The right to quality housing: realities and proposals

July 3, 2019

Citizen actions, Article, Human rights, Poverty

The right to decent housing is a recognized right… recognized by article 23 of the Belgian Constitution, the Universal Declaration of Human Rights of 1948 (UDHR), as well as by the International Covenant on Economic, Social and Human Rights. cultural laws of 1966. It includes the ban on forced evictions and the recognition of quality housing as a decent living condition. However, this does not mean that this right is applied in practice.

Some observations: between scarcity and poor quality In the context of the neoliberal economy , the real estate market is structured by the play of supply and demand; it is however fragmented, geographically and by segment. According to Philippe Defeyt: “ It is not because houses are very cheap in Dinant that people move there, except for poor people (eg: some Dinant residents come from the Charleroi CPAS). Furthermore, in one place there may be many three-bedroom, four-fronted villas and few two-bedroom dwellings. ". Another issue remains sensitive: the scarcity of building land and the tendency to waste it. Whether in the economic area of Namur or in other sub-regions, we observe, for example, offices surrounded by immense lawns in an industrial zone, while little housing is available elsewhere in the same area... In terms of housing quality, all studies show the disastrous state of the Walloon housing stock: single glazing, uninsulated roof, poorly located housing and poorly served in terms of public transport. If we think in terms of economic and ecological transition, the work of renovating and insulating housing constitutes both a social objective of reducing energy bills and relocating jobs, using local companies. . According to the Fondation Travail-Université, there are 40,000 households waiting for available housing in one of the 64 Walloon public housing companies. Furthermore, we note that the public offer amounts to 6% (compared to 17% in France and 12% in the Countries) while 35,000 housing units would be unoccupied in Wallonia! Permanent housing in leisure areas (campsites, light housing) concerns 12,000 housing units in Wallonia, according to the Walloon Rally for the Right to Habitat (RWDH). In the eyes of many local stakeholders, including political and association leaders, it is essential to distinguish between a choice for green, light and alternative housing (e.g. yurts, pavilions without deep foundations, etc.) and maintaining poor housing. protected, poorly heated and with few sanitary facilities. The Namur-Luxembourg Justice and Peace Commission also noted that various real estate properties belong to parish associations and religious communities. Without having carried out a complete land register in the provinces concerned, we have made a distinction between municipal properties made available to local servants (presbyteries), factory assets subject to precise management rules and establishments managed by religious congregations or non-profit organizations. Some buildings have been rehabilitated with a view to mixing functions (housing-offices and meeting rooms for the social and cultural sector). This work continues by noting the difficulties encountered on a daily basis: problems of upgrading standards, renovation and maintenance costs: it is not enough to make goods available. We must be able to maintain them in good condition, support the vulnerable public and promote friendly conditions. Achievable objectives and new alternatives According to Philippe Defeyt and other economists, the increase in the number of housing units must be proportional to the number of families who “ arrive on the market ". We observe that the average size of households stabilizes at 2.30 people per private household (as opposed to collective households such as prisons, convents, rest homes, etc. which cover 170,000 people in total). According to various people consulted, the priority points of attention should be single people and single-parent families. Different associations believe that we should not generalize but rather promote “semi-community”. Group housing is certainly a credible option, but it is not accessible to everyone and not immediately. It is useful here to remember that the semi-community concerns a building with certain shared functions (party room, laundry room, etc.). At this level, however, we must once again fear the construction of ghettos, devoid of social diversity or intergenerational diversity (ghettos of young people... or ghettos of old people, like what the housing estate in Jambes is becoming) or even diversity in the types of households present. Intergenerational housing constitutes an avenue to explore, particularly in urban and peri-urban areas. Socially, despite the difficulties encountered, it is important to generalize the model of “ Housing first ", that is to say to quickly provide housing for people who come from the street or leave prison. To this end, it is necessary to have a stock of housing distributed across the territory, without excessive labeling to avoid stigmatizing the beneficiaries. Social housing appears difficult to finance today, whatever the sub-region concerned: it is maintained because it is fiscally amortized. Even with massive subsidies, however, it would be impossible to offer them in new condition. Furthermore, this model also forms ghettos. A major problem therefore arises in the short term in this area: what solution can we offer to people who are entitled to social housing but who do not have access to it because there is not enough? For example, a person who receives a Social Integration Income (RIS) of 910 euros per month is not in the same situation depending on whether they have to pay for a social housing lease or a classic private lease which costs at least two times more expensive... A realistic proposal in this area would be to provide a rent allowance for those who do not have access to social housing, for reasons of equity between disadvantaged people. This allows these people to choose their place of life, their neighborhood, and avoids symbolic (or other) violence in social housing. On a tax level, we often mention the Housing Bonus: tax reductions for those who buy a new building. It is a measure which benefits the middle class (upper or not) and which raises prices: as certain studies point out, aid to the buyer ends up in the pocket of the seller who takes advantage of it to raise prices . On a more psychological level, people may prefer to receive an allowance or bonus than pay less. Another factor that plays on the real estate market is the situation of unoccupied housing. This is certainly a scandalous element, but it is necessary to remember that many of these accommodations are in poor condition. Double work must be carried out: an identification of these housing units (currently weak) and a political will to put an end to vacancy (without simplification on the causes of vacancy, which include for example situations of inheritance or exit joint ownership). Without falling into excess or encroaching on non-artificial spaces (such as green spaces), we can see many places in the city where housing could be built, including unoccupied floors in homes for the elderly. There is also a need for this type of housing that helps create life in neighborhoods and homes. Faced with all these trends and constraints, new models are emerging. First, the cooperative movement which affects a few hundred people , or even the “ Community Land Trust » , grouped housing, etc. Another model is being considered, particularly by elderly people faced with the worry of retirement living: leaving a house to buy an apartment. Another model consists of staying in a house that is too big, by renting a floor to a younger household (“A roof for two ages”), with the ultimate idea that intergenerational exchanges will develop. The positions of political parties Unlike other matters, the housing issue is not very divisive. Divergences are however observable, in particular in relation to the control of rental amounts. Défi, Ecolo, the PS and the PTB declare themselves in favor of controlling rents using a reference grid. Ecolo insists on the establishment of joint rental commissions to accomplish this work. The CDH and the MR are opposed to restrictive measures, but agree with regard to an incentive scale: for the CDH a restrictive measure would in fact harm contractual freedom. Same remark for the MR who believes that a coercive measure would have the opposite effect: an increase in rent and discrimination in access . Concerning light housing or permanent housing (camping area), we note a common discourse on respect for life choices, provided that decent accommodation conditions and town planning rules are ensured. allow conviviality and respect for the environment. The CDH, Défi, Ecolo, the PS and the PTB declare themselves in favor of increasing the supply of social housing to a minimum of 10% per municipality. The CDH wishes to specify that this offer must correspond to the real needs of families and that the concept of “social housing” must be extended; Furthermore, an allowance must be established and deployed. For its part, the MR believes that new projects must be oriented towards areas which bring together employment areas and real possibilities for mobility in public transport, shops and services; while favoring Public Private Partnerships (PPP). The PS recalls that in Wallonia the Marshall Housing Plan provided for the creation of 8,000 new housing units... In conclusion, all the analyzes and political proposals highlight the essential nature of housing as an element in assessing quality of life and possibilities of ensuring the collective conditions for a “good and just life” and the construction of the Common. However, we see that alternative solutions are gradually emerging, so it is up to us to identify and promote them, to creatively improve the way our regions live together. Joseph Pirson, Justice and Peace Namur Commission.

Attachments

The right to quality housing, realities and proposals

Notes[+]

Notes
↑1	In continuation of the work carried out by the Namur Justice and Peace Commission for several years in advocacy vis-à-vis political and ecclesial circles, this analysis is the result of work lasting several months, fueled by studies from the economist Philippe Defeyt and other analysts (Christine Steinbach from the Fondation Travail Université and David Praile, from the Walloon Rally for the Right to Habitat) met as part of the debates organized by the MOC Namur. Certain analyzes and reflections initially concern the realities of Namur; most are validated for the entire Walloon Region and Brussels-Capital.
↑2	See the article in the magazine “Durable” on the subject.
↑3	The household does not own the land and the added value in the event of departure goes partly to the structure which organizes the CLT.
↑4	Comments collected as part of the debate organized on April 30, 2019 by the MOC federation of Namur and by reading the electoral programs.