Windhoek low-income housing programme

WINDHOEK LOW-INCOME
HOUSING PROGRAMME


ANNEXURES


Submitted by:


THE NATIONAL HOUSING ENTERPRISE (NHE)
NAMIBIA


to


THE KREDITANSTALT FUR WIEDERAUFBAU (KfW)
·FRANKFURT - GERMANY


PREPARED WITH THE ASSISTANCE OF S.U.M.-McNAMARA CONSULTANfS


DECEMBER 4th 1992
WINDHOEK
NAMIBIA




ANNEXURES


1/A Participatory planning workshop results


2 / A comments. on costs included in NHE loans
/B Comments on the implementation of the National


Housing Policy


3/A The socio-economic survey
/B Case studies-life histories


4/A Housing survey
/B cost comparison of three housing processes
/C Alternative construction technologies


5/A Level of services in resettlement areas
/B Information campaign and video outline
/C cost of upgrading services in resettlement areas
/D Loan Guarantee Fund proposal
/E Letter from SWABOU
/F Job descriptions for Cty.&technical assts.
/G Report on establishment and functions of committees


in resettlement areas




A N N E X U R E l\\A


PARTICIPATORY
PLANNING WORKSHOP
RESULTS




NHE WINDHOEK LOW-INCOME HOUSING PROGRAMME:
PLANNING WORKSHOP - LIST OF PARTICIPANTS: .


NAME


Erastus Keendjele


A.be Louw


Louis Fick


John Allison


Anna Muller


Barrie Watson


Sophy Shaningwa


Paulus Nd. Lot


Salmi Kaulinge


Roland Ziss


Juan Crispo
(Panchi)


Tom Alweendo


Chris Lewin


Dawid Joubert


Turipi Kauahita


Ferdie Brinkman


INSTITUTION


Onyeka Location


SWABOU


NHE


Ministry of Local
Governm. & Housing


NHE


Windhoek
Municipality


SUM-McNamara
Consultants


Committee Leader
Epandulo


SUM-McNamara
Consultants


SUM-McNamara
Consultants


Sum-McNamara
Consultants


NHE


SUM-McNamara
Consultants


CONTRIBUTION TO THE PROGRAM.IS


Contribute Problems from the
people


Establish loan guarantee fund


Loan guarantee fund. Financial
Aspects of the project.


Ensure project goes ahead and
benefits the low income target
groups.


Co-ordinate and support the.
community involvement.


Land and Bulk services


Advise on programme Formulation
and Implementation (Community
Development)


To serve the community
problems., in the programme.


Planning and design of
community Development aspects of
the programme.


Professional Assistance to
planning and Implementation.


Assistance to programme design
and Implementation.


Lan Acquisition
Project Management.


Project Planning and Support


Windhoek Municipality Observer


Ministry Local Planning for affordable housing
Governm. & Housing for low income group.


Windhoek Municipality Planning for Sustainable
Development.


;




Andrew Walton


Kerry McNamara


Louis Wessels


Immanuel Ithete


Njoki Ndungu


Sam Hangari


SUM-McNamara
Consultants


SUM-McNamara
Consultants


NHE


Ministry Local
Governrn. & Housing


SUM-McNamara
Consultants


Saamstaan


Assisting with design and
research of technical aspects
of the programme.


Assist in design and :implemen-
tation of programme.


Assistance by providing
background of previou projects
and directing future development
of the programme.


Facilitate Community
Mobilization.


Advise on programme Formulation
and Implementation (Community
Development).


Planning and Implementation
through shared experiences ·.·


,




.


WINDHOEK LOW-INCOME
HOUSING PROGRAMME


STARTED WITH
OTJOMUISE PROPOSAL


(600 HOUSES]


GERMAN
GRANT


K F W
TENDER


PROJECT
REVISION


TARGET GROUP CRITERIA
-INCOME UP TO R2400
-UP TO 251 OF INCOME
FOR HOUSING


TARGET
GROUPS:


-RESETTLED HOUSEHOLDS
-SQUATTER FAMILIES
-WAITING LIST


SO FAR
(INTRODUCTION)


SUB PROGRAMMES:


I IMPROVEMENT OF- RESETTLEMENT
AREAS


2 CORE HOUSE - PROJECT


3 LOAN GUARANTEE
FUND


-,
I I I I I I I I I I I I I I I I I I I I


II


.__I -


,__ I I._____




.,.,


MONEY ASS1GNEO
TO HOUSING
IS NOT SPENT


I
IMPLEMENTATION


CAPACITY
LIMITED


I
LACK OF KNOWLEDGE


FOR FULL
IMPLEMENTATION


GOVERMENT FUNDS
FOR HOUSING ARE


INADEQUATE FOR NEEDS


I
LOW PRIORITY WAS
 PREVIOUSLY GIVEN


TD LOW INC. FAMILIES


!


CAUSES
(PAGE 1)


SELF HELP HOUSING
IS A SLOW PROCESS


I
COMMUNITIES ARE
SLOW TO REACT


PRESENT PRIORITY
NOT FULLY


IMPLEMENTED AS YET


VARIOUS IMPLEMENTING TRANSITION PERIOD
AGENCIES DO NOT STILL AT AN


COLLABORATE EFFCIENTLY INITIAL STAGE


I I
DUPLICATION OF IMPLEMENTATION
ACTIVITIES - STRATEGIES NOT


CAN CAUSE CONFUSION DEVELOPED YET


l
 MISTRUST
BETWEEN
AGENCIES


MUNICIPALITY HAS NOT
INTEGRATED HOUSING-


SUPPLIES ¡NL Y
SERVICED LANO


I 1 I I l I I I I I I I I I l J I I l I


I 11


-


I


. I,_______ .___________.I I I .______I __..
I




.


CAUSES
 (PAGE 2)


LOW INCOME GROUPS NOT SUFFICIENT
CAN NOT AFFORD PRESSURE FROM
AVAILABLE HOUSES - LOW INCOME FAMILIES


I
THE HOUSES ARE MANY STRUGGLE JUST LACK OF COMMUNITY


VERY EXPENSIVE TO D A N ENOUGH PARTICIPATION
FOR FOOO & CLOTHING ANO FACILITIES


I l I
LACK OF GUARANTEES THERE ARE CULTURE OF


TO SECURE LOANS NO JOBS GROUP ACTION
NOT DEVELOPED


I I
PRESENT UNREALISTIC EXPECTATIONS


DEPRESSION OF THE COMMUNITY ON
THE GOVERNMENT


T I
LACK OF JOBS LOW INCOME GROUP FEAR
AVAILABLE IN TO APPROACH


I WINDHOEK THE GOVERNMENT
I


LOW LEVELS OF
EDUCATION AND


TRAINING (SKILLS]


FORMAL HOUSING PROCESS
EXCLUDES LOW INCOME
GROUP INVOLVEMENT


I
PRODUCT ORIENTATION
RESULTS IN LACK OF
KNOWLEDGE OF PROCESS


I
SUPPORT STRUCTURES FOR
PARTICIPATION ARE NOT
PROVIDE¡ BY AGENCIES


I
NAMIBIAN URBAN HOUSING


PROCESSES ARE NOT
DEVELOPED


I
PEOPLE 00 NOT KNOW HOW
TO COMMUNICATE WITH


THE GOVERNMENT


I
LACK OF COMMUNICATION


AND
UNDERSTANDING


I I I 1 I I I I I ! I I I I I I I I I I


. I 11 I
I 1 1 I


~II II i1 ~~
- - I II l~I _____,


_ I - 11 I I'----·--
, I II'----------______J
' I




MINIMUM PLOT SIZES ARE
BIG AELA TIVE TD
DEVELOPMENT COSTS


CAUSES
(PAGE 3)


AVAILABLE LANO IS
TOO EXPENSIVE FOR
LOW INCOME GROUPS


I
SHORTAGE OF
SERVICE¡
LANO


PRICING MECHANISM FOR LIMITED CAPACITY TO
LAND NOT FULLY GEARED TO DEVELOP LAND ACCORDING
INCREM.ENT AL DEVELOPMENT TO GROWING NEEDS


I I
SURVEY & REGISTRATION SINGLE PROVIDER OF


REQUIREMENTS ARE SERVICED LANO FOR LOW
TOO EXPENSIVE INCOME GROUPS IN WINDH¡Ek


PRESENT RATING SYSTEM
ODES NOT EASILY ALLOW


SPECIAL "BETTERMENT" TAX
FOR '.SPECIFIC" AREAS


LENGTHY PROCEDURE TO
OBTAIN "PROCLAIMED"


LAND


HOUSING NEEDS OF LOW
INCOME FAMILIES ARE NOT


SUFFICIENTLY MET BY
LOCAL MARKET


SCARCE LANO AVAILABLE
FOR LOW INCOME HOUSING
USUALLY INAPPROPRIATE


I
LANO SUITABLE FOR LOW
INCOME OEVELOPEMENT IS


RESTRICTED BY TOPOGRAPHY


I
 EXISTING URBAN STRUCTURE
PUSHES NEW LOW INCOME
AREAS TO THE PERIPHERY


I I I I I I I I I I I I I I I l ·I l ! l


. 1 ,____ -


.-----------e::._ -----;:::::=:=.--------::==:r~~:::::r::::=:::=~ -------, ~~


.______ '-------' .______________ ~ '-----I
I




HIGH DEVELOPMENT
COST


CAUSES
 (PAGE 4]


COST OF BASIC
INFRA S TAUCTURE
IS TOO HIGH


HIGH STANDARD OF ESSENTIAL PRIORITY


SERVICES, INFRASTRUCTURE SERVICES TO IMPROVE


ANO URBAN DEVELOPMENT LIVING DUALITY ARE
OVERLOOKED (ELEC VS TAR)


PEOPLE ¡EMANO HIGH LEVEL OF SERVICES ANO
STANDARDS OF STANDARD NOT APPROPRIATE


SERVICES FOR VERY LOW INCOME


I
LACK OF PARTICIPATION


IN PLANNING OF
ALTERNATIVE SERVICES


COST OF MATERIAL,
LABOUR & EXPERTISE


IS HIGH
/


HOUSING BACKLOG
INHERITED FROM


THE PAST


I
HIGH COST OF PRESENT ESCALATED


BUILDING URBANISATION
MATERIALS EXACERBATES THE PROBLEM


I
NO APPROPRIATE RESPONSE .
TD MIGRATION AS A RESULT


OF INFLUX CONTROL
REMOVAL


I
PRESENT ESCALATION
IN URBANISATION


EXACERBATES THE PROBLEM


c ~
I I


I


.
I I


I




·""'


.


LOW INCOME HOUSING NOT
CONSIDERED PROFITABLE
BY PRIVATE DEVELOPERS


I
FIERCE COMPETITION AMONG
CONTRACTORS RESULTS IN
LOW TENOERS LOW PROFITS


I
 HIGH RISK OUE TO THEFT


RISK IN TOWNSHIPS
INCREASING COSTS


I
LOW PROFIT MARGIN PER
UNIT INCREASES LOSS
RISK FOR DEVELOPER


I
CONFLICT BETWEEN NEEDS
OF FINANCIERS FOR LOWEST


COST VS. DEVELOPERS
PROFIT MOTIVE


SPEED OF DELIVERY ANO
LANO PROCLAMATION PUTS
PRESSURE ON DEVELOPERS
CAPITAL-PROFIT MARGIN


LACK OF PROJECT
MANAGEMENT SKILLS OF


DEVELOPERS


HIGH RISK IN
FUNDING
LOANS


I
FINANCIAL SECURITY IS
LOW -(BACKUP FINANCIAL


POSITION)


I
SUSTAINABILITY OF
INCOME FLUCTUATES


!INFORMAL EMPLOYMENT)


I
 RISK OF LOSS OF
EMPLOYMENT IS


: HIGH


I
INEXPERIENCE IN LOW
INCOME LOAN PORTFOLIO


! MANAGEMENT


RESTRICTIVE
FINANCIAL


LEGISLATION


CAUSES
(PAGE 5)


MARKET OCES NOT PROVIDE
AFFORDABLE HOUSES TO


LOW INCOME GROUPS


I
LOW INCOME GROUPS CAN
NOT AFFOOO THE HOUSES
OFFERED ON THE MARKET


I
SUBSIDY SYSTEM RESULTS
IN INCREASED EMANO ANO


MARKET PRICES


I
MARKET DISTORTIONS


RESULTING FROM SKEWED
SUBSIDIES POLICY


L


ACCESS TO AFFORDABLE
FINANCE FOR LOW Itf:DME


GROUPS IS LIMITED


RESTRICTIVE BUILDING SOCIETY NEED
LENOING FOR PROCLAIMED LAND -
POLICIES LEGISLATIVE REOUIAEMENT


I I
UNAVAILABILITY EXCESSIVE TIME TO


OF COLLATERAL GET LANO
PROCLAIMED


I
ADMINISTRATIVE COST
PEA LOAN IS HIGH -


PROFIT MARGIN PRESSURE


I
INEXPERIENCE IN PROJECTS
AIMED AT LOWER INCOME


HOUSEHOLDS


I I I I I I I I I I I I I I I I I I I


I I .


I I


~ I.___ ~~I I 11,______________
. I 11 I


.---------, II I
I I


I




I
 LACK OF KNOWLEDGE OF
POSSIBLE FINANCE


INSTRUMENTS FOR L.I.6.


I
INADEOUATE DISTRIBUTION


OF INFORMATION ON
LENDING MECHANISMS


I
 LACK OF KNOWLEDGE OF
AVAILABLE BORROWING-


LENOING OPTIONS
(GROUP LOANS ETC)


CAUSES
 (PAGE 6)


I
INAPPROPRIATE HOUSING
FINANCE INSTRUMENTS
FOR LOW INCOME GROUPS


FINANCE INSTITUTIONS
LEGISLATION HINDERING


CREATION OF APPROPRIATE
LENDING INSTUMENTS


ACCESS TD AFFORDABLE
FINANCE FOR LOW INCOME


GROUPS IS LIMITED


EXPECTATIONS
ABOVE FINANCIAL


ABILITIES


I




. .i:-,


EFFECTS


INCREASED UNCONTROLLED
SOCIAL SQUATTER


PROBLEMS SETTLEMENTS
I I


A LESS ECONOMICALLY UNHEALTHY POPULATION HIGH SO GOVT. MONEY IS SPENT INTERNAL SQUATTERS PRODUCTIVE ON CURATIVE NOT FIGHTS
CRIME INCREASING


POPULATION PREVENTATIVE MEASURES RATE . . I I I
POOR CREATES PEOPLE NEED TO


HEALTH ALCOHOLISM STREET SQUAT ILLEGALLY TO
CHILDREN SOLVE HOUSING PROBLEMS


I I I . I
POOR HEALTH UNHYGENIC CREATES PEOPLE FORCE¡ INTO
CONDITIONS CONDITIONS FAMILY INAOEOUATE SH LTERS


STRESS
. I


I


HIGH RENTALS AATIF!CIALLY HIGH MORE PEOPLE SHARE
¡VERCROWOING OF SOCIAL FAMILY


FOR TEMPORARY HOUSE PRICES FACILIT ES (SCHOOLS ETC] EXISTING ACCOMMODATION LIFE OISRUPTEO
RESIDENTS DUE TO ¡EMANO THAN OESIGNE¡ FOR


I I I I --.


I
HOUSING NEEDS OF LOW


INCOME FAMILIES ARE NOT
MET BY LOCAL MARKET




LOGICAL FRAMEWORK NHE - WINDHOEK LOW INCOME HOUSING PROGRAMME 5/11/ 92 I


SUPERIOR
GOAL


PROGRAMME
 OBJECTIVE


EXPECTED
RESULTS


TO IIIPRIIVE TI£ LIVING CONDITIONS
OF LOIi INCIH IOJSEtll.DS THRWGI


REPLICAll.E 00 SUSTAINA!ILE HOUSING
DEVELOPMENT IIITKIN THE FRANEWOA<


OF THE N, k.P


Ilf'lrlVE ACCESS TO HClJSING FOR LOW
 IICOME ORO.J>S, APPL YING NEIi APPROACHES
ANO ENCOLAA6INB TIE PARTICIPATION F


TI£ COMUIITY, PUlll;IC I: PRIVATE SECTORS


1


2


3


IHSTITUTlOlfAL CAPACITY O
REPLICATE THE EXPERIENCE


IS STRENGTHENED


COMMUNITIES SUPPORTED T
ORGANIZE THEMSELVES TO CATER


FOR THEIR OWN EEDS


BUILDING MATERIALS REVOLVING
FUt(), Slf'PORTEO IUTH FINANCIAL
 & SOCIAL ASSISTANCE. IS HELPING


LIG TO IMPROVE/EXTEND HOUSES


LANO HAS BEEN DEVELOPED ANO
4 COREHOUSE BUILT AT APPROPRIATE


ST ANOAAOS AFFORDABLE TOANO
ACCEPTED BY LIG


5
TIE PRIVI.TE SECTOR IS ACTIVELY


PARTICIPATING IN FINANCING
HOUSING FIJI LIG, ASSISTED BY


N A


I IN¡ICA TORS OF SUCCESS I I ASSUMPTIONS I
WITHIN ONE YEAR Of PROGRAMME
COMPLETION SIMILAR PROJECTS
HAVE BEEN INITIATED IN WHI<
 OR OTHER NAMIBIAN CITIES.


WITHIN 2 YRS 1200 HOUSEHOLDS
WITH INCOME UP TO 3 PHSL HAVE


IMPROVED THEIR HOUSING SITUATION


AT PROJECT END BENEFICIARIES
CONTINUE TD IMPROVE THEIR
HOUSES BY INVESTING CASH
 OR FURTHER LOAN FUNDS


FINANCIAL OBLIGATIONS ARE MET:
LOAN ANO MUNICIPAL CHARGES


ARREARS ARE < 201


PROJECT PARTNERS (NHE, MLBK, MUNICIPALITY, PRIVATE SECTOR)
HAVE ATTENDED PROGRAMME ETINGS REW..ARLY ANO ARE PREPARING


AT LEAST ONE SIMILAR PROJECT AFTER 2 YRS.


AFTER 2 YRS AT LEAST 3
COMMUNITY CENTRES ARE SELF


MANAGED, WITH MINIMAL EXTERNAL
ASSISTANCE, ANO COMMUNITY


ACTIVITIES ( ADIJLT ANO
HEALTH EDUCATION, LOAN ANO


SAVINGS GROUPS ETC. I
ARE GDlNG ON.


AFTER 2 YRS 600 BUILDING
MATERIAL OANS HAVE BEEN


USE¡ IN RESETTLEMENT AREAS
& 100 I N COREHOUSE PROJECT


AFTER 2 VAS 300 COREHOUSES HAVE
BEEN BUILT ANO FAMILIES WITH


INCOME UP TO 2PHSL HAVE MOVED IN


1 VA AFTER INITIATING THE LGF
100 LOANS BETWEEN R15-40000


APPROVED BY FINANCUL !NSTIT.
TO FAMILIES (<3PHSL) IN WHK,


AFTER 2 YRS - 300 LOANS


AFTER 2 YRS 20X OF ERVEN HAVE
GARIJEMS, 25X OF HOUSES ARE
PAINTED, ANO THERE ARE NO


HEAPS OF RUBBISH LYING AROUND


AT LEAST 50X OF
RESIDENTS ARE INVOLVED
IN COMMUNITY ACTIVITIES


3 PRIVATE SECTOR FINANCE INSTIT.
CHANGE LOAN APPROVI.L POLICIES TO
AllOlf LIG LOANS 1 YR AFTCR START


OF PROGRAMME ANO OFFER SPECIAL
HOME LOAN PACKAGES TO L. I. FAM.


ECONOMIC SITUATION IN
NAMIBIA WILL NOT DETER-
I!RATE; INFLATION DOES


NOT INCREASE DRAMATICALL'


PE.ACE G DEMOCRACY IN
NAMIDIA WILL REMAIN G NO
POLITICAL COMPLICATIONS


TO COMMUNITY
PARTICIPATION WlLL ARISE


THE GOVERNMENT WILL TAKE
NO ACTION THAT MA¥


JEOPARDIZE THE
~MPLEMENTATION OF THE Nlf'


NHE' S EFFORTS TO CHANGE
IMAGE WILL INCREASE
I.CCEPTABILITY TO LlG


NO POLITICAL INTERFERENCE
OF COMMUNITY LEADERS THAT


ADVERSELY Af'FECTS TIE
ACCEPTANCE OF THE IILIHP,


NO SUBSTAHTIAL DECREASE
OF REAL INCOME FOR


PROGRAMME PARTICIPANTS
WHICH WOULD EFFECT


ABILITY TO PAY LOANS


NO MASSIVE
BOYCOTT OF


PAYMENTS


COHERENT FINANC]AL/COST
RECOVERY CRITERIA RE
APPLIED FOR LOW INCOME


HOIJSIN6 PROGRAMMES
 IMPLEMENTED [N NAMIBIA


MUNICIPALITY WILL ACCEPT
LOVER SERVICE LEVELS


COMMUNITY DEVELOPMENT
NILL KEEP PACE NJTH THE


EVOLUTION OF TI-£
PROGRAMME


PRIVATE SECTOR FINANCIAL INSTITUTIONS
WILL ACCEPT LOAN GUARANTEE FUNO ANO


Al'PllOVE CltANGC IN L[NOINli POi.iCY
TOWAROS LOW INCOME GRW'S




1


1-- 1-- 1--


INSTITUTIONAL CAPACITY TO
REPLICATE TI£ EXPERIENCE


IS STRENGTHENED ...


1.1 EST ASLI SH INTER-INSTITUTIONAL
STEERING COMMITTEE


1. 2 DEFINE ROLES OF PARTICIPATING
AGENTS


1, 3 ASCERTAIN DISPOSITION OF
AGENCIES TO SECOND PERSONNEL TO
PA¡GRAMKE TEAM


1 " .C IDENTIFY OTHER POTENTIAL
PRO.£CT PARTNERS INGOs)


1, 5 HOLD REGULAR BRIEFING MEETINGS
TD EXCHANGE INFOAMA TION ON
PROGRESS, PROBLEMS, CONSTRAINTS


1, 6 ¡FGANIZE WORKSHOPS TOREVISE
PFOGRAMME WITH PARTICIPATION
Or OTHER INSTITUTIONS


1,7 TFAIN PERSONNEL OF NHE TO ENSURE
IIIPLEMENTATION CAPACITY ANO
CCNTINUA TION


1. 8 I!IVITE OTHER INSTITUTIONS TO
PiiHICIPATE IN THE TRAINING
I.CTIVITIES OF THE PROGRAMME


J.- i.- J- 1-- J__ l-- l-- . J..--..... J-- 1--
EXPECTED RESULTS AND ACTIVITIES


COMMUNITIES SUPPORTED TD
2 ORGANIZE THEMSELVES TO CATER


FOR Tl£IR OWN EEDS


BUILOIN6 MATERIALS REVOLVING
3 FUii!, SUPPCllTED 111TH FINANCIAL C


SOCIAL ASSISTAIICE, IS HELPING
T IlflROVE EXTEND HOUSES


LANO HAS BEEN DEVELOPED ANO


4 C¡REHOOSES BUILT AT APPROPRIATE ST ANOAAOS AFFORDABLE TO
All) ACCEPTED BY LIG


1--- J..-


5


2.1 TRAIN ANO EMPLOY COMMUNITY
DEVELOPMENT WORKERS


3.1 PREPARE LOAN ADMINISTRATION
WITHIN THE NHE.


Ä, 1 PURCHASE LANO FROM MUNICIPALITY 5.1 ESTABLISH JOINT COO(IlTEE: tff:,
 IN ACCEPTABLE OCA TIDNS BANKS A"1 BUILDING SOCIETIES


2. 2 INFORM COMMUNITIES ABOUT WINDHOEK 3. 2 PREPARE LOAN CONTRACT WITH COHO- ,4, 2 INTRODUCE INFRASTRUCTURE AMl SER- 5. 2 ELASORATE RULES OF LOAN GU'-AANTEE
LOW INCOME H¡IJSINS PROGRAMME ITIONS, TERMS OF PAYMENT Ii: SEC- VICES AT AFFORDABLE STANOAROS FUND
ANO DISCUSS SOLUTIONS URITIES ETC.


2.3 VERIFY IIHETHER LEADERS ARE 3.3 IDENTIFY AND TRAIN CONSTRUCTION


REPRESENTING COMMUNITIES ADVISORS ANO COMMUNITY WORKERS


3.4 INFORMATION CAMPAIGN WITH LEAF-
2.4 FACILITATE LECTI[]N OF AREA LET ANO COMMUNITY MEETINGS


REPRESENTATIVES
3.5 ORGANISE INITIAL SAVINGS


(INDIVIDUAL OR GROUP DEPOSITS) 2.5 PROMOTE PARTICIPATION I CON-
STRUCTION, MANAGEMENT A O MAINT-
ENANCE OF INFRASTRUCTURE ANO 3.6 PREPARE FLEXIBLE SYSTEM OF MAT-
C¡MMUNITY FACILITIES ERIAL SUPPLY, INCL. DELIVERIES


ANO SECURITY MEASURES.


-4.3 INFORMATI[]N CAMPAIGN


4.4 SCREEN ANO SELECT APPLICANTS,
ASSIGN INDIVIDUAL PLOTS


4.5 ORGANIZE INITIAL SAVINGS


4,6 PREPARE DETAIL PL.lNS OF CORE
HllJSES ANO DISCUSS OPTIONS OF
EXTENSIONS WITH SELECTED APP-
LICANTS


4, 7 TENDER, ASSIGN CONTRACTS ANO
SUPERVISE CONSTRUCTION


5. 3 PREPARE MANUAL OF OPEAAlIONS,
111TH TERMS '-NO CONDITIONS, INFO-
MATION DUTIES ANO CONTROL MECH-
ANISMS


5,4 PREPARE AGREEMENT OF BETWEEN NHE
ANO INDIVIDUAL PRIVATE SECTIJl
INSITUTION.


5,5 AFTER SIGNING THE FIRST AGREEMENT
ESTABLISH FUNO IN TRUST IN A
 FINANCIAL INSTITUTION OF MHE
CHOICE


2.6 MAKE SITES AVAILABLE AND BUILD
COMMUNITY FACILITIES WITH
COMMUNITY PARTICIPA TI¡N


3.7 START MATERIAL LOANS CONCENTRATED 5.6 INFORMATION CAMPAIGN THROU.H
IN ONE ARE'-. Ä.8 ORGANIZE ANO SUPPORT RELOCATION LEAFLET ANO MEDIA


OF BENEFICIARIES TO PROJECT AREAS
3.B EY'-LUATE XPERIENCE AFTER ONE " 5.7 BANKS ANO BUILDING SOCIETIES


2. 7 SUPPORT GROUP '-CTIONS, EG: MONTH ANO INTRODUCE MODIFICATIONS 4.9 FACILITATE COMMUNITY DEVELOPMENT START SIVING RISK REDUCED LOANS
IF NECESSARY.


4.10 OFFER BUILDING MATERIAL LOANS
COMMUNITY C~NTRES, COMMUNITY
SERVICES, CUEANIN6 UP CAMPAIGt.S


3.9 START LOAN DISBURSEMENT IN OTHER FOR HOUSE IMPROVEMENT ANO EXT-
AREAS. ENSIDNS


2. 8 ENCOURAGE ENVIRONMENT AL UPGRADING
ACTIVITIES (TREE PLANTING ETC. I 3.10 FOLLOW UP LOAN REPAYMENT


2.9 SUPPORT HE:MOBILIZATION OF 3.11 EVALUATE P RFORMANCE AFTER 1 YR:
HOUSEHOLDS TO IMPROVE THEIR H04ES BENEFICIARIES, USES, ARREARS,


ASSISTANCE, ETC ANO INTRODUCE
2.10 ORGANIZE PARTICIPATORY WORKSHOPS MODIFICATIONS IF NECESSARY.


111TH COMMUNITY REPRESENTATIVES
TO SHARE EXPERIENCE ANO MAKE
 DECISIONS


2. 11 ENABLE NETIIORKlNG AND PROVIDE
INFORMATION ABOUT POSSIBILITIES
OF SUPPORT


Ä. 11 IDENTIFY NEEDS FOR COMl«JNITY
FACILITIES ANO SETTLEMENT IM-
PROVEMENT.


5.8 COMMITTEE MEETS PERIODICALLY TO
EVALUATE EXPERIENCES ANO ADJUST
PROCEDURES


5, 9 AFTER 1 YA: EV"LUATE PERFORMANCE
ANO INTRODUCE MODIFICATIONS IF
NECESSARY.




EXPECTED
RESULTS


INSTITUTIONAL.C PACITY D
REPLICATf HE EXPERIENCE


IS STRENGTHENED


COMMUNITIES SUPPORTED D
ORGANIZE THEMSELVES TO CATER


FOR THEIR OWN EEDS


BUILDING MATERIALS REVOLVING
FUND, SUPPORTED WITH FINANCIAL &


SOCIAL ASSISTANCE, IS HELPING
LIG TO IMPROVE/EXTEND HOUSES


LANO HAS BEEN DEVELOPED ANO
COREHOUSES BUILT AT APPROPRIATE


STANDARDS AFFORDABLE TO
ANO ACCEPTED BY LIG


THE PRIVATE SECTOR IS ACTIVELY
PARTICIPATING I FINANCING


HOUSING FOR LIG, ASSISTED BY
A A ANT FUND


CONTRIBUTIONS


._____N_. H_._E. __.II L- _K_. F_._w_. _ ,


PERSONNEL T CHNICAL/
COMMUNITY DEVELOPMENT
MANAGER/CO-ORDINATOR
STEERING COMMITTEE


FACILITATE COMH DEV
ACTIVATORS AS PART OF


PROGRAMME.
INFORMATION/COMMUNICATIO~


FINANCIAL MANAGEMENT
TECHNICAL SSISTANCE


I: MANAGEMENT


PROJECT STAFF
DESIGN, TENDER ANO


SUPERVISION F CORE UNIT


FINANCIAL STAFF
LEGAL STAFF


CLIENTS
INFORMATION


FUNDS FOR
WORKSHOPS AND


TRAINING


FUNDS FOR CONSTRUCTION
OF


COMMUNITY CENTRES


FUNDS


FUNDS


FUNDS


CONSULTANTS


TRAINERS


ADVICE
' ANO


PERSONNEL


ASSISTANCE IN
DESIGNING SYSTEM ANO
MONITORING OPERATION


ASSIST HE MLGH/NHE/
UNICIPALITY OFOAMULAT
OLICY TO LOWER STANDARD
t HENCE COST OF LAND/ERF


TECHNICAL DVICE
AND SUPPORT
MONITORING


COMMUNITY


AREA REPRESENTATIVE
(COMMUNITY) FOR


STEERING COMMITTEE


MANAGEMENT OF THE
CENTRES, LABOUR
ANO LEADERSHIP


SAVING ANO REPAYMENT
MANAGEMENT OF


HOUSING PROCCESS


ASSIST
IN


DESIGN


CLIENTS
OISSEMINA TION




uJNTf 1J.ul.JTi.u1"iS lvuNT. J


EXPECTED M.L.G.H MUNICIPALITY NGO's PRIVATE OTHERS
.4-, RESULTS SECTOR


INSTITUTIONAL CAPACITY TO ENCOURAGEMENT OF THE PROVIDE P RSONNEL FOR REPRESENTATIVE O TRAINING/STEERG. COMM. PROVIDE ATTEND ANO CONTRIBUTE REPLICATE TH EXPERIENCE IMPLEMENTATION OF INFORMATION C TRAINING TRAINEES TO STEERING COMMITTEE IS STRENGT~ENEO THE N. H.P. FOR SPECIAL PURPOSES


PERSONNEL AVAILABLE
FOR PROGRESS MEETINGS,
WORKSHOPS£ TRAINING


SCHOOLS, DAY-CARE CENTRE! PROVIDE COMM. OEV. SHARING EXPERIENCES COMMUNITIES SUPPORTED O
ACTIVATORS TO HELP INSTRUCTORS AND LANO WITH OTHERS CHUACHES,SHOPS,CLINlCS ORGANIZE THEMSELVES TO CATER


OAGANISE,INFORM ANO FOR COMMUNITY HELP ORGANISING MANPOWER OFFICE FOR THEIR OWN EEDS IDENTIFY PEOPLE£ NEEDS PURPOSES ANO TRAINING POLICE STATION


BUILDING MATERIALS REVOLVING POSSIBLE DONOR AID (ROOF PROVIDE TECHNICAL SHARING ANO SAVINGS SCHEMES FUNO, SUPPORTED MITH FINANCIAL & SHEETS) TO INCOME GROUP INFORMATION, COLLECTION DISSEMINATING /\\ND SOCIAL ASSISTANCE, IS HELPING I< ABDO p.m) C TECHNICAL POINT FDA LOAN EXPERIENCES BUILDING MATERIALS LIG TO IMPROVE/EXTEND HOUSES ASSISTANCE ON CONSTRUCT. REPAYMENT


LAND HAS BEEN DEVELOPED ANO ASSIST WITH ALTERNATIVE LANO FDA DEVELOPMENT SAVING SCHEMES COREHDUSES BUILT AT APPROPRIATE TANOAROS OF CONSTRUCTION NFC ALT/APPROP STANDARDS BUILDING MATERIALS
S1ANOAROS AFFORDABLE TO & SERVICES. CO-ORDINATE ~NTRD ALT/AFFORD SERVICES BUILDERS t CONTRACTORS


ANO ACCEPTED BY LIG WITH MUN C. ANO COMMUN. INTRO INCREM DEV SERVICES


THE PRIVATE S CTOR ACTIVELY INFORM THE COMMUNITY OF MAKE LANO AVAILABLE RE-INSURE ISK
PARTICIPATES IN FINANCING FACILITY AND SEND FDA ADMINISTRATE LGF


HCl.lSING FOR LIG, ASSISTED BY CUSTOMERS FORLOANS DEVELOPMENT FINANCING
A IOAN GUARANT!=E FUND




A N N E X U R E 2\\A


COMMENTS ON
VARIOUS COST ITEMS
THAT ARE NORMALLY
RECOVERED BY THE
NHEONTHEIR
HOUSING LOANS




COMMENTS ON VARIOUS COST ITEMS
NHE ON THEIR HOUStNG LOAMS :


THAT ARE NORMALLY RECOVERED BY THE


The p urpose of this report is to analyse the various cost elements
of a typical NHE loan amount and rela t e the findings to the cost
structures offered by s.U.M - McNamara consultants as recoverable
cost on the W.L.I.H.P The analysis is also off e red as a basis for
discussion amongst the various implementing agencies concerning cost
recovery policy for future LIH projects, in order to ensure
consistency of recovery strategies which in turn will ensure the
replicability of future . low income housing projects.


Attached, on page 14, is a list of 3 cost structures, showing: -


eo l umn 1 -·-The existing NHE costing structure.
Column 2 - The original proposed Otjimuise costing structure.
Column 3 - A proposed W.L.I.H.P costing structure.


The costing structure is divided up into 4 cost groups, generally
following current NHE practice.


1. Construction Cost
2. Technical Costs
3. Land Costs
4. Development Costs


1. CONSTRUCTION COST:


Construction cost is broken up into two elements:


1.1 Basic House Costs, which has three components:
* Cost of materials.
* Cost of labour.
* Cost of P & G.


1.2 Other costs, which consist of five components:
* Cost of options, depanding on what the house-owner can


afford.


*
*
*
*


Contingencies.
Escalation.
Site works.
Electrical - also as an option on the basic house.


Comments on the Basic House Costs:


These are all real costs which constitute the basic cost of a
house. Depending on the delivery system the price would either
be obtained by a competitive tender, in which case the 3
elements articulated above would be tabled as a "tender price".
However, if an aided self-help delivery system was employed, the
labour and materials and the P & G's would be considered as
separate cost items.


Builders
as such
systems
housing


profit is not considered as an element in the analysis,
an item is very much part of the conventional delivery


ot building contracts and not generally part of the
delivery systems that are appropriate to solving the


Page 1




problems of people earning less that two to three times the
PHSL.


·'t


Proposal: That all three items above are accepted as being
considered as legitimate elements of the Basic House
Cost in the W.L.I.H.P cost recovery structures.


Comments on each of the "other costs!' components:


1.2.1 Cost of options:


These normally include items such as a burglar proofing,
ceilings, roof insulation and external paint.


Our _~uggestiqn is that these options are seen as part of
the conventional house package. The low income person
should be encouraged to lower the initial cost of his
house and consequently the amount of his loan and rather
add on options using his own resources of labour, skills
and funds.


Proposal: That extra option items not be included in the
cost of the house for which a loan is being
taken. If participants express a strong wish
for such options, then the project support
team should assist the partic i pants in
negotiating access to such items with private
subcontractors.


1.2.2 contingencies:


This item should be retained in the budget but, if not
used, removed from the loan amount. The value of keeping
retaining it, is that it can be used as a fund to cater
for increases in costs, should there be a undue lapse of
time between the costing of the project and
implementation t hereof, and a consequent increase in the
cost of a house.


Proposal:


1.2.3 Escalation:


That we include a
W.L.I.H.P costing
that should it be
it be removed for
the house loan.


contingency sum of 3% in the
structure, on the condition


proved not to be necessary,
the purpose of calculating


We do not feel that a provision for escalation is
appropriate for such a project. The rule commonly used
in the building industry in Namib i a, is that "projects
over R 500,000.00 must allow for escalation." LIH
projects are basically simple construction projects even
through sometimes large sums of money are spent.


Contractors are willing to tender on a lump sum basis for
such contracts and advantage should be taken of this
fact. To provide for escalation is there f ore, in our
opin i on, unnecessary.


Page 2




The other problem with "building-in" an escalation
provision, is that there is a temptation .to use the
provision as a contingency, covering the rise iri . the cost
of a project 'from the time of original conception until
the time of implementation eg. the Otjimuise project
where a 2 year delay occurred. This practice removes any
urgency from project implementation and in fact builds in
an escalation factor which then does, in effect, possibly
take place - but which, with good management, could be
avoided, and costs reduced.


However, the fact is that the costs that make up the
house cost and influence the loan amount, are arrived at
when the final delivery system is implemented. Any
tenders called for at that stage can be invited on a
"lump sum" basis, which would then preclude escalation as
a cost factor when the "loan" amount is finalised.


Proposal: That no allowance for escalation in the
W.L.I.H.P pricing/loan structure be made.


1.2.4 Site Works:


The normal "site works" that would be required on a LIH
project would consist of shaping the site into platforms
to ensure economic building. Should the construction of
the houses be put out to tender, then the cost of shaping
the site becomes part of the tendered price and is
included in the house construction cost and is not a
separately identified "option". If the intended delivery
system is aided self-build or self-help, then the cost of
shaping the site would either be part of the cost of the
erf or be done by the participant on a sweat-equity
basis.


We suggest that whichever way that the platforms are
created, the work can be done more economically when it
is integrated into the erf preparation or the house
preparation. It is uneconomic to do such work as a
separate item, with separate site establishment costs
etc.


Any other site works such as the creation of terraces are
also options that LIH participants should do themselves,
after they have taken possession of the site.


It must also be stated that when site shaping is done by
means of large earth moving equipment, the economy of
doing so dictates that large level areas are created.
When dealing with erf sizes of 200 to 300 square meters,
the general practice is to level the entire site. This
causes extreme changes of level situations at plot edges,
which in turn causes problems when fencing the plots is
undertaken and also in the controlling of storm water.
Smaller changes of level and smaller platforms could
often be more easily undertaken by hand, with less
disturbance of the soil; the creation of better site edge
conditions and better storm water control achieved. The
cost of this item is covered by the work of the
participant, or possibly a labour group under the control


Page 3




of the project team, in which latter case, the costs
could be added onto the cost of the house.


. ..
that the original Otjimuise costing


include for any site works. The
to who would have done the work as
Otjimuise are on sloping ground.


It must be noted
structure did not
question remains as
most of the sites in


Proposal: The cost item should not be included in the
cost estimates in calculating loan repayments.


1.2.s Electrical Costs:


After water supply, electricity supply is probably the
most desired service in the Windhoek area.


It Ts the first option exercised
lower the costs, implementing
electrical supply provision and
which each individual exercises.
do with many perceived benefits,
to cook, lights to read and study
etc.


when, in an attempt to
agencies remove the
make it an "option",


The service also has to
eg. as a form of energy
by, lights for security


Proposal: That electrical supply is as a rule, included
in the W.L.I.H.P.


2. TECHNICAL COSTS:


2.1 Connection fees - these consist of:


2.1.1
2.1.2
2.1.3


Water connection fees
Sewerage Connection fees
Electrical Connection fees


The above are all real costs, the benefit of which
accrues directly to the house owner and should be
included in the cost of the houses and the loan amount.


The current alternative practice of providing an overhead
electricity supply on poles along a mid-block route
feeding into core-houses situated on the back of plots
should be applied, in order to lower the cost of the
electrical connection fee, and electrical costs
generally.


Proposal: That the service connection fees be a cost
item included in the recoverable cost of the
house.


2.2 Plan approval fees:


We suggest that such fees are not applicable to the low
cost housing delivery systems.


The drawing up of and applying to sites of plans of
houses, whether new designs or repeat plans of previously
utilised designs, are done by fully trained,
appropriately qualified and responsible persons in the


Page 4




NHE. It is superfluous to have the plans scrutinised by
the Municipality at a fee. The checking for concurrence
of plans to building line restrictions and } building
regulations in NHE schemes is also unnecessary, as the
drawings are done under the supervision and control of
professional people in the NHE, operating in accordance
with all existing regulations, and in any case, the
activities of the NHE and the Municipality should be
handled on an integrated basis at the inception phase of
any LIH project.


In private sector driven LIH schemes, the issue could be
approached differently, because the Municipality should
exercise a checking and approval role.


Proposal: That plan approval fees do not form part of
the costing struct1.i"re of the W.L.I.H.P or any
schemes initiated and executed through the
NHE.


2.3 Contract Insurance:


The stated reason for such
insurance should ensure the
outcome of contracts. We do
provision is necessary in the
projects.


insurance is that the
timeous and successful


not believe that such a
case of NHE executed LIH


If a section of the building work is put out to formal
contract, then the contractor provides his own
performance guarantees and these will be reflected in the
basic cost of the house as "the tender cost".


LIH projects that concern the NHE would normally be done
as an aided self-build, self-help delivery system which
of their nature are highly supported by the NHE staff.
There is very little or no "risk" at all accruing to the
NHE for lack of performance. Also one questions whether
there has ever been a claim , or there could be, under
such an insurance.


Proposal: That the costs of such insurance does not form
part of the house cost structure of the
W.L.I.H.P or other NHE projects.


3. COSTS OF LAND:


3.1 Erf Costs:


The Municipality has a policy of recovering all the costs
of township development in proposed new townships.


The cost of all non-remunerative services are recovered
as part of the upset price of an erf. The costs of
providing remunerative services such as sewerage, water
and electricity are normally recovered from basic monthly
charges levied with service consumption costs.


The following is an analysis of the manner in which costs


Page 5




are arrived at . on a typical erf supplied by the
Municipality. The example is taken from Okuryangava
 Extension 5 and reflects costs as at June 1992. j.


TOWN PLANNING COSTS
The costs of producing:
* Need & desirability reports.
* Zoning scheme layou .ts.
* CAD survey data. & plans.
* Sales support advise.


SURVEY COSTS
Each erf is surveyed, pegged &
a title deed is prepared.


TRAF_E_IC & ST~ET NAMES ..
STREET LIGHTS - main routes only
BASIC EARTHWORKS


To bring roads up to levels to
allow access to plots and to
provide nominal storm water
contro,l.


TARRING - main routes only
MAJOR ACCESS ROADS


Proportn of constructn costs.
LAND COSTS


Normally not applied in this
case, as private land was
expropriated by the Municip.


ADMINISTRATIVE COSTS
1% charge on certain costs to
cover administration and legal
costs involved in the selling
of erven.


Cost


25,385.00


42,308.00


13,150.00
197,250.00
605,218.00


1,606,533.00
628,685.00


499,244.00


24,898.00


%


of cost
0.70


1.16


0.36
5.41


16.61


44.10
17.26


13.70


0.68


All the above costs are then recovered from sales of the
various types of land on a factoring basis, which reflect
a certain amount of cross subsidisation.


Residential
Residential blocks
Business
Institutional
Undetermined


Comments on the above:


Factor
1.0
0.5
LS
0.5
o.s


Cost/m2
R 17.97
R 8.99
R 26.96
R 8.99
R 8.99


As can be seen, the standards of roads and services
provision are very high. The lowering of standards of
road widths and paved surfaces would reduce costs.


The system of charging the poor for the provision of
major access roads, is also questionable. The benefit of
proper major urban access roads accrue to many
institutions at many levels eg health - dust hazards;
public transport facilities; increased productivity;
access to CBD for shopping by commuters, etc.
Consideration could be given to allowing some form of


Page 6




3.2


cross subsidy from CBD rates and taxes, as the dormitory
areas contribute to the viability of the CBD. · :i,


Some of the planning, survey and administration costs
could also be reduced by being handled by the NHE as part
of their development costs. This co~ld also cut out a
certain amount of duplication of activities. Block
surveys and five year Certificate of Rights form of
tenure, could also lower initial land access costs.


The cost of 200m2 residential erven on the above example
would be R 3,594.00, and a 300m2 erf would cost
R 5,391.00. If residential . blocks were bought by the NHE
at R 8.99/m2 and subdivided into erven for LIH programmes
by their own staff, then 200m2 plots could be sold at
R 1,978.00 and 300m2 plots at R 2,697.00. These prices
could be also be further lowered if rationalisation of
the Municipal cost structure could take place.


A recent development
the cost of providing
sale price and not
proposal would lower
group, but currently
levels.


is that, the Municipality recovers
remunerative services, from the erf
from monthly basic charges. This


the monthly costs to the low income
raises the erf costs to unaffordable


Should the cost of land be lowered by rationalisation of
current erf costs, then it would become economic to
recover all erf production costs, both remunerative as
well as non-remunerative, from the plot sales.


Interim Rates and Taxes:


3.2.1 These are the costs, in the form of rates and
taxes paid to the Municipality by the NHE,
incurred from the time the NHE buys the property
from the Municipality until the property is sold
to the new owner.


3.2.2 These are costs that arise very much from the
monopolistic situation of land provision in
Windhoek and from the lack of integration of the
planning, policy application and project execution
of the various agencies that are concerned with
the provision of LIH in Windhoek.


3.2.3 The question, in principle, is why should the low
income urban dweller be held responsible for costs
that are incurred through the plot delivery
inefficiencies which result from the disintegrated
forms of land delivery in Windhoek?


3.2.4 It is suggested that land intended to be used for
LIH projects, should be developed as an integral
process of the design of each project, to meet
stated objectives and affordability levels; to
cater for the needs of clearly defined target
groups or communities. If that were done then
items of cost such as interim rates and taxes
should not occur. Fully serviced plots would not,


Page 7




and should not, remain unused for long periods of
time, as has been the case in the past~


~


3.2.S It is also so that the very practice of recovering
such taxes from future house owners will promote
the practices that cause the existence of such
costs, whereas if it was not possible to recover
such costs, then more time-efficient and project
dedicated forms of . land delivery would be
developed in order to avoid such costs.


Proposal: That cost of interim rates
not be . made part of
recoverable parties of the
loan amount.


3.3 Erf Transfer costs:


and taxes
the cost


W.L.I.H.P


This is a cost directly related to a benefit accruing to
the house owner. This is a benefit perceived by all as
something worth paying for a real benefit gained.


The cost currently charged for the legal process by the
NHE seems appropriately low. It is to be noted that, in
the private sector housing projects currently being
implemented in Khomasdal and Katutura, a sum of
R 1,200.00 is included in the cost of the house for this
service. The normal process of arriving at this cost is
to calculate the cost as a percentage fee of the value of
the house. We suggest that this system is irrelevant to
the LIH process. The work involved is a highly
repetitive and standardised process. If the NHE has its
own legal staff then the process could be done on an
in-house basis and the cost of the standard time-frame
for the work be costed to each transfer transaction and
calculated on the basis of a programmed number of
transactions per annum in order to arrive at a unit cost
per transaction. All vital information could be provided
by the NHE staff, which will also reduce the cost of
"legal" time.


A system of a Certificate of Rights giving effective
security of tenure to the participant for the first five
years and then the transfer and its associated costs,
only taking place after the occupant has met his loan
obligations for 5 years, could save on initial costs.


Proposal: That this cost be included in the cost of the
house and be recovered either as a part of the
deposit or as part of the loan.


3.4 Other plot costs:


The stated reason for such a cost is that the costs for
extra subdivisions or consolidations of plots, intended
to make them more suitable for a particular project,
should be included in the cost of an individual house,
or, if done on a large scale, spread over the cost of all
the plots, and recovered in the sale of the plot.


Page 8




This cost had a nil value in the original Otjimuise
project.


J
we suggest that there are two stages where such a cost
could be incurred. Firstly, before the plots are sold to
an individual and secondly, after the plots are sold to
the owner.


In the first instance change~ would more than likely be
as a result of poorly directed project planning, and
changes of plot sizes and shapes occur due to major
changes of project objectives. In such a case, the costs
should be borne by the i~plementing agencies, as the
costs are not the responsibility of the future owners and
cannot thus be recovered from them.


- .
In the case where individual participant(s) voluntarily
require changes to plot dimensions and shape to suit
their particular needs, then they must bear the costs of
consolidation or subdivision.


Proposal: That such costs do not form part of the house
cost in the W.L.I.H.P.


3.5 Financial Costs before the project:


These are costs, in terms
paid to the Municipality
purchase by the NHE, until
project.


of loss of interest on money
for erven, from the date of


the date of commencement of a


This is a cost similar to interim rates and taxes.
Efficient target group oriented planning should make the
delivery of land more efficient and cost effective in
terms of the use of money. The existing land delivery
system as it operates in Windhoek, where land is used
sometimes 2 years after development, does result in money
being used ineffi ci ently or unproductively. However, the
losses due to such inefficiencies should not be recovered
from the low income group. It should be accepted that
such losses should be borne by the people or institutions
that are able to control and reduce such losses and
consequently should be highly mot i vated to reduce such
losses. This is not the case at present, where the
funding of financial inefficiencies is achieved by adding
them onto the loan amounts paid by the poor, which simply
promotes profligacy.


Proposal: That such financial costs are not considered
as part of the recoverable cost of a house.


4. DEVELOPMENT COSTS:


4.0 General note:


The suggestion is that all the costs under this group are
seen as support, assistance and education for unresourced
people entering the urban area and be seen as a form of
hidden subsidy for the following reasons:


Page 9




The existing process of the prov.ision of houses for the
LIG is very much in a period of change and .transition.
The process of handling this transition '.from the
pre-independence practices through independence and the
few years after independence, until the various
instruments and their respective roles as defined by the
National Housing Policy are in place and operational, is
a dedicated task.


The NHE as the agency empowered by the National Housing
Policy to be directly involved in executing of LIH
projects, will need to direct enormous effort and to
employ all the resources " it has, to orchestrate this
transition phase, guided by the Ministry of Local
Government and Housing. The cost of this effort is
largely undetermined and will continuously vary in
intensity and direction and will be applied to many
aspects of Research and Development, only some of which
will be directed at, and could be associated with,
individual projects.


The current practice of attempting to recover the entire
amounts of all the NHE development costs from individual
low income house owners through their house loans, is a
distortion of many realities.


It is suggested that the cost of the efforts of the NHE
incurred in development costs on their existing cost
recovery programme (NB: 17.36% of the costs of the
proposed Otjimuise Housel) be funded from the Central
Government for a period of time to be decided by the
Ministry, and thereafter continually re-assessed in order
to reduce the hidden subsidies where and when necessary,
and to rationalise the cost of such development aspects
in order to reduce them over time. This hidden subsidy
could be applied in full only to participants earning
less than 1 x PHSL and then recovered at (say) 2% from
individuals earning below 2 x PHSL and 4% for individuals
earning below 3 x PHSL.


With the above general note
analysis of all the items


in mind, the following is an
that are included on the NHE


cost recovery list under Development costs:


4.1 Architectural fees:


4.2 Special architectural fees:


Architectural services are normally "product" orientated
in that the main concern is the "building", and not
"process" orientated as they are in LIH projects. The
normal manner of involving architects in LIH housing
projects, and the cost of their involvement, has little
to do with the value of the product, but more to do with
the time spent on the various functions that the
architect would perform. The architect's role could then
be rationalised to reduce costs. One can identify three
distinct functions which would make up the architect's
traditional reeponsibilitiea.


Page 10




" The design and planning function.
" The draughting function: the drawing up of the house


types, and the layout of houses on the plots. ~
" The supervi .aion of construction on site J


Design and planning of the house in the LIH context is
very much integrated with the various data gathering and
participation processes that guide planning eg
affordability studies; application of low technology;
participation with and acceptance of design by the
beneficiaries. This is a supportive and educational
process and, depending on the resources and level of
experience of the beneficiaries, can be an extremely time
consuming process. It also has less to do with
aesthetics than building economy and political
acceptance. The development of appropriate house
proeotypes might initially take time but as experience
and knowledge of local conditions and choices increase,
the design and planning process becomes less time
consuming and can be done more economically.


The draughting involved is minimal once a
has been established. Also to alter
prototypes is very quickly done.


final design
drawings of


Supervision of the construction of such houses is done by
a Clerk of works on site on a more intensive basis that
an architect is normally required to do. A suitably
qualified person employed by the NHE would control the
work of the Clerk of Works. Such a person need not be an
architect. It is more important that such a person is
thoroughly acquainted with the technical support
requirements of assisting the LIG.


What is most important to accept is that all the above
services could be done by people on the NHE staff, and
such work would essentially be a minor part of their
major task of developing and guiding the NHE low income
strategies, and therefore the "costs" that are
attributable to the house bene!iciary are actually
minimal.


The above comments refer to the following cost aspects as
well
4.3 Supervision fees, and
4.4 Cost of non NHE professional agents.


The following example reflects the difference between the
cost recovery of the architectural services on the
current 80 House Rehoboth Project and the 150 House
Okuryangava Extension 4 Project, as compared with the
costs that should be paid to a private architect, if
employed for the same service.


Both the examples below indicate that the beneficiaries
in existing housing schemes being the poor, are paying a
premium for architectural services in the NHE cost
recovery procedures, which should not be the case.


Page 11




NHE proposals for cost recovery of their architectural
service:


i
1. 80 House Rehoboth Project,


architectural fees of R
R 52,000.00.


at an average recovery of
650.00 per house, equals


2. 150 House okuryangava Extension
average recovery of architectural
per house, equals R 67,500.00.


4 Project, at an
fees of R 450.00


Normal architect fees should an outside consultant be
appointed:


Rehoboth Project


1. ·-~ prototypes at an average cost of R 22,000.00 each.
R 22,000.00@ 31 = R 660.00 per prototype.
8 prototypes@ R 660.00 each: 5,280.00


2. Placing on site:
l\\ of R 22,000.00 = R 220.00
72 houses@ R 220.00 each.


3. Allow 40 hours for briefing
40 hrs@ R 160.00/hr.


Okuryangava Project:


15,840.00


6,400.00


R 27,520.00


1. 8 prototypes at an average cost of R 22,000.00 each.
R 22,000.00@ 31 = R 660.00 per prototype.
8 prototypes@ R 660.00 each: 5,280.00


2. Placing on site:
1% of R 22,000.00 = R 220.00
142 houses@ R 220.00 per house.


3. Allow 40 hours for briefing
40 hrs@ R 160.00/hr.


4.5 Other technical costs: material testing etc:


31,240.00


6,400.00


R 42,920.00


In the private sector, one requires that the supplier of
bricks submits a regular, dated brick test affidavit from
a credited materials testing facility. The costs of such
tests are borne by the brick manufactures. Spot checks,
done at the request of the NHE staff can also be handled
this way, if done within reason.


Page 12




4.6 R & D allocation:


This is covered by General Note 4.0. This "ctivity,
particularly, . is done mainly in the interest of the
housing provision institutions to guide their future
housing objectives, policies and strategies. In the
transition period this also covers the cost of NHE and
MLGH staff initiating and attending seminars and
workshops etc as part their ~wn "training" imperatives.
Such costs cannot be recovered from the LIG.


4.7 Project identification costs:


4.8 Sales and documentations costs:


Both the above costs would possibly apply to a middle
income specuiative housing project, where risk management
avoidance measures and promotion initiatives could be
generated by such a project, but certainly cannot be pa .rt
of the LIH strategy implementation where there are
waiting lists that number in the thousands and where
money is in short supply which ensures there is always a
market. Proper and orderly LIH policy application would
also facilitate the quick, and therefore economic
identification and execution, of projects.


4.9 Interim Interest Costs:


These costs are a consequence of the practices
3.2.2 and 3.2.3 above. Integrated consistent
implementation strategies would reduce the cost
tied up in financial institutions and not used
efficiently.


noted in
project


of money
or sold


Money being "held" by
period should also
losses are reduced.


the developers during the contract
be drawing interest and therefore


Page 13




~ f'vPICA.. ~.E-i.P CF TH; PRICE TI-£ CR JG l"A. PRCF05ED fff:F'OSEO COST STFU:TI.R:: CF
 a= ""' N. tj .E llOlEE - CCT 19'n I OTJIM.JISE PRICE STR.CT\\ElE I I::!!~ L. .1.H PR"l.lF!;;T I


I ,I Ccnstruction Cost I I ·1. Li cost Optun 7 Costs
1.1 ~s1c r-o..se cost I .1 ~!alC ro...se cost 1v,100.oo


1.1.1 Cost of n1at..-ials 1. I, l T l!tider P.- 1ce 19,100.00 51.99'1. l. 1.1 Cost of Nteri.als
 1.1.2 Cost of latn.ar 1.1.2 Cost of labcui-
1.1.3 P & G costs 1.1.3 P & G C05tS


1.2 Otter costs
1.2.1 Costs of oPticns
1.2.2 Ccntinqenc:i- 1.2.2 Ca, tinc;itine ies bl:5.19 l,bTI. 1.2.2 Ca-,tinQenc.i ..
1,2,3 Escalation 1.2.J Escalaticn 11 7'59,01 4. 79"1.
1.2.4 Site ""°'"ks
1,2.5 Electrical 1.2.5 Electrical l .qoo,oo 5.lTI. 1.2.::i Electrical


9..43TOT~ 42,474.20 bl.bZt.


2.I Tecr-n.ical Costs 1
,1.1 l..<S>nf1C tlO"I .. _.. : .


2. l. l Water 2.1 " l W.ter 300.00 O,BZI. 2.1.1 W.t"r
2.1.2 S..--~" 2.1.2 S-,..-aqa
 2.1.J Electrical 2.1 .J Elactrical 200,00 O.S47. 2, 1.3 Elec:tncal


2,2 PI.an appro,,al f..-s 2.2 PI.an approval f- 51,00 0.141(.
2,3 Ca-, tr .act Insur .anc:e 2.3 Ccntrac:t Insuranc;e S0.80 o. 14Y.


SU3TOT~ oOl,80 l .b4l(.


3, I Coats of L.-.d ,
3.1 Erf costs. 3.1 Erf costs 6,000.00 lb.33"/. 3.1 Erf CD!its
3.2 Jnte.-1111 R.t.., &, Ta"es 3.2 Jnteri,n Rates & Ta>1es 242.00 O.bbX
3.3 Erf tr.ansfet'" costs J.3 Erf tran,-fer cost,- 145.00 0,39"/. 3.3 Erf transf"r cost"
3.4 Otter" plot costs eq subdivision
3.:S Financial costs before project


SU3TOTP4.... 6,307.00 17 .38"1.


4. l c.-lopment Costs ;


4. I An:hi tectural fees 4. l Archi bKtural fees 619.:513 1.69"/.
4.2 Special Archi.tKtural fees 4,2 Spacial Arch fees 716.46 1. 95"/.
4.3 Super"Visicn fevs 4,3 Supervi11icn fees 923.98 2.5l'l.
4.4 Othet'" tecnucal costs


" Mat...-ials testinQ ate
4.5 C.O..t of nc:n--ff-£ professicnal 4.5 OU-.r fees . JC/.~ o.11x \\4!'i'


~l!nts - CS, Eng & ott-ers
4.b R & D al locat.icn 4.6 R & D Allocaticn 98. 1:5 0,271.
4,7 Projvct ldanti ficaticn costs 4.7 Proj11Ct I .O CD!itS 491,41 1,341(.
4.8 S. les & Document costs 4.8 Sales & Dcx:unait coats 1,310.41 3.57'/.
4.9 lnt...-im interest costs 4.9 Interim interest costs. 447.74 l ,ZZ'I.


" cost of 1.11.invested capital
dur inq ccn" tn.,c: ti en per- 1od.


4.10 Fut..,-e aclnlln C0$tS 4. 10 Future adffl.l.n c05t5 1.209.68 3.2'71.
4.11 t\\u,,t...,.-ce pro,, costs 4.11 Maint&nanc" prcv costs 518.43 1.41,X


----
9..AlTOTPL a,375.33 17 .367.
=-.:::rc-==:zrs=-.=::c~-= ::r-:a....~=S1::Z=-=s ===-=;::a:"
 Fllln. TOTt'(_ 55.8-'8. 33 100·1.




ANNEXURE 2\\B


COMMENTS ON THE
IMPLEMENTATION OF
THE NATIONAL
HOUSING POLICY




EXTRACTS FROM, AND COMMENT ON, THE NATIONAL HOUSING POLICY


The following is a series of extracts from the Namibia National
Housing Policy that are relevant. The page and clause numbers that
appear after the titles refer to the Namibia National Housing Policy
document.


FUNCTIONS AND ROLES OF INSTITUTIONS:


1. MINISTRY OF LOCAL GOVERNMENT AND HOUSING (Page 35-B (a}, (b),
(c), (d), (e), (f) and (g))


1.1 Preparation of National Housing Policy, National Housing
Strategy and National Housing Implementation Plan.


Comment: The National Housing Strategy and National Implementation
Plan as required by the Policy, have not yet been prepared.


1.2 Monitoring, evaluating and reviewing, the National
Housing Policy, Strategy and Plan on an annual basis.


1.3 Evaluating the success of individual housing projects.


Comment: This has not been done on a formal basis by any government
authorized body. It has however been done to some degree, by NGO's
such as NISER and by CRIAA.


1.4 National housing research oriented towards understanding
the nature and extent of housing need and demand.


1.5 Facilitating the smooth operation of the implementing
agents (including the private sector} through direct
intervention, problem solving and programme
co-ordination.


1.6 Funding the public sector programme from its national
budget allocation and directing these funds to programmes
and agents in terms of the policy, strategy and plan.


1.7 Responsibility for the co-ordination of housing executive
agents (including NHE, NGO's and other appropriate
agents) for all public sector funded housing programmes
and projects.


Comment: The Policy therefore does not cater for the MLHG actually
implementing LIH schemes.


2. LOCAL AUTHORITIES [Page 37-7 (a), (b), (c), (d), (e), (f} and
 ( g) ]


2.1 To ensure the adequate provision of land to be zoned and
prepared for use for housing development within its area
of jurisdiction.


2.2 To provide utility services (water, electricity and


Pagel




sewerage disposal) and residential land on an individual
or bulk basis to developers.


2.3 To sell utility services and residential
developers on an individual or bulk basis.


land to


2.4 To provide and retain bulk services (water, electricity
and sewerage disposal) to housing project sites and,
where such sites are not developed by the private sector,
to plan, survey, service and sell individual building
plots to developers and individuals.


2.5 To inform, motivate, consult and involve the recipient
-community in all aspects of housing project planning and
implementation.


2.6 To set up and manage s i te-and-service schemes involving
self-help and self-build processes, and to administer, on
behalf of the MLGH all financial matters concerned with
the leasing of building plots and the supply of municipal
services.


Comment: This clause is in conflict with clauses 3.1, 3.5 and 3.8
which cover the activities of the NHE and which should be resolved
and clarified.


3.


2.7 To promote and retain the use and amenity of all
buildings, spaces and equipment constructed and installed
in residential areas for the general use of the
community.


2.8 To undertake the local authority functions expected of it
in terms of its enabling legislation, but with particular
reference to development control, maintenance of roads,
drains and reticulated services, and service to the
community it represents.


THE NATIONAL HOUSING ENTERPRISE [Page 38-9 (a), (b), (c), (d),
(e), (f), (g), (h) and (i)}


3.1 To act as the executing agency of the central government
(under the aegis of the MLGH) in all aspects of low
income housing and related development.


3.2 Upon the instruction of the Minister of Local Government
and Housing, or at the request of local authorities, to
undertake or assist in the undertaking of the
responsibilities and functions of local authorities,
regional authorities or the private sector, where such
authorities are unable or unwilling to fulfil their
prescribed functions and roles.


3.3 Upon the instruction of the Minister of Local Government
and Housing, or at the request of local authorities, to
undertake training aimed at improving the implementation
ability of the local authorities which do not possess the
necessary skills to implement projects. The main


Page 2




training responsibilities are in project management,
community development and the design and construction of
infrastructural services.


comment: This allows development programmes to be initiated and the
associated costs to be recovered from the state. This is supportive
educational provision and is a necessary hidden subsidy.


3.4 Where expedient and in order to promote the principles
set out in this document, to enter into joint ventures
with private sector developers and financiers if this is
in the national interest and if the same objectives
cannot be achieved without the participation of the NHE.


3.5 Where requested by the Minister of Local Government and
Housing, to take responsibility for building work related
to public sector driven housing projects, especially
concerning buildings related to settlement upgrading,
"starter" buildings and "wet cores" related to
site-and-service schemes, and other public buildings of a
community nature.


3.6 To directly initiate, finance, construct and sell
completed houses currently costing less than maximum cost
still rating for state subsidies and aimed to meet the
affordability of low income families in the market
segment where the private sector does not operate.


3.7 To provide loan finance to all home owners wishing to
purchase NHE completed houses or to those desirous of
participating in the local authority sponsored self-build
schemes set up in terms of the Strategy or Implementation
Plan. Before providing such loans, however, the NHE must
be satisfied that private sector financial institutions
are not prepared to provide the necessary bond finance.


Comment: The current practice of providing loans at below market
interest rates effectively cuts private sector financing
institutions out of the LIH sector.


3.8 To undertake any housing related function
by the Ministe .r of Local Government
especially concerning policy advice,
 programme co-ordination.


requested of it
and Housing,


research and


Comment: This allows the government to fund research and development
initiatives of the NHE.


J.9 Where requested by the Minister of Local Government and
Housing, to award appropriate small contracts suitable
for small builders and, at the same time, support these
small contractors with technical, financial and
management training.


Comment: Here again, is the basis for the financing of support
educational costs from state resources in order to promote
development. This would constitute a legitimate subsidy.


Page 3




4. REFERENCE TO SUBSIDIES AND SUBSIDISATION (Page 21-6 (c), (d),
( e) and ( f) ]


4.1 The phasing in of economic interest rates in respect of
all existing NHE and other public sector housing loans
should be considered by the Minister of Finance in
consultation with the Minister of Local Government and
Housing.


4.2 · The Government intends to subsidise only those income
earners whose monthly income is less than a predetermined
amount set by the Minister fFom time to time. This
subsidy will be in the form of a one-time up-front cash
payment to the local authority or developer on behalf of
 the purchaser upon sale of the plot of land with or
without .iaproveaents. The value of the cash payment will
be determined by Government in accordance with national
priorities.


Comment: This
orchestrating
policies cannot
subsidised.


clause acknowledges the fact that some costs of
the transition from the past practices to the new


be recovered from the beneficiaries and need to be


4.3 It is recognised that the cost of projects related to the
upgrading of infrastructure in areas which were neglected
under the colonial regime may not always be fully
recoverable from the benefiting community. The
irrecoverable capital costs from such projects should
therefore be paid directly from state revenue in
accordance with national priorities.


Comment: This clause acknowledges that research and development
costs can be subsidised by funds from the central government.


s.


4.4 To th" axtant that funds are available, the Central
Government will continue to contribute towards general
project management, community development and research
related to housing pol .icy formulation and housing project
 identification and implementation. In this respect the
community development, project management and research
functions of the NHE or any other organisation involved
in these activities, will be rationalised so as to ensure
that overlapping and duplication of effort are
eliminated.


SQUATTING AND SETTLEMENT UPGRADING (Page 23-8 (a) and (e)]


5.1 Since formal reception areas providing site-and-service
facilities are to be provided in all urban areas,
spontaneous and uncontrolled squatting by new urban
migrants will not be permitted.


Comment: Reception areas (see 7 below) have to date not been
provided on an organised basis and uncontrolled squatting is being
permitted. Urgent measures, in compliance with the National Housing


Page 4




Policy should be implemented.


6.


5.2 In principle, settlement upgrading programmes will
concentrate on providing basic utility services (water
and sewerage disposal) as well as ensuring other minimum
health and safety standards. Wherever possible, such
programmes will incorporate self-help activities by
residents aimed at improvements to individual dwellings.


PUBLIC PARTICIPATION (Page 24-9 (a), (b) and (c)J


6.1 COamunity participation will be institutionalised into
the planning an implementation process of all low income
housing p,rojects based upon the proposition that such
participation draws on untapped resources, ingenuities
and skills, it builds self-reliance and a co-operative
spirit; it also introduces a learning process and it
generally enhances the chances of successful project
implementation.


6.2 All local authorities shall aim to develop a capacity for
promoting community participation and providing social
and technical assistance to low income communities.


6.3 A "central Resource Centre" for community participation
in housing development will be established in
co-operation with the Minister's Community Development
Division, to assist the local authorities in their task
of promoting community participation. The existing
 community development department of the NHE will be
rationalised and reorientated to enable it to assist in
this task, especially as far as the design and
co-ordination of training of local authorities is
concerned. The centre will be INSTRUCTED TO DEVELOP A
COMMUNITY PARTICIPATION STRATEGY AND TO PRODUCE TRAINING
MATERIAL SUITABLE FOR THE TRAINING OF LOCAL AUTHORITY
STAFF.


Comment: At present little meaningful attention is being paid to
this policy. Projects are being driven from the top, mostly as a
matter of urgency, particularly when dealing with the needs of the
very poor.


7. REFERENCE TO RECEPTION AREAS [Page 20-4 (e)]


7.1 Squatters and other low income families who are recent
migrants to urban areas will be settled in rec ption
areas on site-and-service plots pending their eventual
entry into home ownership schemes. Such plots will be
leased until such time as tenants have carried out
activities to upgrade their houses and plots and have
affirmed their willingness and ability to be permanent
urban residents.


Comment: This policy principle which should have been translated
into a strategy, has not been implemented. The purpose of the
strategy would be to create an area, or areas, where informal house


Page S




activity (squatting) can take place on a rental basis.


The plots for settlement could be small. Examples in other parts of
Africa are 11,5 x 11,Sm, with a very low level of services e.g stand
pipes serving (say) 20 plots, and communal ablutions. This would
allow the landowner, preferably the NHE, to provide access to
shelter for very low income families at an affordable price.


Larger plots, of (say) up to 200m2, could be provided for informal
settlement and gradual improvements with the purpose of obtaining
ownership.


Page 6




A N N E X U R E 3\\A


SOCIO-ECONOMIC
SURVEY




WINDHOEK LOW-INCOME HOUSING PROGRAMME


SOCIO ECONOMIC SURVEY OF RESETTLED SQUATTERS, SQUATTERS AND
NHE HOUSING APPLICANTS


October-November 1992




A.


l


SURVEY METHODOLOGY


Scope and objective


2


In order to id e ntify project's target groups, their socio-
economic characteristics, needs and priorities as well as
community development potential, a random sample socio-
economic survey was carried out in October 1992.


The survey involved elaboration and discussion of survey
questionnaire, recruitment and training of interviewers,
survey implementation, coding, processing, evaluation and
cross-checking with other information available.


Target groups


Corresponding to project's agreement between NHE and KfW,
the Windhoek Low Income Housing Project is intended to
benefit households with a monthly earnings of no more than
three times Primary Household Subsistence Level (PHSL),
equivalent to Rs. 2490 at present.


Within this income category, the NHE assigned priority to
three groups of potential beneficiaries, establishing
initially probable distribution of programme funds:


a. Housing applicants registered on the NHE waiting list
of more than 1 700 households (25% of the funds).
b. 860 squatter households which have been resettled from
the Single Quarters area during June - September 1992
(approximately 50% of the funds).
c. More than 200 illegal but registered squatters (25% of
the funds).


sampling procedures


Corresponding to survey objective, it was planned to
conduct approximately 320 interviews, proportionally to
project funds assigned for each of the target groups.
During survey preparation it proved essential to slightly
modify this concept, in order to avoid over-representation
of the squatters.


- 176 (55%) in the squatter resettlement areas
45 {14%) among the illegal squatters


- 100 (31%) interviews of housing applicants on NHE
Waiting List


In fact, 307 valid interviews were conducted, of which 212
{69%) in the squatters and resettlement areas and 95 (31%)
among the housing applicants.




3


L. Identification of the random sample survey


Different sampling approaches were applied for the two main
groups of the NHE housing applicants on the one hand and
the squatters and resettled households on the ether hand.


a. NHE housing applicants


Of the 1.713 registered households, 145 were rejected
because their income exceeded R 2300 per month. Out of the
remaining 1568 applicants, every ninth person was to be
contacted and approximately 100 interviewed. Given the fact
that applicants had to be informed and cited by telephone
(at home or working place), selection was necessarily
flexible. In case that the applicant was not availabl~, the
next one on the list was contacted. Altogether, 106 out of
the 180 selected applicants could be reached. The others
have either left their jobs, were on leave or could not be
reached.


The interviews took place in community and other centers
close to applicants residence or working place. Eleven
questionnaires had to be rejected, because the applicants
household income exceeded three times the PHSL. Altogether
95 interviews (6% of the qualified applicants) were carried
out and analyzed.


b. Resettled households and squatters


The squatter households who occupied the land adjacent to
the Single Quarters, were relocated to 8 resettlement areas
in Okuryangava and Goreangab (see map). Two illegal
squatter settlements have occupied the terrain of Ombili
and Shipena (approximately 200 families) also in
Okuryangava.


In order to determine the random sample, maps showing plot
numbers in the resettlement areas were obtained and the
number of households per settlement identified, based on
NHE lists. Plot numbers and number sequence were used to
select the sample using a random numbers table (raws and
columns). Plans indicating the plots to be surveyed and
alternatives in case that households could not be reached
or refused to be interviewed were prepared for each of the
settlements (see attached map).


In the case of the two illegal squatters settlements
(Ornbili and Shipena) another sampling method had to be
used, because maps and plot numbers are not available for
these areas. Furthermore, the residents are suspicious of
interviewers, fearing that they will . be displaced. For this
reason, the chairpersons of the committees were contacted
and asked to prepare a list of the households of their
community, suggesting those who could be interviewed. These




4


persons were than located and landmarks noted. Where two or
more shelters were located in close vicinity to each other,
the chairperson was asked to recommend the name of another
household to substitute the one rejected.


Attempts were made to secure a representative sample as
shown in the following table:


Location Total HHs % HHs


a.Resettled areas


OKURYANGAVA
-Onheleiwa 157
-onguoyepongo 61
-onyek.a 64
-Nangolo/Onduduluka 60
-Joseph Nepando 121
-Epandulo 30
-Freedom land 81


GOREANGAB
-Greenwell Matongo 286


l:>.Squatter settlements


-Ombili
-Shipena


Total


133
80


1073


14.6
5.7
6.0
5.6


11.3
2.8
7.5


26.6


12.4
7.5


100.0


No.Interv. % interv.


32
8


13
12
23


6
11


57


26
18


209


15.5
3.9
6.3
5.8


11.2
2.9
5.3


27.7


12.6
8.8


100.0


(three questionnaires of the 209 had to be disqualified).


Survey Implementation


The questionnaire was elaborated by the entire project team
in cooperation with NHE counterparts, taking in account
similar experiences from other Third World countries (see
annex). The survey questionnaire comprised both pre-coded
and open-end questions which were coded prior to
processing. It included six sections identifying:
demographic, shelter and socio-economic characteristics,
settlement improvement and housing priorities as well as
payment propensity and capacity for housing loans.


Seven interviewers were engaged for a one week period and
trained on the job. Criteria for the selection of
interviewers included: knowledge of English, experience and
previous participation in socio-economic surveys, knowledge
of the norms and traditions of the target group and
knowledge of Oshiwambo and other ethnic languages as well
as Afrikaans. To acquaint the interviewers with




5


questionnaire, a training session was held and guidelines
for conducting the interviews were handed.


The questionnaires were corrected and processed by means of
SPSS programme.


B. THE SOCIO-ECONOMIC SURVEY OF SQUATTERS, RESETTLED
HOUSEHOLDS AND APPLICANTS ON THE NHE WAITING LIST


THE SQUATTERS AND THE RESETTLED AREAS


{Averages)


Subject


1. Age
2. Education
3. Period living in Windhoek
4. Period living in settlement
5. Relatives/friends living with HH
6. Persons per HH


Average


35 years
4.3 years
10.5 years
0.6 years
1.2 persons
4.1


7. No. family members living elsewhere 5.4 persons
R 480.9 8. Income head of household


9. Income spouse
10.Income others living with HH
11.Total household's income
12.Expenditures


- Municipal charges R
- Transport R
- Food R
- Help to family R
- Total RH expenditures R


13.Available savings R
14.Money required for construction R
15.Monthly installments


1. General survey data


R 22
R 148.4
R 626.3


6.8 {water only)
48.4
 133.4
112.7
303.1
1028.1 {median
3547.7


229)


Altogether, 212 valid cases were interviewed in the
squatter areas, of which, 68% {144 n) in the resettlement
areas and 32% {68 n.) in the illegally occupied zones. 32%
were interviewed in Greenwell Matongo and the rest in the
other 8 settlements {see map).


2. No. of households per Erf


80% of the ervens comprise only one household and 20% 2 or
more households. Household is conceived as the nuclear
family, relatives and friends who cook and eat together.




6


The number of persons per primary household:


Persons Percent Cum. percent


- 1 24.6 24.6
- 2 19.4 44.1
- 3-4 39.4 83.4


5-6 14,7 98.l
- 7 or more 1.9 100.0
Number of relatives staying with the household:


Number


- 1
- 2
- 3-4


Percent


36.5
41.3
22.1


Cum. percent


36.5
77.9


100.0


In 50.9% of the cases no relatives were staying with the
household.


The total number of occupants per plot is shown in the
following table:


Occupants Percent cum. percent


- l. 6.2 6.2
- 2 14.2 20.2
- 3-4 42.2 62.6
- 5-6 27.5 90.0 - 7-9 9.5 99.5
- 10 or more 0.5 100.0
3. No. of family members living elsewhere


The data on number of family members living in the place of
origin, probably have a limited reliability, as the concept
of nuclear household was not clear to the respondents. In
addition, most interviewees do not have a clear concept of
family size, children and wives, which may be living at
home place or in Windhoek. Important is the rural-urban
linkages.


No.of members Percent Cum. percent


- None 12.7 12.7
- 1 9.0 21.7
- 2 12.3 34.0
- 3-4 25.5 59.4
- 5-6 14.6 74.1
- 7-9 11.8 85.8
- 10 or more 14.2 100.0




7


4. Respondent's gender


77.6% male and 22.4% are female HH.


5. Age structure


The reliability of data on age structure may be
questionable, given the fact that persons without formal
education do not always know their ages.


Age group


- Less than 20
- 21-30
- 31-40
- 41-50
- 51 or more


Percent


0.9
33.6
45.0
14.7


5.7


59.3% of the interviewed households have children younger
than 16. The age distribution is shown as follows:


A.ge group Percent Cum. percent


- 1 or less 33.3 33.3 - 2-5 36.0 69.3 - 6-10 18.0 87.3
- 11-15 9.0 96.3
- 16 or more 2.9 100.0
6. Place of birth and length of stay in Windhoek


95. 3% were born outside Windhoek, where only 4. 7% were
born.


Length of residence in Windhoek is shown in the following
table:


Period(years) Percent Cum. percent
- 1 or less 1.9 1.9 - 2-3 18.8 20.8 - 4-6 19.8 40.6
 - 7-9 17.9 58.5
- 10-15 21. 7 80.2
- 16-20 6.3 86.5
- 21 or more 13.5 100.0
7. Previous accommodations


The majority of respondents (82.4%) were resettled from the
area adjacent to the single Quarters by the
MLGH/Municipality, during the period July/Sept 1992. 6.1%
stated that they came from outside Windhoek and 11% from
other places to the resettlement areas. It rnay be assumed
that this last group comprises the illegal occupiers.




8


8. Marital status


Responses on marital status, reflect complex social customs
and traditions. Many of the respondents have a "main" wife
in the rural areas or place of origin and a second wife in
Windhoek. With both of them may have children. On the other
hand, 19,3% of the respondents indicated living with
children but without a spouse (men 51,2%; women 48,8%). In
the case of female heads, they may have several children
from different men with whom they lived together for a
certain period.


Altogether, 60.4% are married, 32.5% living together or
widows and 38.7% are unmarried, though they may have
children living with them.


9. Education


38.8% have no formal education (illiterate) and 61.2% have
some formal education.


10. Language spoken


Mother tongue of the great majority (93%) is owambo, which
indicates the main thrust of migration to Windhoek. This
probably reflects the migrant labour conditions and
movement in the pre-independence period.


11. Tenure status


87.3% of the respondents consider themselves as owners of
the plots, 8.5% as tenants and 2.8% as occupiers. In fact,
however, none of them is an owner in the proper sense of
the word. The resettled squatters (68%) will become owners
only after the registration of titles. The illegal
squatters (32%) will have to be resettled elsewhere. It may
be assumed that some of the tenants who were staying with
the households in the Single Quarters, have moved to the
resettlement areas. It is unlikely, though, that they are
paying rents.


12. Residential aspirations


79.7% of the respondents would like to stay in their
present locations. The rest intend to either move to
another settlement or back to their home place. Considering
the promised security of tenure, it is not surprising that
the majority would prefer to stay.




9


13. settlement improvement priorities


13.1 First priority


Regarding improvement priorities, there was some
misunderstanding among the respondents and the
interviewers. While asked about settlement improvement
priorities of the settlement 28. 3% considered housing as
their main priority. Excluding these (n.=137), the
following improvement priorities can be identified:


Priority


- Water taps
Electricity


- Sanitation
- Water and sanitation
- Roads and transport
- Refuse collection/cleaning
- Communal facilities
- Fencing/ security


Percent


29.2
 27.7
24.8


6.6
4.4
 2.9
2.9
1.5


13.2 Second settlement improvement priority


89.1% (n.= 189) of the interviewed responded to the
question on secondary priority in settlement. For 84.1%
water supply, sanitation and refuse collection are the main
issues as shown in the following table:


Second priority


- Electricity (communal)
- Sanitation
- Water taps
- Refuse collection/cleaning
- Markets
- Roads and transport
- Communal facilities
- Fencing/security


14. Knowledge
organizations


of and


Percent


39.2
28.0
16.9


7.4
4.2
 2.6
1.1
0.5


participation in community


Only 19. 8 % know of the existence of some NGOs or CBOs.
15. 4% declared their membership in such organizations. It
may be assumed that some included the committees. The
committees are not considered as community organizations by
the majority. It is probable that the majority did not
understand the question since they are not familiar with
the concept of community organization.




10


15. Contributions to settlement improvement


Of the 85.3% valid responses, ?5.9% have indicat~d their
disposition to participate in cleaning campaigns while
28.2% are prepared to participate in any communal activity.
The rest are prepared to contribute funds, participate in
the construction of communal sanitary facilities,
installation of electricity, gardening and other
activities.


16. Occupation


Employment status


status


Public sector
- Private sector
- Self employed


Unemployed
- Pensioners


is shown in the following table:


Percent


18.2
47.1
 25.0


8.2
 1.4


This data need to be verified. It seems that there is
overlapping between "private sector" employees and the
self-employed. The share of private sector employees seems
rather high, though it might be assumed, that these are
mainly low-paid wage earners.


17. Household's income


17.1 No. of contributors to household's income


In 55.3% of the cases, only one person contribute to
family's income and 34.5% two persons. Only in 10.1% of the
cases, 3 persons or more participate in the income
generation. The data can be considered relative only. It
may be assumed that mostly cash income has been considered
by the respondents, whereas occasional relative's and
friend's contribution (normally foodstuff) as well as
transfer from the rural areas, were only partially taken
into account.




11


17.2 Total household income


Household's stated income distribution is revealed by the
following tables:


Value R Percent Cum.Percent


- 200 or less 13 0 13.0
- 201-400 21.6 34.6
- 401-600 23.6 58.2
- 601-800 17.8 76.0
- 801-1000 11.5 87.5
- 1001-1200 4.3 91.8
- 1201-1400 2.9 94.7
- 1401-1600 0.5 95.2 - 1601 or more 4.8 100.0
In terms of minimal wages paid by the formal sector
(approximately R 400 per month), the following distribution
can be identified:


Minimum wage
- Less than 1
- 1-2
 - 2-3
- 3-4
 - 4 or more


Percent
34.6
41.4
15.8


3.4
4.8


Cumm.Percent
34.6
76.0
91.8
95.2


100.0


The above assumption probably applies to formal sector
employees rather than informal sector's ones, where wages
are likely to be lower.


As in most other Third World countries, it is obvious that
income data can be considered as relative and indicative
rather than absolute. Many if not the majority of
respondents are reluctant to disclose their rea 1 income.
Their response usually depend on their expectations. On the
other hand, the majority of self-employed and informal
sector operators, have a daily fluctuating income and it is
impossible to compute their monthly income.


17.3 Income - Head of household


The monthly income of the head of household is shown in the
following table:


Income (R) Percent cum. percent
- 200 or less 19.0 19.0 - 201-400 28.0 47.0
- 401-600 26.5 73.5
- 601-800 20.0 93.5
- 801-1000 3.0 96.5
- 1001-1400 1.0 97.5
- 1401 or more 2.5 100.0




12


17.4 Income spouse


The spouse's monthly income is shown in the following
table:


Income (R) Percent cum. percent


- 200 or less 7.5 7.5
- 201 - 400 3.5 11.0
- 401 - 600 .5 11.5
- NA 88.5 100.00


17.5 Income others


The income of others in household is indicated by the
following table:


Income (R) Percent Cum. percent


- 200 or less 27.4 27.4
- 201 - 400 10.4 37.8 - 401 - 600 6.0 43.8
- 601 - 800 2.0 45.8
- 801 - 1000 1.0 46.8
- 1001- 1200 1.0 47.8
- 1201 or more 1.5 49.3
- NA 50.7 100.00


It can be assumed that the 50.7% without income are
probably those relatives and friends wh~ are unemployed or
looking for employment.


18. Expenditures


18.1 Validity of data


The data on household's expenditure pattern is relative
rather than absolute. Several factors affect validity:
- In most cases, expenditures are determined by available
and fluctuating income.
- Share of income spent on individual items will depend on
special expenditures, emergencies, etc.


Considering rural-urban linkages, it is difficult to
estimate the real expenditures on food, as many households
obtain foodstuff from their home villages on a regular or
occasional basis.


18.2 Rents


Only 19. 8% of the responde.nts in the resettlement
maintained that they are paying rent of up to R 50.
However, based on other interviews, it seems that since the
resettled and more so the illegal squatters have not yet
obtained tenure security, it is rather difficult or even




13


impossible to charge rent to subtenants. In most cases, it
is relatives and friends who stay with the household.


The 19.8% who pay rent, might include the 61 households in
onghuwoyepongo who have signed land purchase agreement with
the NHE and are now paying R 47 per month.


18.3 Municipal charges


44.3% of the respondents pay for water charges collected by
the Committee members. The others have organized themselves
but have not started paying as yet.


18.4 Transport


Expenditures on transport vary considerably, according to
the occupation and working location of respondent. As no
municipal buses enter the squatter and resettlement areas
as yet, residents depend on expensive taxis and per trip
costs may amount to R 5.0-10.0. Transport expenditures are
shown in the following table:


Expenditures
(Rand)


- 50 or less
- 51-100
- 101 or more


18.5 Food


Percent of
Households


40.1
49.6
10.2


Data on food expenditures are indicative only considering
occasional rural-urban transfers and relatives or friends
food contributions.


Expenditures
(Rand}
- 50 or less
- 51-100
- 101-150
- 151-200
- 201-250
- 251 or more


Percent of
Households


17.2
 32.0
18.2
16.7


5.9
9.9


Cum.percent


17.2
 49.3
67.5
84.2
 90.1


100.0


It may be assumed that single or smaller households as well
as those receiving foodstuff from home place are likely to
spend up to R 100 (59.4%) on nourishment. The rest are
probably larger households with less rural-urban linkages.


18.6 Assistance to family


Most respondents stated that they send money to family, as
monthly contributions. However, in the majority of cases
contributions are either occasional or at certain periods
(e.g. Christmas). The data is therefore indicative rather
than absolute.




14


Amount (R) Percent cum. percent


- so or less 30.0 30.0
- 51-100 29.4 59.4


101-150 8.8 68.2
- 151-200 16.5 84.7
- 201-250 3.5 88.2
- 251 or more 11.8 100.0
18.7 Total household monthly expenses


Amount (R) Percent Cum. percent


- so or less 2.4 2.4
 - 51-100 8.1 10.~
- 101-150 11.4 21.9
- 151-200 12.4 34.3
- 201-250 11.8 46.2
- 251 or more 53.8 100.0
The share of individual expenditure items in total income
is summarized in the following table:


Expenditure
(Rand)


Percent


- Rent 4.3
- Mun. charges 3.7
- Transport 15.3
- Food 28.7
- Assistance to family 26.6
The share of monthly household expenditures in total income
is shown in the following table:


Expenditures (%)


- 20 or less
- 21-40
 - 41-60
- 61-80
- 81 or


Percent
of income


7.7
27.2
28.2
23.1
13.8


Cum. percent


7.7
34.9
63.1
86.2


100.0


The share of individual in total expenditures is shown in
the following table:


Item


Rent
- Mun. charges
- Transport
- Food
- assistance to family


Percent of
expenditures


11.0
7.3


24.4
 51.8
43.7 ????




15


19. Loans taken


Only a small minority of the respondents (8.1%) have taken
loans, either from employer, relative or a friend. However
these figures do not include on account purchases of
clothing, furniture or electric goods. The amount of loan
is usually R 250 or more.


20. savings


59% of the respondents have accumulated some savings while
41% have not. Of those who with savings, 69.6% have a bank
account, while 30.4% prefer traditional savings which are
kept at home or with relatives and friends.


The volume of savings vary considerably as shown by the
following table:


Amount (R) Percent cum. percent


- 100 or less 10.5 10.5
- 101-500 27.3 37.8
- 501-750 5.6 43.4
 - 750-1000 19.6 62.9
- 1001-1500 9.1 72.0
- 1501-2000 13.3 85.3
- 2001-3000 3.5 88.8
- 3001 or more 11.2 100.0


It is interesting to note that savings tradition are quite
common among the respondents and that formal sector savings
(banks) are widely spread. This can partly be attributed to
the fact that employers in some branches pay monthly wages
with cheques rather than cash (this does not apply, for
example, to the construction sector).


21. current sheiter situation


Practically all the respondents are either resettled or
illegal squatters who have used temporary materials for the
construction or reconstruction of temporary shelter.


21.1 Wall: 50.5% are built of c.I. sheets; 22.2% of
cardboard and 10.8% of canvas.
21.2 Roof: 49.5% C.I. sheets; 26.4% plastic; 18.4% canvas;
21.3 Floor: 89.2% earth.
21.4 Windows: 93.4% have none.


22. Infrastructure services


22.1 Water supply: 94% obtain water from public taps.
22.2 Sanitation: 57% use the few public toilets and 40.7%
go to the bush. Some of the settlements do not have public
toilets operating as yet. There is an unanimous rejection
of the bucket system which is considered unhygienic.




16


22.3 Electricity: There is no electricity yet in the
squatter and resettlement areas.


23. Home improvement and construction priorities


There was a certain misunderstanding among the respondents,
who did not always understand the difference between public
(infrastructure) services and housing. Major priorities are
revealed by the following table:


Priority 1


- Brick house
- Sanitation
- Water/electricity
- Cement floor


Percent


47.1
23.8
 15.9


- Water/elect/sanitation/house
6.3
 3.7
3.2 - Roofing materials


Priority 2


- Fence
Electricity


- Brick house
- Sanitation
- Garden
- Water


Percent


47.1
21.9
16.8


7.1
4.5
2.6


24. Who will do the improvement/construction


17% of the respondents stated that they do not know who can
perform the construction works. The others have indicated
following options:


Construction by Percent


Private (informal) builders 38.1
- Self-help/family/friends 37.5
- Building co./government 13.6


25. Loan requirements


59 .1% of the respondents have expressed desire to obtain
housing loans, while 40. 9 declined, fearing mostly that
they cannot afford repayment. The validity of this answers
is partial only, as respondents were not always clear about
source and conditions of loans as well as on their use.




17


26. Costs of construction or improvement


The impression is that most respondents are not familiar
with materials and construction costs, as shown by the
following table:


Required
Funds (R)


- 1000 or less
- 1001-2000
- 2001-4000
- 4001-6000
- 6001-10000
- 10001-15000
- 15001 or more


Percent


37.9
7.1


17.1
12.9
13.6


2.8
8.6


Cum. Percent


37.9
45.0
62.1
75.0
88.6
91.4


100.0


27. Loan requirement and affordability


59.1% of the interviewed have expressed their interest in
taking loans for house improvement or construction. Since
the concept is not yet clear to the target group, it may be
assumed that the number of interested or applicants shall
increase substantially once the first credits have been
disbursed.


As a possible source of credits, respondents mentioned
banks and building societies ( 2 6. 2 % ) , family ( 2 6. 2 % ) and
"anyone" (21. 4%).


Regarding stated affordability for loan repayment, the
following pattern emerges:


Monthly Percent cum. percent
installments


- 20 or less 8.4 8.4
 - 21-50 29.8 38.2
- 51-100 30.5 68.7
- 101-150 13.0 81.7
- 151-200 10.7 92.4


201 or more 7.6 100.0


Comparing stated income and affordability, following
conclusions may be drawn:


a. Lower income households (one minimum wage or less) tend
to exaggerate their payment capacity (up to 45% of income).
b. Higher income households tend to underestimate their
payment capacity (less than 10% for loan repayment).
c. On the average, respondent are willing to allocate 15%-
20% of their income for housing loan repayment. It should
be remembered though, that the concept of housing loans was




18


not very clear to the majority of respondents, who are not
familiar with those types of schemes.


28. Experience with construction work


38.6% of the respondents have some experience in
construction works. Of those with some experience, 44.3% as
labourers or bricklayers and the rest in electricity,
carpentry and painting.


When asked whether they have helped somebody with the
construction works, 40.3% have affirmed.




19


NHE HOUSING APPLICANT (WAITING LIST)


(Averages)


Subject


1. Age
2. Education
3. Period living in Windhoek
4. Period living in settlement
4. Average household size
5. Relatives living with household
6. Others (relatives/friends)


staying with household
7. Total occupants per unit
8. No. family members living elsewhere
9. Income head of household
10.Income spouse
11.Income others living with HH
12.Total household's income
13.Expenditures


- Rent
- Municipal charges
- Transport
- Food
- Help to family
- Total HH expenditures
- Loan repayment
- Total expenditures


14.Available savings
15.Money required for construction
16.Monthly installments


Preliminary survey Evaluation


1. Genera1 survey data


Average


33.2 years
8.0 years


19.4 years
12.3 years
3.2 persons
0.5 persons


1.45 persons
3.8 persons
3.0 persons
R 1.077.2
R 137.8
R 177.2
R 1340.0


R 153.1
R 85.3
R 108.0
R 269.2
R 174.6
R 303.1
R 68.5
R 756.7
R 1923.9
R 11240.0
R 208.6


A total of 95 valid cases out of the NHE waiting list of
1400 were interviewed. The applicants were approached by
telephone and were asked to meet with the interviewers. Of
the total of 121, 26 were disqualified because their income
is far higher than three times subsistence level.


2. No. of households per Unit and household's size


70.9% of the rental or other units comprise only one
household. In 27.9% there are two households and only in
one case there is a third household in the unit.




20


Average no. of households per unit amounts to 1, 3. The
number of members per household is shown in the following
table:


Household Percent Cum. percent
members
- 1 18.9 18.9
- 2 14. 7 33.7 - 3-4 50.5 84.2
- 5-6 10.5 94.7
- 7-9 5.3 100.0
Only 28.5% of the households accommodate relatives. Of
these,nearly 52% one person only. In 7.4% of the cases a
non-relative is staying with the household.


Compared with the number of household members per (mostly
rented) unit, the total number of occupants per unit is not
very significant, as shown by the following table:


No. occupants Percent Cum. percent


- 1 12.6 12.6 - 2 15.8 28.4
- 3-4 42.1 70.5


5-6 15.8 86.3
- 7-9 13.7 100.0


3. No. of family members living elsewhere


The average number of household members living elsewhere is
3.0 while the median is 2.0.
The number of family members living elsewhere (home place)
is indicated in the following table:


No. of
members


None
One
Two
Three to four
Five to six
Seven to nine
Ten or more


4. Respondents gender


Percent


24.2
19.4
23.6
26.4
12.5


9.8
6.3


Cum. percent


24.2
43.6
67.2
70.0
82.5
92.3


100.0


The evaluation shows that 70.5% of the Waiting List
applicants are male and that 29.5% are female.




21


5. Age structure


The average age of head of household is 32.4% whereas the
median is 30.


Applicants age is shown in the following table:


Age group Percent cum. percent


- 20 or less 1.1 1.1
- 21-30 46.3 47.4
 - 31-40 41.1 88.4 - 41-50 9.5 97.9
- 51 or more 2.1 100.0
The age structure of children is shown by the following
table:


Age group Percent cum. percent


- None 28.4 28.4
 - 1 or less 18.9 47.4
 - 2-5 30.5 77.9
- 6-10 13.7 91. 6 - 11-15 3.2 94.7
 - 16 or more 5.3 100.0
6. Place of birth and length of stay in Windhoek


28.4% of the respondents were born in Windhoek while 71.6%
were born outside. Average period of living in Windhoek is
18. 7 years while the median is 15 .Length of living in
Windhoek is indicated by the following table:


Years in Windhoek Percent Cum. percent


- 1 or less 1.1 1.1
- 2-3 4.2 5.3
- 4-6 10.5 15.8
- 7-9 10.5 26.3
- 10-15 24.2 50.5
- 16-20 7.4 57.9
- 21 or more 42.1 100.0
The 42.1% who have stayed in Windhoek for 21 years or more
include the 28.4% who were born in Windhoek.


Data on length of residence in a settlement indicate a low
mobility, probably because of the absence of alternative
accommodation. Average duration is 11 years while the
median is 15 years.




22


Period Percent Cum. percent
(years)


- 1 or less 4.0 4.0
- 2-3 28.9 46.0
- 4-6 13,l 57.8
- 7-9 11.8 69.6
- 10-15 19.7 77.5
- 16 or more 22.5 100.0
7. Previous accommodations


17.6% of the respondents lived outside Windhoek prior to
arriving in the present settlement, 2.4% were housed in the
Single Quarters and 80.0% lived in other locations in
Windhoek.


8. Marital status


24.2% of the respondents said that they are married, while
21.1% live together with their spouses. The share of
unmarried is surprisingly high with 53.7%. However, these
are not necessarily singles, but rather individuals with or
without children, temporarily living without a spouse.


9. Education


Average number of school years attended ·by respondents is
8.3 while the median is 8.0 years.


Only a relatively small minority (10.5%) have no education
at all. The distribution by no. of years at school is shown
in the following table:


Years/school Percent Cum. percent


- None 2.1 2.1
- 1-3 4.2 6.3


4-5 12.6 18.9
- 6-7 13.7 32.6
- 8-9 27.4 60.0
- 10 or more 40.0 100.0
10. Language spoken


Distribution of mother languages of respondent is shown in
the following table:


Language Percent Cum. per cent


- Owambo 28.4 28.4
- Herero 25.3 53.7
- Nama 31.6 85.3
- Others 14.7 100.0




23


11. Tenure status


Of the applicants on the Waiting List 91.6% were tenants,
3.2% owners and 5.3% occupiers.


12. Residential aspirations


Only 31.9% of the respondents would like to stay in their
present location, while 68 .1% would like to build their
houses elsewhere.


13. settlement improvement priorities


As most respondents from the waiting list (91.6t) are
tenants who would prefer to relocate to another area, the
issue of improvement of the settlement was irreleva.nt to
them.


14. Knowledge
organizations


of and participation in community


12.6% of the interviewed knew about the existence of some
community organizations, but none of them has participated
in their activities


15. Occupation


13.7% of the respondents were employed by the public sector
and 86.3% by the private sector. There were neither self-
employed or unemployed among applicants. This structure
does not reflect employment characteristics, as only the
permanently employed would apply for housing at NHE. ·


16. Households income


16.1 No. of contributors to household's income


69. 6% of the households have only one income earner and
24.2% have two contributor. In 6.4% of the cases 3 or more
persons have participated in family's income.




24


16.2 Total household income


Total household's income for the applicants on NHE waiting
list is indicated by the following table:


Income (R)


- 200-400
- 401-600
- 601-800
- 801-1000
- 1001-1200
- 1201-1400
- 1401-1600
- 1601 or more


Percent


3.2
2.1
8.4


18.9
15.8
11.6
15.8
24.2


Cum. percent


3.2
5.3


13.7
32.6
48.4
 60.0
75.8


100.0


In terms of minimal wages paid by the formal sector
(approximately R 400), the following distribution can be
identified:


Minimum wage
- Less than 1
- 1-2
- 2-3
- 3-4
- 4 or more


Percent
3.2


10.5
34.7
27.4
24.2


cum. percent
3.2


13.7
48.4
 75.8


100.0


The composition of household's income is shown in the
following table:


Contributor


- Head
- Spouse
- Others


Percent


83.1
7.5
9.5


The share of expenditures per item in total household
income is indicated by the following table:


Expenditure
(R)


- Rent
- Mun. charges
- Transportation


Food
- Family assistance
- Loan repayment


Percent


12.3
3.7
6.1


16.7
10.1


4.6




25


The share of expenditures in total income is indicated in
the following table:


Share (%)


- 20 or less
- 21-40
- 41-60


61-80
- 81-100


% Households


12.0
38.7
12.0
18.7
18.7


16.3 Income head of household


The income of head of household is
following table:


Income (R)


- Less than 400
- 401-600
 - 601-800
 - 801-1000
 - 1001-1200
 - 1201-1400
 - 1401-1600
 - 1601 or more


Percent


4.3
3.3


18.5
27.2
15.2
13. 0


8.7
9.8


Cum. percent


12.0
50.7
62.7
81.3


100.0


indicated by the


Cum. percent


4.3
7.6


26.1
53.3
68.5
81.5
90.2


100.0


The evaluation of the share of head of households shows
that in 65.2% of the cases, the heads earns 61-80% of total
income, whereas in 21.7% of the cases their share amounts
to 60-80% of the income. In 13% of the cases head's share
amounts to less than 60%. This implies that although the
heads income predominates, there is a substantial
contribution of spouse and other to total family income.


Comparison of male and female income, shows that female
heads of households, have far lower income as shown by the
following table:


Income (R)


- 200 or less
- 201-400
- 401-600
- 601-800


80 1 -1000


Percent males


57.7
65.1
76.1
81.8
91.3


Percent
Female
42.3
34.9
23.9
18.2


4.3


The share of spouse in total income amounts to 24. 2%,
identical to that of other contributors.




26


16.4 Income spouse


Average spouse income amounts to R 137.8. The contribution
of others to household's income amounts to an average of R
177.2. In 24.2% of the cases, the spouse has contributed to
household's income, as shown in the following table:


Value (R)


- 200 or less
- 201-400
 - 401-600
- 601-800
- 801 or more


Percent


4.3
34.8
21.7
21.7


Cum.percent


4.3
39.1
60.9
82.6


The share of spouse in total income varies between 21-40%
of the valid cases (69.6%) and 41-60% of the cases (17.4%).
In 13.0% the share of spouse in family income was less than
20%. It should be noted, though, that the sample (23 cases)
is too small to be able to draw conclusions.


16. 5 contributions of others (relatives and friends) to
income


On the average, the contribution of others to household's
income amounted to R 177, 2 Only in 24. 2% of the cases,
others contribute to family's income.


The distribution of the contributions of others is shown in
the following table:


Amount (R) Percent


- 200 or less 3.2
- 201-400 4.2
 - 401-600 3.2
- 601-800 7.4
- 801 or more 6.5
- NA 75.6
The share of income of the 24. 2%
friends) who are contributing to
indicated in the following table:


% of income


- 20 or less
- 21-40
 - 41-60
 - 61-80


% others


30.4
21. 7
26.1
21.7


cum. percent


3.2
7.4


10.5
17.9
24.4
 100.0


others (relatives and
household income, is


It should be noted, though that the sample is too small to
be able to draw conclusions.


-




27


17. Expenditures


by NHE housing
reliable than
it is obvious
substantially.


Although it seems that information provided
applicants on their expenditures are more
those of the resettled and the squatters,
that monthly expenditures tend to fluctuate
The data can therefore be considered as
indicative rather than absolute.


relative or


17.1 Validity of the data


Although the information provided by NHE housing applicants
seem to be more reliable than those of the squatters and
resettled families, expenditures tend to fluctuate
considerable. the following data therefore can serve as an
indication only.


17.2 Rents


Expenditures on rent are one of the most important criteria
to determine affordability. It may be assumed that renters
are prepared to pay even a higher share of their income in
order to qualify for own housing. Average expenditures on
rent amount to R 153.5 per household.


Rent (R) Percent Cum. percent


- 50 or less 8.2 8.2
- 51-100 22.4 30.6
- 101-150 31.8 62.4
- 151-200 17.6 80.0 - 201-250 5.9 85.9
- 251 or more 14.1 100.0
17.3 Municipal charges


As most applicants are tenants, municipal charges are
usually paid by the owner.


It seems, however, that some
water and electricity supply
table:


Charges {R)
- 50 or less
- 51-100
- 101-150
- 151-200
- 201-250
- 251 or more


Percent
35.1
24.3
18.9
16.2


2.7
2.7


of the respondents pay for
as shown by the following


cum.percent
35.1
59.5
78.4
94.6
97.3


100.0


Average expenditures on municipal charges amount to R 43.6.


:,
11


;1


t
I
r:
j,
I




28


17.4 Transport


The great majority of respondents (90.7%) spend less than R
100 per month on transport, as shown by the following
table:


Expen;es (R)
- 50 r less
- 51- 00
- 101 or more


Percent
13.3
77.3


9.3


Cum.percent
13.3
90.7


100.0


Average expenses for transport amount to R 66.5 per
household per month.


17.5 Food


Data on expenditures on food are relative rather than
absolute, considering that monthly consumption patterns are
likely to vary considerably and that respondents do not
usually calculate their expenditures.


Expenditure
- 50 or less
- 51-100
- 101-150
- 151-200
- 201-250
- 251 or more


Percent
2.1


23.2
21.1
22.1


9.5
22.1


cum.percent
2.1


25.3
46.3
68.4
77.9


100.0


the results probably indicate that households with limited
expenditures on food obtain part of the foodstuff from
their rural place of origin, whereas families with higher
expenditures on food (R 150 or more), probably have limited
connection with their rural families.


Average household's expenditures on food amount to R 206.5
per month.


17.6 Assistance to family in home place


21% of the respondents, either did not respond or do not
support their family members back home. Although monthly
contributions were asked, it may be assumed that most
respondents assist their families occasionally or at
specific periods (e.g. Christmas).


Assistance
lfil
- 50 or less
- 51-100
- 101-150


151-200
- 201-250
- 251 or more


Percent
13.3
37.3
12.0
18.7


5.3
13.3


cum. Percent
13.3
50.7
62.7
81.3
86.7


100.0




29


Average amount of assistance to family living elsewhere
amounts to R 123.0


17.7 Repayment of loans


Only 28.4% of the respondents have reported that they have
taken loan at one time or the other. The majority of these
( 53.3%) have taken small scale loans of no more than R 150
and more than a quarter (26.7%) loans of R 250 or more.


17.8 Total household's expenditures


Average household expenditures per month amount to R 709.0.
Expenditures distribution is shown in the following table:


Expenditure
(R)


- 200 or less
- 201-400
- 401-600
- 601-800
- 801-1000
- 1001 or more


Percent


3.2
21.1
 37.9
24.2


4.2
 9.5


cum. percent


3.2
24.2
62.1
86.3
90.5


100.0


The share of individual items in total expenditures is
indicated in the following table:


Item ·


- Rent
- Mun. charges
- Transport
- Food
- Assistance to family
- Loan repayment


18. Loans taken


Percent


26.8
6.3


11.5
35.0
20.8


7.4


Only 18.9% have taken loans either from friends and
relatives, from employer or from formal sector
institutions. The loans amounted to R 200-400 in 22.2% of
the cases, R 88-100 in 16.7% and to R 1600 or more in 22.2%
of the cases.




30


19. savings


93.7% of the respondents have accumulated some savings and
only 6.3% have either no savings or did not respond to this
question. The volume of savings varies considerably as
indicated by the following table:


savings (R) Percent Cum. percent


- Less than 100 3.4 3.4
- 101-500 27.0 30.3
- 501-750 7.9 38.2
- 751-1000 13.5 51.7
- 1001-1500 2.2 53.9
- 1501-2000 13.5 67.4
- 2001-2500 4.5 71.9
- 2501-3000 9.0 80.9
- 3001 or more 19.1 100.0
96.6% have kept their savings in a bank.
Average savings amount to R 1925.9 per household.


20.current shelter situation


20.1 Walls: 91.6% are built of bricks; 6.3% of C.I sheets
and 2.1% of cement.


20.2 Roof: 95.8% are of c.I. sheets.


20.3 Floor: 94.7% have a cement foundation.


20.4 Windows: 92.6% of the respondents have reported one or
more windows in their present place of resident.


21. Infrastructure services


21.1 Water supply: The great majority (94.7%) have water
connection, either in the house or the erf.


21.2 Sanitation: 82.1% of the respondents have an own we,
and 14.7% use public ones.


21.3 Electricity: 85.3% of the interviewed have either
private or shared connections. 14.7% have no electricity in
their homes.


22. Home improvement and construction priorities


The great majority of respondents are interested in
building their own brick houses. Of those who responded to
the question about a second priority, 73.2% mentioned
fencing the plot.




31


23 Loan requirement and affordability


85.0% of the interviewed have expressed their interest in
obtaining a housing loan. As a potential source of loans
48.6% of the interviewees mentioned the banks or building
societies, 27.0% the government or NHE.


65.3% have responded to the question regarding estimated
construction or improvement costs. The cost estimates are
shown in the following table:


Costs (R)


- 1000 or less
- 1001-2000
- 2001-4000
- 4001-6000
- 6001-8000
- 8001-10000
- 10001-15000
-15001 or more


Percent


8.0
11.3


1.6
12.9


4.9
11.3


8.0
42.0


cum. percent


8.0
19.3
20.9
33.8
38.6
49.9
57.9


100.0


Average amount required for house construction is estimated
by the respondents at R 11240.


In terms of stated affordability, the following pattern
emerges:


Installments Percent Cum. percent
(R)


- 20 or less 1.1 1.1
- 21-50 2.2 3.3
- 51-100 30.3 33.6
- 101-150 13.5 47.1
- 151-200 19.1 66.2
- 201-250 6.7 72.9
- 251-300 11.2 84.1
- 301-400 10.1 94.2
- 401 or more 5.7 99.9
The comparison of income and propensity to pay for the
house, indicates that respondents not always consider the
share of income which they could afford or compare it with
rent actually paid.
a. Some of the respondents with a stated income of R 1000
or more per month, stated that they could pay up to R 20
for installments.
b. The majority of respondents with an income of R 600 and
above, have stated that they can pay R 51-100.
c. Households with an income of R 800-1000 realistically
estimate their affordability at 15-20% of their income.
d. Higher earnings groups {R 1400 and above are prepared to
allocate 20-25% of their income for housing.




32


24. Experience in construction


Only 18.1% of the respondents have some experience in
construction work. Most of these have gained some
experience as construction labourers. Slightly more than a
quarter (26.3%) have expressed their disposition to
participate in construction works.




33


C.COMPARISON BETWEEN NHE WAITING LIST,( SES) RESETTLED
SQUATTERS, (SES) NHE WAITING LIST (1 400 APPLICANTS) AND THE
1991 KATUTURA STUDY BY NISER


Average age of head of household


Applicants on NHE waiting list are relatively young. This
can presumably be attributed to the fact that most young
people are only now at the stage where they look for their
own accommodation. The reason can be that they are starting
with their own families and become more stable in their
jobs. Older households are not represented on the NHE
waiting list because most of them probably have their own
homes by now.


The average age of head of households in resettlement areas
is comparable with average age of NHE applicants - 35 years
to 33.5 years in resettlement areas.


It is general practice of the majority of Owambo men to
return to the rural areas once they have retired. Although
the contract migrant labour system was formally long done
away with, some practices related to it persisted and
became norms. In Owambo for example, a man is still
expected to go to the towns to earn and return home once a
year, or go back home permanently once he reaches the age
of 65 years or when he is no longer fit for employment. He
will then be replaced by a younger person, while he return
to this wife and children in the rural areas, who had
remained behind to look after cattle and work the land.
This tendency is however diminishing and it can be expected
that migrants will settle in town permanently, and bring
their families to urban areas now that they are able to own
plots.


Gender of head of household


All the studies show a very high percentage of male headed
households in comparison to the female headed ones. Female
headship is a new phenomenon Traditionally it was
unacceptable for an unmarried female to put up a house
unless she was a widow or a divorcee. This trend can be
attributed to urbanisation and the changing role of women
over recent years. Women were traditionally seen as
childbearers and homemakers, but most of the norms and
values are changing as women become exposed to education
and Western values. Social disintegration and lack of
social security can be another reason for the increasing
female headship. Most women are quite vulnerable because of
the "main" and "little" wife syndrome. Many a times women,
especially the "little" wives, are left by their partners
to fend for themselves.




34


Applicants on the NHE waiting list show a high percentage
of female headed households at 29% compared to 22% in the
resettled and squatter areas. The educational level of the
NHE applicants is also higher than in the resettled areas.


Education


More people on the NHE waiting list and the Katutura study
show higher education levels than the resettled areas -
97. 9 % in Katutura compared to 61. 2% in the resettlement
areas. This contrast could be due to the fact that the
majority of the residents in the resettlement areas
migrated from rural areas especially owamboland. Schools
in these areas were very few and some children had to walk
for very long distances (up to 15km) . Those children who
were too far from the schools did not obtain any education.
In Katutura, although the schools level is rather low, at
least children had access to some education. The Niser
report on Katutura states that one of the main reasons
given for moving to Katutura was II looking for better
schools".


Place of Birth


Only 4.7% of the respondents in the resettled areas were
born in Windhoek compared to 28. 4% on the NHE housing
applicants (SES). The corresponding figure of the Katutura
study by NISER is 18% This shows that a large number of the
residents in the resettlement areas migrated from other
parts of the country, especially from Owamboland.


Length of Stay in Windhoek


There is a significant difference between the number of
years respondents in the resettled areas stayed in Windhoek
(10.5 years) compared to the NHE waiting list (SES) 18.7
years. It can be assumed that there may be a large number
of applicants on NHE waiting list who are not the first
generation in Windhoek, hence the relatively high
percentage of 28.4% who indicated they were born in
Windhoek.


The length of stay in Windhoek for the resettled people
seems also high if one considers the fact that respondents
have been squatters for the past two years only. Many of
the people in the resettlement areas worked as contract
migrant labourers. They have probably also counted those
years that they have been contract labourers. It is thus
not surprising that some people indicated that they stayed
in Windhoek for as long as 20 or 30 years.


Employment


Practically all NHE housing applicants are employed in the
formal sector compared to only 65.4% in the resettled and




35


squatters areas. This can be attributed to the low level
of education and thus limited access to the formal sector.
In the resettled and squatter areas, 25% of respondents are
self-employed, this could be taken as an indicator that
employment opportunities in the formal sector are limited
and diminishing.


Income


There is a considerably high difference in the income
levels of resettled areas and NHE applicants. The NHE SES
results shows that head of households in the resettled
areas have an average monthly income of R 480.9 compared to
R 1077.2 for NHE applicants. This can be attributed to the
fact that most NHE applicants have better paid jobs because
of their better qualifications, while most people in the
resettled areas have low education that put them at a
disadvantage on the labour market.


The comparison between incomes of respondents in resettled
areas and NHE housing applicants is indicated in the
following table:


Income level SES total Income HHH Income HHH
(R) % SES % NHE waiting


list%


- Less than 400 3.2 47.0 4.3
- 401 - 600 2.1 26.5 3.3
- 601 - 800 8.4 20.0 18.5
- 801 - 1000 18.9 3.0 27.2 - 1001- 1400 27.4 1.0 28.2


1401 or more 43.2 2.5 18.5


The above data indicate that household income is composed
of the earnings not only of the head of household, but also
of other rarnily members. Whereas comparison of heads income
distribution between the resettled squatters and NHE
applicants (1400) show considerable similarities, total
household income of the interviewed under the socio-
economic survey is considerably higher.


Expenditure


The total household expenditure in Katutura {NISER) and NHE
waiting list (SES) is much higher than in the resettled
areas. This is to be expected because the people's living
standards largely depend on their income level, and the
higher the living standards, the higher the expenditure.


It is however difficult to determine expenditure
because it tends to fluctuate from month to month
on needs and any unforeseen circumstances
particular month.


precisely
depending
in that


';
!




D. CONCLUSIONS


Introduction


36


The socio-economic survey of the resettled and illegal
squatters and housing applicants on the NHE waiting list,
shows substantial differences between the two groups.
Whereas the first are in a transition stage both in terms
of physical settlement conditions and social structure or
pattern, the applicants are consolidated tenants in need of
own housing, considering the high rents paid and
residential densities.


The project should contribute to improve and consolidate
urban, infrastructure and housing conditions in the
squatter and resettlement areas on the one hand, and enable
access to housing for low and low-middle income groups on
the other hand.


a. Demographic characteristics


Although most primary households are rather small with 1-2
children younger than 16 years, and average household
varies between 4 .1 persons (resettled and squatters) and
3.0 persons (NHE applicants), heads of households are
rather young (33-35) and their families are likely to
expand in the future.


The perception of nuclear family applies to some extent to
the NHE applicants but not to the resettled households.
These may comprise single heads with or without children,
as well as persons temporarily leased, living together with
as many as 9-10 relatives and friends from their home
village. Such arrangement or set-up are probably temporal.
Especially friends are likely to look for own
accommodations and squat or find another solution, as soon
as they have accumulated enough 3avings. In the meanwhile,
all those who stay with the households cook and eat
together. Relatives and friends who work, are expected to
contribute food or cash, but they are not obliged to do so,
nor do they pay rent.


It may be assumed that this characterizes a transitional
phase of development, which is likely to change after some
years of consolidation. However, high densities affecting
the provision of services as well as comm.unity development,
have to be taken into account.


22.4% of the heads of households in the resettlement and
squatter areas and 29. 5% of the waiting list are female,
mostly with lower income than the male heads. This
vulnerability needs to be taken in account, while designing
the material loans and housing schemes.




37


The concept of marital status has a different context than
the usual internationally accepted definition, reflecting a
complex social customs and traditions. Male heads of
households are likely to have a "main" wife and children in
the rural area, as well another family in Windhoek. Living
together is temporal both in the case of male and female
heads. The incidence of such temporary arrangements is less
pronounced among NHE applicants, comprising mostly a stable
nuclear family. Although this need not affect project's
implementation, the rights of female spouse to the plot and
house in case that they are deserted by the male head,
should be secured.


Origin and migration: 93% of the resettled but only 28.4%
of the applicants originate from ovamboland, indicating
probably the more recent migration of the first, compared
with the more established Herera and Damara/Nama. Although
the majority of respondents were born outside Windhoek,
most of the squatters or resettled have lived there for an
average of approximately 10 years and the NHE Waiting List
applicants for nearly 20 years. It is obvious that the
majority are not recent migrants with limited urban
experience, who are not accustomed to urban living
patterns.


The education level of the resettled and squatter heads of
household (4.3 years at school) is rather low compared with
the NHE housing applicants (8 years), restricting probably
their access to employment.


The residential characteristics of the resettled and the
squatters are similar, as they have been recently relocated
with their belonging from the Single Quarters area and have
reused the materials of their shacks.


The NHE housing applicants, on the other hand are tenants
living in extremely high densities in brick houses with
water supply and sanitation. Mobility is rather low,
probably due to the lack of alternatives.


Tenure: 91.6% of the housing applicants are tenants. 87.3%
of the resettled households will be granted a title
contract by the NHE, whereas the squatters probably shall
be resettled, considering poor topography in their present
location.


b. Urban-rural linkages


Most heads of household have relatives living in the rural
place of origin. The resettled and squatters have an
average of 5.4 family members and housing applicants 3.0.
Most respondents visit their place of origin regularly once
or twice a year. Rural-urban links are strong. The
resettled transfer regularly or periodically money to their
rural families and receive foodstuff such as millet, dry




38


spinach and meat. Average monthly transfers amount to R 113
for the resettled and squatters and R 175 for the housing
applicants. It may be assumed that these are not monthly
but rather occasional payments.


These rural-urban ties probably are less pronounced among
the Waiting List applicants, who are characte.rized by
nuclear families and a higher degree of urban
consolidation. It may be assumed that similar to the
experience of other Third World countries, rural-urban
linkages are likely to diminish within one generation or
less.


In terms of project planning, financial support to family,
may affect payment capacity for housing. However, it ~an be
expected that once obliged to repay housing loans,
borrowers will reduce transfers to family in rural areas.


c. Aspirations and priorities


32% of the Waiting List applicants would like to stay in
their present location, whereas the majority prefer to
build and move elsewhere. The resettled and squatters, on
the other hand, prefer to stay at their present location,
probably because of title security.


The NHE applicants who are mostly tenants, obviously are
not interested in settlement improvement at their present
location but rather in house construction. The resettled
and squatters, on the other hand, are mainly interested to
improve and extend water supply (29. 2%), electricity or
street lights (27. 7%), sanitation (24. 8%) and water cum
sanitation (6.6%). Other priorities are: roads and
transport, refuse collection and cleaning, communal centres
and fencing. Most respondent have rather modest
expectations; public water taps rather than individual ones
and security street lights.


These e .xpectations and priorities need to be taken in
account in project's design in order to respond to felt
needs of the residents.


In terms of shelter priorities, nearly half (47.1%)
identified a brick house as a first priority whereas a
similar share perceive fencing as a second one. Other
priorities include water,sanitation and electricity.
Housing expectations of the resettled and squatters are
rather modest. 45% would like to invest R 2000 or less
while 75% estimate construction costs at R 6000 or less.


NHE housing applicants are far more ambitious. 50% would
like to construct a R 10000-50000 house. Their main problem
is extreme residential densities in the rental
accommodations and it may happen that they will reject the




39


idea of a core house, or would like to extend it
immediately, prior to occupation.


d. Employment


All NHE housing applicants are employed either in the
private (86.3%) or in the public (13.7%) sector. In terms
of loan security, a system of installment deduction by
employer (stop order), which is quite common in Namibia,
can contribute to diminish the risks of defaults (though
employees may lose their job and face repayment problems).


Another important factor is the housing allowance to public
and in some cases private sector employees, which may
increase affordability.


Only 18.2% of the resettled and the squatters are employed
by the public sector and 47.1% by the private one; 25% are
self-employed, 8% unemployed (under-employed) and 1.4% are
retired. It may be assumed that of the private sector
employees, a substantial share are engaged in construction
as temporary labour. This may increase loan repayment risk
considerably and require careful screening procedures and
close follow-up of borrowers


e.Income and expenditures


The data on income and expenditures can be considered
relative rather than absolute for several reasons. Both
income and expenditures tend to fluctuate considerably, not
only in the case of self-employed, but also when more than
one person (spouse,relative} contributes to household's
income. In addition, it is probable that respondents have
either exaggerated or underestimated their income,
depending on their expectations.


Average monthly household's income of the resettled and
squatters amounted to R 626.3, while that of the NHE
housing applicants to R 1077.2. 44.7% of the resettled and
squatter household but only 16.9% of the applicants depend
on more than one earner.


The survey results indicate that 3-4 major income groups
can be identified: the lowest and most vulnerable group
with incomes less than R 400 per months (one minimum wage
in the public sector}; the lower income group with incomes
of R 401-1200 (1-3 minimum wages); low-middle income group
earning R 1200-1600 (3-4 minimum wages) and higher earners
with R 1600 or more per month. The use of the concept of
minimum wages, is considered more accurate than the Primary
Household Subsistence Level (PHSL), which has been
developed by the university of Port Elizabeth (SA). This is
because the PHSL has a rigid "forma l" concept of
household's and does not reflect the significance of rural-
urban transfer. If accepted, it would imply that 76% of the




40


resettled squatters and a quarter of
applicants live below subsistence level,
the case.


the NHE housing
which cannot be


Less reliable are the data on household's expenditures
showing a substantial difference between incomes and
expenditures. According to the survey results, the share of
expenditures does not exceed 60% of household's income. If
this was true, the target group would have manifested
considerable accumulation and savings capacity. rt may be
assumed, however, that both income and expenditures,
particularly of the resettled and squatter households
fluctuate considerably, and that surplus available for
housing is rather limited.


f. savings


Compared with most other Third World countries, the rate of
savings in Namibia is surprisingly high. 59% of the
resettled and squatters and 93.7% of the NHE housing
applicants have accumulated savings, deposited in the
banks. 28% of the first group and 48% of the second have
saved more than R 1000. Although these savings are not
envisaged for housing but rather for consumption, education
or emergencies, it is obvious that the habit of savings is
widespread and that applicants for housing or material
loans can be expected to save 5-10% of construction costs
(depending on income and loan value).


The experience of the Shipena residents, who have more than
R 4000 for the purchase of land, shows that there is a
considerable scope for group and not only individual
savings.


Sav~ng period should be discussed with each individual or
saving group. In the case of lowest income groups it should
be limited to 5% of construction costs. Higher income
households, desiring a more costly solutions, can be
expected to save 10% of construction costs within a period
of 6-12 months.


g. Affordability


The survey results show that 38.2% of the resettled and the
squatters can afford installment of R 50 or less per month,
30.5% can pay R 51-100 and 18.3% can afford R 101 or more.
The corresponding share of NHE housing applicants is 3.3%,
30.3% and 52.9%. These results must be treated with
caution. The question regarding affordability is rather
abstract for most respondents as long as they do not have
information about the type costs and loan conditions.


It is therefore not surprising, that lower income
households tended to exaggerated their payment capacity,




41


whereas higher income earners underestimated affordability
(3-5% of their income).


Comparison of rents currently paid by NHE applicants and
stated affordability, show that the interested are prepare
to allocate a higher share of their income to acquire own
housing, particularly in the higher income brackets.


considering the limited reliability of the data on
affordability, payment capacity should be determined based
on income criteria in : relation to the costs of solution
selected by the applicant and loan conditions. Monthly
installments should not exceed 10% of the lowest income
brackets (up to R 400 per month), 15% for the lower income
earners (R 500-1200), 15%-20% for households with an income
of R 1200-1600 and 25% in the case of higher incomes. These
criteria need to be adjusted to the individual cases.
Larger households with considerable obligations, probably
would have to accept more modest solutions.


In order to minimize risks, installments should be deducted
from wages per stop order whenever possible.


h. Present housing conditions


The resettled families have been relocated to the present
locations together with their shacks whereas the squatters
have erected similar temporary shelters. These consist of
c. I. sheets or cardboard walling materials, c. I. sheets,
cardboard or canvas roof and earth floor. As they have not
been granted titles as yet, none has started improving the
shelter. Infrastructure services are limited to few
communal taps and public toilets.


The housing applicants, on the other hand, the great
majority of whom are tenants, occupy brick or cement units
(93. 7%) with c. I. sheet roof (95. 8%) and a cement floor
(94.7%). Most of them (94.7%) have individual water
connections, private toilets (82.1%) and private or shared
electricity connection (85.3%). It may be assumed that
their level of expectations and aspirations is relatively
high compared with that of the resettled and the squatters.
It will probably be essential to identify the acceptance of
a core house solution and provide for several alternatives
to be selected by the applicants.


i. Community organization and participation


only few of the respondents are acquainted with existing
community organizations, NGOs or others and even fewer are
members of these. The committees in the resettlement areas
are not yet conceived as a representative community
organization, even though their members have been elected
by the residents. This is not surprising considering that
relocation took place only 2-3 months ago and the




42


settlements are still in the process of transition and
social consolidation.


Nevertheless, embryonic community organization attempts can
be noted in most of the settlements. These include
collection of water charges (fees), cleaning of public
toilets and digging of trenches for water pipes in one
case. These initiatives indicate the potential of community
organization and participation; they need to be supported,
developed and consolidated through various participative
instruments, both as far as planning and implementation are
concerned.


Given the immature state of community organization in the
resettlement areas, considerable long-term efforts shall be
required in order to support the "making of the community".
These should include in the first place, the formation of a
communication system between the residents and their
leadership or representatives as well as with the project.
This communication system should be substantiated through
participation of the residents in the planning and
implementation process, discussion of priorities,
objectives and activities.


Such participation should involve all aspects of the
project including infrastructure services, housing loans,
community centres, etc. In that sense, the project should
serve as an instrument to foster community solidarity
through common experience which goes far beyond the
project's lifespan.


For that reason, the community organization should not be
identified with the project, but rather detect and develop
its own priorities, objectives and activities; these may be
identical with the project during its first phase, but may
also extend beyond its implementation to include employme nt
generation (e.g. brick making) and other activ i ties. Not
less i mportant is the strengthening of community capacity
to deal and negotiate with public e.g. Municipality) and
private agencies in order to represent its interests.


j. Self-help potential


38.6% of the resettled and squatters, but only 18.1% of the
housing applicants have some experience in construction
works. It may be assumed that a substantial share of the
first group will be willing and interested to roobilize
self-help including that of friends and relatives, in order
to curtail labour and c onstruction costs. Others shall
require ( local) builders to do the c onstruction work for
them.


Self help will need to be supported and controlled by the
project's construction advisor.




43


The majority of NHE housing applicants, on the other hand,
are not likely to show interest in self-help construction
as most lack the experience and the needed time. They may,
however, extend the house by themselves or with the help of
friends and relatives at a later stage.




~ -:;s:WIND·HOEK-LOW-INCOM_E HOUSIN_G P~OGRAMME·_ ...::-..
SOCIO·-ECON'OMIC SU.;RVEY- _- · -


--National Housing Enterprise " SUM -McNamara Consu ltants
October 1992


INSTRUCTIONS FOR INTE RVIEWERS


ut:NERAL


Introduce yourself. This is a survey organised by NHE and a consulting team (SUM/McNamara) to
collect info rmation to enable the planning to better meet the needs of the people. Some people might
be.suspicious about the motivations, or reluctant to give informations to NH E because of NASBOUCO's
i1 age problem. With the new government, NHE is changing, and trying to adjust its housing programs
tu the needs and possibilities of the people. This survey is part of the efforts in thant direction. However,
~ke very clear that this is not a specific housing program, so be careful not to raise expectations.


Fill in form number as given by supervisor, and write your name and personal code number .
Interviews must be carried on only with heads of households. It is important not to have other people


(neighbours, friends) hanging around while you are interviewing him, as he might not want to answer
,-rtain questions (I.E. regarding income) in front of other people. If the head of the household is not at
t._me, a later visit should be organised. If out of town, check with supervisor to change interview to
ano ther house hold.
l71ess otherwise indicated below, fill all boxes. If answer not known or there are more boxes than
r eded, write a O in the free spaces.


~ :CTION A - IDENTIFICATION


~ction A can be partially completed in office before starting the interview.
· TARGET GROUP: Write the number corresponding to the target group being surveyed.
2. NAME OF SETT LEMENT: Write name of settlement or community group.
~ ERF NUMBER: Write number of erf to be surveyed. Plans in office have erf numbers; check in


I


t.


site as in many cases erf number will be marked on door.
AREA CODE: Write area code numbe r provided by supervisor.
NUMBE R OF HOUSEHOLDS IN ERF: Write number of households living on erf.


SECTION B - HEAD OF HOUSEHOLD


f GENDER: If male, write 1; if female, write 2.
, . AGE: Write age in number of years.
a_ STATUS: Write one selection, if necessary, specify (i.e. divorced).


EDUCATION: If the respondent does not have any formal education, write 1. If he/she does have
fu,-mal education, write 2 and write the number of years of schooling in the box below.
1_Q. PLACE OF BIRTH: Write the number corresponding to the selection.


MOTHER TONGUE: Write the number corresponding to the selection .
·-· HOW LONG HAVE YOU LIVED IN WINDHOEK?: Write actual number of years. If less than one,
write 0.
· HOW LONG HAVE YOU LIVED IN THIS SETTLEMENT?: Same as in 12 .
. .-, TENURE: Write number for the selected option. Owner will be whoever has an official paper for
the land, even if is still paying for it. Tenant is whoever is paying rent to somebody for the use of the
{-,; de facto occupier is anybody occupying land illegally, even if he owns the structure where he lives.




1 WHERE DID YOU LIVE BEFORE MOVING HERE?: Write number corresponding to the selected
option. If 3, write name of the area.
1- OCCUPATION: Write the precoded number that best reflects the situation . Self-emp loyed might
b somebody working informally (hawkers, artisans giving some service etc); unemployed is somebody
looking for work but not getting any income. Pensioner will be anybody periodically receiving money out
Oiome kind of formal pension.


SECTION C - OTHER HOUSEHOLD MEMBERS LIVING HERE


1 This block relates to people actually living in the site. Generally a household is defined by people
living under the same roof and sharing food. More than one household might be living in a given erf,
p-haps belonging to the same family (in this case, usually but not necessarily will be an extended family}
o ;taying there as tenants renting the place. Please, indicate this fact in section H . For each member
of the household a line must be completed, circling the relationship to the head, gender, age and kind of
occ:upation (using the same pre·coded numbers as in question 16).


1 i:s. FAMILY MEMBERS LIVING ELSEWHERE: Some of the direct family members {wife/husband,
cbiJdren) might be staying elsewhere . In this case, write the actual number; if there are none, writr 00.


ScCTION D - SETTLEMENT AND COMMUNITY


WHAT DO YOU THINK IS THE MOST IMPORTANT PROBLEM IN THIS SETTLEMENT? WHAT
C .... MES NEXT?: This is an open question and the interviewer should be careful not to suggest the answer.
The aim of the question is to establish people's priorities for the development of the area. Write in order
t~ two answers that the interviewed person think as the most important problems.


20. DO YOU KNOW OF ANY COMMUNITY ORGANIZATION HERE? : Write 1 for yes and 2 for no.
2 IF YES, WHICH ONES?: Write the name of organ izat ion. For this quest ion, do not write in the box,
a~ coding will be done afterwards in the office.
22 ARE YOU A MEMBER OF ANY? Write 1 for yes and 2 for no
2:- WHY? Why the person joined or does not want to join such organizations. The purpose of this
q ~stion is twofold: first to see if the people perce ive any existing community organizat ion as useful; also
to have an indicator on the willingness to participate in community development. Write the most important
re son that is given. For this question, do not write in the box, as cod ing will be done afterwards in the
o ce.
24 WOULD YOU LIKE TO STAY PERMANENTLY IN THIS AREA?: Write 1 for yes and 2 for no. We
irnnd to get some indicator on the long term .aspirations and if the person is ready to comm it him/herself
tc he development of the community and to the necessary investment and personal work involved in the


evelopment of his house .
2f- WHAT WOULD YOU BE READY TO CONTRIBUTE TO IMPROVE THIS AREA?: This is an open
qr !Stion and the interviewer should be careful not to suggest the answer. People might be willing to
contribute with work, money, time, participation in commun ity organ izat ions etc. For this quest ion, do not
w.ae in ·the box, as coding will be done afterwards at the office.


SECTION E - INCOME AND EXPENDITURES


2( HOW MANY PEOPLE IN THE HOUSEHOLD CONTRIBUTE TO GENERATE INCOME? : Write
one number.
2l- MONTHLY INCOME IN RANDS: Write amount in rands as stated. Total can be added before
re 1rning the form to supervisor.
2t:s. MONTHLY EXPENDITURES IN RANDS: Write amount in Rands for each category. Total can be
added before returning the form to supervisor.


2~. HAVE YOU EVER HAD A LOAN? : Write 1 for yes; 2 for no. · I
_ a) FROM WHOM DID YOU TAKE IT? Write name or kind of institution from whom the loan was


ta m {Bank, NHE, Building Society, Credit and Loans Assoc iation , friend , etc). For this question, do not
I


I
w, ,~e in the box, as coding will be done afterwards at the office.


b) HOW BIG WAS THE LOAN? : Write total amount in Rands of initial loan (not what is owed at )
~ ,.,




tJresent, but the total initially granted).
c) WHAT WAS THE TERM OF THE LOAN?: Write the number of MONTHS for repayment. For


-1stance, if it was a loan for 8 years, write 96, if it was 30 years, write 360 and so on.
_o DO YOU HAVE ANY SAVINGS?: Write 1 for yes; 2 for no.


a) HOW MUCH IN RANDS?: Write amount in Rands.
b) WHERE?: Write name or kind of institution where savings are deposited (Bank, NHE, Building


ociety, Credit and Loans Association, at home, etc).For this question, do not write in the box, as coding
will be done afteiwards at the office.


ECTION F - DESCRIPTION OF DWELLING AND SERVICES


--i. MATERIALS PREDOMINANTLY USED FOR: Fill a) to c) using the precoded materials described
9low.


32. ARE THERE ANY WINDOWS?: Write 1 for yes, 2 for no .
.0'3~ WATER: Write in the box the precoded answer that best describe the situation.


4 SANITATION: Write in the box the precoded answer that best describe the situation.
35. ELECTRICITY: Write in the box the precoded answer that best describe the situation.


ECTION G - HOUSE IMPROVEMENT


.16. WHAT IS THE MOST IMPORTANTTH ING YOU WOULD LIKE TO IMPROVE IN YOUR HOUSE?:
gain, this is an open question; the interviewer should not suggest any answer. For this question, do not 1


write in the box, as coding will be done afterwards in the office.
37. WHO WOULD DO IT?: We want to know if the person is capable to and envisages to work by


mself, contract the work to somebody else etc .
.:>a. HOW MUCH MONEY DO YOU THINK IT WILL BE NECESSARY FOR THAT IMPROVEMENT?:
~rite the figure in Rands that the person indicates .


3. WOULD YOU TAKE A LOAN TO PAY FOR THIS IMPROVEMENT?: Write the number corre-
~tlonding to the selected option.
40. IF YES, FROM WHOM DO YOU THINK YOU WILL GET THE LOAN?: Write name or kind of
- stitution-from whom the person thinks can get a loan was (Bank, NHE, Building Society, Credit and 1


_Jans Association , friend, etc). For this question, do not write in the box, as coding will be done afterwards
·at the office.
-1. HOW MUCH COULD YOU PAY BACK EVERY MONTH FOR THIS LOAN?: Write the figure in


ands that the person indicates.
42. WHAT WOULD YOU IMPROVE AFTERWARDS?: We try to determine the second priority. This
- an open question; the interviewer should not suggest any answer. For this question, do not write in the


::>x, as coding will be done afterwards in the office.
43. HAVE YOU EVER WORKED ON A BUILDING SITE?: Write 1 for yes and 2 for no.
+. IF YES, AS WHAT?: For instance, as mason, helper etc. (Codify some answers with Andrew)
· ). HAVE YOU EVER HELPED SOMEBODY TO BUILD HIS HOUSE?: Write 1 for yes and 2 for no.
46. DID THEY PAY YOU FOR THAT?: Write 1 for yes and 2 for no.


ECTION H - OBSERVED USES OF ERF


The interviewer will prepare a simple sketch of the erf using the grid provided for this purpose. The
f boundaries and the location of any existing structure will be sketched, and their use indicated


according to the code besides.
Under "Interviewers notes", any relevant observation or clarification that might be deemed


levant of necessary might be written.




NATIONAL HOUSING ENTERPRISE
SUM-McNAMARA CONSULTANTS


October 1992


~rm Number


interviewer: ..................................... .
 ,.....


:ontrol ler /Coder:


A IDENTIFICATION -. ./ f~;
" - " ~'I.,.


1. Target group:
 . . ;


Resettlement area (1) NHE waiting list (2) :=~· ". ,;:_;, -::;::_. CJ Squatter settlement (3) ".".:! ' !.:?~i: .:,;
·,· ..


2. Name of settlement CL]
"" ,,. 1-a 1 """"""I"+""""""""·"·""""·· I"""·' t" """~"""I 14 +""  " """"    """""I


. 1 I I ~o I 11 3. Erf number ! I 1 ' t
 : .. ·GIJ 4. Area code


.. ,·,-._.-..


CJ 5. Number of households on erf
- - - - HEAD Of HOUSEHOLD - - -- - --- . - - . _- :,' . .''.


r 6. Gender
 -Yale (1) Female (2)


l. Age


-9. Education
No formal education (1)
Formal education (2)


_ Years of school (No.)


10. Place of birth
- Windhoek (1)


Other part of Namibia (2)
~ Olher country (3)


,,:


15. Where did you live before moving here? ..
Out al Windhoek (1) Single Quarters Area (2)
Other (3) specify


-.. "···""::.:.::-:-.,:·:" . ,· .
".,:".,·.·":


16. Occupation
.: n "x' Employed public sector (1) Employed private


. :: -:c-


. sector (2) Unemployed (3) Self-employed (4) :;";. s
":":,: . '::·· Pensioner (5) tudent (6)


·· .. :.···


;~:::~;'i~::r?~~;:.~:
:GJ'" .. _,
:·· . .,· ..
~": · .". ·,


::·:·:;
:.::, ·.",; .


C OTHER HOUSEHOLD MEMBERS LIVING HERE. . . . .


7. Relationship with _ ~ende~--- Age Occupation" Relationship with ~=-~de~- _ Age Occupation·
,.ead of household M(1) FJ2) h:~<:_~f-- ~-u~:~old . M.~L "'E!~ ~ N _


Vife/husban~


_J;hildren
2


3


11a ,;,l:1~1 : "'~t:iEn ;.,GJ· EEl · s .
. GJ' .. GL]· '[:J .. Relative 2 , .. 6;. rn TJ·
>· _,:GJ .: ... GIJ : .. ,:: : G]: ·· ,. 3 I ,::_., · r7 -:·.;:/'· r-'-· 1-~-, --·_,:~:.'.'F ~i?'
· ' · · .. ·' ; · · · ·,·-~-L~ 8t ~ Il ... !u ~; "·


L : :~1§;:~~m 1:t~>§11 :;y~~~~i: .... l~: ~: .... ~--:-~~-~-::
L Use code of question 16. 18. Family members llvtng elsewhere (No.) /:'1· ,., .. :,,-,1··=··· · l'


7t H




~ mNumber .__....___.__.! Interviewer: ...................................... Controller/Code r.
SETTLEMENT ANb COMMUNltY · · .~·· } ·:,


·"« . . . , . ' ., .


. ·.·:_·[J, ·.·· 23. Why?
""tHNt""·"·-· ........... ....... _____ ,, __ ,,,H~""H""""<-o""H""""


1 What do you think is the most
ir . ,ortant problem in this settlement? ......


·." . " .· ·.


VU-at should be done next? ...................... . Qi ::~;~:~ -;~:- lik-e-to- s-tay permanently in
t---------------11---- ......... '------'-I


21'.L Do you know of any community · ·: . t:7 ·:_ thi 5 area? Yes (1) No (2)
~ _an_is_a_tio_n_h_er_e_? _Ye s_(1_) N o_(2_) _ -+- __ ... "_ . __ L~--i 25. What would you be prepared to
2.!: If yes, which one? · "· " i.G] ; ·~~~-~~'.~~-~~ -~~-~:.~~~-~-~--~~'.~-~~-~-~-: ..... ·-------...


--------------------- .................... t""······· .......................................... ~---·············


G] 22. Are you a member of any Yes{1) No(2) ·.
- · INCOME AND EXPE~DITURES . , - , . , . ·. , . ·' .. _< :· ·; ~ ... } ~·''


:-- How many persons in the household
c ,tribute to generate income? (No.)


'F Monthly income In Rands of


a) Head of household


I Wife/husband


Sl.,Other


.. :'.'\\.CJ
;,,


II


29. Have you ever had a loan?
Yes (1) No (2)


a) From whom did you take the last one?


.. G]'
............... , - --"T, ............. ~~",-..........


CJ
J ." : " ! H !., I. b) How big was Ille loan? (Total in R) J - 1 I '"I _"_l· .,.


' 1 · ,· I I . ,.: .,. 135 ,:. 1J1 - ":11 _ 1:Jt ."". ,.


·-:


U t5 I N I 17:.; . I " i " I "" I ." I c) Whal was lhe term of lhe loan? (monlhs) " : r ~T~T.:r
·.~tal - -----. ----- · ----· . ·.J :·~--i,·~.~-To.T::-r~-------------+- ··_:_:::.···,,_, ~"··"__··_.: . ,---t,·


1--:---_M_o_n_th-ly-ex-p-en-d-it-ur_e_s-in_R_a-nd_s_f_or-: ~~ ... .; .,:~-....=. ,.-"""""'===. !...I 30" Do you have savings? ,JA;}\\{;-tJ
a) Rent


I ~unicipal charges (water, electricity)


cl..T ransport


JJFood


l Money sent o help family


f) Repayment ofloans


. tal


·".'[ 116 / 111 ! m I 111 I Yes (1) No (2)
 , ... -


1


. ....,. I · I i:..:7 · __ a) ~ow much in Rands?
110 111 m I m I


.. -··r:'J~n-, r·::~ r:l b) Where?
,·1". ·1···1 '· ( 7·
. ~- ''.'. l_u~ .. l m I·


:" .I I l !
" ·, 121 ! 117 I 121 I 121 .


··1 :»i-:,, LJ::


"' ..................... -,, _ . .,_ .. ,.,, ........ , ............... .


. ~;


."" =~.: :- ." :" ..


~,, - ,--- DESCRIPTIONOFDWEll.lNGANDSER~CES \\ ~-' '·. ·,'"c1/'/~-~
I ' ' " ..., > " j


31. Materials predominantly used for
, · :7'2 iti CJ ~ih~~~e (1) In lhe erf (2) Public lap (3) '- . "CJ


.. _. ·: [;_Jt--O_th_e_r (_4)_s_pec_ify_ .. _ ... _ ... _ .. _ ... ... _ ... _ ... _ ... _ ... _ ... _ ... __ -+ __ '~ ._, ._" ,,·_ . .;../ .;;..''.·: __ " ..-_~·


- Floor -- - - . . . I ~~; LJ ~!~:n:::~~~ne system (1) Communal l ush IJ
~~:§:_f.lf ~·~~~~~=~=~~: -~~~;~ ".t---!-~-·:-::-~;-::-~fy-~~ :1·· - ~-·~'-·-m-... --(-~-! .. _~~-:~_--~~-! ... _... _.... ____ ,_-· __ .!~_ .... _
~~:) t~~~


2
~ny windows? _ : ' :, · [ .. ,J . :\\;'~~~~~~~~,:;;~ wilh ffi~'.~:~L.j


-walls


DJ Roofing




[I.'",rmNumber ...__......__.____.l 1ntervlewer: ...................................... Controller /Coder :


,-


.JU. What is the most important hing you
would like to Improve inyour housing
- uation?


..,._ Who would do it?


HOUSE IMPROVEMENT , · ::
- -


r.' GJ, ~~~~~o~~~: ~:~~ you pay back every -~. "E"L: i~J'
·· .... -.... : : 1---------------~.;.;.;.:....;....- ____ ---!


"".. ,:,:{I:\\_;~" :. : ,:_f i:1-__ :~_te_!_ha_~~_:_;_u,_d_y_ou_i_m_p_ro_v_e __ -+_ .. :,:_: _·.:_: _ ::,,&_{_:~-·· _l;----1
};:~l :· )"


.... _; 43. Have you ever worked on a building


-. How much money do you lhink would J ! I f I 1 " ~=~1) No (2) f;"' ~, '. ~ ,. I,,.
.. J necessary for that improvement? ·" 1511 In, 1 1~ -- .111 11_2. -., : ,t ,,:::,., <.., ,,,


. Ni .. 1----------------+---......;..-----i


...-1m~'i>_%_~-~~_\\_v:_t~_ta_/_e~-~-1\\_
0


~ :_"~_2)_pa_v "_or_
th


i s ~r~,:-..... · ':;.;..t ..;..::::' ...... '\\ __ , .;;...b. ;:.J, .' :;...\\;,.;.;;J:.. . .j:J t---~-5-:-~-Y:-:-~"-o~-:-:-:,-":-e-lp_e_d so_m_e_b_o _y_t_o---+-·::.~t ·_ , ...... i ': _=· _:.=f ...,.~ .. ;.,~J-, --1


.. :. , {j ·.t---~-b:-.:-;:-;h-.~-';-;2-;-:-:-·
0


-:-::-, (- -) .-:o-(
2


_) ---1- _ ;_):'-,?:::-,i-,(-~ -H-:;!i"-1 --~...;.'-" -1; -1:: .
40. If yes, from whom do you think you
.tt.ould get the loan?


l


H ----- ----- - -- - --OBSERVED, USES OF-ERF- .---- - ..
. . .. .


--· -r I I -~-,--- r i<etch erf boundaries I
I


I I
Sketch structures and indicate use (code)


I I I -l ~aili ng (1) --. ·- - ., -l 1 I tixed dwelling/productive uses (2)
 I I


I


Productive uses (shop, workshop, etc.) (3) I I -· 1


'
I ' ..


..latrine (4)
I I


I I ooking (5)
 0ther (6),


~cify .........................................
 ldicate which structures are used by
1terviewd household (A)


Indicate which structures are used by
--ther households (8, C, D, etc.) I


I


·I
I


Lt~t~RY!E.WER'S NQTE$. j
j.


I I i t. 0 "" "" "·"" "" "I 16 II. It t1   ·II" II If tl 11. I 111 I I"· I I II t""" ""· f I "" I i ··---- . ·----- ! I I I ... ............. , .. ............................................. i I
"··································································· ! I i I


I
i i


I ····························"····································· I i I I I ............... &""··········································· i.--"· -~ ·! i I- ·! t ....................................... , ............................
I I I ························································ l .i. I


······"····························································· ! I ...............................................................
, ..................................................................


I 1-1   ,11-    l11111,e11-"1"""lttt,tat    11 1 t  -,e t -tf"l1 tl ,1111111-11 t    l't"


···-······ ...................... --, .. . . , . ,..................
I ..........................................................
I L"""""""nn""""n""n""""""""""""n""""""""''""""" .. """""""""u"" I I


' I I ' ' I I I I .l ··················· ..................... , .................. ~----J~.~ . l J....,..., ____ I I




ANNEXURE 3\\B


CASE STUDIES -
LIFE IIlSTORIES




WINDHOEK LOW-INCOME HOUSING PROJECT


Case Studies - Life History


A... The history of Rosalia Gabriel


Rosalia was born in 1949 in Ondangwa, a larger
village with a population of some 70.000 inhabitants in
Ovamboland. Her family has some land and livestock there
and she helped them with the agricultural work. Her
father has died but her mother, a brother and a sister
continue to live there. All work in cultivation.


She went to school in her home vi 11 age for five
years. In 1970 she met a man from Windhoek who promised
to marry her. With him she lived for 2 years and has a
son from him (born 1971). Although the marriage did not
materialize, Rosalia got a permission to stay in Windhoek
and was registered with the Municipality, which entitled
her to apply for housing.


Since then, she gave birth to two daughters, born in
1975 and 1977 from two different fathers. At present she
has a friend who is a military man and visits her only
once a month. He is also registered with NHE as plot
owner.


In addition to her own children, two more pe.rsons
live with her; a niece, 24 years old who is working in a
shop in Katutura. She is not obliged to contribute from
her salary to household's income, but she often brings
food or money. Rosalia brought her to Windhoek when she
was still very young.


Also the other is a relative; a 24 years old
daughter of her cousin, who came to Windhoek 3 years ago
in search of employment. Actually she was promised a job
in a factory, but when she arrived she was told that no
job was available. At first she went to school, but she
became pregnant and had to leave. Now she is staying with
her child at Maria's but has no work. Now she is helping
Rosalia.


It is not yet clear whether Rosalia's cousins
daughter will continue to stay with her in Windhoek;
however, as long as she stay, Rosalia is obliged to help
her. Also if other relatives will come and will ask her
for help or accommodations, she will support them as far
a,:; she can.




2


Other relatives including her sister and another
cousin's daughter come to visit her from time to time,
but they do not stay in Windhoek. She goes to the village
twice a year, in July and December and stays with her
family for about one month on each visit.


She would have pref erred to go back to her vi 11 age
and live there; but there is no work in the countryside
and the family land is not sufficient to provide for
everybody. For economic reasons she must continue living
in Windhoek.


When Rosalia came to Windhoek she stayed with her
boy-friend for two years ( 1970-1972) in a municipal
house in Katutura. After separating from him, she managed
to obtain another municipal house, as she was registered
and was entitled for housing. In this house she 1 i ved
from 1972 to 1986. She found a job in a hospital and
could save enough money to extend the municipal bui 1 t
unit by two rooms.


In 1986 she became pregnant again and very sick. She
spent several months in hospital and has lost her job.
Since she could not pay her rent, she lost her house
including the investment she has made (she wrote to the
Municipality requesting the to reimburse her but did not
receive an answer).


After loosing her house she stayed with relatives
with her children. Because of the density she has decided
to squat, bought materials for Rs. 150 and came directly
to Shipena (Einbeck). A friend told her about this
location. She was later-on registered by the
Municipality.


In 1988 Rosalia took a training course in sewing and
needle work at the U.D. Center. At the same year she was
trained in home economics at the Rossing Foundation. Each
of the courses lasted for six months. She got some
assistance from a relative. Since then she is working in
sewing.


Rosalia managed to purchase an old sewing machine
and is now working at home, making dresses both for the
vicinity and for the countryside buyers. Although there
is a fierce competition, she has an increasing number of
permanent clients because of the good quality of her
work. Rosalia does not look for clients, but they
recommend her to others.


Rosalia does not have to invest capital in her work
(except for the manual sewing machine which she bought}.
The clients bring the materials and suggest the design.
Most clients come from Katutura or even further away.




3


Average charges per dress amount to Rs. 36; however,
there are more expensive ones which may cost as much as
Rs. 400 (e.g. wedding gown). Her monthly earnings vary
between Rs. 400 and 500. As already mentioned, her niece
contributes food occasionally; also her boyfriend brings
from time to time food and money (Rs.50) when visiting.
Her son will complete secondary school next year. He does
not work.


Rosalia does not send money back home. When she goes
to he village twice a year, she brings approximately Rs.
200 and sometimes also cloths with her. She participates
in a savings scheme for smal 1 vendors known as Tumba.
Each member has to pay Rs. 3.50 per week. After saving at
least Rs. 200, the saver is entitled to borrow the double
amount of savings (Rs. 400). Payment is weekly at Rs. 7.0
but no interest is charged. She uses the credit for
working capital.


Another savings programme in which she participates
is for what she calls housing, but means plot
acquisition. 148 households in the Shipena squatter have
organized themselves and save monthly small amounts. They
have already accumulated Rs. 4000, but had to spend some
of the money for water connection. The money is at the
bank and Rosalia is the treasurer of the group. There are
no problems of confidence among the group at present,
though there were some tribal conflicts at the beginning.
The group has separated and is now organized, in fact, as
a tribal unit (Owambos).


Rosalia would like to build a 4 room house, but she
knows that she cannot afford it. She will be satisfied
with a one-room core house at first. To reduce labour
costs she could contract some local builders which she
knows. Another possibility is to bring her brother from
her home village for few weeks. He is an experienced
builder and will not charge her. She has some experience
in the management of home construction, as she has
extended successfully her previous municipal house.


As far as affordability is concerned, Rosalia stated
that she could pay monthly Rs. 50-100. She pledges,
however, for a flexible repayment scheme, as her income
fluctuates. One week / month she could pay more and
occasionally less. She sees no problem for storing
building materials at home. She could always bring a
relative to guard them.




4


B... The urbanization of Micholas Shendo


Micholas is 32 years old. He was born in 1960 in a very
small village in Ovamboland. His father was cultivator.
He has 6 brothers and sisters, 2 of whom are also in
Windhoek, but he does maintain close relations with then.
He did not go to school at home (there was none).


Micholas came to Windhoek in 1988, when he was 28
years old to look for a job. There are no employment and
income opportunities in Ovamboland. He consulted with
some friends and asked his parents for permission.


Upon arrival he found work as an aide to a
bricklayer in a construction company and stayed at the
company's compound with some other workers. When
construction was completed, he has found a job in an
electricity company and learned there basic electric
works. Recently (since February 1992) he was working in
road construction with a different company. His job was
tank operator. He got this job because some friends have
recommended him.


When his first job terminated, he was forced to
leave the company's compound. He bought some materials
for a shack and went to squat at the Single Quarters
area, where some of his friends were staying. From there
he was transferred to Onyel wei va. In august he had an
accident and broke his lag and was hospitalized. Since
then, he could not work again,but home that he will fully
recover within 1-2 months.


Micholas has a wife and 4 children. His wife does
not work and his children are all below school age. 9
additional persons stay with him in the shack. Of these 5
are unemployed (including his brother) and 4 have jobs as
painters and construction aides. Micholas has no income
at the moment. The friends who are working, bring food
with them. Also the neighbors and friends in the
settlement help him occasionally with Rs. 10-20. All the
persons staying in his place eat together.


There are no rules how long a friend can stay with
the household. Usually until they can find their own
accommodation. 4 other friends who have stayed with him
at the beginning of the year have moved out when they
have found their own place.


When Micholas started working in Windhoek in 1988,
his wages was Rs. 160 per month. His ultimate wages prior
to the accident was Rs. 280 per month. Considering
inflation rate, his real income has not improved
substantially despite his acquire qualifications.




5


Micholas visits his family in the village once a
year, in Christmas. When he goes there he brings along
food and Rs. 200- 300. He prefers to stay in Windhoek
because of the employment opportunities. Occasionally he
receives millet from home, when somebody comes to
Windhoek.


Once he has recovered, he would go to work again. He
has enough experience in building and can build a house
by himself with the help of his friends. He maintains
that he can pay Rs. 50 per month for a housing loan.


C..... Conclusions


Al though two case studies do not al low generalized
conclusions, the emerging pattern in comparison with the
results of the socio-economic survey, indicates some
important issues which should be taken in account in the
planning of the upgrading program for the resettled
squatters.


The case study show the vulnerability and fragile
equilibrium of probably a substantial share of the
target group. Income, consumption and expenditures are
determined by access to temporary employment and are
likely to vary considerably from month to month. Sickness
or an accident are likely to devastate this fragile
equilibrium.


For the planned housing loan scheme, it implies that
loan repayment should be conceived flexibly, allowing for
rescheduling of credits in case of justified arrears.
There is a need to involve the community (e.g a credit
committee) to participate in the follow - up of borrowers.
The committee should also support with the approval of
applicants. For example, only those who regularly pay the
water charges would have an access to credits.


Consecutive loans will help to strengthen borrowers
commitment to repay the credits. The target group are
capable of saving for housing to a limited extent. Once
the programme has been approved by NHE/KfW, the
communities should be motivated to commence a savings
scheme during the interim period until the Material
Credit project could commence (probably March 1993). This
should also indicate residents commitment and interest.
There are enough precedents and there should be no
difficulties in organizing community saving programme.


It is probable that a higher share of the resettled
squatters can mobilize funds from relatives and friends
for he construction work. each case should be examined
individually by the social workers with the support of
proposed Community Loan Committee.




6


Even the more vulnerable households probably can afford
some partial solution. Based on a careful evaluation,
flexible options should be discussed with them.


CLewin 1092




A N N E X U R E 4\\A


HOUSING SURVEY




W.L.I. H. P. HOUSI NG SURVEY


INTRODUCTION: ·1-.
A short survey of various low income house types was
carried out for the Windhoek Low Income Housing Programme
in order to assist the design of the programme by giving
some idea of the process of improvements to the houses by
the occupants.


AI M:
 To understand how the houses are used, both internally and
externally. To establish the priorities of homeowners by
observing the extent and nature of improvements and
extensions to the homes and properties. To gain insight
into the process .of improvements; how much involvement the
owners had, where their materials came from, what kind of
assistance they received and how they financed the
improvements.


METHODOLOGY:
 A range of house types were surveyed by interviewing the
owners and making annotated sketches of the plans of the
houses and plots to record the use of spaces, extensions,
improvements, materials etc. The interviews were loosely
structured to respond to the peculiarities of the house or
owner, and were carried out in a conversational form.


· The types of houses were selected to cover a cross section
of situations from formal NHE built houses to informal
shacks ( see Appendix A for a list of houses surveyed].


The individual houses were selected in the field to cover a
variety of situations [ some houses have substantial
improvements, others have no improvements].


FI NDI NGS AND OBSERVATIONS


1. Uses
 The way in which spaces are used depends largely on the
availability of space and the pressure of numbers. In
single room s h acks a range of activities takes place in the
one room, whereas in houses with more space the uses are
more specialized. The formal houses are generally used as
planned, that is to say that the socializing takes place in
the living areas, cooking in the kitchen and ablutions in
the bathrooms.


" Soci aliz ing
 Takes place mostly indoors, outdoors only when there
is shade or the weather i s cool. Three houses had
shade structures outside for this purpose the others
socialized outside in the shadow of the house when
present. In the houses which have no separate living
room socailizing takes place in the bedroom.


" Cookin g.




2.


2


This depends very much on what type of fuel is used.
In houses that have either gas or electricity, cooking
is done indoors in the designated cooking areas or
kitchens ( when they exist ) or in the i1'i ving areas.
Outside cooking on wood fires occurred regardless of
what other types of fuel are available. Most houses
using gas cook on wood fires outside from time to time
when money to buy gas is not in hand.


1


All households
using gas complained of the expense of gas.


Cooking, whether inside or outside, in clearly
defined places, generally an area e closed with a
windshield ~f some type. cooking and s cial izing often
happen in the same space~ There is no lear pattern of
a desire for privacy for cooking areas in some houses
outside cooking takes place in areas with a lot of
street contact and in other houses it takes place out
of the public eye.


* Ablutions.
 In houses with toilets and showers, blutions are in
these rooms. Where there are no facilities the
household uses the bush as a toilet In most cases
where there is no washroom there exirts a dedicated
washing enclosure ( in one house this doubled as the
cooking area ]. The bathrooms are often used as
storage areas as well and in one house the shower is
used almost entirely for storage.


" Sleeping.
 All rooms are used for sleeping [ with the exception
of toilets and washrooms ] to some degree, depending
on the pressure of numbers. No hous~s had external
sleeping areas and no one slept outside. In one
household the whole family sleeps in one room even
though there are other rooms available. In one-room
houses (shacks as well as NHE types ] there are often
curtains to partition of the sleeping areas or beds
from the other activity areas.


* Use of outside spaces.
 This varies a great deal from househo d to household.
The only pattern is the use of sh ded areas for
socializing.There is no relationship etween the size
of the erf and the amount if acti vi y on the erf.
Some erven have extensive, productiv gardens while
others have none at all. Those p ots which are
worked . are done so to help the hous hold subsist (
vegetable gardens, fruit trees, chick n coops etc. ]
and not only for cosmetic reasons.


On two erven there was economic
repairing cars the other repairing bi
plots have building materials store
many houses have things stored on the


Extensions and Improvements.


activity
ycles].


on them,
coves.


(one
Many


and




--
3


All houses surveyed [with the exception of the shacks] have
been improved or extended. The extent of improvements
varies according to the available funds anct the owners
priorities.The houses with the greatest improvements are
the NHE gumpole houses, all of those surveyed have been
extended in brick to the full extent intended in the design
of the original core.


* Shacks
 The shacks have not been extended, the existing
structure having built at the outset. One shack has
the structural frame for an additional room already
erected and waiting for .cladding materials.


" Priorities
 In s.ome houses the owners priorities have been to
have additional rooms, which are built while the
original walls remain unplastered and unpainted.
 Additional bedrooms are mentioned by the owners as
the most desirable extension with more living rooms
also seen as a priority. No houses mentioned outside
shade structures as a priority.


" Planning
 The planning of extensions is largely determined by
the constraints of the site and the original house or
core. The living and socializing areas are more
exposed to public contact. The extensions are planned
in a conventional way with separate sleeping and
living areas organized around a passage circulation
spine. There is no tendency toward open plan type
layouts. In the gumpole houses this may be due to the
fact that the Mun. agreed at the beginning of the
programme that extensions to houses did not need Mun.
approval as long as they followed the standard
layout as submitted by the NBIC, which most of them
have done.


" Boundaries
 Thirteen households had boundaries well defined by
fences. Where no vertical boundary existed the limits
of the erf was clearly understood by the occupants.
In one of the Hainyeko ultra low cost houses the
boundary between two adjacent households was all but
nonexistent with the households using the outside
spaces communally.


3. The Process
Generally the more well-off the household the more
conventional the process followed for improvements and
extensions. One NHE two-bedroom house hs been extended with
the financial and technical assistance of the NHE; one two-
bedroom house owner intends to extend the house with
assistance from NHE and one Saamstaan owner employed an
architect to prepare municipal approval drawings for the
extensions which were built by a private contractor
employed by the owner. For the rest of the houses surveyed
extensions and improvements were done in a more informal
fashion, which indicates an ability to manage the process.




4


* Financing.
 With the exception of the two NHE h~uses mentioned
above, all of the houses surveyed said they would
finance any improvements with their own savings.One
owner said that he may be able to get assistance from
his employer. No questions regarding savings methods
were asked, although when asked if they would borrow
money from the banks or building society most
commented that money from these sources is too
expensive. Most did not have a clear idea of how much
their planned extensions would cost and did not know
of other agencies from whom to borrow money.


* Design and technical assistance.
 With the exception of the cases mentioned above the
onl y- technical assistance received was from the
builders hired to help with the construction of the
extensions. Three owners expressed some concern
about how to go about extensions, whether to approach
the municipality or the NHE for assistance and
approval.


" source of materials.
 could afford to,


formal suppliers,
materials in large
bit from what ever


Generally those households which
purchased their materials from
those less able to purchase
quantities bought them bit by
sources they were able.


Materials were obtained from a variety of sources:
Bricks : mostly from formal suppliers. One owner made
her own bricks for the first two rooms of her
extension; one owner got her's from the single
quarters during demolition.
Roof sheets: in the brick houses these were mostly
bought from formal suppliers ; in the shacks these
were mostly recycled from building sites.
Windows: many of these bought from other peop l e in
the neighborhood, others obtained from formal
suppliers.
Door frames: mostly from formal suppliers. Doors:
from formal suppliers and from friends and others in
the neighborhood. Only one owner mentioned that she
had been given 30 day credit with a materials
supplier.


* contractors or Self built:
The degree of participation in the actual
construction of the houses depended on the owners
ability to afford a contractor and their perceptions
of their own ability or skills in the building
process. Saamstaan houses were built with the
participation of the Saamstaan members and the
original NHE houses were built by private
contractors. Others hired by the owners to build or
to assist in the building of extensions were from the
community i.e. no formal organizations were
approached.




5


4. Other comments


" Tenu re . !
 With the exception of the household in Shipena, all
the houses belonged to the occupants, or are in the
process of being paid off. one ultra low cost house
in Hainyeko is occupied by the owner's brother. All
the other houses were obtained through NHE or
Saamstaan with the exception of the Shipena house and
the house at erf no.1420 wanaheda (this erf was
bought from the municipality by the occupant's
brother. The occupant is repaying his brother for
this].


" Quality of extensions.
 All ._Df the . houses are constructed to a satisfactory
standard structurally, though most of the finishing
of is rough. Only one owner complained seriously
about the poor quality of her extensions (the
extensions were built by hired hands]


* Ultra low cost houses.(Hainyeko]
These were built by NBIC just prior to independence
and were intended to house the occupants of the
single quarters hostel which was demolished. The
structures were thus never suited for occupation by
families.


Soon after independence the government allocated
money for the upgrading of these houses. This process
is being managed by the community themselves and the
occupants have a choice as to where they would like
their portion of the money spent.


Never intended as starter solutions the structures do
not easily accommodate extensions and upgrading, and
are badly located on the site thus there are problems
with flooding and poor orientation In the houses
surveyed the upgrading has meant relocating ablutions
facilities to outside the bedroom.


* Gumpole houses.
 By necessity these core houses have generated the
most involvement from the owners, and have therefore
been the most responsive to their needs and
affordability. The biggest drawback is the lack of
electricity which all owners surveyed desire but
cannot afford. This is hindering the development of
home based industries in at least three of these
houses surveyed. With both these houses and the ultra
low cost ones some form of technical and financial
assistance would help the owners to achieve what they
want from their homes.


* Siting of houses on the erven.
 Most of the owners are happy with the position of the
house on the erf i.e. in the middle or at the back of
the site.




6


CONCLUSIONS
 "):


" There is a high demand for electricity, and
improved services. The building materials loan scheme
should allow participants to finance the upgradin .g of
services.


" The fact that many people have undertaken
improvements on their · own (i.e. without the
assistance of outside agencies such as the NHE or the
MLGH] indicates that there exits the ability for
people to .manage the process of improvements and
extensions themselves. The WLIHP should not attempt
to replace this, but should seek to assist this.


* For households that cannot afford to buy completed
houses, starter-solutions/core houses allow the
household to manage the process of the development of
their housing needs. sustainable technical and
financial assistance should seek to optimize the
resources of the participants.


" In the design of a core house programme the
participants should be closely involved to determine
the individuals specific needs. Although this may be
costly it is important that the sta .rting point be
finely tuned to the user's needs to optimize small
sites and limited resources and to accommodate the
specific needs for extensions/improvements.


" Instead of buying building materials bit by bit, a
building materials loan scheme would enable people to
have the materials to continue with their
improvements and then pay off the loans.


* There is not too much concern for the restrictions
placed on improvements by building lines.


* Most extensions are done with conventional single
[ 115mm] brick walls. Only one house had permanent
improvements in blockwork.


" If income levels allow it people prefer to use a
more formal process for improvements.


HOUSING.WPS
AEWll.92




APPENDIX A


LIST OF HOUSES SURVEYED


HOUSE TYPE


Shack [informal settlement]
Shack [formal settlement]
Shack (resettled area]
Gumpole core (1 bdrm.]
Gumpole core (1 bdrm.]
Gumpole core (2 bdrm.]
Gum.pole core (3 bdrm.]
Core house [1 bdrm.]
Core house (1 bdrm.]
House ( 2 bdrm. ]
House ( 2 bdrm.]
Ultra Low cost
Ultra Low cost
Ultra Low Cost
House (1 bdrm. Saamstaan]
House [1 bdrm. Saamstaan]
House (1 bdrm. Saamstaan]


HOUSING.WPS
AEWll.92


7


LOCATION


Shipena
Wanaheda
Freedom Land
Wanaheda
Wanaheda
Wanaheda
Wanaheda
Wanaheda
Wanaheda
Wanaheda
Wanaheda
Hainyeko
Hainyeko
Hainyeko
Wanaheda
Wanaheda
Wanaheda


ERF No.


1420
1404
484
488
481
490
1950
1833
1902
1908
701
702
691
1421
2036
2035




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 - r ,,--· eoee. ~-




A N N E X U R E 4\\B


COST COMPARISONS
OF THREE HOUSING
PROCESSES




COST COMPARISONS OF THREE HOUSING TYPES :


INTRODUCTION:


The purpose of the exercise is to provide a basis of comparing the
costs of three types of housing options that would be typical of the
options that could be chosen by Low Income Housing aspirants in
Katutura in the W.L.I.H.P.


The comparisons would provide a basis for the team to be able to
estimate the amounts of funds tha .t could be absorbed by the various
choices of housing type.


The figures are given in the amount of detail that would allow cost
comparisons to be made between the various types of p r ocurement
options, be they Contractor Built, Aided Self-Build or Self-Help.


The prices are current for October 1992.


THE PROTOTYPES CHOSEN:


We have chosen three prototypes for this exercise


a) PROTOTYPE 1 - The NBE G.l.E Type Bouse:


A conventional house currently being marketed successfully by
the NHE. The house is considered to be conventional in that
the building procurement is conventional i.e put out to formal
contract to builders. The level of planning allows for a
minimum conventional standard of living, supplying the needs
of a small family who are stabilised in the community and have
a regular source of income of ± R 2,000.00, ± 3 x PHSL, which
allows them to undertake a loan of± R 25,000.00.


This house has a kitchen, a bathroom which includes a shower,
handbasin and toilet, one bedroom and a covered verandah which
can easily be enclosed to form a second bedroom or living
room. The house has burglar proofing, external paint and roof
insulation.


The house is put out to formal contract by the NHE. A small
selection of options is available to the future owner at the
time of selection e.g burglar bars, ceilings etc, which extra
costs are then calculated into the selling price.


The construction is of 115mm super bricks both externally and
internally, and all walls are plastered both sides and
painted. Floors are power floated cement finish. There are
no ceilings supplied.


Services consist of water-borne sewerage and an electrical
supply is provided.


Page 1




b)


c)


PROTOTYPE 2 - The Pole and Roof Shelter:


This is an earlier NHE design which was used as a squatter
resettlement option. The earlier effort of 1985/86 was
partially unsuccessful as it was an "only option" project
which met with some resistance, particularly as the expectancy
levels of the people of Katutura was high at the time and the
option was seen then as a drastic lowering of living
standards.


It is now felt however, that with the ever growing squatter
problem, and the increasing quantity of shacks, the pole and
roof solution could be a viable option for a section of people
that would for a long time only afford a basic shelter.


The system allows for easy fixing of a variety of screening
materials, which are fixed to timber poles. The owner should
however remove the gumpoles when building brick or block
walls, and reuse the poles elsewhere. The covered verandah
can easily have the foundations extended to create a 31.26m2
shell house, which in turn could be subdivided internally as
funds and needs dictate.


Planning The plan of the option consists of an IBR
galvanised mild steel roof sheeting shade structure, covering
a 3l.26m2 area. The shaded area is a platform constructed of
foundations and foundation walls. The area thus formed is
filled with well compacted fill. Within the shade structure
is a small ablution unit with a toilet, shower and wash-basin.


Services : The unit is planned to connect to the existing
municipal water, sewerage and electrical services. In our
pricing schedule we have not included the cost of electrical
supply to the Pole & Roof house.


PROTOTYPE 3 - The Core House


This is a core starter house which is designed to be extended
and upgraded. The design of the house allows for convenient
subletting of any of the sleeping accommodation. The level of
privacy and enclosure varies as the house is improved by the
participant as he extends and upgrades the house.


The first stage is a basic service core and roofed shelter
area which can easily be started by a shack dweller, intending
to improve living conditions.


The shaded area can be enclosed with temporary materials until
more permanent materials can be afforded.


The final stage is a core with two bedrooms, a kitchen and a
large sleeping/living room. The house can be extended further
to have at least two more bedrooms on a 10.00 x 20.00 =
200.00m2 site.


The system enables non-conventional, aided self-build and
self-help procurement options ·to be exercised.


Page 2




The house is constructed of 110mm brick internal and external
walls. The intention is that external walls are plastered.
Internal wall surfaces are bagged with a fine sand, cement and
water slurry, ready to receive paint.


Services: The house is planned to connect to the Municipal
water-borne sewerage and water supply systems. An extra water
tap is provided on the outside wall of the shower room.
Electrical supply is allowed for in the pricing structure.
This however, could be an option which is available, or not,
to a participant - if cost reductions are needed.


ASSUMPTIONS:


The costs have been calculated as if the houses were put out to a
labour only contract and a building materials loan scheme applied,
in order to be able to compare each option on a standard range of
cost inclusions as in the Pole and Roof example and the Conventional
House.


There is no builder's profit built into any analysis.


The Core House scheme has electrics included to enable comparison
with the other options.


Should a particiP.ant use a self-help option the labour costs could
be reduced, as also the P & G's and Contingencies. The intention of
the attached matrix is to provide a base for cost estimating and
also a tool to promote discussion on policy and strategy issues
affected by recoverable funds, and future replication of the scheme.


Page 3




r---:!:.-, , ru--·--, i I ~ ___ , _,J I
I I


r. .. 7
I E(~~§]] I
I I.


·-


··------
I
I
1. r


11:


11"


JI -


II. L. I. H.P.
NHE TYPE : G1E


t 7740 t'&~. ,00, -- . t t
~ - --=--=-=-=== - -
11 FUlUIE II - - 7
II EXT"EN5ICN II ii
11 II 11


II I·


PLAN 1:100


W.L.l.H.P.
 POLE ANO ROOF STRUCTURE
STAGE1


fLE.VATICN


NHE-Kf W
"WINDHOEK LOW INCOME


HOUSING PROGRAMME
' ;:=======~=====-----..J
HOUSE TYPES ON WHICH


COST COMPARISONS
ARE MADE


LEGEND:


I. NHE CONVENTIONAL HOUSE
TYPE G.I E.


2. NHE POLE 8 ROOF HOUSES
3a. CORE PLUS SHADE


b CORE 8 I BED
c. CORE S I BED 8 KITCHEN
d. CORE S 2 BED a KITCHEN
e. CORE 8 3 BED 8 KITCHEN


;:================-------1
SCALE:


FOR TYPE I 1 ., ") , ~ 6 0
I 'I 1 1 1 1 1 T METRES
FOR TYPE 2


1 3 3 4 5 I:_. 7 G y 1') ~,
f 1 1 f I t I I I I l METI<ES
FOR TYPE 3


FF ===l1~====~2<i ~lP..E s




I
I
I
I
I
I
I
I
I
I
I
I
-1
I
I
I
I
I
I
I


Wlll>HOEK LOU INCOME HaJSINC PROJECT


HaJSE CONSTRUCTION COST I I CONNECTION FEES
HOUSE TYPE I AREA


(m2) I
I TOTAL COST I COST I


MATERIALS I
I P & G's ICONTINCENCYI


LABWR I a sx I a JX I ELEC.
I OF I PER I I HOUSE I M2 I WATER I SE\\JRCE I ELECTIUCAL l I I I 1 _ _ _ 1 _ 1 I


CONVENTIONAL HOUSE I I I I I I I I
1 N.H.E G. 1 .E TYPE 34.18 I I s,8s 2.s 3 I 7,326.97 I an.5o I · 446.25 I 1,610.50 I I


I I I I I


3 1 .26 I I I I I
2 POLE AHO ROOF SHELTER 3.38 2 1.88 I I 6,06 1 .s 5 I 2,soJ.20 I 430.00 1


l


A


a


C


D


E


1L0,s


CORE HOUSE SCHEME BLOCS


I I


SIC>f I I


SHOE


I
CORE+ SHADE STRUCTURE I 8.56 I 11.31 I


1 _ _ 1 _ _ 1
I I I


CORE+ OHE BEDROOM I 19.85 I I
1 _ _ 1 _ _ 1


CORE+ ONE BEDROOM I I I
+ KITCHEN I 30.04 1 I


1 _ - _ 1 _ _ ,
CORE+ T\\.IO BEDROOMS I I I
+ KITCHEN I 40.10 1 I


1 _ - _ 1 _ _ 1
CORE+ T\\.IO BEDROOMS+ I I I
KITCHEN + LIVING ROOM I 51.05 I I


I I I I


" 1. As in current UASP scheme· Katutura.


" 2. As in current UASP scheme· Katutura.


I I


*4
2, 181.05 1,630.64 190.58


3,197.31 2,381.77 2 78.95


4,695.41 3,486.86 409.11


5,910.30 4,381.62 514.60


7,568.57 5,598.83 658.37
I I


" 3. Ass s sites are integrated into existing Katutura urban structures.
Erf costs applying to current projects:


R I 6,000.00 I Otjirruise (proposed)


I


I


I


I
2 51 .oo I


I


114.35


167.37


245.47


308.76


395.0 2


I


I I


I I
o.oo I I


I I


I
1,000.00 I


I
I


1,45 .oo I
I


"s I
1,600.00 I


I
I


1,750.00 I
I
I


1,950.00 I
I I


R I 3,816.00 I 1 34 House Scheme Okuryangava Extension 4 " 200 to 204m2
R I 3,600.00 I 4 1 House UASP Okuryangava Extension l
R I 3,600.00 I 28 House Ohlthaver & List Okuryangava Extension 4
R I 7, 1 00 .00 I Current Otjirruise Project


" 4. Ass1.111ing economy of scale is acheived and costs are spread over many buildings.


* 5. Taking a base of R 1,600.00 of the current WASP scheme equal to Core Option C.


" 6. Consistent with practice on current UASP scheme.


I I "z I I
19,188.75 I 561.40 I I 180.00 I


I I I I


I I I I
9, 2 s 1 .75 I 2 95.96 I I 360.00 I


I I I I


I


I I I I
s,116.62 I 251.50 I I 360.00 I


1 _ _ 1 1 _ _ 1
I I I I


7,475.40 I 376.59 I 1 360.00 I, __ , 1 _ _ ,
I I I I


10,436.s5 I 341_43 I I 360.00 I
1 _ _ 1 1 _ _ 1
I I I I


12 ,86s .2s I 320.8l I I 360.oo I
, _ _ 1 1 _ _ 1
I I I I


16,110.79 I 283.45 I I 360.00 I
I I I I


"6 I "1 I I
o.oo I 1,050.00 I I


I I I


*6 I I I
o.oo I o.oo 1 I


I I I


*6
 0.00 1,050.00


0.00 1,050.00


0.00 1,050.00


o.oo 1,050.00


0.00 1,050.00
I I I


ERF COST I
I


I I
TRANSFER I ERF I


I


I *3 I I
14s.oo I ,,000.00 I I


I I I


I I I
14s.oo I 3,600.00 I I


I I I


"3 I
145.00 4,000.001


I
I


145.00 ,,000.00 I
I
I


145.00 ,,000.00 I
I
I


145.00 4,000.00 I
I
I


145.00 4,000.001


I I I


FINAL
LOAN


AMOUNT


24,763.75


13,356.75


10,671.62


13,030.40


15,991.85


18,420.28


2 1,n s .79


NHE-Kf W
WINDHOEK LOW INCOME


HOUSING PROGRAMME


COST COMPARISONS OF
THREE HOUSING TYPES


LEGEND:
I. CONVENTIONAL NHE G IE. HOUSE
2. NHE POLE ANO ROOF HOUS
3. CORE HOUSE SCHEME


DEC.92


i


I I I
I I I ----'- ____ ,___ ,, _ , ·---
1 I I
I I I


-----'---1 I I
I I I
I I I


--- --- ---1 I J1
I I I
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I I I
I I I


I


I
I _____ ,
I
I
I
I
I


--s---1
 I ___ I
I
I


I
I _ , __
I
I
I
I
I __, __
I


t




WINDHOEK LOY INCOME HOUSING PROJECT:


HOUSE CONSTRUCTION COST I CONNECTION FEES
HOUSE TYPE AREA


(1112)


I TOTAL COST COST


1


2


3


I
I A
I
I
I B
I
I
I C
I


I
I D
1
I
I E
J


" 1.


" 2 "


" 3.


" 4 "


" 5.


" 6.


I IP & G's !CONTINGENCY! I
MATERIALS I LABOUR I a 5X I a lX I ELEC. I


I I I I I


CONVENTIONAL HOUSE I I I I I
N.H.E G.1.E TYPE 34.18 I I a,852.53 I 7,326.97 I 892.50 I


I I I I I


31.26 I I I I I
POLE AND ROOF SHELTER 3.38 21.88 I I 6,061.55 I 2,503.20 I 430.00 I


II.DU · Slllf I I I I I


CORE HOUSE SCHEME BLDGS SHOE


I I I I I "4
CORE+ SHADE STRUCTURE I a.56 I 11.31 I 2,181.05 I 1,630.64 I 190.58 , __ ,__ , I I


I I I I I
CORE+ ONE BEDROOM I 19.85 I I 3,197.31 I 2,3a1.n I 278.95 , __ ,__ , I I
CORE+ ONE BEDROOM I I I I I
+ KITCHEN I 3~.04 I I 4,695.41 I 3,486.86 I 409.11 ,_-_, __ , I I
CORE+ T\\JO BEDROOMS I I I I I
+ KITCHEN I 40.10 I I 5,910.30 I 4,3a1.62 I 514.60 ,_._,_. ,


J I
CORE+ T\\JO BEDROOMS+ I I I I I
KITCHEN" LIVING ROOM I 57.05 I I 1,568.57 I s,598.83 I 658.37


I I I I I


As fn current UASP scheme· Katutura. ·


As in current UASP scheme· Katutura~


Assunes sites are integrated into existing Katutura urban structures. ·
Erf costs applying to current projects:


R I 6,000.00 I Otjina.,ise (proposed)


I I I
446.25 I 1,610.50 I I


I I I


I I I
251.00 I o.oo I I


I I I


I I I
114.35 I 1,000.00 I I


I I I
I I I


167.37 I 1,45~.00 I I
I I I


*5 I I
245.47 1,600.00 I I


I . I
I I


308.76 1,750.00 I I
f I
I I


395.02 1,950.00 I I
I I


R I 3,816.00 I 134 House Sch~ : Okuryangava Extension 4 " 200 to 204m2
R I 3,600.00 I 41 House UASP : Okuryangava Extension 3
R I 3,600.00 ( 28 House Ohlthaver & List : Okuryangava Extension 4
R I 7,100.00 I Current Otjina.,ise Project


Assuning economy of scale is acheived and costs are spread over many buildings "


Taking a base of R 1,600.00 of the curr~t VASP scheme equal to Core Option c.


Consistent with practice on current UASP scheme "


OF PEIi I
HClJSE M2 WATER I SEIJRCE !ELECTRICAL . I I


I I I "2 I "6 I "1 I
19,188.75 I 561.40 I I 380.oo I o.oo I 1,0so.oo I


I I I I I I


I I I I "6 I I
9,251.75 I 295_96 I 1 360.00 I 0.00 I 0.00 1


I I I I I I


I I I I "6
 5,116.62 I 257.50 ( I 360.00 I 0.00 1,050.00


I I ,_,
I I I I


7,475.40 I 376.59 I I 360.oo I o.oo 1,050.00 ,_1 I I
I I I I


10,,36.a5 I 347.43 I I 360.00 I 0.00 1,050.00


'~' , __ ,I I I I
12,865.28 I 320.83 I I 360.00 I 0.00 1,050.00


I , I I I
I . I I I


16,110.79 I 283.45 I I 360.00 I 0.00 1,050.00
 I I I I I I


ERF COST


I
TRANSFER I ERF


I


I I "3 I I
I 145.00 I ,,000.00 I I
I I I I


I I I I
I 145.oo I 3,600.00 I . I
I I I I


"3 I I
145.00 ,,000.00 I I


I I
I I


145.00 ,,000.00 I I
I I
I I


145.00 ,,000.00 I I
I I
I I


145.00 4,000.00 I I
I I
I I


145.00 ,,000.00 I I
I ' I I


FINAL
LOAN


AMCXJNT


24,763.75


13,356.75


10,671.62


13,030.40


15,991.85


18,420.28


21,n5.79


NHE-Kf W
WINDHOEK LOW INCOME


HOUSING PROGRAMME


COST COMPARISONS OF
THREE HOUSING TYPES


LEGEND:


I. CONVENTIONAL NHE G IE. HOUSE
2 NHE POLE AND ROOF HOUS~
3. CORE HOUSE SCHEME


DEC.92




A N N E X U R E 4\\C


ALTERNATIVE
CONSTRUCTION
TECHNOLOGIES




INVESTIGATION INTO THE USE OF ALTERNATIVE BUILDING ~ECHNOLOGIES:


The purpose of this repo ·rt is to analyse the current state of some
alternative building technologies that are now being used in
Katutura and which could be used in the proposed W.L.I.H.P/KFW
scheme.


The traditional building materials that . have been used for decades
are the basic 220 x 110 x 60mm cement brick, mild steel door and
window frames, galvanised mild steel roof sheets in both corrugated
or IBR profiles, and 100mm concrete floor slabs. During the past
few years various other building elements have been used with
varying degrees of success.


A. BUILDING BLOCKS


1. DETAILS OF HISTORIC RESISTANCE:


The use of building blocks was perceived
users to be resisted by the Municipality.
to the historic problems experienced
discolouring.


by most prospective
This could be due


with popping and


The views of various builders interviewed is that for many
reasons, the building block simply never became part of the
technological "culture" and experience in Namibia.


* All the semi-skilled and skilled labour was familiar with
bricks, and no new training was necessary.


* The local brick
standard bricks at
need to diversify?


manufacturers were selling
good prices - so why should


all their
there be a


* Markets were historically comparatively small. The


*


*


Municipality being the largest "developer" of low cost
housing in Windhoek, did not use them.


It is noteworthy that the Municipalities of Walvis Bay and
Swakopmund have used blocks successfully for many years.


The capacity of the local semi-skilled building fraternity
to learn new technologies is also questionable, as there
are few efforts at formal training in this country.


Therefore, no institution influential enough made it their
business in the past to make building blocks part of the
Windhoek building scene. This is obviously changing with the
efforts of PCI and a few persistent contractors meeting the
challenge of lower cost houses, and the need to lower the cost
of construction.


Page 1




2. DEVELOPMENT OF ~HE BLOCK IN WINDHOEK


2.1 History:


The original building block on the market in the early 1970's
was a 450 x 220 x 300mm cement block.


This was too heavy and too big for convenient use, so the
local manufacturers made a block from ash, in order to make it
lighter.


Problems occurred due to the fact that the ash from the Von
Eck power station included uncombusted nodules of Perite,
which caused popping and staining on plaster. A Government


-- ~ommitte~was for~ed to address the problem but not much was
done until PCI were taken to court in 1975 - 1976.


As a result the NBRI recorded its official disapproval of the
product and it fell into disuse.


Apparently, in the mid-seventies, Gough-Cooper Homes wanted to
erect large quantities of low cost houses and were so
thoroughly discouraged by the Municipality that G-C was
eventually forced to close up shop and return to R.S.A. This
could have been as a result of the problem noted under 2.1
below.


*


*


The person concerned with running G-C locally at the time:
Mr Pierce Bunting.
Gordon Merrington also has knowledge of this particular
piece of history.


In 1983 Nasboukor initiated a re-look at the product and Mr
Heckmaier (Beton and Sandstein) produced the Zenith block.
Eight houses were built in Wanaheda by Nasboukor as an
experiment. These were successful and Nasboukor produced an
acceptable specification for manufacturers.


Unfortunately, the price of the block could not compete with
brickwork. Beton and Zandstein, as the only producer of the
block at the time, simply related the cost of the block to the
cost of similar area of a brickwork, so he could not shift any
of the market to the new product as there was no competitive
advantage offered. No tenderers produced offers on block
construction.


PCI then started producing the smaller cement block, with two
partitions. The initial building block was 290 x 190 x 140mm
and was developed in conjunction with Mr Godo of Nasboukor.
The internal walls of houses were initially built using the
cement super-brick, but the bond was found not to be
satisfactory, so another size of 290 x 190 x 90mm was
developed for internal walls.


The larger block was a two compartment block, and at 13kg, was
too heavy for use by smaller people at higher levels of
brickwork and in conjunction with Mr Wilfried Schulte, a three
compartment lighter block weighing 11kg was developed.


The SABS specifications require a 3.5 mPa mix for the


Page 2




construction of the block but PCI use 5 to 6 mPa to secure a
good local product manufactured under local conditiotia.


The block is now fully accepted by the Local Authority.


2.2 Current ~echnical Data:


* 18 blocks are needed per square meter.
* 3 compartment block weighs 11kg.
* 2 compartment block weighs 13 kg.
* Cost - current example:


--··· ...
*


Large blocks cost R 1.70 _(plus GST) each, delivered to
site in Windhoek.
Smaller blocks cost R 1.30 (plus GST) each.


Transport:
600 Large blocks per Leyland 5-ton truck.
900 smaller blocks per Leyland 5-ton truck.


2.3 General comments on technology:


* The building block provides a better surface, both
internally and externally for finishing off. This is an
advantage over 110mm brick external walls.


* The thermal properties of the block are superior to 110mm
brick external walls, and in. Namibia's hot climate, possibly
superior to 230mm brick walling. This claim must be
investigated and confirmed.


* Building blocks do not have the flexibility to "take up"
differences in levels in foundation walls, which
consequently must be very level. This requires extra skill
on behalf of the brick/block layers. This is a problem
associated with all block building systems.


3. MEMO OF DISCUSSIONS WITH MR VALKHOF OF PCI:


J.l Recent projects using PCI building blocks:


3.1.1 Opangana Project:


* December 1991 to February 1992.
* 56 houses.


* Implementing Agency: Nasboukor (NHE)
* Initiated by Rotary International/ Nationwide.
*Contractor: Mr Dentlinger.


3.1.2 TransNamib - Okuryangawa Extension


* Complete in August 1992.
* 39 houses.


* Implementing Agency: TransNamib
*Contractor: Expo Construction.


Page 3




B.


3.1.3 TransNamib - Goreangab Area


*Tobe complete by December 1992.
* 30 houses.


Implementing Agency: TransNamib
contractor: Expo construction.


This project was initially awarded to the contractors on
a building block offer, but later the walling was
changed to 110mm Super brick in order to lower costs.


3.1.4 Expo/Nationwide Homes - Khomasdal Extension 12


* Complete in November 19921.
* 36 houses.


Sold privately through Nationwide Homes.


3.1.5 Expo/Nationwide Homes - Khomasdal Extension 13


* Private sales to individual owners.
* 30 stands, virtually all sold.


* The Developer is negotiating for another 17 erven in
the same extension in order to satisfy demand for
their house.


3.1.6 139 House Scheme for Nasboukor:


* Complete Feb-March 1992
* Located at - Okuryangara


- Khornasdal
- Hochland Park


* Contractor - Expo


110m SUPERBLOCK USED AS EXTERNAL WALLS:


l. HISXORY


First tried,
Municipality.


officially, in Tsumeb 1981 by the local


In 1985 Nasboukor was allowed to build 110mm external walls on
a purely "experimental" basis in Windhoek. The practice was
however from then on discouraged by the Municipality. However
Nasboukor continued to use the technology as a method of
reducing costs.


Lanco Construction built 234 houses in Wanaheda Ext 2. LTA
constructed 607 houses in Wanaheda Extensions 2, 3 and 4.


2. POSITIVE RESULTS


It was found that there was a saving of 16% to 20% on the cost
of the brickwork on a house, when compared to using 230mm
external walls.


Page 4




3. NEGATIVE ASPECTS:


" 3.1 Brick strength has to be 7 mPa. This is sometimes
difficult to achieve due to the lack of Control by local
manufacturers.


3.2 Water penetration is a problem. Ideally the external
surface needs plaster and paint to withstand moisture
penetration.


3.3 Only one surface can be built fairface - due to the
extreme irr~gularity of the bricks. Most people wanted
the inside walls plastered~ so the external surface was
done to a fairface. Nasboukor attempted to seal the
joints externally by means of "polished joints" - using
a steel striking tool and cement. This slows down the
rate of building of the wall.


3.4 One can also cement skim the wall to form a protective
layer. This however must be done in one operation to
ensure uniformity and is thus unpopular with the
builders.


3.5 The walls must
tremendous, as
was recorded by
(Stampriet) but


be shaded otherwise heat gains are
also heat loss at night. Some success
means of light coloured external paints
were not effective enough.


3.6 There is a basic resistance to the wall by the Local
Authority as being a substandard wall.


3.7 More building care
achieving fairface
external walls.


and
and


supervision
neat joints


is involved in
on half-brick


3.8 The contractors cannot bring up the walls as fast, due
to the slenderness ratios and the need for the mortar to
harden and set before proceeding to the next rise.


3.9 Experience reveals that builders will achieve fairface,
uniformity for the first rise of brickwork, i.e up to
window sill height, but thereafter, up to wallplate
height, control and uniformity is generally weak.


4. GENERAL GUIDE-L INES


4.1 Building regulation slenderness ratios of walls must be
respected.


4.2 When supervising on site, care must be taken that
beds are completely dense to repel moisture.
beds must also be as thin as possible in order to
the weakest part of the fabric - the mortar bed.


mortar
Mortar
reduce


4.3 The economy of building/designing with block is that the
block module dictates the size of rooms, as the block is
not as easy to cut as are bricks. In the case of block
construction it is e a sier to compromise on the roof
sheets.


Page 5




comparative costs of various types of external walling alternatives
as at October/November 1992: }


230mm Superbrick per m2
140mm Hollow block wall per m2
116mm Brick wall per m2


= R 67.53
= R 55.66
= R 36.46


Slight variance might occur due to differential in discounts given
to contractors.


C. ALTERNATIVE FLOOR SLAB TECHNIQUES:


Nasboukor had experimented with 65mm thick power-float finish
concrete floor slabs. In their opinion successfully (Mr


-- Godo).


The compaction of the fill under the floor is a very important
aspect in such a case. The contractor's supervision must be
thorough.


The use of packed brick floors was considered but not tried in
practice. This could be considered for verandah's.


D. COMPACTED EARTH FLOOR:


Compacted earth floors were done by Nasboukor in Otjiwarongo
and in Hakahana, Windhoek.


There was a general objection to this practise at the Hakahana
project. It was however the first item upgraded by the
occupants as it was the easiest thing to simply lay a slab
between the walls.


General comments:


* Door levels must take into account the future rise in floor
levels if compacted floors are upgraded at later stages-


* This should only be a "voluntary option" - given the
history of the use of this cost saving process.


E. ASBESTOS AND FIBRE CEMENT ROOF SHEETS:


Although a strong building element, the following problems are
noted.


The technology of working with the roof sheets is not highly
developed in the local industry.


* Edges (ridges and valleys) and parapet details are
difficult to handle if not done by appropriate experienced
artisans.


* Houses are difficult to extend with the same material
particularly as there is little choice of purchase point
and no delivery by the suppliers of fibre cement.


Page 6




" Should the material crack, it is difficult to mend.
J'


" The amount of onsite supervision of all the processes of
handling the material is above normal and is an effective
dis-economy.


" Both in Swakopmund
occur which causes
underneath the sheet.


and Windhoek, condensation
fungus to grow in black


problems
patches


The practise of the poorer community of storing heavy articles
on the roof of the houses preclude the use of asbestos on core
and other extendible houses. Heavy articles such as bicycles,
furniture etc thrown onto the roof, crack the material.


-- There is --also a well developed fear of the health hazards of
asbestos at all levels. Returnees have informed the local
people that. the use of the material is banned in Germany.


Our enquiries from Mr Michael Nederlof of Fibre-Cement
Products, reveal that the asbestos content of all corrugated
sheets and formed products has been reduced from 50% to 10%
and that all their flat sheet products e.g cills, ceiling
sheets and fascias, have no asbestos content.


F. GMS ROOFING SHEETS:


The conventional roofing material of galvanised mild steel
corrugated iron and IBR profile roof sheets are the most used
roofing elements locally. The material is well known, has
many suppliers and is competitive. It is however a material
that absorbs and transmits heat. Therefore ridge roof venting
details should be used if ceilings are not being provided in
the house.


The problem of white rust is associated with gms roof sheets.
If the rust has penetrated the galvanising layer, then the
sheets must be rejected (or used at the owner's own risk) and
if the rust has not penetrated, then a layer of · zinc chromate
primer must be painted over the rusted areas that overlap and
have contact.


G. WINDOWS :


Clisco windows


The "Clisco" window/surround is being used with
achieving cost savings in the "low cost" housing
present being constructed in Khomasdal.


Savings are achieved in that:


success in
schemes at


* Internal and external cills are provided by the metal/frame
* No window reveal plastering need be done.
* The process of building construction is speeded up.
* It is easy to achieve neat tidy construction.


On the negative side one must note that in the case of


Page 7




self-build and self-help applications care needs to be taken
not to chip or scratch off the priming paint layer d~ring the
building process ". The need for continued maintenance
afterwards, could prove a problem.


The initial paintwork must also be thoroughly done in order to
prevent rust.


It is suggested that the use of this material is limited to a
choice exercised on a voluntary basis with the full approval
of the participant.


Page 8




ANNEXURE S\\A


LEVEL OF SERVICES IN
RESETTLEMENT AREAS




REPORT ON EXISTING AND PLANNED SERVICES IN THE RESETTLEMENT
AREAS


" ··t.


INTRODUCTION
 This report deals with the physical environment of the
resettled areas. The purpose of the report is to have a
picture of the context in which the WLIHP is to be
developed. The report covers the technical services [ water
supply, sewerage reticulation, electrical reticulation J,
as well as community and social facilities.


A: TECHNICAL SERVICES.


1-.····· water .. supply ..
 For layouts and an area analysis see Table 1 and layout
drawings appended hereto.The following comments are from a
meeting with Mr. Dainat of the Windhoek City Engineers
Department.


* The existing reservoirs have the capacity to supply
the resettlement areas with water to every erf.
* In areas where the reticulation needs to be
extended, the question of who will pay for this must
be discussed. The municipality does not have funds to
do this.
* The cost of extending the reticulation in order to
supply every erf with water has not been determined.
* Cost of a connection to the municipal mains:R
675.00 [for a connection from the Mun. supply on the
same side of the road. Labour R 330.00. Materials R
345.00.]
* Densities for communal standpipes: 1 per 25 erven.
cost R 700.00.
* Densities for communal toilets: 1 per 100 erven.
These are provided by the developer not the Mun.
* Goreangab dam supplies a little water to Windhoek.
There is a slight long term risk of the water being
polluted by the aqua-privies and there is nothing to
be done to minimize this risk.
* See Appendix A for costs of Mun. water supply
pipes.


2. sewer Reticulation.
For layouts and an area analysis see Table 1 and the layout
drawings appended hereto. The following comments are from a
meeting with M . Dainat of the Windhoek City Engineers
Department.


* The existing sewage treatment plants have the
capacity to serve Okuryangava but not ;the Goreangab
extensions, which will have to be serviced with aqua-
privies.
* The sewer reticulation would have to be extended in
some areas of Okuryangava if every erf is to have a




page-2


municipal connection. Again the question of who would
finance this needs to be discussed.
* see Appendix A for costs of Mun. sewer~
* A proposal for the aqua-privies is currently with
the Ministry of Local Government and Housing for
approval. The municipality is investigating the
possibility of manufacturing these locally in order
to reduce the costs.
* size of sewers:


100mm dia. serves 50 to 100 erven at 1:60.
150mm dia. serves 200 erven at 1:60


* No Mun. costs for sewer connection to Mun. sewer.
* Two types of aqua-privy:


Wet: like a standard w.c.
Dry : needs only 1 to 2 liters a day which is


man~~lly po~red in. There is no cistern.
* Both types have the tank filled with water and some
decomposable material to begin with. The tank has two
compartments, the second one has only fluids in it.
* Cost of aqua-privy:


Labour and pipe work: R 780.00
Tank: R 1 400.00 [inc. railage and GST]


* Aqua-privy tank will have to be cleaned every 5
years by pumping out the solid deposits. This will be
done by the Mun.


3. Electrical Reticulation.
 For layouts and an area analysis see Table 1 and layout
drawings appended hereto. The following comments are from a
conversation with Mr. Diener of the Windhoek City Engineers
Department.


* A high tension cable is to be installed early next
year in Okuryangava ext. 4 & 5 which will enable
these areas to be developed with low tension network.
The high tension cable is in the Mun. budget and has
already been paid for.There are no plans to develop a
low tension network until the demand for this is
determined. Once this is established, discussions
with the city Engineers should be held to plan this.
The same applies for Goreangab ext. 1.
* Regarding overhead supply lines, this is under
consideration but the limitations are the lack of
technical skills in installing this type of system
and the township layouts which have not allowed for
this. [Apparently there are required distances to
accommodate support stays etc.].
* Pre-payment meters have recently been installed in
50 homes in Okuryangava. Depending on user response
the Mun. intends to install these as standard items
throughout the city.
* Costs of extending the low tension supply depends
on the extent and standards required. The network can
be designed to enable future upgrading.
* Current cost of a connection to an underground
municipal supply including a pre-payment meter




page-3


(connection to overhead supply may be about R 500.00
cheaper]: R 1 200.00


Labour: R 804.00 · i
 Materials: R 396.00


* Costs of street lights depends on the standard of
lights provided and the type of poles, but the
following can be used for budget purposes:


R 1 500.00 per timber pole per 50 to 60 metres.
R 3 000.00 per steel pole per 50 to 60 metres.


* The Mun. supplies street lights only in the main
streets. Further streetlighting is for the
developer's own cost.
* Costs of low tension network:


R 2 500.00 per erf includes switch gear from the
sub-station
* The Mun. can supply electricity to shacks or houses
which are not fully wired, by supplying a " ready
board " with the pre-payment meter. this consists of
two socket outlets and a light connection which can
be extended.
* The high costs of the Mun. connection could be
reduced if the Mun. were allowed to provide a circuit
breaker [ say 5 Amps) instead of the meter. Charges
for electricity would then be low enough to allow the
application of an average. This requires a change in
the current regulations.


B. COMMUNITY AND SOCIAL FACILITIES.


1. Schools.
 The following comments are from a conversation with Mr.
Kobie van der Schmidt of the Ministry of Education and
Culture.


* A number of erven in the resettled areas are zoned
for schools in the Town Planning Scheme. None are
built.
* The Ministry recognizes the need for schools in the
areas though none a.re planned. A feasibility study
will be executed next year and planning will proceed
from there.
* The Ministry has prototypical school plans approved
so that the planning phase is shortened.


Note: Preliminary findings from the socio-economic
survey indicate that there are about 500 children of
school going age in the resettled areas.


2. Health. _
The following comments are from a conversation with the
Director of Regional Services, Ministry of Health and
Social services, Dr. A. Hanekom.


* The Ministry is responsible for
development and administration of
network of services is:


the planning,
clinics. The




page-4


Local clinics: basic health and diagnostic
services


Area clinics: more · specialized services and
operating facilities.


Hospitals: full medical services
* Clinics in and around the resettled areas:


Okuryangava ext. 1: new clinic due to be opened
this month.
Hainyeko: at the Hainyeko community centre, this
clinic also serves the Ombili and Goreangab
residents.


* No other clinics are planned in this area but the
Ministry wi l l monitor the situation to asses needs.


3 ;-···Police ·-stations.
 The following comments are from a meeting with Chief
Inspector Lauw of NAMPOL who is responsible for the
planning of police stations.


* There are three police stations in Windhoek:
Katutura ( Independence Ave. )
Central Windhoek ( Bahnhof Str. ]
Wanaheda ( Independence Ave. still under
construction]


* The next one will be in Khomasdal, probably in 5
years time.
* None are planned for Okuryangava, but judging by
the pace and direction of growth and considering the
densities in these areas the next police station will
probably be in Okuryangava.


C. COMMUNITY AND SOCIAL FACILITIES [PRIVATE]


A number of erven are zoned for institutional
development. The following is a list of erven sold
and the buyers:


525 - St. John's Apostolic Church ( erf is zoned
for a church, unable to contact for confirmation
about their intentions).
955 - Christian Assembly (erf zoned for a church,
unable to contact for confirmation of their
intentions] .
953 - St. Michaels of Katutura [ no plans for
development J.
682 & 683 - Namibian Women's Centre this centre
is already functioning as a focus for women's
activities.
2301 - Land is currently being leased from the
Mun. A creche is run by the community with
assistance from the International Red Cross. The
organizing committee has drawn up a constitution
and has applied for status as a welfare
organization. This will enable them to buy the
land from the Mun. at reduced rates. The Min.
also assists in the running of the creche.




page-5


921 - application has been made by Prestige
Properties to sub-divide this erf to develop a
day care centre.(waiting confirmati~ntfrom
Prestige ·Props.].


* Goreangab is not an officially proclaimed township
and so no erven may be sold [ according to Mr.
Joubert of the Katutura property section of the
Municipality ] .


D. COMMERCIAL FACILITIES.


* The erven around Ondoto str. in Okuryangava ext.1
are zoned Business and Restricted Business. Of the 41
erven, 25 are sold and the Municipality are rezoning
the remaining Restricted Business to Business.
* Two of the erven are developed as supermarkets.
* The Mun. has not stipulated by when these erven
should be developed after purchase, so it is
difficult to tell what and when developments will
occur. Judging from the amount of building activity
in the area this area will develop quickly as a small
commercial node.


CONCLUSION.


* The community and social facilities planned for the
resettled areas are limited and any additional
facilities could serve the community if they are well
planned and properly integrated into the society.
* As far as the technical services are concerned, the
participants in the WLIHP will have to be identified
more specifically before the extent of the need to
upgrade or extend the services can be determined.
* Future extensions of services must be fully co-
ordinated
with the Mun. after the needs of the communities are
fully understood if the programme is to avoid a
situation similar to the current one in Goreangab
where the services provided are inadequate to meet
the needs of the community and upgrading will incur
costs which could have been avoided with proper
planning.
* The demand for additional police stations is
unlikely to be met in the near future. The
communities will have to involve themselves in the
security of their own areas. Improved street lighting
would assist this.
* The large erven set aside for the development of
schools is helping to increase the development costs
of residential areas and schools. This is an aspect
of the physical environment which is beyond the scope
of the programme but needs to be addressed.


services.wps
AEWll. 92




L___ ____ _


APPENDIX A:


MUHICIPAL COSTS OF WATERMAINS R/  :


(FOR ESTIMATES)


Diam. 63 ~ PVC


Diam. 90 = PVC


Diam. 110 = PVC


Diam. 160 = PVC


Diam. 200 =- FC .


Diam. 250 = FC


1992 -


R as.co


R 94.00


R 112.00


R 135.00


MUNICIPAL COSTS OF SEWER R/m


(FOR ESTIMATES)


Diam. 100 = E.W.


Diam. 150 = E.W.


R 160.00


R 195.00


Based on the Unit Rate contract (all included)


APPENDIX A:


. J




FREEDOM
LAND


SHIPENA


OKURYANGAVA
4 & 5


GOREANGAB
EXT l


TABLE 1


WATER


Standpipes.


None.


Standpipes at
communal toilet


blocks only.
Local reticul-


ation for stand-
pipes only.


EXISTING


SEWAGE


Communal
toilets.


None.


Communal
toilet blocks.


Standpipes being None.
installed. Local Area cannot be
reticulation for accommodated
standpipes only. into water


borne network.


DESCRIPTION OF SERVICES BY AREA.


ELECTRICITY


Area is fully
serviced. Needs 1
only individual ,1


connections.


None.


None.


None.


WATER


Area is fully
serviced. Needs
only individual


connections.


I


PLANl'jED


SEWAGE


' Area is fully
serviced. Needs
only individual


connections.


No plans for ex- No plans for ex-
tensions. Network tensions. Network
could be extended could be extended


to include this to include this
 area.


Network will have
to be upgraded &


extended to en-
able connections
at every erf. No
plans to do this.


Network will have
to be upgraded &


extended to en-
able connections


: at every erf. No
1 plans to do this.


area.


Municipal sewage
network would have


to be extended to
enable connections


at every erf. No
plans to do this.


Area to be
serviced with
aqua-privies.


ELECTRICITY


See existing.


No plans for ex-
tensions. Network
could be extended


to include this
area.


High tension cable
installation in
1993. Low tension


network can be
planned once demand


is known.


No plans. Could
borrow low t~"'nsion
from Goreangab Prop
for street lights.
Low tension need to


be asc,ertained.




A N N E X U R E 5\\B


INFORMATION
CAMPAIGN AND VIDEO
OlITLINE




j-


VENT PIPE


GROUND W A L L - - -
AROUND PIT -- - - COARSE RIVER SAND


TOILET
(NOT IN


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MATERIAL AROUND
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[1- -· --- ·- --- · ------.--... · 7d 100mm SANDLAYER SECTION


COMPACTED FILL
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rv ;$= ;= - - - -1
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NHE-KfW
WINDHOEK LOW INCOME
HOUSING PROGRAMME


DEC.92


TYPICAL
AQUA-PRIVY


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--


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NHE-KfW
WINDHOEK LOW INCOME


HOUSING PROGRAMME


RESETTLEMENT AREAS
. OKURYANGAVA


PLAN No. 5


LEGEND:


I. ONHELEIWA
2. EPANDULO
3. NANGOLO
4. ODUDULUKA
5. ONYEKA
6. ONGHUUO YE PONGO
7. SHIPENA
8. FREEDOM LAND
9. JOSEF NEPANDO
10. OMBILI


: .


SCALE:


~
100 200
 ~ I


300
 I


400
 I


metre


ID]
OEC.92




I


NHE-Kf W
WINDHOEK LOW INCOME


HOUSING . F-?ROGRAMME


bKURYANGAVA
. COMMUNITY· FACILITIES


LEGEND:
I. ERF 2031.
2 DA y CARE CENTRE


· ERF 921.
POSSIBLE FUTURE D .
CARE CENTRE AY


3. SITES ZONED FOR
SCHOOLS


4. BUSINESS ERVEN
S. NEW CLINIC


!,


i


i=r1. ==-=-=-=-========-=--_JI
I SCALE:


~ 4100 roo 300 I mefres


DEC.92




NHE-KfW
WI DHOEK LOW
. . HOUSING p INCOME


~~~~~~~~-ROGRAMME


RESETTLEMENT SE AREAS
RVICES LAYOUT
ELECTRICAL
RETICULATION


TOWNSHIP:


__ o_KURY ANGA VA


LEGEND:


ROUTE OF
PLANNED
H.T. CABLE


AREA TO BE
SERVED BY
EXTENDED NETWORK


AREA SERV
EXISTING NEETD BY WORK


0
1' }!!I !!I r 13 14


kilometre


OEC.92 m




I
I
I
I


I
I
I
I
I
I
I
I
I


j


NHE-KfW
WINDHOEK LOW INCOME
HOUSING PROGRAMME


RESETTLEMENT AREAS
SERVICES LAYOUT


TOWNSHIP:
GOREANGAB EXT. I


SETTLEMENT:
GREENWELL MATONGO


LEGEND:
EXISTING WATER - - - - - -
SUPPLY LINES:


SCALE:
50 1 1 0 0


(50 100 r ei
metres


DEC.92


I


"


- 


-


I_ _I


0




·NHE-Kf W
WINDHOEK LOW INCOME
HOUSING PROGRAMME


RESETTLEMENT AREAS
SERVICES LAYOUT


TOWNSHIP:
OKURYANGAV A EXT. 3


SETTLEMENT:
FREEDOMLAND


SHIPENA


LEGEND:
EXISTING WATER
SUPPLY LINES:


EXISTING SEWERS:


TOILET BLOCKS:


SCALE:
f ,O


7


, .-:. "'


1 1 0 0


"


I
metres


ID] DEC.92




NHE-KfW
WI DHOEK LOW INCOME


HOUSING PROGRAMME


RESETTLEMENT AREAS
SERVICES LAYOUl


TOWNSHIP:
OKURYANGAVA EXT. 4


SET-TLEMENT:


JOSEF NEPANDO


LEGEND:
EXISTING WATER
SUPPLY LINES:


EXISTING SEWERS:


TOILET BLOCKS:


SCALE:
~ . r---,50


metres


DEC.92


"


1


100


I I




I


I
I
I
1.


NHE-KfW
WINDHOEK LOW INCOME


HOUSING PROGRAMME


=====--:.-:.-:.-:..-:..-:.-:..-:..::_=-=--=-=-==-=-=-=:_,,
RESETTLEMENT AREAS


SERVICES LAYOUT
TOWNSHIP:


OKURY ANGA VA EXT.5
SETTLEMENT:


NANGOLO
ODUDULUKA
ON.YEKA


ONGHUUO YE PONGO


LEGEND:
EXISTING WATER
SUPPL y LINES:


EXISTING SEWERS:


TOILET BLOCKS;


SCALE:


~ 150
metres


DEC.92


"


1100


m




- "., - ..


NHE-KfW
WINDHOEK LOW INCOME


HOUSING PROGRAMME


RESETTLEMENT AREAS
SERVICES LAYOUT


TOWNSHIP:
OKURYANGAVA EXT.5


SETTLEMENT:
ONHELEIWA
EPANDULO.


LEGEND:
EXISTING WATER
SUPPLY LINES:


EXISTING SEWERS:


TOILET BLOCKS:


SCALE:


f!= 150


, r
: .


1100


 


I
metres


ID]
DEC.92




1/
INFORMATION CAMPAIGN


A decision to start an information campaign was taken on
18/11/92. It is important to start with the information campaign
as soon as possible so that the community can be organised in
time for the implementation phase which is planned for the first
week in February.


The community participation programme has started already with
the relocation of the people to the resettlement areas and the
establishment of village committees. Local leadership are
already being developed and it is already important that the
communities receive more general information on the proposed
programme of resettlement upgrading.


TOPICS TO DISCUSS WITH THE TARGET POPULATION.


1. HOME OWNERSHIP IN GENERAL;
* The rights and responsibilities of home ownership.
* Who is owning the land?
* How does land ownership work and how does the transfer of


ownership take place?
* Why buy land?
* The role of the Municipality
* Services and servicecharges.


2. OTHER ISSUES; (With the target population)


* The principle of sweat equity.
* Diffrences and resemblances of rural and city life.
* Voluntary work and the spinn offs of voluntary involvement


in the soullution of their housing problems.
* Social work assistance.


3. THE PROGRAMME.


SUBPROGRAMME 1; UPGRADING OF RESETTLEMENT AREAS


*
*
*
*
*
*
*
*
*


The buying of erven.
Community participation/involvement.
Savings schemes.
sweat equity.
Upfront subsidy.
Community news letter.
Representation on steering committee.
Self-help construction.
Money collection for loan repayments.


Voluntary work.


.,,. 1'.j~d-1-~


SUBPROGRAMME 2; CORE HOUSE PROJECT


* Building materials loan system. _/
* Se l f-help construction.
* Community participation.
* Sweat equity.
* Upfront subsidy.
* Savings schemes
* Credit note system.




2/


SUBPROGRAMME 3; LOAN GUARANTEE FUND.


* Information on the programme to all private financial
institutions.


* Information on the availability of loans for low-incomme
housing.


* Motivation campaign for private people to make use of this
loan facility.


4. INFORMATION TOOLS / AGENTS


* Community news letter.
# To be handled by the community with the help


of the community development workers.
* Pamphlet to discuss the different project components.


# Project description i) Upgrading of resettlement
areas.


ii) Core house project.
# Savings schemes
# Service charges


* Municipality
* Public relations division of the NHE


# Help with the preparation of the information campaign.
# Preparation of information pamphlets on DTP.


* M L G H
# Help with information campaign through their community


activators.
* Video


# Diffrence between rural and city life.
# Old situation (single quarters) and new situation


(resettled area)
# Home-ownership in general.
# Voluntary work/ community part i cipation.
# Sweat equity.
# Resettlement programme.


***************************************


* Co-operation of the Municipality is vital for the success of
this campaign.
* The services of a communications expert may be needed to help
with the info campaign.


Contact Person. Norman Curry
University of Namibia (Communications


Division)
Telephone: 3079111


* Video Producers: MEDIA MIX Neal v/d Berg
Telephone: 62957. Fax: 216375
NEW DAWN VIDEO Mr. Akwaake
Telephone: 221431
INTER VISION Paul van Schalkwyk
Telephone: 225665.




1


VIDEO: DRAFT PROPOSAL FOR INFORMATION VIDEO, PREPARATION
FOR WINDHOEK LOW INCOME HOUSING PROGRAMME (RESETTLED
COMMUNITIES AND SQUATTERS)


1. The purpose of the video
- A tool to explain basic concepts


- obtaining services, land and shelter in an urban
area


- support from the Windhoek Low Income Housing
Programme


- community participation and organisation
The video will be used to introduce the small group
discussions during the information programme.


2. Target group
- Recent Squatters (8 groups in 3 areas) resettled in


Okuryangava and Goreangab Extension 1 in Windhoek.
Language: Mostly Oshiwambo speaking group, but other


language groups are also present.


3. General Comments
Visuals of narrator talking should be limited, or


excluded, except in cases of community members. Images of
objects of discussions to be included


Music to have Namibian/African character known and
preferred among community.


Duration about 20 to JO minutes
Main video in Oshiwambo, translations in Afrikaans


and English (not subtitles)


4. outline of script:


FRAMEWORK AND PURPOSES


(4.1) INTRODUCTION
Introduction to generate interest


viewers identified themselves with it.
of the video.


(4.2) OBTAINING SHELTER IN URBAN AREAS


in video, to have
To indicate purpose


Explain the presence of local authority as a service to
the people, the obtaining of shelter and housing in the
~rban areas, stimulate awareness of the housing process, the
land, municipal accounts and construction costs, leading to
financial implications for the occupants.


(4.3) FUTURE SUPPORT FROM WLIHP AND THE INVOLVEMENT OF THE
COMMUNITIES


make people aware of the WLIHP and the possible support
it can give and the scope of the programme


stimulate awareness of own involvement and importance
of committees as representatives for their own community.




2


4.1 INTRODUCTION


The target group experience is illustrated: single
quarters squatters and others moved to resettlement areas
during 1992. Community members explaining their history


The questions from the people are brought up by community
members like: what will happen now they are resettled? can
they build houses? why do they have to pay for land, water
and all the other taxes? who are going to support them?


4.2 OBTAINING SHELTER IN URBAN AREAS


Living in a town means that there are lots of people
living together. All these people need water, toilet pipes,
roads, electricity, rubbish removal and land to build houses
on.


- If a lot of people live together and they do not have
proper methods of getting rid of rubbish, dirty water and
toilet wastes or they do not have clean water they can
become sick. Diseases like diarrhoea and cholera are the
result of dirty environments and dirty water.


- Without electricity there are no street lights and people
feel unsafe.


- To make sure water, rubbish removal, electricity, dirty
water disposal and other services are available, the people
in a town need an organisation that can plan for it, provide
for it and look after it.


The organisation making these services available is the
municipality. People living in each town have their own
municipalities. They choose a council that rules the
municipality and its work. The municipality's work i ,s to
make sure the people receive the services they need - water,
rubbish removal, sewerage, electricity, roads and others.
They also have to look after these services and ensure i.t is
always available to the people.


People living in towns have to pay for these services and
they also have to pay for the people to do the work. This
they do by paying monthly accounts and pay for the land with
the services on. We will look a bit more at why land is not
free and why we have to continue paying the municipality
every month.




3


1. Land in towns:


Each piece of land in Namibia belongs to somebody - a
person, a company, the municipality, government or to
kinship groups. People in towns need to make sure they
know which portion of land is theirs to avoid people
fighting about land. To enable this the municipality divide
the land by drawing plans, then have it approved by the
townships board, after which a landsurveyor take the
measurements to put pegs in to demarcate the indidi vidual
plots. Landsurveyors are paid for putting in the pegs in
the correct place . One should never remove pegs on your
plot, to have it replaced can cost around R200 (Rl30 per
hour to do the work)!


- A road is necessary to enable people to get to their
plots. There also need to be water, sewerage disposal
methods and electricity lines in the vicinity. Roads,
water, electricity and toilet pipes cost money - for the
materials and the workers doing the work. After providing
these main services the municipality sell the land to people
and organisations. The price of the land includes these
main services to the area and the cost of dividing and
surveying the land.


- When the first groups of squatters were resettled, the
municipality wanted the money before people could move on
the land. The NHE had to buy the land first from the
municipality. Only then could it be allocated to the
households from the single quarters and Shandumbala. These
people will have to buy the land now from the NHE and not
the municipality.


- If land is divided and surveyed, and one buys it, it can
be put on a person's own name in the registrar of deeds
office. In the deeds office all the papers of the whole of
Namibia are kept safely as proof to whom land belongs to.
By having land registered on a person's own name one can
used it for security for a loan - this security is also
registered and is called · a bond.


According to the law, land belongs to a person once a
sale contract - called a deed of sale - has been signed.
Land can be very expensive. A plot in Pionierspark costs
R ........ , a plot in Khomasdal costs R. . . . . . . " " " . . " . . . in
Okuryangava it costs about R 5 200, with enough waterpipes
for future connections to each plot and in Goreangab it
costs R 4 600 with aqua privies and only enough waterpipes
for communal taps.


The price of the land depends on how much money was used
to put in the services as well as the size of the plot.
Plots in Goreangab are cheaper because they are smaller.




4


The more services the municipality provide, and the larger
the plot, the more expensive are the plots.


If a person has not money to pay cash for the plot, you
can take a loan and pay it back over time. This loan and
monthly payments are then written in the deed of sale. It
is also written in the deed of sale if a person does not pay
regularly, that the contract can be cancelled and the plot
can be taken back by the agency giving the loan. One also
pays interest on the loan, which means more money will be
paid back than the amount that was borrowed.


2. Municipal Accounts


- It is also very important that the services put in by the
municipality are to be looked after - if a waterpipe breaks
it must be repaired, the main roads need attention and the
municipality must be able to keep on doing its work,
therefore it needs money. Once a person have one's own land
in the town one has to pay your municipality every month to
enable them to continue with their work. These payments
include assessment rates, which is a property tax, as well
as basic water- and basic sewerage taxes. If one has
electricity lines in your area, one also has to pay basic
electricity taxes.


People also have to pay every month for the services
being used by the inhabitants of the house or area during
the month. These include the refuse removal, the water and
if one has electricity in your house one day, also the
electricity. Because water has to be cleaned and to be
pumped it is no longer free, and the people have to pay for
the water they use.


3. Improve living conditions / environment/houses


- Once a person signed a deed of sale, he or she can build
a brick house on the plot. It cost a lot of money to build
a brick house. It is often the biggest expense people have
in their lifetimes.


Houses can be built by developers, like finished houses
vf the NHE; by Prestige Property or developers; by builders
you appoint yourself; by groups of people like Saamstaan; or
by individuals with the help of their family like the self-
help houses in the south of Namibia.


- Here is an example of the costs of a one room house,
planned by the people of ongwoyepongo themselves. Bricks
cost R ."..".. , cement R ......... , timber R ......... ,
corrugated iron, toilet R "........ and bath R "......... A
builder will ask R ..."..... to built this house. The total
will be R ........ .




5


Finished houses - built by private developers cost a lot of
money. Prices of private developers in Okuryangava range
from R ......... [price of house with visual] to R ".......


- If houses cost so much how will the individual households
be able to pay for it? Most people borrow money from the
bank, the building society or NHE to pay for a house. It is
seen as a saving, or investment, since once a person owns a
house you have something for the day you retire. You can
sell the house and get the cash again, or like your plot,
your family can inherit it.


4.3 WLIHP AND FUTURE SUPPORT


1. The WLIHP


Where will people being resettled from squatter areas and
the single quarters get support to improve their houses?
A special programme is planned which also will look after
resettled households in Okuryangava and Goreangab. It is
called the Windhoek Low Income Housing Programme.


A development bank in Germany, the KFW wants to help the
Namibians to improve their living environment. This bank
appointed people, the Sum-McNamara consultants to work with
the NHE and to give support to low-income people in Windhoek
to improve their living condition by means of this Windhoek
Low Income Housing Programme. Members of the resettled
communities also took part in the planning for this
Programme (Photos of Participants?)


People living previously in squatter areas like the
Single Quarters and who were resettled, are to be assisted
with advise, information, communal facilities and individual
loans. The programme plans to support community groups as
well as individual households.


2. Communal facilities and community participation:


- Communal facilities are all those things we use together
and share as a group of people. The community groups might
need lights in the street, more water taps, more toilets or
community centers.


To make it possible for people to make decisions about
communal improvements they have to work together. They have
to decide together whether a tap, a road, a toilet, lights,
or a community centre are needed. They also have to decide
together what work the people themselves can do to obtain
community facilities. If the community help for example to
do parts of the building work, or excavations, or maybe
raise some funds to make a financial contribution, the




6


programme will provide materials and certain assistance as a
donation to the community.


- The community will then have to be prepared to organise
themselves for this assistance. They will have to have
meetings to discuss these facilities and to discuss how to
look after their communal facilities - if something breaks
down they have to repair it.


It is not always possible for all the people in an area
to speak to the municipality or the NHE, to tell them about
their problems, their needs and their choices - therefore
the communities choose their own committees to work for
them. Committee members are voluntary workers, elected by
their own communities. They have to speak on behalf of the
community. They have to report back to the community they
represent and will have to come and tell at meetings what
the community is saying about any proposals. To make sure
you know about any decisions you have to attend the
community meetings.


3. Support to Individual Household


The programme plans to make it possible for individual
households to buy the land they are living on and to start
building brick houses.


It is very difficult for low-income people to get loans
from formal institutions, because they are regarded to be
high risk and that they will not be able to pay back. In
the case of this programme, loans will be made available to
individual households, even if their incomes are low. These
loans will have to be paid back on a monthly basis and are
not donations.


Households can take loans for the land as well as for
building purposes. Each household will have to decide what
size loan they can afford. For example will it be money for
a foundation with a floor, one complete room or even a
bigger house. It will be very important to first look
whether your household will have enough money to pay the
loan back as well as to pay your municipal account, before
you agree to take a loan to build a house.


Before you take a loan for building a house, you have to
save 10% of the amount of money you want to borrow. That
means when you have saved RSOO you can borrow RSOOO. If you
have only saved RSO, you can only borrow RSOO. You can save
this money with the NHE, by filling in a card for a request
to open a deposit/savings account.


There will also be a technical advisor, giving advise on
construction issue and a community worker available to serve
the communities. People can go to them for advise.




7


- Together the community, the committee, the SumfMcNamara
consultants and the NHE personnel will have to work hard to
make sure the most important needs of the resettled
households in Goreangab and Okuryangava people are being
met. If the people are prepared to work together and do
certain things for themselves more needs can be met.




A N N E X U R E 5\\C


MODEL COST FOR
UPGRADING OF
SERVICES IN
RESETTLEMENT AREAS




EXTENSION OF INFRASTRUCTURES IN RESETTLEMENT AREAS


Assmgptions


* One stand-pipe every 25 plots
* Communal toilet block no more than 100 mts away


from every plot; maximum of 100 families using block.
" Sewers extended for new toilets only;
" Water lines extended to serve pubic standpipes


only;
* Street lights every 40 meters on wooden poles.


--------------------------~------------------------------
SETTLEMENT Comunal Stand 63 mm 100mm Street lights


Toilet Pipe water sewer ml number
-----------------------~--~------------------~----~---~--
Onheleiwa 2 2 50 m 210 m 1300 33
Onyeka 1 1 30 m 10 m 500 13
Nangolo 3 5 400 m 200 rn 820 21
Ondunduluka 1 15 m 40 2
Joseph Nepando 2 5 240 m 230 m 1070 27
Epandulu 1 1 15 m 30 m 250 7
Freedom Land 1410 36
Onghuuo Yepongo 3 200 m 410 11
Shipena 2 2 50 m 130 m 440 11
Grwell. Matongo 9 1730 44
 ---------------------------------------------------------
Unit total 20 20 1000 m 810


Unit price Rs 7000 1000 100 200


TOTAL COST Rs 140000 20000 100000 162000


m 7970 205


2000


410000




ANNEXURE S\\D


LOAN GUARANTEE
FUND PROPOSAL




WINDHOEK LOW-INCOME HOUSING PROJECT


LOAN GUARANTEE FUND


Purpose


01 The purpose of this paper is to suggest some
conditions for NHE t o assign part of the KfW grant to
facilitate the development of a Loan Guarantee Fund to
encourage private sector participation in the financing
and delivery of low-income housing.


Background


02 The Government of the Republic of Namibia and the
KfW (the German Bank for Reconstruction and Development)
have signed an agreement to co-finance a programme to
provide housing solutions for the urban poor.


03 The Programme is targeted to families with monthly
incomes no higher than three times the Primary Household
Subsistence Level (in Oct. 92 lPHSL=Rs 830). The maximum
financial burden arising from a loan for a plot with a
housing solution, including municipal charges must not
exceed 25% of household income.


04 A grant of DM 9.600.000 has been made available as a
financial contribution from the German Government to NHE,
which is currently revising the original project concept,
the construction of 600 houses at Otjomuise area, with
support from a German-Namibian consulting consortium.


05 In June 1990 the SWABOU submitted to the Ministry of
Local Government and Housing a proposal to encourage
private sector involvement in the financing of housing
solutions with costs ranging from 15000 to 35000 Rands.


06 Despite sufficient availability of capital funds,
private institutions are reluctant to attend the housing
finance needs of low-income groups due to the high risks
involved. To limit this risk, the creation of a Loan
Guarantee Fund was proposed, that would cover the insured
building societies in the event of a loss on the sale of
a repossessed property arising from default of whatsoever
nature by the borrower.


07 The building societies usually grant home loans up
to 80%/ 95% of property valuation. The Loan Guarantee Fund
would reduce the risk in an additional 20% approximately.




2


08 Under certain conditions, part of the funds granted
by KfW for the Windhoek Low-Income Housing Progr .amme
could be applied for the creation of this Loan-Guarantee
Fund. These conditions refer to the form of operation,
potential target group, monitoring and control and
possibilities of change according to performance.


General considerations


09 An immediate objective should be making existing
demand effective. If a sufficient number of seekers of
housing solutions in the 15 / 35.000 Rs. range appears, it
is expected that the market will respond with appropriate
solutions.


10 Loans should permit the borrowers a flexibility of
housing options, and could for instance be used for the
purchase of new houses in plots, of existing houses, or
flats in apartment buildings, provided there is
sufficient mortgage guarantee.


11 As the availability of proclaimed land is certainly
one of the major bottlenecks for providing housing
solutions, mechanisms other than mortgage based loans
have to be developed, including intermediary loans
through development companies that, after proclamation of
land could be transformed into mortgage loans.


Proposed form of operation


12 As the necessary risk capital derives from KfW grant
to NHE, NHE will hold the Fund in trust for an initial
period of five years at a financial institution of its
choice. A maximum total amount of OM 1.000.000 could be
assigned for the creation of the Loan Guarantee Fund from
the grant, if the KfW approves this proposal . Interest
accrued will be capitalized in the Fund.


13 After the initial five year period, on conditions
to be established while preparing the general agreement,
NHE may either renew the deposit for another period or
recover it and invest it in the Revolving Building
Material Loan Fund.


14 Participation will be open to any interested
financial institution. A Steering Committee including
representatives of NHE, MLGH, Building Societies and
Bdnks will prepare the initial agreement on
participation, and the general rules of operation.




3


15 No new institution will be created or offices
established for the management of the Fund. Each
participating organization will assume the corresponding
administrative costs like in conventional lending
procedures. NHE will receive copies of the approved
applications and file them for the event of claims being
presented.


16 Operational procedures will be spelt out in a
Manual, specifying conditions on target group, procedures
for applying, rules for presenting and entertaining
claims and other relevant matters.


17 Claims will be presented to NHE; evaluation and
r~l could be made on a monthly basis. If
ertainment is j ustITied, payment will be released to


e 1nancrar institution through checks signed by the
Managing Director of NHE and the Consultant.


18 The risk of the Loan Guarantee Fund will be re-
insured with an insurance company. Each borrower will be
charged a percentage of the loan as contribution to the
payment of insurance premiums.


Potential target groups


19 According to the agreement signed between the
Government of Namibia and the KfW, beneficiaries of the
Loan Guarantee Fund can only be families with a maximum
monthly household incomes below 3 times the PHSL. ( see
para 03). Al though participating institutions wi 11 use
their own lending criteria, compliance with this
condition shall be verified in each case.


20 It is suggested that for the first year lending
concentrate in the Windhoek area. After sufficient
experience has been gained, it can be extended to
gradually encompass the whole country.


Monitoring and evaluation


21 The Steering committee will meet quarterly to review
and monitor performance. The consultants will regularly
control the operations of the LGF as specified in the
Manual. Annual independent audits will be carried out.


22 After the first year of operation, a joint
evaluation by the Steering Committee and the Consultants
will be made, focussing on the hypothesis made for the


? ~-




4


establishment of the Fund. The characteristics of the
borrowers, uses of the loans, number and value of claims
etc. will be assessed, and adjustments proposed if
required. If it is found that it is not mobilizing
private capital as expected the Fund may be cancelled and
the money used for the purpose mentioned in paragraph 13.
Provisions sufficient to cover loses in loans already
approved will be left deposited.


suggested loan conditions


23 Loans will be provided at market rates, permitting
the institutions to make a profit after administrative
costs are paid.


24 An initial saving of 10% of the amount of the loan
will be a precondition to participate in the scheme. It
could be integrated in cash or through a contract saving
plan, .but should not be capitalized in the loan.


25 The term of the loan may be reduced to a maximum of
15 years. Longer terms increase interest repayment
without substantially increasing initial capital. The
following table sketches the possible amount of loans for
various monthly payments, all calculated at a 20% annual
interest rate (without considering the initial saving):


MONTHLY PAYMENT DURING


300 Rs
400 Rs
500 Rs
600 Rs


JACrispo 291092


10 YEARS 15 YEARS 20 YEARS


15543
20718
25892
31067


17088
22782
28476
34170


17662
23548
29434
35321




ANNEXURE 5\\E


LETTER FROM SW ABOU




DJR / YG/ 74/92


20 November 1992


Mr Louis Fick


SWA BUILDING SOCIETY
HEAD OFFICE


7 Post Street Mall, P O Box 79, WINDHOEK , NAMIBIA


Telephone: (061) 22-5911, Fax (061) 22-1305


-------- - - -
\\ . -, . . . : - -. ..


·------- ·-···'"-·~ -·- · . ; ..
r :. -
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Namibia Housing Enterprise
Po Box 20192
WINDHOEK


Dear Louis


NAMIBIA HOME LUAN GUARANTEE FUND


We refer to our telephone discussion of this morning and wish to
confirm that the Society originally initiated the concept of such
a scheme with the Honourable Minister Libertine Amalhila. It
follows therefore that we do support it in principal althouqh you
will of cnurse realise that a lot of detail as to its modus
operandi still needs to be worked out.


~rs sincerely


~ .Lw,.
D.J. RUSSELL
MANAGING DIRECTOR




ANNEXURE 5\\F


JOB DESCRIPTIONS
FOR COMMUNITY AND
TECHNICAL
ASSISTANTS




'


Profile and tasks of the 0011,umity development worker


The community development worker (CDW) is the person
of the executing agency that is in closest contact with
the client. She or he knows the household before he
decides to start an improvement projectJ she will listen
to the household when he has problems during
construction, she will follow up the repayment period.
She must have a perfect knowledge of the language,
usually Qj iwambo, and an insight into lifestyle,
aspirations and limits of the client household. She also
must be acquainted with loan administration and the
particular procedure of the scheme. She is a person of
confidence J both to the client and the executing agency
to whom she reports regularly.


As far as the proper community development
activities are concerned, the CDW is supposed to support
the different committees and leaders in their work
oriented to inform and mobilize the community members for
the development of the settlement. She will e.g. provide
assistance in preparing meetings, identifying problems
and priori ties, ne.gotiating with institutions, defining
responsibilities and contributions to joint action and
monitoring the implementation of the decisions taken. The
CDW has to balance out carefully how much time she spends
on community issues and how much on the preparation and
follow-up of the · individual building material loans.


Task related to the Upgrading Project will involve:


a. Participate in the elaboration of information
system and campaigns;
b. Organize an conduct repetitive information
campaigns on project·s planning and implementation
for each settlements;
c. Discuss priorities, alternatives and proposals
with the residents;
d. Support the election of community
representatives and train them for their tasks;
e. Conduct quarterly and annual planning and
monitoring workshops with community representatives
(leaders);
f. Advise communities and resident groups on:


- Participation in the improvement of physical
infrastructure,
- administration of tariff collection,


upkeep and administration of community
facilities,




2


hygiene, garbage collection and health
campaigns, adult education and other community
initiatives,
- communications and negotiation with public
and private sector agencies,
- employment and other related projects (e.g.
brick making),
- advise the communities on the elaboration of
by-laws and regulations.


Task related to the Core House project will involve+


a. Participate in the elaboration of information
system to interested persons (applicants);
b. Receive, evaluate and verify application forms;
c. Participate in the approval of applicants;
~ ~ Coordination of advanced saving (deposits ) ;
e. Communication with with approved applicants;
f. Monitoring the relocation process and helping
to solve problems which may arise;
g. Support community organization initiatives and
other activities of the residents;


Task related to the building material loan component will
include the following:


a. Information on the building material loan
scheme in community meetings, together with the
self-help construction advisor.
b. Information of the individual household who is
interested in taking a loan about his repayment and
other obligations from the loan contract.
c. Reception of the loan application, helping the
head of household to fill the application form and
to provide the necessary documents, like title deed
and wage certificates. She must develop a special
experience on what the household can really afford
without endangering his basic needs of food,
transportation, schooling, etc.
d. Socio-economic evaluation of the loan
application, including a visit to the site to
verify the information given.
e. Participation in the loan committee which is
supposed to assess the loanworthiness of the
applicant and to recommend approval.
f. Explanation of the loan agreement to the
borrower, as soon is it is approved and signed by
the executing agency, making sure that it is signed
by the borrower. If the agency does not have an
extra field person in charge of loan administration




3


she hands out the loan agreement and the additional
documents, e.g. repayment slips.
g. Monitoring of regular repayment; monthly
reports on loans given and repayment performance.
h. Participation in the loan committees meeting to
discuss arrear cases and recommendations of action
to be taken.
i. In justified cases, visit of defaulteer's
households to find out the reasons of arrear and
negotiate a solution.


Profile and tasks of the self-help construction advisor


The self-help construction advisor (SCA) is the
person of the executing agency who ascertains that the
loan funds are spent adecuately. He helps defining the
improvement project with the household, according to its
priority needs, self-help potential and payment capacity,
making sure that basic technical and urban development
standards are respected. He is the trainer of borrowers
who are interested and capable in building themselves.
Like the CDW he ought to have an excellent knowledge of
the local language. He must be familiar with informal
construction techniques, building material use and
prizes, bills of quantities, the reading and preparation
of simple housing designs and the methods of construction
supervision. He is not supposed to mix mortar or lay
bricks himself other than for training purposes.


The main tasks of the SCA are the following:


a. Information on the building material loan
scheme in community meetings, together with the
CDW.
b. Participate in the revision of the loan manual,
based on first month experience;
c. Survey of the site and the existing structures
on it, discussion with the individual household
about improvement needs, establishment of
priorities and of the longer term improvement
process in construction stages, definition of the
particular improvement project, determination of
the labour the household can make available and
assistance in identifying of builders to be paid if
necessary.
d. Technical evaluation of the project in
accordance with the household ' s payment capacity,
including preparation of a simple plan., bills of
quantities, material and labour costs and
definition of one., two to three disbursements.




e. Participation in the loan c:>mmittee
supposed t~ ~ssess the loanworthiness
applicant and to recommend approval.
f. Preparation of the weekly building
delivery schedule and -monitoring that the
materials are delivered to the different
due time .


4


wh i ch is
of the


material
required
sites in


g. Construction training to a group of self-
builders, using selected improvement projects to
show how foundation trenches are dug, mortar is
mixed, bricks are laid, toilets a-e built and
connected, etc.
h. Identify and test qualified and experienced
builders (foreman) who may be contracted by the
projectand support the organization of small-scale
contractor groups;
i. Clearance of payments to the hired builders if
the agency decides that the borrower should not
handle cash money.
j. Supervision and reception of building stages,
preparing individual progress reports with problems
identified and recommendations for the next
disbursement.
k Monthly reports on the advancement of the
Programme and the experiei1c:es with self-help
constrLtctior1 assistance .




ANEXURE S\\G


BACKGROUND REPORT
ON THE
ESTABLISHMENT AND
FUNCTIONS OF
COMMITTEES IN THE
RESETTLEMENT AND
SQUATTER AREAS




. Ji
. )-


BACKGROUND REPORT ON THE ESTABLISHMENT
AND FUNCTIONS OF COMMITTEES IN THE
RESETTLEMENT AND SQUATTER AREAS


November 1992




. - t,
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Introduction


In preparing this report, members of the project team held
meetings with committee members in the resettlements and squatter
communities. The purpose of the meetings was to gather information
on the establishment and functions of the committees so as to
ascertain whether the committees are true representatives of their
communities.


1 Resettled areas


a) Estabii~hment --


There are two categories of resettled areas, namely those resettled
from Katutura Single Quarters and those from Shandubala location in
Katutura. The Single Quarter group consists of eight resettlements
(Onyeka, Onheleiwa, Epandulo, Nangolo, Josef Nepando, Greenwell
Matongo,Oduduluka, and Freedomland) and the Shandubala group only
one (Onghuwoyepongo)


The establishment of all committees for the former single
Quarter squatters were almost identical. NHE and MLGH advised
the single Quarter committee to help the various squatter
sections to form committees which will represent the squatter
community at meetings on their relocation and to assist with


. the resettlement process. The squatters around the single
· Quarters were divided in various sections. The chairman of


single quarters committee identified some people with
leadership qualities from each section of the squatter
community whom he then appointed as the leaders of the various
sections. The majority of these appointed committee members
were already members of Swapo committees in their respective
sections.


The initial functions of these committees were:
- To represent the squatter communities at meetings were their
relocation is being discussed.
- To determine acceptability of the relocation site and to
report back to the people they represent.
- To help with the allocation of plots
- To assist with all matters related to the relocation.
process.


These functions were completed with the completion of the
relocation process. After the resettlement process has been
completed, only two committees (Onyeka and Onheleiwa) called




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. :,..
·.,._


their communities to determine whether there is .still a need for a
committee, what the functions of this committee will be and whether
they should re-elect a new committee. In both communities the old
committees were given the mandate to continue as leaders.


The committee members in the remaining six areas continued to
serve on the committees without seeking their communities mandate.
Some of them even took it upon themselves to appoint additional
committee members. In Nangolo for instance, the chairperson was the
only committee member in her area and she appointed three other
people t~o .. serve ·- on the committee with her. She is however
complaining that the community does not co-operate very well with
the committee and they are thinking of convening a community
meeting to re-elect a new committee.


-onghuwoyepongo committee was established on the recommendation of
the MLGH and the Municipality. These former squatters were having
a number of problems with the Municipality and the MLGH. The MLGH
and the Municipality recommended that the people should elect some
representatives to negotiate on their behalf. The community held a
mass meeting where they elected the six member committee.


The initial function of the committee was to liaise between the
community, and the authorities ie.MLGH and the Municipality.
Prior to moving to the location from where they were resettled, the
Onghuwoyepongo squatters were forcibly removed by the Municipality
from a private plot in Katutura. In the process, a lot of people
lost their belongings, this resulted in a bitter dispute between
the squatters, the Municipality and later the MLGH and this is the
main reason why the committee was established


b) Current functions of Committees


The number of committee members range between 3 - 8 and all have a
chairman, a secretary, a treasurer and additional members or
advisers. The general functions of the committees are as follow:


-To hear new settlement related problems eg. lack of water taps,
garbage collection, etc and take appropriate actions.
-To disseminate information from NHE, Municipality, MLGH and other
instances.




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-To represent community interest at meetings with NHE, MLGH, etc
-To collect money for water, keep records of those who paid and
to settle the water bills.
-Control of illegal squatters.
-Keeping register of residents.
-Deal with interpersonal relationship problems between residents.


2 Sguatter .. Settlements


a) Establishment
Ombili squatters People in this area were advised by
representatives of the MLGH and the Namibia Trade and Allied
Workers Union (NATAU) to elect a committee to represent them at
future mee.tings with the MLGH, Municipality, and other relevant
authorities. The meeting was convened by NATAU and MLGH, twelve
members were elected to serve on this committee but only three of
them are still active.


Shipena squatters -This community only had an ad hoe committee
appointed by some prominent members of the community to negotiate
with the Municipality about the possibility of acquiring the land
they are squatting on and to deal with other pressing issues at
that time. The representative committee was only elected on 24
October 1992 at a mass meeting convened by the ad hoe committee.
This meeting was attended by close to 300 people and nine committee
members were elected. Their portfolios are still to be determined
at the first committee meeting.


b) Functions of sguatter committees


The functions of the committees in the squatter communities were
given as follow:


To represent the community interest at meetings with
Municipality, MLGH and other relevant authorities.
- To keep a register of squatters.
- To collect money and record keeping thereof. Ombili squatters are
collecting money for unforeseen emergencies when they move to the
resettlement areas, eg lack of toilets or water. The Shipena
squatters on the other hand collect money to deposit their plots if
the Municipality agrees to grant their request.
-To disseminate information from MLGH, NHE or other authorities.




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3 Evaluation


It is clear that committees in resettlement areas were formed in
order to assist with the relocation process, a task which has
already been completed . . The legitimacy of these committees, with
the exception of onyeka and Onheleiwa, as representatives of the
communities is rather ambiguous especially when one consider the
fact that a large number of committee members were appointed and
not elect:ea. Even - where elections took place, these elections were
not the initiative of the people themselves but of other people
such as the Government or even the Trade Unions.


Some committee members seem to put their personal interests before
the groups. It can be assumed that this tendency is due to the fact
that this communities are still "communities in the making" and
individuals may still lack the sentiments and emotional ties which
enhance group solidarity and the sense of belonging.


There seem not to be any consciously developed communication
patterns in some resettlements as yet. This is not only important
to get messages across but it i s also a matter of the structure of


. the cqmmunity and the social proximity of its members. The
importance of this fact is well demonstrated in the Hainyeko
community where the community hold weekly meetings, not only for
the 'purpose of information dissemination, but also to enhance the
community spirit.


Most of the residents in the resettlements are recent migrants from
rural areas and might not be well acquainted with the concept of
committees. It can be assumed that the committees and their roles
may be confused with those of tribal councils in rural areas. The
committee chairpersons in the resettlements are often referred to
as " mwene womukunda" which literally means the owner of the
village, this is also how headmen in rural areas are known as.


Despite all the aforementioned points, some of these committees
especially in Onyeka and Onheleiwa are well respected in their
communities.




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Recommendations


* The information campaign will involve
communities about the functions and
committees.


. :l'
·~


educating
. structures


the
of


* Those communities wh'ich don't regard the existing committees
as their true representatives, will be encouraged to hold
elections.


* The proposed Area Representatives as well as the project
team should work closely with the committees and also try- to
have direct contact with the communitv whenever oossible.




ANNEXURE


ABBREVIATIONS AND
ACRONYMS




----


ACRONYMS AND ABBREVIATIONS USED IN THIS DOCUMENT


CB¡
CI
HH
HHH
L. I FAM.
LIG
MLGH
NBIC
NGO
NHE
NHP
NISER


PHSL
SES
SWABOU
SWAP¡
we
WLIHP


COMMUNITY BASED ORGANISATION
CORRUGATED IRON
HOUSEHOLD
HEAD OF HOUSEHOLD
LOW INCOME FAMILIES
LOW INCOME GROUP/S
MINISTRY OF LOCAL GOVERNMENT AND HOUSING
NATIONAL BUILDING AND INVESTMENT CORPORATION
NON GOVERNMENTAL ORGANISATION
NATIONAL HOUSING ENTERPRISE
NATIONAL HOUSING POLICY
NAMIBIA INSTITUTE FOR SOCIAL AND ECONOMIC
RESEARCH
PRIMARY HOUSEHOLD SUBSISTENCE LEVEL
SOCIO-ECONOMIC SURVEY
SOUTH WEST AFRICA BUILDING SOCIETY
SOUTH WEST AFRICA PEOPLE'S ORGANISATION
WATER CLOSET
WINDHOEK LOW INCOME HOUSING PROGRAMME