condominium housing in ethiopia - International Union of Tenants

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At the start of the programme, the Mayor created asteering committee, composed of the Bureau Heads ofthe Addis Ababa City Administration and representativesfrom GTZ and MH Engineering, an Ethiopian designand engineering consulting firm. Later, the HousingDevelopment Project Office assumed full managementof the programme and a Board of Governors containingall members of the former steering committee, exceptthe GTZ representative, was created.Significance of the programmeThe Ethiopian Integrated Housing DevelopmentProgramme is an ambitious programme that directlyaddresses the pressing low-income housing challenge. Theprogramme is significant and worthy of documentationfor four principal reasons.1. Large scaleThe programme is a large-scale approach to addressingthe current housing deficit, the poor quality of theexisting housing stock, and the future housing needsdue to continued urbanization. Ethiopia is one of fewcountries in Africa that has recently implemented aprogramme at such an ambitious scale. The large scalecontrasts the prevailing approach of small-scale projectbasedslum upgrading and housing cooperative schemes.2. Pro-poorThe programme allows low- and middle-incomehouseholds, who typically live in precarious housingsituations to access improved housing. Through theconstruction of durable, fully-serviced housing unitsthe programme greatly improves their living conditions,security of tenure, and access to basic services.Importantly, the programme has facilitated access tocredit for the low-income sector of the population,through the Commercial Bank of Ethiopia, wherepreviously there was very limited opportunity forlow-income households to secure credit for improvedhousing.3. Slum prevention and access to homeownershipThe programme marks a radical departure from previousgovernment-owned rental housing approaches to thatof private homeownership. The programme highlightsgovernment and local authority commitment toaddressing housing affordability for the low-incomesector of the population and improving the livingconditions of the low-income urban dwellers to meetthe MDGs and reduce urban slum prevalence rates inEthiopia.4. Integrated approach to housing and economicdevelopmentThe programme recognizes the opportunity for housingto stimulate the economy, create employment, andimprove the capacity of the construction and financialsectors. The adoption of cost-effective constructiontechniques and systems, notably pre-cast concreteelements, have reduced construction costs (by up to30 per cent) compared with conventional systems,improved the speed of construction, and facilitated thedevelopment of small and medium enterprises to produceconstruction elements. Furthermore, effective quantitysurveying and construction management systems havehelped reduce construction costs and material wastage,resulting in a programme that is extremely cost-efficient.Box 1: Condominium housing: a broaddefinition of a housing typologyCondominium housing is a name given to the form ofhousing tenure where each resident household ownstheir individual unit, but equally shares ownership andresponsibility for the communal areas and facilities ofthe building, such as hallways, heating systems, andelevators. There is no individual ownership over plots ofland. All of the land on a condominium site is ownedby all homeowners.Usually, the external maintenance of the roof and wallsare undertaken by a Condominium Association thatjointly represents ownership of the whole complex,employing strict management to ensure fundingfrom each homeowner. This Association consists ofrepresentatives of all condominium residents whomanage the site through a Board of Directors, electedby Association members.A register of condominium units and common areason site and any restrictions on their use is commonlyestablished in a Master Deed which authorizes theBoard of Directors to administer condominium affairsand assess owners on their performance of adequatemaintenance. Rules of governance are usually coveredin a separate set of Bylaws which generally governthe internal affairs of the condominium blocks.Bylaws usually establish the responsibilities of theCondominium Association; the voting procedure tobe used at Association meetings; the qualifications,powers, and duties of the Board of Directors; thepowers and duties of the officers; and the obligationsof the owners with regards to assessments,maintenance, and use of their unit and common areas.A set of Rules and Regulations, providing specificdetails of restrictions and conduct, are established bythe Board and are more readily amendable than theDeclaration or Bylaws. Typical rules include mandatorymaintenance fees (often a monthly collection), pet andlivestock restrictions, and colour/design choices visiblefrom the common areas of the buildings. ➤14the condominium housing programme in ethiopia
The upkeep of walls and features inside acondominium unit is the sole responsibility ofhomeowners themselves. This area is defined as thearea bounded by the walls of the building, allowingthe homeowner to make some interior modificationswithout creating an impact on the common areas.These boundaries are specified by a legal declaration,filed with the local governing authority. Anythingoutside this boundary is held in an undividedownership interest by a corporation established at thetime of the condominium’s creation.Condominium unit owners can be permitted to rentout their home to tenants, although leasing rightsmay be subject to conditions or restrictions set forthin the original declaration, such as a rental cap on thetotal number of units a community can lease at anyone time, or otherwise as permitted by local law.The programme recognizes the opportunityfor housing to stimulate the economy, createemployment, and improve the capacity of theconstruction and financial sectors.2.2 Programme DesignThis section outlines the structure of the IntegratedHousing Development Programme. It covers institutionaland legal frameworks, programme finance, and specificfeatures common to all projects (such as housing unittypologies, commercial and communal unit provision,and construction costing).2.2.1 Institutional FrameworkThe institutional framework is illustrated in Figure 14.Ministry of Works and Urban Development (MWUD)The Ministry of Works and Urban Development dealswith the housing programme at large. The Ministryprovides support and direction at national level whilst aBureau of Works and Urban Development in each regionhas been set up to coordinate the specific needs of thearea. Under the Housing Development Bureau in theMWUD there are four Directors: one to manage housingfinance; one for the implementation mechanisms; onefor capacity building and one for research and design.Addis Ababa City AdministrationThe Addis Ababa City Administration is the managingagency for the IHDP in Addis Ababa. The office isresponsible for the selection of new sites; the allocationof government resources; the extraction of funds fromthe city’s budget to finance construction; the acquisitionof bonds from the Commercial Bank of Ethiopia (CBE)to pay for all other factors including the infrastructurecosts and design-team costs; and the compensation ofall households displaced by inner-city renewal. TheCity Administration created the Housing DevelopmentProject Office (HDPO) specifically to manage theimplementation of the housing programme.The Housing Development Project Office (HDPO)The Housing Development Project Office was setup to ensure the successful delivery of the three mainprocesses in the IHDP in Addis Ababa: the ‘design’,the ‘construction’, and the ‘housing transfer andadministration’. Ten sub-city branch offices of theHDPO were set up around the city to facilitate theconstruction of condominium units. In addition thereare four Housing Transfer Offices each clustering severalsub-cities.German Technical Corporation (GTZ)In 2003, GTZ investigated the technology ofprefabricated building materials needed to implementa low-cost housing programme, through their bilateralprogramme. The last project they were involved in washanded over to the government in March 2010, markingthe completion of their contract. Whilst the organisationwas acting as an implementing body, they engageda project manager to administer both the finance andconstruction aspects of the programme.MH Engineering (MHE)MH Engineering is a large Ethiopian architecture firm.The company, composed of 80 architects, civil engineers,structural engineers, electrical engineers, and quantitysurveyors, was responsible for the concept design of thefirst condominium project in Ethiopia and a successionof 31 schemes thereafter, 13 of which were under themanagement of GTZ, and the remaining 18 under themanagement of the HDPO.The firm’s initial designs for cost-efficient condominiumsin Addis Ababa stemmed from their collaboration withthe Low-Cost Housing Project at GTZ, where theyintroduced the Cost-Efficient Methodology (LCH-MHsystem) of utilising pre-cast concrete elements in buildingdesign. MHE produced a manual that addressed thehousing problems experienced by the country’s lowincomegroups and offered their conceptual designsolution as an open and accessible piece of work to beexplored.MH Engineering has provided supervision for newcondominium projects, but has stepped back fromtheir role as the lead design team so as to enable newlyestablished companies to take on the responsibility.Condominium Housing in ethiopia15
Page 2 and 3: Series Summary:Housing Practices: c
Page 4 and 5: contentsACKNOWLEDGEMENTSTABLE OF CO
Page 6: list of figuresFigure 1: Bole Gerji
Page 10 and 11: Figure 2: Addis Ababa’s rising fr
Page 16 and 17: THERE IS MASSIVE DEMAND FORSERVICED
Page 18: skim concrete or compacted earth fl
Page 22: Figure 13: The collosal condominium
Page 27 and 28: Through the firm’s involvement in
Page 29 and 30: Beneficiary financeCondominium unit
Page 31 and 32: popular amongst condominium-applica
Page 33 and 34: Figure 20. Condominium Block Typica
Page 35 and 36: Figure 22. Condominium sites includ
Page 37 and 38: currently living in an inner-city a
Page 39 and 40: Figure 25: Lideta site being cleare
Page 41 and 42: 2.4 Case studiesTwo case studies ar
Page 43 and 44: Option B: Kebele tenants are alloca
Page 45 and 46: Box 4: Forced eviction and the pres
Page 47 and 48: ProgrammePerformance3.1 Anticipated
Page 49 and 50: Figure 33: View from a communal cor
Page 51 and 52: SEVERAL PROBLEMS HAVE BEENRAISED RE
Page 53 and 54: one million tonnes of cement and ir
Page 55 and 56: conclusions4.1 Key lessonsThe Ethio
Page 57 and 58: IN LIGHT OF ETHIOPIA’S PREVIOUSLY
Page 59 and 60: Ministry of Works and Urban Develop
Page 61 and 62: 27 Ibid., p. 71.28 Mulugeta, S., op
Page 63 and 64: 10 Ministry of Works and Urban Deve

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