Greeff 311.75 2834.09


M.Anton 23391 1854.16 Munc. of Otjiwarongo 0.00 1,854.16


5 |I.M. Tjizu 30362 4874.17 2374.17 I. M. Tjizu 261.16 2113.01


6 \\A.E.Stoffels 31112 5000.00 3493.00 A.E. Stoffels 384.23 3108.77


A. E. Stoffels 31112 5000.00 1507.00 A. E.Stoffels 149.34 1357.66


7 |NoabebC. 32524 4964.52 4964.52 M.Pupkewitz & Sons 491.98 4472.54


8 IR. Majiedt 33704 5000.00 3480.00 R. Majiedt 344.86 3135.14


R. Majiedt 33704 1520.00 R. Majiedt 150.63 1369.37


9 |F. Strauss 33887 5000.00 3865.00 F. Strauss 383.02 3481.98


10 |F.M.Bratha 46848 4982.00 3000.00 F. M. Brotha 330.00 2670.00


11 |J. Kawachab 50229 4936.34 3536.34 J. Kawachab 389.00 3147.34


12 |MbangoJ KA 51152 5000.00 5000.00 M.Pupkewitz & Sons 495.00 4505.00


13 |Kamatoto B 51532 5000.00 3126.40 M.Pupkewitz & Sons 309.82 2816.58


14 |K. M. Golaith 53596 5000.00 3526.84 K. M. Golaith 387.95 3138.89


15 |R. Jeremia 53819 4912.34 2962.34 R. Jeremia 293.57 2668.77


16 |W.C.Platt 59651 4925.73 4925.73 W.C.Platt 488.14 4437.59


17 |N. B. Koopman 61135 3349.37 2453.37 N. B. Koopman 269.87 2183.50


N. B. Koopman 61135 896.00 N. B. Koopman 88.79 807.21


18 :L. Hausholo 64634 4905.98 2005.98 L. Hausholo 198.79 1807.19


19 |Murenga P. 71027 4032.00 4032.00 Expo AdamsCons. Co. 399.57 3632.43


20 |S. G. Makhubela 77041 4819.14 3319.14 S. G. Makhubela 328.92 2990.22


21 |S.M. Klazen 79196 4988.70 3188.70 S. M. Klazen 316.00 2872.70


22 |M. C. Maletzky 85094 5000.00 4814.63 M.C. Maletzky 477.13 4337.50


23 \\Jantjies J. M. 85193 5000.00 2486.85 Naftali Joinery Works 246.44 2240.41


Jantyies J. M. 85193 2513.15 Naftali Joinery Works 249.05 2264.10


24 |H.C. Williams 86000 5000.00 5000.00 H. C. Williams 550.00 4450.00


25 |K. Shikongo 107848 4000.00 3477.35 K. Shikongo 344.60 3132.75


26 |M.M.Strauss 110263 {| 5000.00 3480.00 _|M. M.Strauss 344.86 3135.14
27 |C. Araeb 111310 4982.60 3322.60 C. Araeb 365.49 2,957.11


C. Araeb 111310 1660.00 Coetze Skrynwerkers 164.50 1495.50


28 iR. Dickson 112821 4900.16 3600.16 R. Dickson 396.02 3204.14


29 |P.C. Wilson 113845 4878.00 4023.00 P. C. Wilson 398.68 3624.32


P. C. Wilson 113845 850.00 P. C. Wilson 84.23 765.77


30 |G. J. Owoseb 117219 4270.33 1970.33 G. J. Owaseb 195.26 1775.07


31 |G. Gaoseb 120204 4883.89 3183.39 G. Gaoseb 350.17 2833.22


G. Gaoseb 120204 4883.89 1700.50 G. Gaoseb 0.00 1700.50


TOTALS 149009.71 118279.20 11519.61 106759.59


verage loan amount 4382.64


ercentage disbursed as ofNov.30, 1994 79.38


llAverage% ofGST in disbursements | 9.74
BLGLNS.XLS-Sheer8





OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGUST/DECEMBER 1994


ANNEX 6/a


REPORT ON LOW INCOME HOUSING WORKSHOPIN BOTSWANA




TO:


FROM:


DATE:


SUBJECT:


1 BACK


INTERNAL MEMORANDUM


Management


W G Schulte


12 December 1994


REPORT ON THE ATTENDANCE AND PARTICIPATION OF A LOW


INCOME HOUSING WORKSHOP IN GABORONE, BOTSWANA


6 7 DECEMBER 1994


GROUND


An invitation was received from the Sentlhaga Housing


Trust to attend and participate in a Low Income


Housing Workshop at the Kagisong Centre in


Mogoditshane just outside Gaborone on 6 - 7 December


1994.


In 1993, CORDE (Co-operation for Research, Development


and Education) initiated a Shelter Study to make


recommendations for an NGO project to address the


shelter needs of disadvantaged households in Botswama.


This study was carried out by Motheo (Pty) Ltd.


A two day workshop was held in December 1993 as. an


integral part of the study. This formed the basis for


the proposed Low Income Housing Programme which is


included in the final report on the CORDE Shelter


Study, published in March 1994 (copy available).


Following circulation of the Shelter Study Report,


discussions have been held with the Ministry of Local


Government, Lands and Housing concerning the


implementation of the proposed programme.


Co-ordination and technical support to the programme


will be provided by the Sentlhaga Housing Trust which


is now in the process of being registered.


A second Shelter Workshop was thus planned for Tuesday


and Wednesday, 6 - 7 December 1994 at the Kagisong


Centre in Mogoditshane. This would provide a forum


for interested parties to participate in formulating


detailed proposals for the implementation of the Low


Income Housing Programme.


The theme of the Workshop being "Participation and


Cooperation in Low Income Housing" had the following


objectives:




(a) To develop detailed proposals for the


implementation of the Pilot Low Incom: Housing


scheme.


(b) To involve specialists with expertise in


different aspects of housing provision in the


formulation of these detailed proposals.


(c) To provide a forum for civil servants,


administrators, technical consultants, and those


in need of housing to meet and discuss creative


solutions to fulfilling the housing needs of low


income households.


(d) To develop a supportive environment for the Low


Income Housing Programme.


REPORT BACK


2.1 Approximate 40 delegates attended the workshop. They


came from various organisations such as the Botswana


Housing Corporation, Ministries, Rural and Urban


Groups and persons in need of affordable housing.


From South Africa two persons from COPE, involved in


inner-city and peri-urban housing, attended. Except


for South Africa and Namibia no other "Foreigners"


attended the workshop.


2.2 Two key note addresses, one by COPE and the other by


the PC (Oshatotwa NHE) were given in which they gave
evidence about their projects and the experience


gained and lessons learned.


2.3 The United Nations delegate for Housing, Mr Zakarov


who is residing in Addis Abeba addressed the meeting


regarding a planned Conference in 1997 on Human


settlements. The main themes will be -


(a) Sustainable shelter


(b) Sustainable human communities
(c) How to organize a sustainable housing programme


One hopes that this conference will come up with REAL


answers regarding shelter for the very low income


groups.


2.4 The main component of the Workshop consisted of two


worksessions where participants were devided into


discussion groups at which various issues were


discussed. The groups then presented their answers in


two plenary sessions (one per day) to the combined


audiences.


2.5 The following topics were discussed in the two working


sessions:




DAY I


(a) Selection of participants


(b) Organisational structures


(c) Communal activities


(d) Technical advice


(e) Housing Finance


(f£) Household finance


DAY II


(a) Land and tenure (urban)


(b) Land and tenure (rural)


(c) Site layout (urban)


(d) Site layout (rural)


(e) House layout


(f) Services required


Because of the magnitude of information gathered this


report would take a lot of time to make it


comprehensive. The outcome will be made available to


the NHE in due course. There are however, a few


salient points which could be mentioned now in


relation to the peoples expectations and they are as


follows.


2.6.1 The minimum requirements was that a
dwelling should consist of 3 bedrooms,


kitchen, living room and a bathroom. The


affordability level of the low income


groups are however in the region of


N$10 600 (P8000). Monthly repayments of


about N$130 (P100). Expectations are high.


I responded that through incremental


housing the ultimate could in the end be


achieved if their own input is high


(labour).


Regarding the house hold finance the group


came up with a figure of N$618 (P464) being


the minimum earnings of a family to sustain


life of which N$130 (P100) is required for


rent/payment for the house.


The rest would be spent on food, schooling,


clothing and transport.


It waS amazing how active people, from all categories


in life, participated. Discussions were open,


and to the point. It was of course a great advantage


that they have only two languages in Botswana viz


setswana (National) and English.




OTHER MATTERS


3. 1 The Institute of Engineers in Botswana invited Mr
Omang Mapanyane, the Chief Executive of the BHC to


address them on "Challenges of Supplying Houses to the


Nation"


The address was given on Wednesday evening, 7 December


1994 and most of the participants in the Workshop


attended.


The BHC was severly attacked in the Press failing to


solve the housing issue in Botwana.


Mr Mapanyane told the audience that issues such as


existing policies, Tradition Finance and all the


players involved, must address this issue.


Housing is accepted as a basic need to the Nation.


There are however pending issues to be taken into


consideration, viz


- Rural/Urban requirements are different


- Ambitions of people are different


- Urban housing - modernized (water, sewer and


electricity)


= Rural housing less sofisticated


- The very low income group is not addressed by the


BHC because they are tied by existing Policies


and Regulations


KKK




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGUST/DECEMBER 1994


ANNEX 7.1/a


DISBURSEMENTS FROM DISPOSITION FUND




DISBURSEMENTS FROM DISPOSITION FUND


3rd QUARTER 1994 (First part)









Brought forward 6051709,32


Qtr. Ne Date Budget |Purpose of Amount of GST/amnt. reim-| Amntreimbursa-| Total disbursed


Post |expenditure invoice N$| bursed by Mpity. ble from DF N$| from DF N$


1994} 60 11-jul 1.4 Devolution of 50% retention $750.00 334.46 6415.54 60581 24.86


3rd| 61 11-jul 2.2 Land development-CH Project 388750.62 11112.45 377638.17 6435763.03


62 11-jul 1.3 Electrical connections 2826.00 0.00 2826.00 6438589,03


63 11-jul 1.4 Cty.Center 2 - equipt. 2408.00 183.14 2224.86 6440813.89


64 11-jul 1.4 Cty.Center 2 - equipt. 226.80 16.80 210,00 6441023.89


65 11-jul 1.3 Water connections 900.00 0.00 900.00 6441923.89


66 11-jul 1.3 Builder, starter solution 480.90 0.00 480.90 6442404.79


67 14-jul 1.3 Builder, starter solution 978.70 0.00 978.70 6443383.49


68 11-jul 1.2 Phase Ii - Certificate 5 163270.89 21602.60 141668.29 6585051 .78


69 11-jul 1.3 Purchase of building materials 518.92 38.44 480.48 6585532.26


70 11-jul 1.3 Purchaseof building materials 1893.63 139.08 1754.55 6587286.81


71 114-jul 5.2 |Cty.Dvipt.Fund- 100.00 0.00 100.00 6587386.81


72 11-jul 1.3 Purchase of building materials 9551.28 652.89 8898.39 6596285.20


73 11-jul 1.3 Electr.installation Starter Sol. 5200.00 257.66 4942.34 660122754


74 11-jul 1.3 Purchaseof building materials 3334.19 246.97 3087.22 660431 4.76


75 11-jul 1.3 Builder starter solution 991.80 0.00 991.80 6605306.56


76 11-jul 1.3 Builder starter solution 1987.40 0.00 1987.40 6607293.96


77 11-jul 1.3 Builder starter solution 1987.40 0.00 1987.40 6609281 .36


78 11-jul 1.3 Builder starter solution 1451.60 0.00 1451.60 6610732.96


79 11-jul 1.3 Builder starter solution 661.20 0.00 661.20 6611394.16


80 11-jul 1.4 |Cty.Center 2 - equipt. 6226.00 617.00 5609.00 6617003.16


81 11-jul 1.4 Cty.Center 2 - Store room/inst 200.00 0.00 200,00 6617203.16


82 11-jul 1.4 Cty.Center 2 - Store room 3058.00 295.12 2762.88 6619966.04


83 11-jul 1.3 Electr.installation Starter Sol. 2600.00 128.83 2471.17 6622437.21


84 11-jul 1.3 Electrical connection 1616.00 0.00 1616.00 6624053.21


85 11-jul 1.3 Water connection 450.00 0.00 450.00 6624503.21


86 11-jul 1.3 Builder starter solution 991.20 0.00 991.80 6625495.01


87 11-jul 1.4 Cty.Center 2 - garden/equipt. 1758.00 148.45 1609.55 6627104.56


88 11-jul 1.4 Cty.Center 1 - Security door 1870.68 92.69 1777.99 6628882,55


89 11-jul 1.3 Builder starter solution 2177.40 0.00 2177.40 6631059.95


90 11-jul 1.3 Builder starter solution 2981.10 0.00 2981.10 6634041 .05


91 11-jul 1.3 Builder starter solution 1987.00 0.00 1987.00 6636028.05


92 11-jul 1.3 Purchase of building materials 6956.83 471.89 6484.94 6642512.99


93 11-jul 1.3 Purchaseof building materials 7878.33 583.56 7294.77 6649807.76


94 11-jul 1.3 Builder starter solution 991.80 0.00 991.80 6650799.56


95 11-jul 1.3 Purchase of building materials 4016.75 297.54 3719.21 6654518.77


96 11-jul 1.3 Purchase of building materials 4743.49 _ 336.66 4406.83 6658925.60


97 11-jul 1.3 Purchase of building-materials 9997.49 740.55 9256.94 66681 82.54


98 11-jul 1.3 Purchase of building materials 4645.30 344.10 4301.20 6672483.74


99 11-jul 1.2 Infrastructure improvement 900.00 0.00 900.00 6673383.74


100 15-jul 2.2 L.dvipmnt.-Cert.2/Kh-Okur. 93432.89 2486.36 90946.53 6764330.27


101 15-jul | 2.2 L.dvipmnt.-Cert.1/Kh-1430 93832.70 2545.38 91287.32 6855617.59


102 15-jul | 2.3 Contr. CH at Otjom. Cert.2 516981 .69 28462.31 488519.38 7344136.97


102a: 20-jul 2.3 |Amendmt.to disb,102 2845.87 0.00 2845.87 7346982,84


103 20-jul 2.3 Contr. CH at Otjom. Cert.3 398750.11 19758.07 378992.04 7725974.88


104 20-jul various |General adjustmentof appr. 25222.78 0.00 25222.78 7751197.66


105 29-jul 5.1 Corrections to video No2 7098.45 703.45 6395.00 7757592.66


106 29-jul 1.3 Builder starter solution 826.50 0.00 826.50 7758419.16


107 29-jul 1.3 Purchase of building materials 9412.76 651.61 8761.15 7767180,31


108 29-jul 1.3 Builder starter solution 1088.70 0.00 1088.70 7768269.01


109 29-jul 1.3 Purchase of building materials 18.26 1.81 16.45 7768285.46


110 29-jul 1.3 Purchase of building materials 1437.09 106.45 1330.64 7769616.10


111 29-jul 1.3 Builder starter solution 1653.00 0.00 1653.00 7771269.10


112 29-jul 1.3 |7 Water connections 4508.00 0.00 4508.00 7775777.10


113 29-jul 1.4 |Cty.Center 2 - equipt. 890.77 88.27 802.50 7776579.60


114 29-jul 1.4 Devolution of 50% retention 6750.00 334.46 6415.54 7782995.14


115 29-jul 5.2 Info leaflets 119.88 11.80 108.08 7783103.22


116 23-ago 2.3 Contr. CH at Otjom. Cert.4 370832.21 18374.74 352457.97 8135561.19


TOTALS ° 2196016.96 112165.59 2083851 .87
DISBDF2.XLS-Sheet2





DISBURSEMENTS FROM DISPOSITION FUND ACCOUNT
3rd QUARTER 1994 (Contd)









Brought forward 8135561.19


DF BUDGET |PURPOSE OF Amount paid Amount Total
APR DATE post EXPENDITURE SUPPLIER by NHE GST! eimbur-sable| Purses
N from DF


117 12-abr 2.3 35 Water connections Otjom. Municipality of Windhoek 15750.00 0.00 15750.00} 8151311.19


118 7-jul 2.3 17 Water connections Otjom. Municipality of Windhoek 7650.00 0.00 7650.00| 8158961.19


119 15-jul 1.3 Purchase erven pegs Reinforcing & Allied 49.78 4.93 44.85 8159006.04


120 15-jul 1.3 Purchase of Bldg. Materials M.Pupkewitz & Sons 3427.08 253.85 3173.23| 8162179.27


121 20-jul 1.3 Purchase of Bidg. Materials Wdhk. Bldg. Market 5209.40 385.88 4823.52| 8167002.79


122 21-jul 1.3 Purchase of Bldg. Materials Beton & Sandstein 6396.69 437.16 5959.53} 8172962.32


123 22-jul 1.4 CC-Supply & install desks Ferdinand & Sons 205.45 20.36 185,09] 8173147.41


124 26-jul 1.3 Builder SS - Erf 449-Cert.1 D.Amakali 1987.40 0.00 1987.40| 8175134.81


125 26-jul 1.3 Electrical instal.2 erven Hansen Electrical 5200.00 257.40 4942.60} 8180077.41|


126 29-jul 2.2 25% Deposit Elect.erf 5841 Municipality of Windhoek 26250.00 1299.38 24950.62 82050* *-.93|


127 29-jul 2.2 5% Retentinfrastr.erf 5841 Municipality of Windhoek 15914.75 680.46 18234.29} 82202: °.32


128 3-ago 1.3 Purchase of Bidg. Materials Wdhk. Bidg. Market 1153.04 85.32 1067.72| 8221 301,04]


129 8-ago 1.3 Builder SS - Erf 296-Cert. 1 AAmunyela 1987.40 0.00 1987.40) 8223317.44¢


130 9-ago 1.3 Electrical conn.erf 1409 Municipality of Windhoek 800.00 0.00 800.00} 8224117.44


131 11-ago 1.3 Water connections 2 erven Municipality of Windhoek 1288.00 0.00 1288.00} 8225405.44


132 11-ago 1.3 Purchase of Bldg. Materials M. Pupkewitz & Sons 7356.47 544.94 6811.53! 8232216.97


133 15-ago 1.3 Purchase of Bldg. Materials Beton & Sandstein 7939.45 541.84 7397.61 8239614.58


134 15-ago 1.3 Builder SS - Erf 1401-Cert1 |C.Fernatu 1761.30 0.00 1761.30} 8241375.88


135 15-ago 1.3 Builder SS - Erf 461-Cert1 S.Hamukwanga 1088.70 0.00 1088.70] 824246458


136: 15-ago 1.3 Purchase of Bldg. Materials Wdhk. Bidg. Market 7757.88 574.66 7183.22| 8249647.80


137 j 17-ago 1.3 Purchase of Bldg. Materials Beton & Sandstein 1180.12 87.42 1092.70; 8250740.50


138 | 17-ago 2.2 Erf 1430 - Certif.N|2 Namibbeton 224876.07 7298.92 217577.15| 8468317.65


139 : 18-ago 1.3 Purchase of Bldg.Materials Seton & Sandstein 14383.67 983.98 13399.69| 8481717.34


140 19-ago 2.3 20 Water connections Otjom. Municipality of Windhoek 9000.00 0.00 9000.00| 8490717.34


141 22-ago 1.3 Builder SS - Erf2766-Cert1 {AS.Arwinus 2454.25 0.00 2454.25| 8493171.59


142 22-ago 1.3 Builder SS - Erf.2933-Cert1 |J.Nanyanga 1451.60 0.00 1451.60| 8494623.19


143 23-ago 1.3 Builder SS - Erf 449-Cert2 D.Amakali 993.70 0.00 993.70} 8495616.89


144 23-ago 1.3 Builder SS - Erf 296-Cert2 AAmunyela 993.70 0.00 993.70; 8496610.59


145 23-ago 1.3 Water connections 2 erven Municipality of Windhoek 1288.00 0.00 1288.00} 8497898.59


146 25-ago 1.3 Purchase of Bldg. Materials M.Pupkewitz & Sons 6684.81 495.15 6189.66} 8504088.25


147 25-ago 2.3 33 Water connections Otjom. Municipality 14850.00 0.00 14850.00| 8518938.25


148 | 29-ago 1.2 Certificate 6 (final) - Phase Il |Herma Bros. 237325.67 4099.46 233226.21 8752164.46


149 : 30-ago | 1.3 Builder SS - Erf 2830-Cert1 J. Festus 1423.10 0.00| 1423.10: 8753587.56


150 | 30-ago : 1.3 !Buikder SS - Erf 240-Cert 1 S.Vilho 963.30 0.00| 963.30] 8754550.86


|TOTALS 637040.78 18051.11| 618989.67
DISBDF2.XLS-Sheet 3




DISBURSEMENTS FROM DISPOSITION FUND


4th QUARTER1994 (First part)










Brought forward | 8754550.86


OF BUDGET PURPOSE OF Amount paid Amount . Total


APR post CATE lexpenpiTURE SUPPLIER by NHE GST| reimbur-sable| S>ursed
N from DF


151 1.3 6-sep {Builder SS - Erf 1380-Cert2 |AMwahafa 826.50 0.00 826.50} 8755377.36


152 1.3 6-sep |Builder SS - Erf 1409-Cert2 |. tembua 1462.05 0.00 1462.05 8756839.41


153 1.3 5-dic |Water connections 2 erven Municipality of Windhoek 1288.00 0.00 1288.00] 8758127.41


154 1.3 6-sep |Builder SS - Erf 2676-Cert2 iKNangolo 798.00 0.00 798.00 8758925.41


155 2.2 6-sep_ |Retention on infrastructures Municipality of Windhoek 9775.82 417.98 9357.84; 8768283.25


156 2.2 6-sep {Deposit on streetlights Municipality of Windhoek 1500.00 74.25 1425.75| 8769709.00


157 2.3 7-sep Okuryangava-Water connect Municipality of Windhoek 9000.00 0.00 9000.00} 8778709.00


158 2.3 27-sep |Contr.105 houses Otjomuise |Dentinger Builders 404881.07 20061.68 384819.39/ 9163528.39


159 2.3 19-oct Constr. 63 C-H/Okuryangava Central Developers 5§34248.35 26471.77 507776.58| 9671304.97


160 1.3 5-dic Builder SS-Acct 1221465 M.Ampala 826.50 0.00 826.50 9672131.47


161 1.3 5-dic Builder Starter solutions Kunert 316.68 0.00 316.68 9672448.15


162 1.3 5-dic Builder Starter solutions ltembu 1987.40 0.00 1987.40} 9674435.55


163 1.3 5-dic Builder Starter solutions Nangolo 826.50 0.00 826.50} 9675262.05


164 1.3 5-dic Builder Starter solutions Paulus 1212.13 0.00 1212.13] 9676474.18


165 1.3 13-sep Builder Starter solutions Hamukwaya 1451.60 0.00 1451.60| 9677925.78
166 1.3 13-sep Builder Starter solutions Nanyanga 2147.40 0.00 2147.40| 9680073.18


167 1.3 21-sep |Builder Starter solutions Amunyela 1957.40 0.00 1957.40! 9682030.58


168 1.3 21-sep Builder Starter solutions Amakali "1957.40 0.00 1957.40| 9683987.98


169 1.3 21-sep Builder Starter solutions Festus 1450.10 9.00 1450.10 9685438.08


170 1.3 21-sep |Builder Starter solutions Vilho 990.30 0.00 990,30} 9686428.38


171 1.3 21-sep Materials Sttr.solutions Wdhx. Big. Mkt 6412.62 475.00 5937.62] 9692366.00


172 1.3 21-sep |2 water connections Municipality 1288.00 0.00 1288.00} 9693654.00


173 1.4 21-sep |Labor/material-Cty.Ct. Swanepoel 2100.00 104.05 1995.95} 9695649.95


174 1.3 23-sep Builder Starter solutions ttembu 1489,05 0.00 1489.05! 9697139.00


175 1.3 27-sep_ Builder Starter solutions Nangolo 1957.40 0.00 1957.40} 9699096.40


176 1.3 27-sep |Materials Sttr.solutions Beton & Sandstein 20816.08 1416.56 19399.52 9718495,92


177 1.3 27-sep !Materials Sttr.solutions Wadhk. Big. Mkt 6047.38 447.95 5599.43] 9724095.35


178 1.3 27-sep {3 water connections Municipality 1932.00 0.00 1932.00] 9726027.35


179 1.3 27-sep |Labor/material E.H. Electrical 2600.00 128.83 2471.17} 9728498.52


180 1.3 4-oct Builder Starter solutions Aswinus 1957.40 0.00 1957.40} 9730455.92


181 1.3 4-oct Builder Starter solutions Arwinus 2454.25 0.00 2484.25} 9732910.17


182 1.3 4-oct Builder Starter solutions Amupala 2454.25 0.00 2454.25| 97365364.42


183 1.3 4-oct Builder Starter solutions Fematu 2201.62 0.00 2201.62} 9737566.04


184 1.3 4-oct Builder Starter solutions Festus 725.80 0.00 725.80! 9738291.84


185 1.3 4-oct Builder Starter solutions Khoaseb 1957.40 0.00 1957.40! 9740249.24


186 1.3 4-oct Builder Starter solutions Paulus 1116.72 0.00 1116.72| 9741365.96


187 1.3 4-oct Builder Starter solutions Vilho 495.90 0.00 495.90| 9741861.86


188 1.3 4-oct |4 water connections Municipality 2576.00 0.00 2576.00} 9744437.86


189 1.3 11-oct Materials Stt.solutions Pupkewitz 23291 .30 1725.19 21566.11 9766003.97


190 1.3 11-oct [Electrical connection Municipality 500.00 0.00 500.00| 9766503.97


191 1.3 11-oct |6 water connections Municipality 3864.00 0.00 3864.00} 9770367.97


192 2.2 19-oct |Streetlights-Khomasdal Municipality 15662.50 775.29 14887.21 9785255.18


193 2.2 19-oct Retention Infr.Khomasd. Municipality 39750.00 1967.62 37782.38| 9823037.56


194 1.3 21-oct |Builder, Starter Solution P.Lyandjenja 1957.40 0.00 1957.40| 9824994.96


195 1.3 21-oct Materials, Starter Sol. Baton & Sandstein 37258.12 2218.94 35039.18| 9860034.14


196 1.3 21-oct |Materials, Starter Sol. Windhoek Bldg.Market 12920.42 957.06 11963.36| 9871997.50


197 1.3 21-oct |Water connections Municipality of Wdhk. 1288.00 0.00 1288.00| 9873285.50


198 1.3 21-oct |Water connections Municipality of Wdhk 644.00 0.00 644.00! 9873929.50


199 1.3 21-oct |Materials, Starter Sol. Metje & Ziegler 189.52 14.04 175.48} 9874104.98


TOTALS 1176810.33| 57256.21 1119554,12


DISBDF2.XLS-Sheet 4





DISBURSEMENTS FROM DISPOSITION FUND
4th QUARTER 1994 (Contd.)









Brought forward 9874104,98


. Total


DF APR BUDGET) Date |PURPOSE OF EXPENDITURE |SUPPLIER Amount paid ast} Amount) disbursed
N POST by NHE reimbur-sable


from DF


200 1.3 21-oct |Water connections Municipality of Wdhk. 644.00 0.00 644.00} 9874748.98


201 1.3 21-oct |Water connections Municipality of Wdhk. 644.00 0.00 644,00} 9875392.98


202 1.3 28-oct Builder, Starter Solution D.Amakaii 2454.25 0.00 2454.25} 9877847.23


203 1.3 28-oct |Builder, Starter Solution A.Amunyela 2469.25 0.00 2469,25| 9880316.48


204 1.3 28-oct |Builder, Starter Solution C.Fematu 410.33 0.00 410.33 9880726.81


205 1.3 28-oct Builder, Starter Solution E.Khaoseb 1460.55 0.00 1460.55| 9882187.36


206 1.3 28-oct |Builder, Starter Solution P.Lyandjenia 1957.40 0.00 1957.40} 9884144.76


207 1.3 28-oct |Builder, Starter Solution J.E.Nanjanga 1041.10 0.00 1041.10] 9885185.86


208 1.3 28-oct Builder, Starter Solution J.Nghialasha 963.70 0.00 963.70| 9886149.56


209 1.3 28-oct |Builder, Starter Solution P.Tobias 1957.40 0.00 1957.40! 9888106.96


210 1.3 28-oct |Materials, Starter Sol. M.Pupkewitz & Sons 17332.62 1283.93] 16048.69| 9904155.65


211 1.3 28-oct |Water connections Municipality of Wdhk. 1288.00 0.00 1288.00} 9905443.65


212 1.4 28-oct Materials IBS 90.18 6.68 83.50} 9905527.15


213 1.3 4-nov |Builder, Starter Solution |. Bartuland 1957.40 0.00 1957.40) 9907484.55}


214 1.3 4-nov |Builder, Starter Solution F. Haufiku 1091.00 0.00 1091.00] 9908575.55


215 1.3 4-nov |Builder, Starter Solution E.Katjatako 1421.60 0.00 1421.60} 9909997.15


216 1.3 4nov (Builder, Starter Solution |.Nam upolo 1056.80 0.00 1056.80| 9911053.95


217 1.3 4-nov |Builder, Starter Solution K. Nangolo 1987.40 0.00 1987.40} 9913041.35


218 1.3 4-nov |Water connections Municipality of Wdhk. 1932.00 0.00 1932.00} 9914973.35


219 1.4 4-nov |Material tests Cemlab 399.60 39.60 360.00] 9915333.35


220 1.3 11-nov |Builder, Starter Solution J. Festus 1957.40 0.00 1957.40| 9917290.75


221 1.3 11-nov |Builder, Starter Solution E.Katjatako 1957.40 0.00 1957.40} 9919248.15


222 1.3 18-nov |Builder, Starter Solution A.S.Arwinus 2951.10 0,00 2951.10} 9922199.25


223 1.3 18-nov Builder, Starter Solution S.Hamukwaya 121212 0.00; 121212| 9923411.37


224 1.3 18-nov Builder, Starter Solution J.E.Nanjanga 837.59 0.00 837.59) 9924248.96


225 1.3 18-nov |Builder, Starter Solution B.Paulus 1270.15 0.00 1270.15} 9925519.11


226 1.3 18-nov |Materials, Starter Sol. Beton & Sandstein 31572.86 2175.72 29397.14} 9954916.25


227 1.3 18-nov |Materials, Starter Sol. M.Pupkewitz & Sons 1147.42 85.03 1062.39} 9955978.64


228 1.3 18-nov |Materials, Starter Sol. Windhoek Bldg. Market 12307.19) 911.65 11395.54| 9967374.18


229 1.3 18-nov_ |Electrical connections Municipality of Wdhk. 840.00 0.00 840.00} 9968214.18


230 1.4 18-nov |Service of concrete Namibia Eng.Corp. 274.12! 26.92 247.20] 9968461.38


231 1.4 18-nov |Changes to mixer Namibia Welding 236.00 23.39 212.61 9$968673.99


232 22 18-nov |Lnd.dvipt Khomasdal Nam ibbeton 25929.94; 263.23 25666.71 9994340,70


233 22 18-nov |Lnd.dvipt Knhomasdal Nam ibbeton 5§5067.52 942.29 54125.23| 10048465.93


234 Unassigned 0.00} 10048465.93
235 23 18-nov |Core-house constr. Ot). Dentlinger Builders 117617.42 5827.89) 111789.53| 10160255.46


236 Various S-dic |Adj.Prov.Aprovl.3,4,5 & 6 0.00 19234.12| 10179489.58


237 1.3 21-oct |Electrical inst 2 houses Hansen Electrical 5200.00 257.40 4942.60! 1018443218


238 1.3 16-nov Electrical inst 5 houses E.H. Electrical 13000.00 643.50 12356.50| 10196788.68


239 23 23-nov_ |Streetlights-house conn. Wdhk. Municipality 31500,00 0.00 31500.00} 10228288.68


240 23 23-nov |Streetlights-house conn. Wdhk. Municipality 4500.00 0.00 4500.00} 10232788.638


241 23 25-nov_ Certificate 2 Central Developers 552654.29 27383.77 525270.52| 10758059.20


242 1.3 25-nov_ Builder, S.S. D.Amakali 2454.25 0.00 2454.25| 10760513.45|


243 1.3 25-nov_ Builder, S.S. A.Amunyela 978.70 0.00 978.70| 10761492.15|


244 1.3 25-nov Builder, S.S. M.Amupala 2454.25 0.00 2454.25| 10763946.40


245 1.3 25-nov Builder, S.S. |. Bartuland 1957.40 0.00 1957.40} 10765903.80


246 1.3 25-nov_ |Builder, S.S. |. Bartuland 2581.95 0.00 2581.95| 10768485.75


247 1.3 25-nov |Buikder, S.S. J. Festus 993.70 0.00 993.70| 10769479.45


248 1.3 25-nov Builder, S.S. J. Festus 1421.60 0.00 1421.60} 10770901.05


249 1.3 25-nov |Buikder, S.S. E. Katiajato 1421.60 0.00 1421.60} 1077232265


250 1.3 25-nov |Builder,S.S. N. Kefas 963.70 0.00 963.70| 10773286.35]
251 1.3 25-nov Builder, S.S. E.Khoaseb 1490.55 0.00 1490.55} 10774776.90


252 1.3 26-nov |Builder, S.S. S.Vilho 1957.40 0.00 1957.40] 10776734.30


253 4 11-dic [Building Material Loans Accnt. [Various 500000.00 45454.55 454545.45| 11231279.75


TOTALS 1423266.20 85325.55| 1357174.77
DISBDF2.XLS-Sheet 5




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TOTALS
268369.54


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255590.42



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6




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGUST/DECEMBER 1994


ANNEX1/a


DRAFT OF "MARRIED PERSONS EQUALITY ACT




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORTN*6 - AUGUST/DECEMBER1994


ANNEX 2.3/b


MEETING WITH STARTER SOLUTION OWNERSIN ARREARS




OSHATOTWA HOUSING PROGRAMME - PROGRESS REPORT No 6 - AUGUST/DECEMBER 1994


ANNEX3.2/a


EVALUATION OF CORE-HOUSE PROJECT CLIENTS




OSHATOTWA HOUSING PROGRAMME- PROGRESS REPORT No 6 - AUGUST/DECEMBER1994


ANNEX3.3/a


MUNICIPAL ALLOCATION OF LAND FOR THE OTJOMUISE COMMUNITY CENTER