Strategies for Affordable Housing in India: 2021 ‘Shelter for All’ Goal

AFFORDABLE HOUSING IN INDIA

INDEX 

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PAGE NO.

CHAPTER 1:        1.1 BACKGROUND

1.2 OBJECTIVES

1.3 METHODOLOGY

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CHAPTER 2:       2.1 GLOBAL CONTEXT OF AFFORDABLE HOUSING

1.      CANADA
2.      CHINA
3.      UNITED KINGDOM (UK)
4.      UNITED STATES OF AMERICA (USA)
5.      BRAZIL
6.      THAILAND

2.2 DEFINITION OF AFFORDABLE HOUSING IN INDIA

 

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CHAPTER 3:       THE NEED FOR AFFORDABLE HOUSING

CHAPTER4:       FEATURES OF AFFORDABLE HOUSING

CHAPTER5:      VICIOUS CYCLE OF LOW INCOME HOUSING

CHAPTER6:       GOVERNMENT INITIATIVES TOWARDS AFFORDABLE

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HOUSING

6.1 NATIONAL URBAN HOUSING AND HABITAT

POLICY (NUHHP), 2007

6.2 PRADHAN MANTRI AWAS YOJANA (PMAY)

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CHAPTER7:        DATA ANALYSIS

7.1 STATEWISE PROGRESS OF PRADHAN MANTRI

AWAS YOJANA (PMAY)

7.2 PROGRESS OF PRADHAN MANTRI AWAS

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YOJANA (GRAMIN) – PMAYG

7.3 DEMAND, SUPPLY AND MAJOR AFFORDABLE

HOUSING PROJECTS IN VARIOUS CITIES OF INDIA

7.4 FACTORS AFFECTING DEMAND OF HOUSING IN

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URBAN INDIA

CHAPTER 8:     HOUSING SUPPLY BY VARIOUS HOUSING SUPPLIERS

TO DIFFERENT INCOME GROUPS IN INDIA

CHAPTER9:     CHALLENGES INVOLVED

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9.1 ISSUES FACES BY CUSTOMERS

9.2 ISSUES FACED BY REAL ESTATE DEVELOPERS

AND PRIVATE INVESTORS

9.3 ISSUES DUE TO POLICY AND REGULATORY

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CONSTRAINTS

9.4 TECHNICAL ISSUES

CHAPTER10:     HUDCO’s ROLE IN AFFORDABLE HOUSING

CHAPTER11:     11.1 CONCLUSION

                             11.2 SUGGESTIONS

CHAPTER 12: REFERENCES

Chapter 1

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1.1 Background

As an emerging market, India saw growth and development and urbanization in recent years. Urbanization in India is not as it should be, but “Indian Census” showed that the city’s population of 27.82 percent have changed in 2001 to 31.16 percent in 2011, while the rural population was 72.18 per cent in 2001 to 68 per cent in 2011, suggesting that urbanization in India rose 3.34% among 2001-11. In addition, it is estimated that until 2031, urban residents in 2011 rise by 59 per cent.

This growing urbanization is difficult to manage at at any time, and it makes difficult for other parameters such as infrastructure, population, pollution, etc. which grows faster than the urban population in India. The biggest problem arising from the problem of urbanization is “housing”. There’s a big gap between supply and demand for real estate in India. According to a report from the 12^th 5 year plan (2012-2017), the housing shortage in India is 18.78 million. It is important to meet the needs of economically weaker section and low income group, which now account for 95 per cent of the housing shortage in urban areas in India. While this is too much, there is also a second category of MIG i.e the middle class, that require decent living conditions and has shortage of about 400000 houses. Political and financial restrictions and technical barriers to trade that may be caused by the housing shortage.

Affordable housing with a healthy lifestyle is right for every citizen. Therefore, the Government of India “came” to solve the housing problem, with a different view of “housing” housing for all “by the year 2021. “In India,” the ability to afford houses based on three parameters consisting of: a potential buyer’s monthly household income (in between), the size of the enclosure, and the ability to afford home buyers (the ratio between the price of the House, and the annual income or monthly income report IME).

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Moreover, in this paper is a detailed discussion about affordable housing standard in India and in other countries, steps taken by the Government to offer affordable housing to all its citizens, challenges and finally suggested what could be done to complete the goal of “shelter for all” by the year 2021.

1.2 Objectives

       to understand the concept of affordable housing Indian and Abroad

       to discover the Government’s affordable housing initiatives

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       to assess progress in PMAY (urban and rural)

       Identify factors that affect the demand for housing in urban areas in India, through regression analysis.

       To identify the challenges involved in providing affordable housing

1.3Methodology

Qualitative and Quantitative data has been used in ths research.

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Qualitative data has been mainly used to study the concept of affordable housing in India and abroad, role of stakeholders, government schemes and initiatives towards affordable housing, demand and supply gap, housing shortage, state wise schemes and ongoing affordable housing projects, challenges involved, and HUDCO’s role, etc.

Quantitative data has been many used for the estimation of progress of PMAY (urban and rural), housing shortage, trends of urbanization, population, etc.

Microsoft Excel has been mainly used for the estimation and calculation of trends, changes, percentages, graphs and bar plots etc.

In data analysis, regression is done using EViews to analyze the factors affecting demand of housing in urban India. The dependent variable was incremented home loans and independent variable is interest rate, repo rate, urban population, unemployment, total rented dwellings etc.

Source of quantitative and qualitative research, and uses mentioned above include various publications from the Department of housing and urban poverty reduction (MHUPA), housing and urban development company limited (HUDCO) and Prime Yojana (PMAY) and the National Housing Bank (NHB), KPMG, Jones Lang Lasalle (JLL) and different other articles and research. A detailed list of sources has been included in the reference.

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Chapter 2

2.1 Global Aspect related to affordable housing

 

Affordable housing refers to homes that are affordable to segments of society, who earn less than the median household income. Different countries identify affordable live differently.

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2.1.2Canada

According to the Canadian Mortgage and housing (Enterprise) community of affordable housing, if one Household spend less than 30 percent of income before taxes on housing. People need of simple housing shouldn’t spend more than 30 percent of their income on housing. Who spend 50% or more on lodging in severe housing need. Affordable housing is a broad term and includes accommodation and from the private sector and the public sector and nonprofit and all forms of occupation (rental and cooperative ownership existed) set available. There is also temporary accommodation.

 Social housing services Corporation, with an annual budget of $4.500002 million businesses, insurance program offers financial company dedicated to social housing providers, buy wholesale gas and review innovative energy efficient rehabilitation program, energy and expertise and coordinates funding and purchase large amounts of energy-efficient products, education and training, and assessing data. Shask management, advises invest in housing more than $390 million in estimated capital reserve provider.

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There was a shift towards affordable housing in the housing market and other applications. The legislation was adopted, to contribute to that home ownership accessible to middle-class families and other measures, to ensure that the work is alive, “the British Colombia, and British Colombia province family building still to increase security of supply.

In China, the concept of affordable housing with the housing reform. Under Carter, former central planning provided the rental rate set by the Government and the business units to the kind of care, not a commodity.

And looked affordable housing important reform introduced in China during this period, as a means of subsidized housing. But under a temporary status in China, official means housing affordable Gallery, as well as the purposes and means of development, and no change in the last two decades.

Affordable housing mentioned under the “British Government”‘ Leased and tenanted social identification of eligible households, average needs are not met by the market “. ”

 

United Kingdom has a long tradition of affordable deals Social housing. This can be established by City Councillor housing associations. There are also many affordable housing options, including Have a property (where the tenant portion of rent share in building social and owner owns the rest), and the Government also has tried to make the owners inhabited cheap stocks to buy, mainly from System Planning Department require that housing developers part of low priced housing in new developments, and this approach known as urban planning registration.

 

The proportion of households in the United Kingdom so far. The Council-owned, but in 1980 the Government conservative Margaret Thatcher introduced the right tariff, provides purchasing tenants Council on home with a discount of up to 60% (70% on rental properties such as flats) buy. In addition to the law to buy the Board of Creative Commonspassed percent rejected more properties in housing and in some cases, may transfer property management tenant’s long distance nonprofit arm. In some areas, a large number of Council houses were demolished, urban renewal programs, because of the poor quality of bearings, lower demand with social problems.

In rural areas, where wages are low, rising house prices (especially in areas where holiday homes), there are special problems.

2.1.5United States (United States)

 

The United States has identified as; the cost of houses that not more than 30 per cent of total household income should the level of affordable housing . The cost of homes in this definition includes the cost of taxes, insurance and utilities. Beyond thirty to thirty five per cent of total household income, and keep the monthly cost of home housing unaffordable.

“The Government of the United States Federal Government for subsidizing housing more affordable thanks to the owners ‘ financial assistance. The mortgage interest tax deduction for families through housing subsidy programs, and.

The housing can be divided into the “Federal Government” assistance for low income households into three parts:

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On Department of housing and urban development in the United States(HUD), Department of agriculture Rural development of these programs to manage. Stop hood and rural development programs in the Ministry of agriculture to produce many units since the 1980s. Since 1986 the low-income housing tax credits program was the capital of the Federal Republic of Yugoslavia, to produce affordable housing.

“In the United States, many households in relation to specific amount Achieved their income relative to the area median income for or a friend. Subsidies for housing in the United States, households by federal law and are classified as follows:

Some States and some cities in the United States, follow a variety of programs for affordable housing, including supportive housing programs, transitional housing programs and grants for rent within the public funding programs. Regional Governments and adjusts these income limits to accomplish affordable housing programs; however, the program must comply with “us Federal” definitions above.

2.1.6Brazil

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• Minha Casa- Minha Vida Vida, has been developed for housing, and improve the quality of life for low income families across the country. Currently, in low and middle income families more than 9.6 million people in a residential area in the program, urban and rural. Started in 2009 by the Federal Government in Brazil, about 2.2 million homes mcmf built in five years, and he arranged the largest affordable housing project in the nation’s history-the Brazilian Government promised more than 1 million Single-family homes for low income through various programs. Advantages of the deposit to the buyer, and backed by interest rates on mortgage loans and 100 per cent funding, including 25%.

2.1.7Thailand

Population and housing census 2010 show that home ownership in Thailand 81 percent to the highest in the world. In fact, in 1995-1996, before the economic crisis of 1997 there are no serious housing deficit in the country and the problems faced by increasing production. In the past five decades, Thailand has successfully reduced slum and shanty towns.

Subsidized flats or public housing:

NHA and decency are the two most important government organizations that provide affordable housing for low income groups. Two different approaches were:

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       The National Housing Authority (NHA)Founded in 1973, the Government company that promotes affordable homeownership, Thai people. In response to Government policy, the low income groups-and way of buying their own homes, encourage, and NHL began in 2003 to develop supported-housing on the most cost effective BEA program which was originally developed to build 600 000 housing units across the country for five years from 2003 to 2007. House prices was Bt390, 000 with government subsidies from Bt80Units. After 8 years, and have completed NHL 253 164 (67 per cent) in greater Bangkok and 84 713 units (33 per cent) in the provincial areas of housing 168 451

       Community organizations Development Institute (CODI)Founded in 2000, to support its mission and support the financial community assistance organizations and career development, housing development and improving the environment. In 2003, “the Thai Government” CODI  Baanhousing as part of its efforts to the housing problems in the country’s poorest residents, who live in the slums. Receiving housing and infrastructure grants programs in government loans since inception Baanmade housing program 76 provinces of the country, with more than 54 000 families about 1,000 communities in 69.

Board of investment (BOI) of Thailand:

Is each control, exceptions (30 per cent), ranging from five to eight years depending on investment incentives, where they will be based. In the past five years (2007-2011), 149, housing projects offered 63 718 total units (on average 12 743 units per year) with built in BOI.

Affordable housing:

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According to the latest population and housing census 2010 life 12 percent of Thai households in rental housing, which plays an important role in the capital Bangkok (about 37 per cent of housing). Outstanding loans for rental housing onlyBt14, 666 million ($US489million) increased by an increase of about 34 per cent per year, in 2006 to Bt63, 214 million ($US2-1billion) 2011, on average.

The State Housing Bank:

Government Housing Bank is created in 1953 as a financial institution, versatile, according to Ministry of finance by the end of 2011, total assetsBt712Billion (US23.7billion) and the Bank’s role can be summarized in China for low income home buyers-and priced as follows:

       Lowest mortgage rates.

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       Get a larger share of the real estate market.

       The leader in granting loans for 30 years.

       Housing in crisis environments ready.

       And focuses on more affordable loans the lowest income groups.

       Cheap loans to buyers of home.

       Zero-percent loans for first-time buyers.

       Low cost rental apartment building loan.

2.2 Indian Aspect of Affordable Housing

 

The “Confedrationof Real Estate Developers’ Associations of India (CREDAI)”, provides a much broader definition for affordable housing: Affordable housing is provided for usually three sections of society: the economically weaker, lower income and middle income segment.

 

       EWS can afford homes of area 30 square meters with income less than INR 3, 00000 per year

       3, 00001-6, 00000 per year income people fall in LIG. They can afford dwellings upto 60 square meters.

       6, 00001- 12,00000  rupees per year income people fall in MIG-1 band, with affordable apartments upto 90 square metres.

       INR 12, 00001, 18,00000 per year people fall into MIG-II band and can get accommodations of carpet area upto 110 square meters.

The other parameter is used to define affordable housing in India is the possibility of getting home. To buy a home, all the 3 above mentioned band shouldn’t spend more than thirty to forty percent of their income as EMI.

In addition, affordable housing definition is not limited to above entered three bands.

; instead, it applies to people across the country.

	SIZE	EMI OR RENT
EWS	Maximum of 30 square meters carpet area	Not exceeding 30- 40% of gross monthly income of buyer
LIG	Maximum of 60 square meterscarpet area
MIG 1	Maximum of 90 square meters carpet area
MIG 2	Maximum of 110 square meters carpet area

 

 

Chapter 3

The need for housing in India

 

3.1 the rapid increase in population

According to the census in the year 2011, the population of India, 1210.2 million homes inhabitants more than the combination of these six countries including Pakistan, United States, Indonesia , Bangladesh, Japan & Brazil at 1214.3 million . The population of India 2001-2011 raised by 181 million.

Source: World Bank

3.2 growth of urbanization

 

With the rapid increase in population, farming country, disguised employment relationships, seasonal and limited capacity, there is a bulky growth of urbanization which should be the result of migration from the countryside to the cities. After liberalization the economic sector has seen growth of rural youth employment. With the anticipated rapid industrialization is the trend to migrate from rural to urban areas may never stop.

India’s urban population increased by an annual growth rate of 2.8 per cent over the course of 2001-2011, led to an increase in the rate of improvement from 27.8% to 31.2% compared to 2001-2011. 377 million people of the population of Indian cities 1.21 billion. Association of Chambers of Commerce of India  estimates that the country’s urban by the year 2050, a net increase of 900 million people. In addition, 2012-2050 expected, the pace of urbanization is rising at an annual rate of 2.1 per cent-twice as China.

 

3.3 Iminent housing crisis

 

Increasing concentration of population in urban areas have caused problems of shortage of land and housing deficit and a busy crossing, also called for the existing basic amenities such as water and electricity and the open spaces of the cities and towns.

According to the year 2011 housing census, total apartments available was 78.48 million for urban households, 78.86 million. Combined with rising prices of homes, led people to live more and more in the slums and shanty towns. According to estimates by the technical group constituted by the Ministry of housing and urban poverty alleviation revealed that the housing shortage in  urban areas of the country is 24.71 million for 66.3 million families.

The Group estimates that more than 88% of this lack of economically weaker section homes and 11% applies to low income groups.

 

Note: 76 per cent of housing shortage is accounted by these ten states.

Chapter 4

 

 

Affordable housing Features:

 

 

1 Basic Amenities

 

Well-built home in adequate sanitation for planned development, security, confidentiality, playgrounds for children, and supplies of water and electricity is an important statement of intent value for clients and their current living standards are likely to be affected. It fulfils the  the main requirements of social infrastructure such as schools and hospitals.

 

2The size of the House

 

Population increases, the pressure on the country. Affordable housing in India was a significant shift in the past decade. It should match the set standards and size of houses given by national building regulations and architects. In addition, the use of appropriate devices and construction method is encouraged.

3 Household Cost

Customer in search of affordable housing will expect maximum return from its investment. Low income has difficulty obtaining a loan. Therefore, the affordable House should be feasible combination of cost of purchase and maintenance, and should be based on the concept of sustainability.

4 Location of House

 

Is one of the main features of affordable housing, AH should be within a 20-kilometre radius of the workplace with a decent connection to transit centers.In the case of affordable housing, industrial node buttons can serve as a hub for business. Affordable housing, a compromise between the cost of the country, and transport costs in the following job Center, which generally increases as the distance from the city center. Measurement of affordability addresses the affordability of housing from the perspective of the total cost.

Chapter 5

 

 

A vicious circle of low income housing

 

 

 

 

 

Chapter 6

Government’s Affordable housing initiatives

 

“The Government of India recognized the need, and DD-SS gap in urban homes and came out with affordable housing projects. Therefore, the Government announced an ambitious project. It aims to provide housing for all by the year 2020. ” Initiatives to this end, which were taken by the “Government of India”, are discussed in the following:

7.1 National Urban Housing and Habitat Policy, 2007

 

It was urban housing and Habitat policy national 2007 (we award 2007), taking into account the socio-economic development parameter in urban areas with more demand for housing and related infrastructure. This policy aims to encourage different types of public-private partnerships to achieve the goal of providing housing for all, with particular emphasis on the urban poor.

That program objectives:

       Facilitate access to land and housing service with an emphasis on economically vulnerable and low income groups.

       The General Assembly of the country, development and getting rid of the private sector, publicly funded;

       Is a strong partnership between the public and private sectors and the cooperative for accelerating growth in the region and promote sustainable development of Habitat;

       Acceleration of the rate of development for housing and related infrastructure;

       Establishment of decent housing, whether on the basis of rental and ownership with a focus on economically weaker populations through appropriate capital or interest rate subsidies;

       Technology in the housing industry to update and improve the quality, productivity and energy and cost savings.

And identified by MHUPA, managing to put long term guidelines and applicable in the NUHHP 2017 to make changes lately and taking direct agenda of the Government of India “housing for all” in 2022. We present several components includes revised policy under different chapters according to the current position of the Indian Government. “These include shelters, development of social rental housing affordable housing.

 

Housing for all by the year 2022

 

Habitat and urban living State policy (we present), 2007 put on affordable homes for all the goals as an essential element. The Government has in 2022 aimed at achieving it through one of the initiatives to promote housing in urban areas.

 

7.2 Pradhan Mantri Awas Yojana- PMAY

 

It was created by the Indian Government, aimed at housing for the poor in rural areas is a major program of social welfare program. India should grow within 10 years, 34 per cent of slum growth, reaching 18 million homes in the slums. Therefore, the lack of housing total index provided in the Mission is to reach a height of 20 million houses.

The goal: Implemented in 2015-2022 and the overall objective of the program is an update of the financial support to the weaker sections of society, or build a House of decent quality of their personal lives. The Government vision is to replace all temporary houses in Indian villages until the year 2017^.

7.2.1 Components of PMAY

An important part of the rehabilitation of slums “on situ” is to give homes to eligible people through the participation of the private sector is a  mission of Pradhan Mantri Awas Yojana -housing for all (urban area). This approach has the potential to finish all slums, using customized transmission to the urban village. The slums, whether on public land for Central Government /ULB/private land has to restore houses in situ for everyone in the slums.

CLSS is a program under which interest rate subsidy is provided to eligible customers through the Central Government, who meets the criteria of the Scheme.

• Loans for purchase/construction of real estate in some cities, covered by MHUPA.
• Atleast one owner is a woman.
• Household income of the applicant, is not higher than 600 000 rupees per annum for EWS segment, INR 1200000 annually for MIG1 and INR 1800,000 rupees for MIG2
• Applicants without any other homes in any other part of the country can apply for the subsidy.

The third element of the affordable housing is partnership mission. The supply side will provide financial support for the mission. Environmental management systems to provide homes with different partnerships of UTS/States/cities, agencies, in partnership with the private sector, including industry, affordable housing can plan projects aimed at increasing the availability of housing for EWS class at affordable prices. Encourages partnerships between different cities/States/uts and provides financial support of INR150 000 rupee/ House. Affordable housing project can be a mixture of houses for different categories but can take place right, only if at least 35 per cent of homes in the project are for EWS section.

    Subsidy for beneficiary-led individual house construction/enhancement

Within the Urban Local Body (ULB) recipient individual House leadership Pradhan Mantri Awas Yojana (urban) is the central support, provided to all eligible families in the category of EWS by the State Government/UTTo build new homes or improve existing houses that have coverage that recipients are unable to make use of the other components of the mission. The central support 150 000 rupee per house EWS  under the item UBL from the Mission. It covers Kachhaa homes in the slums, which didn’t renew within an item under ULB. Urban local bodies (ULB) is required in order to ensure ownership of the land to prepare the economic situation of the recipient’s eligibility and individual housing project in integrated city.

CHAPTER 7

 

DATA ANALYSIS

 

8.2STATEWISE PROGRESS OF PRADHAN MANTRI AWAS YOJANA (PMAY)

The following observations can be drawn for the status of PMAY (Urban):

	CENTRAL ASSISTANCE RELEASED	NUMBER OF HOUSES COMPLETED	HOUSES OCCUPIED
MAXIMUM	Tamil Nadu15.48%	Gujarat27.33%	Gujarat29.89%
MINIMUM	Sikkim 0.0002%	Arunachal Pradesh, Sikkim 0.0009%	Arunachal Pradesh, Sikkim 0.0012%

 

 

 

 

9.1DEMAND, SUPPLY AND MAJOR AFFORDABLE HOUSING PROJECTS IN VARIOUS CITIES OF INDIA

City-wise DD-SS (2016-20)                                     Source: Economic Times

• From the above plot, it can be seen that the maximum cumulative demand-supply gap is in the city of Delhi-NCR of 747 thousand houses.
• From the above plot, it can be seen that the minimum cumulative demand-supply gap is in the city of Pune with 82 thousand houses.

Segment-wise DD-SS (2016-20)

Source: Economic Times

• From the above plot, it can be seen that the maximum segment-wise cumulative demand-supply gap is for EWS segment of 1957 thousand houses.
• From the above plot, it can be seen that the minimum segment-wise cumulative demand-supply gap is for HIG segment of 366 thousand houses.

The Scenario of Affordable Housing Program (homes priced less than INR 10 Lakhs) in Indian Cities:

CITIES

LIG