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What next, after the #DelhiSmog?

This past weekend, I returned after a three week long international trip to the worst smog Delhi has faced in 17 years. Yes, it was bad. My nostrils felt the stench immediately and my eyes watered. My daughter wore a mask to go out and play. Non-stop media reports and social media feeds placed immense pressure on the government to act, forcing stop gap measures like shutting down schools, construction sites and power plants.

Three days later, the winds are blowing and the air is already clearing up. Believe it or not, the smog is beginning to fade from Delhi’s memory. New, more exciting stories will be out. This will soon be old news. Till the next time!

Mismatched! Short-term memory and long-term solutions

My friend Amit aptly calls the interest in smog “seasonal” in his succinct piece today. He also focuses on the need to address the problemsĀ  of air pollution with long-term measures. This is the dominant line of thinking in the community of urban professionals I interact with. It is not with glee, but with extreme sadness that we want to wag the finger and say “I told you,so!” to Delhi’s residents and policymakers. Because public imagination is, for the moment, captured by the problem of pollution, we see the opportunity to hammer home the harsh reality. And also offer, once again, the solutions that we have been talking about for years.

The truth is that there are no magic bullets. Combating pollution and ensuring air quality needs a multi-pronged and long-term approach. Because the source of pollution are so many, including automobile emissions, waste burning, construction dust, industry and cooking (see this excellent piece by Dr. Sarath Guttikunda for a deeper understanding), several strategies need to be deployed at the same time. Because cities are ever-expanding creatures in these times, the magnitude of these problems will also keep growing, so solutions will have to be planned for the present and in anticipation of the future. Most of the solutions likely to yield results involve difficult decisions on the part of the government, but also substantial changes in behaviour on part of citizens. This change can be triggered by alarm, nurtured by a sustained awareness campaign and sustained by incentives. For example, investments in public transport and good pavements need to be accompanied by measures to discourage private car usage, like higher parking charges or congestion pricing (Another piece by Dr. Sarath lists a set of solutions in this vein).

Professionals have been talking about these measures for years, but only sustained pressure from citizen groups can result in these kind of changes. To do so, we will have to transform our short-term memory to a real awareness of the problems at hand.

A matter of survival: Reducing consumption, community action, sustained pressure are small steps towards long-term change

This is hard to do, primarily because of the extremely confused (and shrill) discourse we have had around this issue. We’ve quibbled and played blame games about who caused the problem and we’ve pointed fingers at who should be accountable for it. In all of that, we have forgotten that year-round pollution levels in Delhi are high; so anything seasonal like fire crackers and stubble burning tips the balance and the situation spirals out of control.

Like many commentators have already pointed out, high levels of pollution should be a cause of long-term concern. The harsh impact of air pollution on human health, including premature births and deaths, is being recognized widely and especially in Africa and Asia, where the majority of urban growth is taking place (see recent report on African situation). It is not about apportioning blame, but about understanding the seriousness of the problem and finding solutions.

There is a lot we can do at an individual level. We can consume less so that we waste less and dispose waste in a responsible way; we can walk, cycle, car pool or use public transport wherever possible; we can prevent the burning of dry waste in our neighbourhood; we can bring down dust by planting more trees and bushes, using permeable surfaces for parking and driveways, and storing construction material properly. At a community level, we can do all of this and more! Garbage segregation and composting is an obvious example. So is discouraging of car use to walk to bus stops and local shops by creating walking infrastructure & community help groups to help children and elders cross roads etc. Efforts at a larger scale are also a great idea. Some of my friends have been running Facebook groups on air quality where information on problems and solutions are shared. All of these measures not only help us but also make it possible to influence the direction of government policy and public investment.

This is not a problem that is going away, folks! And it is not someone else’s problem either! It must mean something that the words ‘disaster’ and ‘resilience’ featured in nearly all of the conversations I had at the United Nations Habitat III conference I attended a few weeks ago. There is a tangible sense now that the significant economic benefits of urbanisation are coming to us at a terrible price and that humans are responsible for much of the damage. Reversing the course of climate change and protecting ourselves from disaster (including episodes like the Delhi Smog) is possible only if we all take responsibility. And make governments heed our concerns! It is a matter of survival.

It would be remiss of me to not thank my friends and family for fueling my thoughts and pointing me to several credible sources while writing this piece. Thank you, you know who you are!

Eye-opening conversations with adoptive parents

Recent legislation in India around maternity leave and surrogacy have generated much debate around the idea of family, and the importance of parenthood and childcare. In all of this, the role of fathers as caregivers and parents and the challenges of single parenting are issues that have particularly been on my mind.

In this context, a recent experience to interact with a group of adoptive parents offered some interesting and unusual insights. I accompanied my dearest friend Nupur, and may I add mausi (translation: mother’s sister) to my kids, to Ludhiana’s district courts to attend to formalities related to her adoption of baby Bela, now about seven months old. When we reached the lawyer’s chambers on Monday morning, we were pleasantly surprised to meet three other families who had adopted babies from the same adoption centre. To an observer, it felt like a family reunion of sorts. Baby names and eating habits plus experiences with the adoption process were the main topics of conversation. The atmosphere was charged with happiness, and gratitude. Everyone there felt like life had given them that rare chance to fulfill the dream of parenting, a dream they had obviously harbored for a long time. The years of disappointment and pain, the feeling of emptiness that preceded adoption were unspoken but nevertheless evident part of their narratives.

The couple from Rohtak, whose baby girl was a bit over six months old, told us about the ingrained prejudice against the girl child that they faced everyday. The mother was pained about the mindset around her. She described it as a wall she could not penetrate. “Our neighbours advise was to wait for a few more years till the adoption centre had a boy for us. They felt that since we were adopting, we had the luxury of the choice of gender. The obsession with sons carrying the family’s name forward is disgusting,” she told me. “We have decided our baby will carry both parents’ last name,” she added.

In all three couples, I saw the fathers completely dedicated to the child and attentive to their wives needs through the day. I wondered about how fatherhood must appear a miracle to them and how little we think about the desires of a man to have a child. That came home to me when, in a rare moment of emotion, one of the fathers shared his feelings with me about being a parent. Their adoptive child was nearly a year old when they brought her home. His wife, a teacher, had been bold and bargained for a full six months of paid maternity leave from her school (before the law came through), asserting that adoptive mums need the time to bond with their children before joining work again. The father, on the other hand, said he was back to work in a week. He was pained about the fact that being away at work all day and spending only a few hours a day with the baby meant it took him much longer to get used to the idea of being a parent. More interestingly, he spoke about his passion for his work and how he did not like compromising on that either! “If I love my work, how can I do justice to it when emotionally I feel the need to be with my family?” he said, his anguish clear as he expressed his opinion on how employers need to think about offering options for leave periods up to two years for fathers/mothers to attend to childcare needs.

The reactions and opinions of these ordinary people in the midst of an extraordinarily beautiful and emotional experiences reinforced my suspicion that we needĀ  to re-examine not just gender stereotypes but also our ideas of what constitutes an ideal family and ideal parenting. There are many ways to offer children love, care and a nurturing environment that operates around a sound value system. Why not create a policy framework that empowers parents and guardians to do so?

Ms Gandhi, let’s bring in enabling policy to influence a change in gender roles

Even as Indian society remains gripped by patriarchal values and gender roles have barely changed in the Indian family, the sands are shifting slowly but surely among urban youth. I claim no statistical evidence and I’m well aware that this is just a very tiny group, but those of us who live in urban India just have to look around to see more fathers engage with tiny tots in your neighborhood park, more women taking on weekend hobbies and enjoy social engagements while their spouses take care of the home and hearth, more shared parenting overall. An opinion piece in Live Mint today refers to the growing number of men taking on or at least sharing cooking responsibilities as well. These new trends fly in the face of Women and Child Development Minister Maneka Gandhi’s ludicrous assumption that men will misuse paternity leave. Meant as a rejoinder to criticisms of the recent landmark law that mandates employers to give women six months paid maternity leave (and full marks to her for championing that cause), Gandhi’s response could have been far more nuanced.

I admit, the issue of paternity leave has been problematic across the developing world, influenced by ideas of what constitute good family life as well as economic development imperatives. The international experience shows that the Minister’s concerns over the uptake of paternity leave are legitimate. Brazil’s maternity leave program, already voluntary, was amended to extend paternity leave from five days to 20 this year, but is expected to have limited uptake. China has also extended the leave entitlement for fathers recently, with the hope it will encourage couples to have more children, but commentators are not hopeful it will have impact as most couples now prefer single children. Overall, fathers are not seen as equal partners in bringing up children, but the benefits of parents spending more time with young children (and the critical role models fathers can be) are more widely recognized. Intersected with better education among women, there is a need to revise the outlook on the role parental leave policy can play.

My submission is this: Instead of making policy that is merely reactive and a long time coming, why not think of policy changes that will reward those families that engage in more gender equal behaviour. It’s not just a question of gender equality either; bringing women into the workforce is a critical task for India’s economic performance, and preventing educated urban women from dropping out of it the low hanging fruit.

India doesn’t have to reinvent the wheel either. Many countries have experimented with parental leave. The much-lauded Swedish model offers a total of 16 months of parental leave, two of those to dads. Sweden is considering extending that to a third month. Germany’s experience is interesting too. In 2006, the maternity leave was amended to parental leave, allowing dads to have two months of the total parental leave time (like Sweden). A 2012 evaluation of the reform showed, however, that families of young children tended to take on traditional gender roles and critiqued the policy for disproportionately benefiting families that had single/one-and-a-half earners. In order to encourage a healthier work-life balance so both parents get to spend more time with young children, the parental leave policy was amended in 2014 to incentivize flexible work and also allowed parents to use the benefits in many different ways. Also motivated by the prospects of falling workforce numbers, Singapore has recently announced government subsidy for a second week of paid paternity leave.

India can also consider taking baby steps forward by opening discussions on providing a framework for:

(a) parental leave instead of only maternity leave

(b) how best to encourage employers to offer flexible work hours for mums and dads; and incentivize uptake of paternity leave; and on

(c) how parental leave laws can extend to benefit low-wage earners and those in the informal sector who are currently left out.

Through consultation and public debate on these issues, it might be possible to build a new consensus on how we could, as a society, offer more men and women opportunities to balance their careers and enjoy parenthood simultaneously.

 

Housing the homeless: Understanding demand can help create robust housing strategy

Homelessness is a concern in cities across the world, both in the more developed Global North and in the Global South, where poverty and inequality are of urgent concern. Yet, from my broad readings on the subject, the connection between homelessness and housing appears to be tenuous in the eyes of policymakers. And increasingly, in the modus operandi of NGOs as well.

Let me explain. While it appears rational that the response to the problem of homelessness must be an attempt to increase access and supply to affordable housing, responses to homelessness are nearly entirely focused on addressing its manifestations. Soup kitchens, temporary shelters, education and healthcare interventions, usually spearheaded by NGOs, are some examples.

The gap in housing policy has been bothering me for a while, but I was emboldened to write about it today after reading my friend Carlin’s piece that frames these concerns rather directly. She posits that India’s ability to provide shelter to the homeless will hugely contribute to the success of the much-feted Sustainable Development Goals (SDGs).

Her piece focuses on Court-directed pressure on Indian State governments to build homeless shelters. However, my sense as a housing expert is that there needs to be some thinking around other housing options for the urban poor. Unless there are housing mobility choices available for city dwellers, income notwithstanding, a discuss focused on the building and management of night shelters seems to be a piecemeal and unsustainable solution.

There are gaping holes in what we know about how the poor, homeless included, make housing choices. We know even less about what would their ideal choices be. Because of these gaps, good intentions often translate into poor policy.

Governments find it easy to promote supply-side interventions like homeless shelters or even rental housing, something that has appeared more aggressively on the agenda of late. The Government of India’s Ministry of Housing and Urban Poverty Alleviation recently brought out a Draft Urban Rental Housing Policy, which recognizes the homeless as a “vulnerable” group to which social rental housing supply should be directed. In Odisha, the State government is exploring the construction of rented accommodation for informal sector workers, particularly in construction.

More needs to be known about the demand side of the housing market. The choices and preferences of the urban poor must form as much a part of the housing strategies of Indian cities as those of middle- and high-income home renters and buyers (research on the latter is thin as well!). This is one of the essential first steps towards achieving a functional urban housing market.

The ‘odd and the even’ – the other benefits!

sitanaiksblog

So today the 5th of January, I got to work in my odd numbered car, and it took me 10-15′ or so less than usual. I have the privilege of working part time and flexi-time. So the ā€˜odd-even’ formula hasĀ  not had me scrambling for solutions to commuting problems.

For those unfamiliar with the term that has become part of the our lexicon of late – Delhi recently achieved the distinction of the ā€˜most polluted city in the world’ and the State Government took a decision to implement a policy of ā€˜on the roads, only cars with odd no. plates on odd days and even on even days’ for the period of 1st to 15th January. They did this around 10th of December and in the 20 days to the New Year,Ā  build up was interesting (hmmm!!) and showed up the petty side of many players. While the print media…

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CPR co-organises event on ‘Making labour markets work’: SHRAMIC Initiative

CPR Urban blog

By Mukta Naik, Senior Researcher, CPR

Government and civil society initiatives in skill development, formalisation of informal jobs and portability of rights can improve labour market outcomes for the ā€˜working poor’

Improving the livelihoods of the ā€˜working poor’, many of whom migrate out of their villages in pursuit of livelihood, is a key challenge for India’s economic growth as social cohesion. The SHRAMIC event on ā€˜Making Labour Markets Work’ held in Delhi on 13 February 2015 brought together government officials, policymakers, industry experts and representatives from a pan-India network of NGOs working under the Tata Trust’s Migration Initiative to deliberate on the mechanisms to make labour markets more inclusive for the working poor, especially for migrant labour.

Inaugural session highlightsĀ convergence of effortsĀ 

The convergence of government and civil society efforts was a key recommendation of the inaugural panel at the event. ā€œIt falls upon the government and new institutions to…

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Rights, capacity and control: Debating issues around the ability and willingness of cities to extend social services

This post was first published on the SHRAM blog. SHRAMIC (Strength and Harmonize Research and Action on Migration) seeks to bring together academia and NGOs to develop a richer understanding of migration in South Asia.Ā 

The economic benefits of migration to the city is often offset by expenditure towards schooling, healthcare, food, sanitation and other services that the State is meant to provide.

Rights vs capacity: Are cities able to service the needs of the needy (migrants included?)

One dimension of this issue is the mechanisms of accessing social services. The question of portability of rights has been debated time and again and there is no real solution in sight. However, attempts are constantly being made to push this rights-based agenda that help let migrants into the social security net. For example, the National Health Policy 2015, the draft version of which was made public on 31st December 2014 talks the language of universal health coverage and portability of the Right to Health, which it advocates as a fundamental right.

The other dimension, and an important one, is that of the capacity of cities to provide these services. Large metropolitan centres like Mumbai and Delhi are unable to service residents, regardless of whether they came in yesterday or have lived there for generations. Small cities are stretched for finances and have barely any capacities to service residents.

Don’t let them in: The idea of entry barriers

In this context, I find the idea of allowing cities to define limits to their growth fascinating. Historically, land use planning has been a popular instrument to contain growth. By specifying densities, types of land use and building controls, it was possible for cities to imagine what kind of people would live there, what they would do and how communities would function and interact. In theory, at least. Urban growth boundaries, for instance, were used widely in the US through the ’80s and ’90s to limit growth and contain urban sprawl, with mixed success.

Closer to home, China is in the process of reforming its hukou system, which is a legal system of house registration that has historically acted as a formidable tool in controlling rural to urban migration. The reforms, which were announced in mid 2014, boldly delink hukou and entitlement to welfare, allowing city governments to decide on the level of social service provisioning that is possible. The larger intent of the policy seems to be to redistribute populations, urging rural migrants to move to small and mid-sized cities.

Professor Bingqin Li, who teaches at the Crawford School of Public Policy at the Australian National University, recently wrote a piece on the hukou reforms on the website of the East Asia Forum. Her article illustrates some of the ways in which different cities have reacted to the reforms,

ā€œCities that are either unwilling or unable to invest more in social services can use the flexible settlement criteria to set up alternative barriers for entry to replace the older hukou barrier. The largest cities, such as Shanghai and Beijing, have made it even more difficult for migrants to settle down permanently than before. A number of medium-sized cities have also introduced policies to favour highly-skilled migrants at the expense of low-skilled ones.ā€Ā 

In India, the question of entry barriers is not on the table, but somewhere under it! Prof. Amitabh Kundu and others have commented that Indian cities (esp large ones) have become ā€œless welcome to migrantsā€ (Kundu and Kundu 2011) by using processes of formalisation and sanitisation that discourages the inflow of the rural poor.

A case for strengthening capacity

In her article, Bingqin Li subtly points out that the apparent merit in permitting autonomy of decision at city level masks the fact that cities are not equal in being able to provide services; and that inequalities would likely result in higher entry barriers for migrants coming in from rural China. A strengthening of the social services system is her ask.

In India too, rights-based approaches like that of the new health policy are critiqued for the same reason; inequalities across States in being able to provide the coverage and quality of primary health services threaten to render the most progressive of legislation ineffective when it comes to the ground. The same goes for education as is seen from the recent results of the Aser Survey, which pronounce dismal education outcomes, more in some States than others.

Better delivery of services for the urban poor is clearly an issue that merits both introspection and investment, regardless of whether the urban poor are migrants; however the removal of barriers for migrants to access government-subsidised social services can go a long way in helpingĀ migrant families truly reap the economic benefits of migration.

Does the government really understand? #Modi #oversimplify

I was taking an undergraduate class for architecture students this morning on housing and urban poverty in India. The discussion was long and winding. We spoke of how the informal city is created and how city managers are trying to resolve issues of varying magnitudes with scarce resources. I tried to bring in a bit of the realism and build on the interconnection of architecture with the social sciences in the classroom.

And then, one student raised her hand and asked me: “All this that you are telling us, does Mr Modi understand it? They way he says things, it’s like a magic wand needs to be waved and stuff will get done!”

Well, well, well! We’re all waiting and watching here….but a lot of us are beginning to worry about how much deep diving government departments are really doing into issues that matter when they are given 100-day diktats to conceptualise schemes to be unrolled in the near future and their prime motivation is to please the PM? Efficiency and speed are commendable, but I do hope it is not at the cost of quality and inclusiveness, especially of those still trapped in poverty.

 

The elephant in the room: Will/Can the BJP address environmental concerns?

A surprising number of people I know reasonably well, who had offered no opinions or shown enthusiasm all through the build up and during the polls, broke their silence yesterday after BJP’s victory was safely established. My first thoughts are about why people are so reticent about their political leanings or current feelings. If you’re right wing, it’s OK! Why be apologetic about it? As I began to read what people put up on FB, I began to see that for the majority of people on my timeline, their vote was in favor of stability and development. They believe that Modi can provide the sort of leadership that can bring the bounce back in the economy. For people like my driver and maid, they are hoping Modi brings life to the agro sector and most importantly, brings prices down. Fortunately, I do not know too many people who would like Modi to send the Muslims to Pakistan, etc etc. I do know a couple though, but like they say, one doesn’t always choose one’s acquaintances!

Let’s agree for the moment that the mandate is for a better economy and better governance. Looking at the analysis, I think its pretty remarkable that entire communities chose to abandon their traditional leanings and voted for the BJP, at times against the logic of caste or region. It’s a big responsibility for the BJP now, to steer the nation back onto course. Media is working overtime to offer opinions on what Modi’s priorities will be- economic growth, foreign investment, controlling inflation, reviving the farm sector, taking away the malaise of the subsidy, making people more self-reliant, assuring justice for all especially minorities, etc etc. No one is really talking about the big elephant in the room: environmental sustainability.

Kafila promptly carried a piece on this yesterday, on the dangers of the BJP government being a surrogate of the corporate sector sans checks. Among other concerns, environmental sustainability is something that those of us who work in the development sector have been really worried about. It seems that a government that plays to the corporate sector won’t bother too much about this. [For those who will jump on me at this time and tell me the UPA was as much a corporate surrogacy as Modi’s will be, let me tell you that this is not the time to compare the Congress’ crony capitalism to the BJP’s. That point is moot now, with the majority mandate. ]

When it comes to the environment, big the problems still remain. India’s record is dismal. We’re going downhill fast! Food security is a concern, toxicity in food and water is causing epidemics of lifestyle and other diseases. Pollution levels in cities are peaking. We’re not healthier humans, we’re probably getting sicker and sicker. I don’t think we can afford five years of turning a blind eye to environmental concerns, especially if we are looking to make more investments in infrastructure and industry. I don’t buy the idea that its all right for the developed world to worry about the environment, while developing nations like India should first focus on growth. Climate change is a reality, however much the extreme right in the US denies it! India’s only salvation will be in finding innovative ways to achieve growth in a sustainable manner. This impacts every sector. Our ways of production, of eating, living and traveling, of disposing waste, all need to change if we want to build a better future, sustainably.

I am also equally concerned about social equity in the context of neoliberal economic thinking, but am less paranoid there because I know the BJP will have to, in some way, benefit the vast electorate that has supported it this time. In my work, especially at micro Home Solutions, I’ve always pushed for a market-based approach, but its not always possible to do that owing to the lack of transparency in our system. How Modi will address social concerns therefore remains to be seen? The Gujarat model hasn’t any good answers and its something the new government will need to work on, I think.

I’ve made no bones about my own political leanings. They definitely do not veer towards the right. As a proud Indian, however, and a believer in the democratic system, it is my duty to support the government in power with good counsel in my own field of expertise. This piece has been written in that spirit. I see myself in the role of the enabler as well as the watchdog and critic, as a person who can make a small contribution to ensure India doesn’t take the road to disaster while thinking it’s taking the road to progress!

Need to support private informal rental market urgently

Policy makers are making noises about a rental housing policy for India, which currently does not have one in place save for some anti-eviction and rent-protection laws in certain States. The renewed interest in rentals has been triggered by a report that finds 11 million out of the 18 million units built between 2007-2012 lie vacant, ostensibly because owners are hesitant to lease them out to renters who they fear will be hard to evict when they need to. A 19-member panel set up by the Ministry of Housing and Urban Poverty Alleviation (HUPA) headed by Jaithirth Rao, Chairman, Value and Budget Housing Corporation Private Limited is now looking at ways to encourage developers to construct rental housing units.

Historically, housing policy worldwide and in India as well has had an inordinate emphasis on home ownership. In India’s growing urban centres, rental housing is highly in demand owing to mobility patterns and also as a result of high land prices and high cost of home ownership. Highly distorted land markets mean housing affordability will continue to be an issue; it is not merely a demand-supply game for sure. A policy that will put more rental housing on the market, protect the landlord but more importantly protect tenants too against arbitrary rent increases is welcome.

However, policy makers seem to have missed entirely the huge amount of rental housing already being provided by small landlords in the informal areas of our cities. Walk through slums, unauthorized colonies and urban villages in any city and you will see homeowners adding floors to accommodate tenants (sometimes they call them relatives, but this is also a form of tenancy after all). In Gurgaon, my research as part of the Future Institute Fellowship Program shows large-scale construction of rental units by small and mid-size landlords in urban villages located close to employment centres. These erstwhile farmers have been meeting the housing needs of low- to middle-income for years successfully even as the government continues to mull over affordable housing as a problem.

This sort of rental construction is right under the noses of the authorities, yet they seem to feign ignorance about it. Local councillors tell me that villagers do not allow census enumerators to enter their homes and do not divulge the presence of tenants as far as possible, fearing interference with their business of rental housing. Landlords remain unclear about the legality of rentals, fear they may have to pay service tax. To refrain from showing rental units, they do not construct kitchens in the housing they provide, and also give minimum amenities like toilets and bathrooms. Yet, no one will be fooled that these tenement homes are for any other purpose but rentals!Image

We find ourselves in a strange conundrum with this sort of rental market. Like we refuse to see slums and accept them as part of our reality, we do not wish to really know where maids, cleaners, security guards, drivers, cooks, retail assistants and even BPO workers live. Within the same city, people are interdependent yet ignorant of each others’ lives.

From a policy perspective, it is a huge challenge indeed. We do need to legalize the informal rental market so that we can regulate the safety of the buildings that house migrant workers and so that landlords are encouraged to offer decent amenities- water, sanitation, etc. Yet, we want to ensure that these rental rooms remain affordable to the poor, which probably means offering some sort of incentives. From what I know, these landlords do not really make money off the rentals. They rent partly to keep their property from remaining vacant and being grabbed by political goons, and to keep busy after having lost their land in the process of urbanization. It is a delicate balancing act, but it needs to be addressed.

It is my appeal to Mr Rao and the HUPA to include the informal rental market in your considerations while formulating a rental policy. If needed, HUPA can set up a parallel panel of experts to look into this. Supporting and engaging with the informal rentals market will being down the pressure on the government to provide affordable home ownership options, especially in cities that are experiencing high rates of rural-urban migration. It would protect the poor, who often have to face arbitrary rent increases and are powerless before their landlords who are ‘locals’. It would also offer better business models to landlords, who will find ways to improve their offerings and expand their business without fear of the law.

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