Moving to Condominium Housing? Views about the Prospect among Caregivers and Children in Addis Ababa and Hawassa – Ethiopia
p. 313-325
Note de l’auteur
This paper was produced as part of the research programme of Young Lives, an international study of childhood poverty, following the lives of 12,000 children in four countries (Ethiopia, India, Peru and Vietnam) over 15 years (www.younglives.org.uk). Young Lives is funded from 2001 to 2017 by UK aid from the Department for International Development (DFID), and co-funded by the Netherlands Ministry of Foreign Affairs from 2010 to 2014. The views expressed are those of the authors, and are not necessarily those of, or endorsed by, Young Lives, the University of Oxford, DFID or other funders. A fuller version of this paper including tables is available on the Young Lives Ethiopia web-site www.young-lives-Ethiopia.org
Texte intégral
1This paper is based on the second of the three reports resulting from a Young Lives relocation sub-study conducted in four sites in Ethiopia: three in Addis Ababa and one in Hawassa, the capital of the Southern Nations, Nationalities and People’s Region. This second report focuses on housing and considers how children and caregivers view the prospect of moving to condominium housing, the advantages and risks involved, and their perceptions of their ability to afford the costs.
2The urban landscape in Ethiopia is currently undergoing a fundamental transformation, with whole neighbourhoods in the centre of major cities being cleared for urban development. The urban renewal programmes have the twin objectives of promoting urban growth and providing improved housing for the urban poor. On the one hand, the clearing of areas without high-value buildings is viewed by developers as freeing urban space for the construction of office blocks, shopping centres and real-estate development. On the other hand, low-cost housing condominium apartments are being constructed by the government and offered to urban residents who were living in the areas that are being demolished and who can afford the down-payment and subsequent monthly payments. Some of these condominiums are in the vicinity of central areas that are being redeveloped, whereas a larger number are being constructed in the suburbs.
3The paper on which this summary is based provides background baseline data on the views of children and caregivers about condominium housing prior to the planned move. It will therefore provide important evidence to compare with experiences of the respondents after the relocation. Despite the desire of most caregivers and children to live in condominiums, the acknowledgement by large proportions of respondents that they will not be able to afford the costs raises important questions about the viability of these low-cost housing schemes for the urban poor and suggests the need to reconsider ways of addressing their needs. The indications from the case studies of the few households who have already moved raise issues concerning the need to consider income generation, employment and services, notably education, alongside low-cost housing schemes.
From an international research project to an inquiry centred on two Ethiopian towns
4The research was conducted in four Young Lives sites in two Ethiopian cities. Young Lives is an international study of childhood poverty, commissioned and funded by the UK Department for International Development (DFID). The research is conducted in Ethiopia, India, Peru and Vietnam, involving a longitudinal study from 2000 to 2015. In each country 3,000 children were included in the research. The Younger Cohort of 2,000 children, born in the year 2000, were aged 10 or 11 at the time of this study in January 2012. The Older Cohort of 1,000 children were aged 7 to 8 years in 2000 and were around 17 or 18 at the time of this study. In Ethiopia the research is conducted in 20 different sites, in four large regions: Amhara, Oromia, Southern Nations, Nationalities and People’s Region (SNNPR) and the city of Addis Ababa. In the twenty sites, three rounds of quantitative surveys were conducted. In five of the sites, one site from each region, there have been three rounds of in-depth qualitative studies with a smaller sample of children and caregivers.
5Young Lives has also conducted a number of sub-studies, and this summary uses one of the three papers which is a product of one such initiative. It uses data from a cross-sectional study called ‘Relocation Sub-study’ conducted in four Young Lives sites, three in Addis Ababa (Bertukan1, Duba and Menderin) and one, Leku, in Hawassa, the capital city of the SNNPR. In Bertukan and Menderin the relocation has been raised as an issue of concern in the previous rounds of the main Young Lives survey, and residents have been told that they will have to move. Both these sites are in the central part of the city, in areas where relocation is therefore expected to take place, even though the exact timing is still unknown. Likewise the site in SNNPR is in the centre of the city, and some relocation is believed to be likely. The fourth site, Duba, is on the outskirts of Addis Ababa; relocation does not seem to be a major concern here, and the study included this site for contrast as a ‘control’ site. However, the main road out of town may stimulate investment, leading to some displacement.
6All four urban sites are in poor areas in either the national capital or a regional capital; however, they each present particular characteristics, which are worth noting.
7Bertukan is located in the central part of the capital city in an old quarter developed during the Italian occupation, close to a major market where many of the households find casual employment in the informal sector. The site is heterogeneous in terms of ethnicity (Amhara and Gurage are the largest groups), and also of religion (with Orthodox Christian and Muslim communities included). Many Young Lives households rely on informal-sector activities, notably petty trade in the market, street vending, wage labour, the sale of food and beverages, and carpentry. There is a large proportion of female-headed households, and some of the women concerned are involved in commercial sex work, for which the area is known. Several adjacent areas have already been demolished and are being redeveloped, and this neighbourhood is also within the priority areas for redevelopment. Although most of the redevelopment is earmarked for commercial interests, three blocks of condominiums have been built in the area and about a dozen very poor people were able to obtain flats within them with the support of NGOs, although none of these was a Young Lives household.
8Duba is located on the outskirts of the capital city in an area that was first developed as an industrial zone in the late imperial period. The area is close to a main road and a major river, which is subject to industrial pollution from the factories. It is less congested than the two sites in the centre of the city. The area is mixed in terms of ethnicity, with Oromo, Amhara and Silte being the major groups. The population is predominantly Orthodox Christian. The main forms of livelihood involve wage labour in the informal sector, retail trade, and street vending; some men work in factories. There is relatively good access to health and education services. There are no immediate plans for redeveloping the area, although there has been an increase in industrial development in the vicinity and along the road passing through the area, which may well lead to some displacement along the road2.
9Menderin is in the centre of Addis Ababa in a very congested area that has a reputation of being one of the poorest parts of the city, with badly constructed make-shift dwellings. The area faces problems of pollution from open sewers and waste in the streets, and air pollution from a cigarette factory. The site is mixed in terms of ethnicity with four major ethnic groups, the Amhara, Gurage, Oromo, and Tigraway. The majority of the population are Orthodox Christians, although there are large Muslim and smaller Protestant minorities. There is an important market in the area. The main forms of livelihood are based on informal-sector activities, including petty trade, street vending, retail selling, woodwork and daily labour; some residents earn wages in government or private organisations. Several adjacent areas have already been demolished and are in the process of being redeveloped, and there also some condominiums that have already been built. The area has been designated for redevelopment, and the residents have been informed they will have to move.
10Leku is located in an old neighbourhood in Hawassa, the capital city of the Southern Nationalities, Nations and Peoples Administrative Region (SNNPR). The ethnic composition of the site is heterogeneous, with three major groups among the Young Lives sample being the Wolayta, Amhara and Oromo. There are also a few Gurage and some Tigraway and Sidama. In terms of religion the site is also mixed, with Orthodox Christians and Protestants representing the largest groups. In terms of livelihoods, most people in the community are engaged in informal-sector activities, notably petty trading, daily labour, street vending, or other forms of self-employment. Children are also involved in such activities. There is a high prevalence of female-headed households. The community is considered to be very poor, and a few NGOs have been engaged in distributing aid and educational materials. Some parts of the area are expected to be demolished for renovation, although the boundaries are not yet clear.
11The relocation sub-study was carried out in January 2012, comprising both qualitative and quantitative components. The quantitative survey involved a total of 466 caregivers and 451 children (almost 16per cent of the Young Lives children and 40 per cent of those living in urban areas). Of the 451 children, 299 (64 per cent) are among the Younger Cohort (aged between 11 and 12 years old at the time of the study), whereas 152 (36 per cent) are among the Older Cohort (aged between 17 and 18 at the time of the study). Of the total, 232 (51.4 per cent) are girls and 219 (48.6 per cent) are boys.
12In the qualitative component, interviews were conducted with 79 children and their caregivers, 10 boys and 10 girls in each of the four sites. Since Bertukan and Leku are Young Lives qualitative sites, we interviewed the children who are part of our longitudinal qualitative sub-sample3. In the other two sites, a qualitative sub-sample was generated from the main survey sample. The selection criteria included the wealth quintile of the household, home ownership, and other social categories such as religion and ethnicity, in an attempt to include a mix of different categories and equal numbers of boys and girls from both cohorts. Key-informant interviews were also conducted with people from formal and customary institutions in each community. Focus group discussions were conducted with children, taking into account their age and gender cohorts, with separate groups for boys and girls for each cohort. Focus group discussions were also held with their caregivers and with influential community members. The interviews were conducted by researchers who had already worked in the Young Lives qualitative-study teams and who were experienced in interviewing children in these sites and familiar with qualitative methods and the ethical issues and procedures that Young Lives has been following. The rationale for the study was to understand the views and attitudes of children and care givers towards their home and community environment, and their expectations, fears and hopes about plans for relocation. The three main general topics of discussion were house and home environment, neighbourhood and support networks. The sections used for this paper included questions about ownership, rent and maintenance of the house; utilities; aspects that children like and dislike about their homes and neighbourhood; associations to which they belong; forms of support received from associations or individuals; and support that they provided for others. The data were written up by the researchers based on the protocols used in the field to interview the respondents and were analysed for this paper by considering evidence in terms of topic, site, cohort and gender.
A study revealing the plural challenges of condominium housing
13This paper has considered the views of caregivers and children in four sites in Addis Ababa and Hawassa about the condominium housing programme established by the government with the intention of providing low-cost housing for the urban poor, especially from sites designated for redevelopment. The paper provides insights into the ways in which the Young Lives children and adults perceive condominiums, what they appreciate and what they dislike about them, the extent to which they would wish to live in them, and their assessment as to whether they will be able to afford the costs. The paper also presents the views of officials and formal and informal community leaders, as well as case studies of a few households that have already moved into condominiums. The perspectives and perceptions of adults and children, who will be directly implicated if, as expected, urban redevelopment takes place in the areas where they live, have policy implications in terms of the ways in which the needs of the urban poor can be addressed, their preferences and priorities.
Attitudes towards the impending re-housing
14Both adults and children expressed strong interest in living in condominiums. This was more so in the three sites in Addis Ababa, where more than 70 per cent of the respondents aspire to live in condominium apartments (For caregivers the proportion was 79.8 per cent, 73.1 per cent, 75 per cent and 46.2 per cent in Bertukan, Menderin, Duba and Leku respectively; and for the children it was 78.6 per cent, 82.2 per cent, 70.2 per cent and 56.45 per cent in the same order). However, even in the Hawassa site, where fewer than half the caregivers said they would want to live in condominiums, more than half the children are keen to do so. The proportion of respondents who desire to live in condominiums differs in terms of the sex of children with 74.6 per cent overall for girls, and 68 per cent overall for boys. The difference is greater when the data are disaggregated by age, with a higher proportion of Younger Cohort children wishing to live in condominiums with 74.6 per cent while for the older cohort children the proportion was 65.1 per cent.
15However, in the qualitative material, there were some respondents who were not registered for condominiums and who do not want to live in them, for various reasons. Some of these concerns related to condominiums being uncomfortable, or worries about the durability or strength of the buildings. One family living in a rented condominium in Bertukan said they preferred their previous kebele house. This might suggest that people who are living in relatively good housing and compounds may not want to move to condominiums.
16Other concerns related to livelihoods and the needs of people working from home, notably women preparing and selling food and beverages, who felt that they could not do this from condominium housing. Moreover, people expressed doubts about their chances of finding work in the informal sector close to where they would live in the condominiums, unlike in the central areas where they currently live. Some respondents also felt that condominiums were not suitable for the cultural way of life, where coffee is ground and holidays celebrated by slaughtering animals in the compound.
Hopes for a better living environment
17Regarding the positive attributes of condominiums, most caregivers and children perceived them as being clean (84.5 per cent and 83.4 per cent overall respectively) and having proper toilets (80 per cent and 72.7 per cent overall respectively). Whereas in the three sites in Addis Ababa it was mostly adult caregivers who appreciated the cleanliness of condominium housing, in the site in Hawassa cleanliness was appreciated by a higher proportion of children. However, regarding the importance of having proper toilets, the proportion of caregivers giving positive replies was higher than the proportion of children in all four sites, and especially in the two sites where relocation is expected to take place soon. There was also a gender-related difference among the children, since in all four sites a higher proportion of girls than boys emphasised the advantage of having proper toilets (this was 75.9 per cent overall for girls, and 69.4 per cent overall for boys). Likewise, having a separate kitchen was a feature appreciated by a significant majority of caregivers (80.2 per cent overall for care givers and 69.4 per cent for children), and the proportions were even higher in the two sites where relocation is expected (84.2 per cent in Bertukan and 91.7 per cent in Menderin, which are much higher than the overall average of 80.2per cent). More than half the total number of caregivers (60.4 per cent overall) also expressed a preference for condominiums because they represent a modern way of living, while somewhat fewer than half of the children (47 per cent overall) appreciated them for this reason, although a higher proportion of girls (53.9 per cent overall) than boys (39.7 per cent overall) expressed this view.
Concerns about the new facilities
18Asked about aspects of condominiums that they disliked, most respondents considered multi-storey buildings as potentially risky, especially for children, because of the external staircases and balconies; a greater proportion of caregivers than of children expressed these concerns in most sites (74.4 per cent overall for caregivers and 66.7 per cent overall for children). The highest proportion expressing these worries was in the Hawassa site, where there has been less exposure to condominiums, which are relatively new to the area (91.6 per cent for caregivers and 66.7 per cent for children). There were also age-related differences, as a higher proportion of Younger Cohort children were more enthusiastic about living in condominiums (74.6 per cent for Younger Cohort children and 65.1 per cent for Older Cohort children); however, they (63.5 per cent overall) seem to be less aware than Older Cohort children (73 per cent) of the danger for children. Most of the caregivers and children agreed that living in condominiums is difficult for the elderly (79.6 per cent and 63.2 per cent overall for care givers and children respectively), for the sick and for pregnant women (79.6 per cent and 62.1 per cent overall for care givers and children respectively). The proportions concerned about this were higher among caregivers than children and were highest in the Hawassa site for both caregivers and children.
Administration of the move
19Registration for condominium housing seems to be closely linked to the likelihood of imminent relocation, since the two sites where relocation is planned have the highest proportions of households registered (87 per cent for Menderin and 66.7 per cent for Bertukan). There are a number of reasons why some people have not registered for condominiums, the most important being the belief that they would be unable to pay even if they were given the opportunity to obtain condominium housing. There was limited knowledge about the costs of down-payments (only 17.2 per cent overall) and monthly payments (less than 10 per cent overall), the duration of payments and payments options (less than 15 per cent overall), suggesting the need for greater awareness raising.
20Most respondents do not want to get a loan from banks for making the down-payments (60.6 per cent overall); among those who said they would want to get a bank loan, few said they would be able to obtain one (22 per cent overall). The proportion of respondents who said they could get a loan from a relative or that they would have another way of paying was even smaller (14.8 per cent and 7.7 per cent overall respectively). The same was true for monthly payments: only a minority of the respondents want to get loans from banks (26 per cent overall), and fewer respondents think they would be able to get loans (15.3 per cent overall). Very few think they might get loans from relatives for monthly payments (11.8 per cent overall) or that they might have some other way of covering the payment (7.7 per cent overall).
Financial constraints
21Most respondents are not sure where they will end up living after the relocation (43.7 per cent overall), due to their inability to afford any form of alternative housing. A little more than a fifth said they expected to live in condominiums, whereas 16 per cent thought they would be re-housed in Kebele houses. Although more than half the respondents in the two sites where relocation is imminent think they will be allocated condominium houses, most respondents said they could not afford the down-payment (more than 80 per cent) and the monthly payments (more than 60 per cent).
Conclusion
22The findings suggest that both the adults and the children appreciate condominiums and have internalised their representation as a modern, ideal way of living, providing potential improvements in their lives, notably with regard to sanitation and privacy. However, some concerns about the quality and durability of the housing were voiced, even though the respondents have not experienced living in them. For instance, the dangers of children falling over the balconies or in the external staircases suggest the need for improved safety features, such as internal rather than external staircases and higher balcony walls. Moreover, consideration should be given to finding ways of providing day-care, nursery and kindergarten facilities so that mothers are relieved of having to constantly watch out for small children to protect them from injury. The difficulties faced by elderly people suggest the need to prioritise allocation for the infirm and disabled on the ground floors.
23Although the views of respondents about living in condominiums are generally positive, their inability to afford the payment is the major problem that leads most to be pessimistic about their chances of living in condominiums. These findings suggest the need to consider a range of options for financing access to condominiums for the urban poor, who simply cannot afford the condominium down-payment and monthly payments if subsidies and support cannot be found. This could include more flexible, longer-term, inter-generational or group loans; the formation of housing co-operatives, possibly linked to iddir funeral associations; sponsorship or partial payment from NGOs; donor subsidies; and mobilisation of support from the private sector and the Ethiopian diaspora. It also raises the question of considering alternatives to the condominium model, since it does not seem to be a realistic option for the very poor without subsidies. Other models might include low-cost housing on the outskirts of the city that would be linked to employment opportunities or skills development.
24Respondents in the qualitative sub-sample also mentioned their concern that their daily work or income-generating opportunities may be affected detrimentally if they are going to be relocated to a place away from the city centre. They also expressed worries about high transport expenses and living costs in the new relocation areas in the outskirts. Two of the families who were living in Bertukan and Menderin and who are now living in their condominiums in other parts of the city also shared this concern, reporting that the major problem they faced in the new area is related to work opportunities and the higher costs and limited availability of transport.
25Other concerns expressed by caregivers and children in the case studies of families who had already moved to condominiums were that the schools for their children are now farther away, so that the families incur transportation costs, and that living costs in the new condominium areas are higher than in their previous locations. Even though this evidence is based on very few case studies, the concerns expressed suggest the need for policy dialogue on these crucial questions. Insofar as the urban poor who live and work in the city centre are to be relocated to the outskirts, and given that the costs of commuting to areas where they used to work are likely to be prohibitive, the development of income-generation activities and employment opportunities in the areas in which new condominium complexes are being built in the suburbs deserve serious consideration. It is also important to ensure that not just housing but other services, notably schooling for children, are available when new condominium areas are being developed. The findings therefore suggest that there is a need to move beyond merely providing housing to considering ways of improving the livelihoods of the urban poor and providing appropriate services alongside housing, notably day-care, kindergarten and primary schooling for the families that move. Some respondents also raised the question of limited play areas for children and the lack of communal spaces and facilities in the condominiums.
26Although so far only three of the households have moved into condominium housing, and none of the Young Lives sites has yet been destroyed, two of the sites are due for redevelopment in the near future. The views of those who are likely to have to be relocated and the experiences of those who have already moved into condominium housing provide some indication of both the positive aspects and also some of the worries and potential concerns, particularly about the sustainable affordability for the poor, which deserve to be the subject of policy debate. The study underlines the importance of managing the resettlement process better by creating enhanced awareness about the conditions and options for obtaining condominiums; linking housing issues to access to income-generation opportunities, social support, and services, notably pre-schooling; and reviewing the condominium model to make it more flexible to the needs of poor people.
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Notes de bas de page
1 The children and their families share a great deal of personal information with us over many years. For this reason, pseudonyms have been used – both for the children mentioned here and for their communities – to preserve anonymity.
2 This site was selected as a ‘control’ site, as a comparison with the areas where relocation is expected to take place.
3 One boy selected in Bertukan has moved and could not be located.

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