4002 housing.pdf

7/28/2019 4002 housing.pdf

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ISU PERUMAHAN

kos perumahan, rumah terbengkalai, setinggan (C4)

aspek perundangan (C2)

Rujukan utama:

Noor sharipah bt. Sultan sidi (2011), The Different Scenarios Of Housing Problem

In Malaysia. Syarahan Perdana 2011, Universiti Tun Hussein Onn Malaysia

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INTRODUCTION

• The right to housing is a basic need while good

quality and affordable housing is a reflectionof a high quality of life (Salfarina, A.G., Nor

Malina M., Azrina, H, 2010)

• However, housing remains a major problem

for most, especially for the bottom billions.

• Satisfaction on housing and neighbourhood

conditions are one of the important indicators

that reflect quality of life. These indicators

are also important in the process of evaluating

housing policy with the objective to increase

the quality of housing and neighbourhood.

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• Housing is still a controversial issues in Malaysia.

• The issues concerning housing in Malaysia has changed from

merely accessibility to affordability and quality of housing.

•

The term quality not only relates to physical design, size andfacilities, but also neighbourhood qualities, affordability and

location of the housing.

Introduction

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Housing Problems And Issues In Malaysia

Arise from theurbanisation &

industrialisation process.

Bring along manyimmigrants from therural areas. Hence, it

created high demand forhousing, especially for

the immigrants from thelower and medium

income groups.

Arise when thedevelopers have less

interested to buildmedium and low cost

housing because themargin or profit earned issmall. Private housingdevelopers controlled

most of the land in majortowns and cities are

interested to develophigh cost or luxury

housing for bigger marginor profit.

Thus, the immigrants

found that, the price of

the houses offered in the

urban area is beyondtheir affordable income .

Hence, it created housing

problems to the

immigrants with medium

and lower income

especially in the urban

areas.

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Housing Problems And Issues In Malaysia

Unfairness in thedistribution for the

bumiputera lot quota.

Housing price is opened tospeculative market. Thus,some developers do not

marketed or kept thehouses to be releasedafter a time frame for

bigger profit margin. It willaffect the supply of such

housing.

Thus, the offered price for

housing increased orappreciated due to

technically under supply,although physically the

present property market isin the state of overhang.

Most of the immigrants do

not afford to pay higher

rental or price for housing

and create squatter in the

urban areas thus socio-

economic problems.

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Definition of HousingThe conventional

definition

is that of housing as shelter,also known as house or

dwelling, which provides

protection against nature, andas a provision for comfort and

hygiene for the occupiers.

The other definition

is to define housing as morethan shelter. How much more

is a subjective question to

answer, but the generalconsensus is that it shouldfulfil the needs of the

occupants.

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Human Needs

• The most important function of housing is to provide for

human needs.

• In common terms, ‘needs’ means requirements of some sort.

The concept of human needs

– is subjective.

– vary enormously with time, locality, conditions, etc., and

that even for the same person, they change continuously.

–

needs are related to the satisfaction of man’s physical andsocial well being

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Human Needs

CAN BE

categorized basic or the ‘objective measurable needs’ eg. certain number

of calories per day, certain cubic metres of oxygen per hour,

certain litres of water per day, and certain minimum spatial

need.

‘subjective needs’, which are needs perceived by people, andit involves the question of which cannot be answered in a

uniform way mainly because of the variability of human

perception and behaviour.

classified primary needs, secondary needs, tertiary needshierarchy of

needs

(Psychologists)

basic physiological needs such as food and shelter, to more

complex cognitive satisfaction of needs of self-realization.

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Human Needs

• Needs are also related to functions. Needs can be understood through thefunctions created. The need for food and clothing create the function of

gathering and production of foodstuffs, the need for movement creates

the function of transportation, and the need for shelter is that of housing.

• The satisfaction of needs and the operation of functions depend on

existing conditions (natural, human, etc.) and the possibilities theypresent. The relationship between needs and functions to conditions and

possibilities is not a uni-directional but a bi-directional one.

• It should also be noted that a set of needs which are perceived will

probably vary over time. Certain needs perceived in a time of famine will

be different from those perceived in a time of plenty.• There are also needs which may be the result of current fashions. As a

society is more influenced by external communications, these perceived

needs may become more volatile.

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Human Needs

• Needs can also be altered through actions of leaders who may succeed in

creating or modifying people’s perception of needs.

• There is also what is termed as the ‘temporal’ aspects of needs, that is

they are not felt by any individual with the same intensity at every point

in time.

• A need may become more acute when the match between the actual and

the preferred condition does not exist.

• Needs may also be in conflict with one another. In such a situation, one

has to strike a balance in attempting to satisfy them. An individual’s need

for privacy for example, may conflict with his need to affiliate with or meet

people, and a balance must be struck by the individual.

• Needs can also arise as a result of the existence of certain problems.

These problems can be both internal and external to man. In housing for

example, these problems can be discussed in relation to the various

environment which impinge upon man in his everyday life, such as the

physical, socio-cultural, psychological, and physiological environments

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Housing Problem(Turner, J.F.C)

‘Consumption Requirement Approach’ in defining housing needs. Housing

needs should be based on the point of view of the consumers and not the

suppliers of housing.

Value of housing

some of the poorest dwellings

materially speaking, were clearly the

best socially speaking

VS some, but not all of the highest

standard dwellings were the most

socially oppressive

‘supportive shack’ the car painter

household’s priorities are well

matched by the housing servicesthey have. The shack therefore, was

an admirable support for their actual

situation as a vehicle for the

realization of their expectations.

VS ‘oppressive house’ the mason’s

modern standard house which is

well equipped with basic modernservices and conveniences, is

economically a burden to the lives

of the family members which led to

a deterioration of their condition.

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Redefinition of housing problem(Turner)

• The problem is actually the “function of mismatches between people’s

socio-economic and cultural situations and their housing processes and

products”

• The whole issue on housing arises as a result of a misstatement of the

housing problem. Thus housing problem should be restated in the light of

human values, and the real values are those that lie in the relationships

between the elements of housing action – between the actors, their

activities, and their achievements.

• Housing problems arise when housing processes, that is, housing goods

and services, and the ways and means by which they are provided, cease

to be vehicles for the fulfilment of the users’ lives and hopes.

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Redefinition of housing problem(Turner)

• The matching of peopl “It is what housing does for people that matters

more than what it is, or how it looks. It is illogical to state housing

problems in the modern convention of “deficits” of units to some material

standard; and to be meaningful and useful as tools for action, people’s

housing needs must always be stated in terms of priorities”

• Overcoming housing problems, it is not only quantity that matters, but

also the quality of the houses that are being provided. “…Housing is not

purely a numbers game, but involves also the matching of people to

appropriate housing”

• e to appropriate housing actually concerned with providing people with

suitable housing. Suitable housing can be measured based on level of

satisfaction of buyers, the match between supply and demand for housing

or the match and mismatch in housing with respect to the size, design,

type, location and affordability of buyers.

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Housing problems(Noor Sharipah bt. Sultan Sidi, 2011)

• Problem of Unsuitability of Dwelling Units

of Public Low-cost Flats in Kuala Lumpur ,

430 flat dwellers The sampling distribution

was based on location, age of building,

type of flats and ethnicity of dwellers.

• Problem of Housing Overhang in Johor

Bahru, Kelang Valley and Penang. An

assessment of the problem of housing

overhang or unsold houses.

• Problem of Housing Bubble in Major Urban

Areas in Malaysia

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Suitability of Dwelling Units of Low-Cost

Flats in Kuala Lumpur

• The Suitability of the Size of Spaces

– most unsatisfactory was the dining room, number of bedrooms, thesize of second bedroom.

• The suitability of the location of spaces, amenities, and the allocation of

floor – The main dissatisfaction was with the design, specifically the location

of the toilet, the bathroom and the dining area.

– The amenity provided which was not to the satisfaction of thedwellers was the absence of appropriate study space for their childrenin the flats, followed by the insufficiency of the electrical plug points in

the dwelling unit.

• The suitability of the dwelling units between the ethnic groups

– the relationship between the suitability of the unit as a whole andethnicity is not very significant.

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Problem of Housing Overhang in Major

Urban Areas

• Housing overhang refers to a situation of massive unsold housing recorded

within a certain period of time. Housing overhang is a problem related to

the housing market. It should be noted that there are many factors which

affect housing market:

i. Economic growth - Demand for housing is dependent upon income.

Therefore with higher economic growth and rising incomes people will

be able to spend more on housing, hence increasing the demand for

housing. Increasing demand will result in house price to increase and

demand for housing is noted to be income elastic.

ii. Unemployment - the reverse to economic growth is economic

downturn which results in increasing rate of unemployment. When

unemployment rate increases, less people will be able to afford a

house. However, a decline in confidence on the future value of

housing, may also cause people with a job may not want to buy a

house.

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Problem of Housing Overhang in Major

Urban Areas

iii. Interest rates - this is not really a general economic condition but a

situation as a result of certain economic situation. High interest rate will

cause demand for housing to reduce and consequently a lower demand

for housing. It is actually the consequence of increased cost housing due

to increases cost of mortgage payments and consequently reduces the

affordability for housing.

Iv . Consumer confidence - Confidence is important for determining whether

people want to take the risk of taking up a mortgage. In particular,

expectations towards the housing market is important. If people fear that

houses price could fall, people will defer buying a house except for those

who want to buy because they want to occupy it.

v. Money market - the main factor influencing housing market in this respect

is the action by central banks in tightening their mortgage or lending

policies. Measures such as tightening their lending criteria, reducing the

100% mortgages and increasing their interest rates may affect demand

and sale of housing.

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Problem of Housing Bubble

• Malaysia at present is experiencing a housing bubble situation. Housing

bubble refers to a situation price of property increased at a drastic andrate.

• Kuala Lumpur experiencing the highest rate followed by Sabah and

Selangor. In 2009, demand for high-cost housing or housing exceeding

RM500 000 continuously increased. In that year, demand for all types of

housing in urban areas especially Kelang Valley was high.• In many parts of the country particularly the major urban centres, price of

houses escalated to millions of ringgit per unit making it unaffordable

even for the middle income families to purchase. In Penang for example,

in 2009 the average house price is at RM540 000 which is eight times

higher than the average household income. In Kuala Lumpur, the averageprice of a house is RM390 000, which is about six times the average

income of a household.

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Problem of Housing Bubble• The situation was worst for Pulau Pinang when the requirement to built

low-cost housing by private developers were relaxed by the stategovernment.

• The Socioeconomic Research Institute (SERI) highlighted the fact that

construction of high-end housing in Penang has gone beyond control and

that current price range of housing units in Penang at between RM300

000 to more then RM500 000 which for the majority of the population isunaffordable.

• The situation worsened with the introduction of government policy

which encouraged / allows foreigners to buy houses in Malaysia .This

policy has the effect of increasing demand for housing and consequently

increased housing price and foreign ownership on housing.

• The policy of Bank Negara Malaysia to limit loan for buying house for third

time buyers to 70% only did not have much effect in controlling the price

of houses. As such most of the luxury and condominium housing in the

Golden Triangle of Kuala Lumpur or KLCC area were bought by foreigners

particularly Singaporean, investors from the Middle East and the Europe.

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Concerns for house buyer

• Housing purchasing trend in urban Malaysia is determined by

demographic profiles, mainly by education level, age, gender

and income.

• The main concerns for house buyers in urban areas are price

and location of the house, and distance from work place arealso regarded as the main concern.

• Respondents feel that houses in urban Malaysia is too

expensive and beyond their affordability.

• However, respondents are fairly satisfied with religious andsocio-cultural facilities in the housing areas and most

importantly not many regard ethnicity as an issue in their

decision-making, when buying a house.

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Malaysian Housing Policy

1957 The Malaysian Housing Policy has developed since its

independence from the British in 1957 with some colonial

influence, such as providing public housing for the poor and

quarters for the civil servants.

In the 60’s, the emphasis was on increasing housing ownership,

especially affordable housing as a basic social need.

In the 70’s

until 2000

the emphasis continued with the focusing on affordable

housing for the poor but has included the elements of the

New Economic Policy (NEP) objectives of restructuring

income and assets between the different ethnic groups,

especially Malay, Chinese and Indian.

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Malaysian Housing Policy

• Although both the private and public sectors provide low cost housing,

most affordable houses have been provided by the government under the

public housing programmes.

• The price of low cost houses is at about RM 25, 000 per unit or below, but

varies according to states and location (rural or urban) with targeted

buyers of income below RM 750 per month.

• However, the private sector has shown an increase responsibility in

providing low cost housing to the public especially in the late 90s and

early 2000.

• The housing policies programmes have been overemphasizing on the

provision of low cost houses that there is insufficient medium cost house

in the housing markets. Thus, the current housing policies have changed

its emphasis to focus on meeting the needs of the middle income groups,

especially the lower middle income.

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The characteristics of urban slums

Lack of basic services, including inadequate access to safe water,sanitation and other essential infrastructure

Substandard housing or illegal and inadequate building structures

Overcrowding and/or high densities

Unhealthy living conditions and hazardous locations

Insecure tenure

Poverty and social exclusion

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Slums and squatter

settlements exist

The role of governments

Because poor people cannot

afford the housing provided by

the formal land and housingmarkets.

is to intervene in land and

housing markets to ensure that

the lowest income groups haveaccess to them.

Political will within government

and civil society is essential toresolve the problems of slum

populations.

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