To keep the momentum on #housing inclusion, we need mechanisms to ground-truth and innovate
We live in a deeply divided world. Significant shifts in global economics and geopolitics have meant that countries are desperate for economic growth and increasingly intolerant of any events that derail them from achieving their targets. In this milieu, migrants have been caught in the crossfire. No one seems to want them, but what’s more, the unwillingness to include migrants has severe repercussions on how nations are planning, managing and financing their cities.
What is inclusion? Attitudes towards internal migrants shift, very very gradually
At Prepcom3 in Surabaya, Indonesia in the last week of July, I was disappointed to see India join the European nations and the United States to object to the inclusion of the Right to the City framework in the New Urban Agenda, which will be further negotiated by United Nations member states in New York a few days from now. Allegedly (see Indian Express report), while Europe’s concerns stems from the migrant crisis and the US is loath to recognize immigrant rights, India is also worried about the repercussions of taking on the responsibility to provide social justice to all, extending the already thin benefits of State welfare and largess to those who might not be legally recognized citizens.
This is the heart of the problem. In a policy environment in which the word ‘inclusive’ is bandied about rather casually, the meaning of inclusion bears repeated and deep exploration. Gautam Bhan put a spotlight on this issue of citizenship recently with reference to the Delhi Jal Board’s historic decision to provide universal access to water.
Who does India consider illegal and what are the various kinds of non-citizenship that people experience has been a subject of much study. Internal migrants, despite a Constitutional right to mobility anywhere within India, have been described as ‘illegal’, ‘encroachers’ and ‘polluters’ in numerous policy documents and court judgements. Even where policy has recognized their economic contribution, migrants have been steadily excluded – or inadequately considered – from provision of basic services (like water, sanitation), housing (negligible supply of affordable housing, no focus on incremental housing), transportation services (low priority to affordable public transport including NMT), health, education, subsidized food (no access to PDS at destination) and even conditions for livelihood (harassment of street vendors, regulations that prevent home-based work).
The good news is that this seems to be changing. We can see now the very humble beginnings of a new mindset that sees migration less as an intrusion and more as an inevitable consequence of economic transition (and climate change). Parliamentarians have been debating migration in a more healthy manner and that has resulted in the creation of a Working Group on Migration particularly to assess linkages with housing, infrastructure and livelihood. I understand the debates within this group comprising several ministries and government department, academics and industry representatives have been encouraging.
Inclusive housing takes heartening steps forward
Besides changes like the Delhi government’s inclusive stand on water, there is much progress in the field of housing as well. At a consultation co-organized by the Ministry of Housing and Urban Poverty Alleviation (MoHUPA) along with Magic Bricks and GIZ this past week, I was pleasantly surprised to see not only more supply of lower income group (LIG) and economically weaker section (EWS) housing by state governments (representatives from Rajasthan, Maharashtra, Gujarat and Tamil Nadu spoke), but also much movement on progressive housing policy.
This morning’s interview of Mr Sriram Kalyanaraman, MD and CEO of National Housing Bank, who also spoke at the event, offers much hope. We see the confluence of the government’s flagship housing scheme Pradhan Mantri Awas Yojna (PMAY) and technology solutions (e-gov, m-gov, intergated MIS) that work to educate housing buyers and link them with accessible bank branches. The uptake of low ticket size home loans is especially encouraging. Kalyanaraman reports that home loans for under Rs 10 lakh comprised a whopping 30 percent of the total in FY 16! I have a personal sense of victory in this regard, having been involved with organizations like mHS City Lab that persevered long and hard with the government and finance sector to push changes that allowed banks to devise means to underwrite loans to informal sector workers. A huge change indeed that will have rippling effects going forward.
MoHUPA’s support of rental housing and attempts to bring in some policy reforms to encourage it are also heartening. Particularly brave are its efforts to understand the informal rental market, for any discussion that talks about the middle ground between the formal and informal pushes us towards a deeper understanding of how human beings survive, negotiate realities and experience the world; the exercise reveals the limits of defining people through their economic functions and shifts the focus on aspects of human dignity, safety and livability. Even more, it shows us that our understanding of their economic realities is also deeply flawed at present. These discussions are critical if we are to move towards long-term inclusive growth.
The contradictions must remain on the table, in plain view
And so, even as we celebrate the early wins, we need to highlight the contradictions in our approach. For example, those in the field know that any discussion on subsidized housing inevitably leads to the question of tenure and title. This consultation was no different. One cannot logically argue with the traditional defense of no-sale and no-lease clauses stipulated for a period of time (5, 10, even 15 years). This defense rests on the logic that people have no right to profit from something the government has subsidized entirely or partially. But if we happen to be in that moment when we are looking at market realities and the reality is that mobility of labour is a defining feature of India’s (rather painful) structural transformation, isn’t it a tad discriminating that we continue to devise schemes that tie the poor down to a specific location, disallowing them full tenure and denying them rights to sell or rent their properties? Is there no way around this? Could rent-to-own schemes be a solution so that the poor pay their way to ownership if they want to? Could private sector rentals that are currently in the informal domain be legitimized and even supported by mutually developing frameworks that ensure minimum quality standards and provide mechanisms to redress grievances?
Any number of questions come to mind, but if the government were to truly engage, solutions are also just as many. Beginnings have been made and now its a question of innovation, experimentation and perseverance.
Posted on September 3, 2016, in Uncategorized and tagged city, credit, Habitat III, home loans, housing, inclusion, migrants, migration, MoHUPA, National Housing Bank, right to the city, urban policy. Bookmark the permalink. 2 Comments.