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? S 37/ Contract NEB-0042-C-00-1008-O0 January, 1982 AA1# 82-2 Submitted to: U.S. Agency for International Development Informal Housing in Egypt I ? S 37/ Contract NEB-0042-C-00-1008-O0 January, 1982 AA1# 82-2 Project Director: Stephen K. Mayo Field Director: Judith L. Katz Study Participants Abt Associates, Inc. Dames & Moore, Inc. GOHBPR Cambridge, Mass. (Center for International Dokki Development and Technology) Cairo, Egypt Cambridge, Mass. Project Directors Stephen K. Mayo Harry Garnett Mohamed Ramez Principal Investigators Stephen K. Mayo Harry Garnett Hamed Fahmy Stnff/Consultants Ahmad Shawqi Khallaf ** Joseph Friedman Lata Chatterjee Suzette Aziz Judith L. Katz Aziz Fathy Nahid Naja al-Abyari Safia Mohsen Atef Dabbour Clay Wescott Aza Eleish Donna S. Wirt Maha Farid Mohamed al-Gowhari** Lamya Hosny Rida Sayid Ibrahim** Nasamat Abdel Kader Sherif Kamel Mahmud Abd al-Mawgud Sherifa Medwar Ahmad al-Baz Mohamed** Leila Muharram Nura Fathy Abdul Rahman Ahmad Salah ** Hisham Sameh Hamdi Shaheen Ahmed Sa'ad Sheikh** Nabila Ahmed Zaki** Mahmud Ibrahim Mahmud Adib Mena ikha'el **Central Agency for Public Mobilization and Statistics. Raga'a Ail Savid TABLE OF CONTENTS Page Number Abstract v Acknowledgements vii List of Tables ix List of Figures xii Summary xv Chapter 1: Introduction 1 Chapter 2: Study Design 5 2.1 Scanning Survey 5 2.2 Occupant Survey 6 2.3 In-Depth Interviews 12 Chapter 3: Growth and Change in Cairo and Beni Suef 15 Chapter 4: The Role of the Informal Sector 25 4.1 Factors Cor tributing to the Growth of Informal Housing 34 4.2 Subdivision 36 4.3 Factors Contributing to Illegal Subdivision 37 4.4 Existing Subdivision Regulations 39 4.5 Design Characteristics of Illegal Subdivisions 42 4.6 Building Permits 46 4.7 Cultural and Economic Correlates of Informality 47 Chapter 5: Physical and Social Infrastructure 49 5.1 Recent Patterns of Infrastructure Change in Cairo and Beni Suef 49 5.2 The Process of Providing Physical Infrastructure 61 Chapter 6: Land and Building Acquisition and the Building Process 85 6.1 Land and Building Acquisition 85 6.2 The Building Process 88 Chapter 7: Housing Needs and Housing Outcomes 102 7.1 Aggregate Demand for Housing 107 7.2 "Unsatisfied Demand" for Housing? 113 iii TABLE OF CONTENTS (continued) Page Number 7.3 Housing Tenure 123 7.4 Dwelling Unit, Building and Neighborhood Outcomes 126 7.5 Attitudes and Preferences Regarding Housing and Neighborhood Problems 132 7.6 Preferences For Public Versus Private Housing 149 Chapter 8: Housing Costs and Finances 153 8.1 The Dynamics of Housing Costs 153 8.2 Income and the Ability to Pay for Housing 164 8.3 Housing Costs of Renters 170 Chapter 9: Policy Issues and Current Policy Instruments 183 9.1 Adequate Shelter for All 183 9.2 Conservation of Agricultural Land by Controlling and Containing Urbanization 189 9.3 Current Policy Instruments and Attitudes 190 Chapter 10: Evaluation and Recommendations 195 10.1 Principal Findings 195 10.2 Recommendations 198 References 211 Appendix 1: Determinants of Informal Housing Status Among Owners: Regression Coefficients 213 Appendix 2: Background Material on Case Study Areas: Shubra al-Kheima, Dar as-Sala4m, and Beni Suef (Donna S. Wirt) 2J.7 Appendix 3: Kafr el-Gabal Community Study (Safia Mohsen) 231 Appendix 4: 1981 Housing Law 249 Appendix 5: Checklist for In-Depth Inter-iews 259 Appendix 6: Occupant Survey Questionaire 269 Appendix 7: Selected Characteristics of Sample Enumeration Districts in 1981 325 Appendix 8: Compariscas of Sample and Population Estimates of Selected Variables 331 iv ABSTRACT This iu a study of informal housing in Egypt sponsored by the U.S. Agency for International Development. Informal housing is illegal housing, generally built in contravention of either zoning laws or building codes and hence unregistered. Objectives of the study were to document the role of the informal sector in quantitative and qualitative terms, to examine characteristics of the individuals who supply and occupy it, and the processes governing its supply and demand; to evaluate its major characteristics in terms of housing and neighborhood attributes and access to utilities and infrastructure; and to examine the policy implications of the findings concerning informal housing. The study focuses on Cairo and Beni Suef. Data collectid for the survey included an update of the 1976 census in selected areas of Cairo and Beni Suef (a "scanning survey" of some 17,500 dwellings in the two cities combined), detailed occupant surveys (500 in Cairo and 250 in Beni Suef), and over 200 in-depth interviews with supply-side participants in the housing market. v ACKNOWLEDGEMENTS This study was a collaborative effort of staff and consultants of three organizations--Abt Associates Inc., bmaes and Moore Inc., and the General Organization for Housing, Building, and Planning Research (GOHBPR). In addition, the Arab Republic of Egypt Central Agency for Public Mobilization arid Statistics (CAPMAS) played an important role in sampling, survey design, and data cllection. Activities undertaken in this study were reviewed by a steering committee composed of reprasentatives from the U.S. Agency for International Development, the A.R.E. General Office for Physical Planning, and the A.R.E. Advisory Committee for Reconstruction. The data collection for the study was undertaken in an extiaordin­ arily short time period, necessitating unusual organizational responsiveness and coordination. That it all worked as well 2s it did owes a good deal to the efforts of key members of GOHBPR, Dr. Mohamed Ramez and Dr. Hamed Fahmy; and of CAPMAS, its Director, General Haluda, and directors of key participat­ ing offices, 'Aud Mukhtar Ibrahim, Rida Sayid Ibrahim, and Ahmed Sa'ad Sheikh. Other members of CAPMAS who played important roles include Mme. Nabila Ahmed Zaki, head of the CAPMAS sampling unit, who drew samples for two of thE study's surveys; and Ahmed Shawqi Khallaf and Ahmad al-Baz Mohamed who aided immeasurably in dei;igning survey instruments aird coordinating training and data collection efforts. Special thanks are due GOHBPR interviewerG for the in-depth surveys -Suzette Aziz, Dr. Atef Dabbur, Aza Eleish, Dr. Nasamat Abdel Kader, Sherif Kamel, Sherifa Medwar, Hisham Sameh, and Hamdi Shaheen. Suzette Aziz and Dr. Leila Muharram contributed significantly to managing the flow of information from various surveys. Field supervisors for the occupant survey did an admirable job of keeping the field data collection effort on schcdlile and well-coordinataed--Raga'a Ali as-Sayid, Mohamed al-Gowhari, Lamya Hosny, Adib Mena Mikhael, Nura -athy Abdul Rahman, Mohamed Ibrahim Mohamed, Ahmad Salah, Naha Farid, and Mahmud 'Abd al-Mawgud. Helpful comments were received from steering committee members throughout the study--Engineer Soliman Naor Habib, Mohamed Shalata, Eglal Oghia, and Penny Hong, and from the Director of the General Office for Physical Planning, Michel Fouad. Useful comments on the draft final report were received by Peter Amato, George Hazel, Eglal Oghia, and David Painter of USAID. vii Expatriate study team members all made important contributions to the study--especially Dr. Safia Mnhsen, Dr. Joseph Friedman, Aziz Fathy, Dr. Clay Wescott, and Donna S. Wir. The efforts of Dames and Moore staff and consultants were splendidly integrated by the Dames and Moore Project Director, Harry Garnett, making collaboration on report writing easy and satisfying. Ms. Judith Katz directed the field operations for data collection efforts, supervising recruitment of interviewers, training, field procedures and logistics, and data management. Her contribution to the study for these and other activities is impressive and deserves special recognition. Thanks are due Ann Cjakowski, Jacquie Pierce and Pam Ciulla for typing and producing various drafts of the report, to Linda Clement who coordinated graphics production, and to Michael Jacques, who did the cover drawing based on a photograph taken by Aziz Fathy. Irma Rivera-Veve and Judy Poole were continually responsive in a variety of data processing and analysis tasks. -Principal authors of the report were Stephen Mayo and Joseph Friedman of Abt Associates and Harry Garnett, Safia Mohsen, Clay Wescott, and Donna Wirt of Dames and Moore. viii List of Tables Table 2-1 Sample Enumeration Districts Table 3-1 Changes in Buildings, Dwellings, and Floors in Cairo Sample Enumeration Districts (1976-1981) Table 3-2 Average Characteristics of Buildings Constructed in Different Periods (Greater Cairo) Table 3-3 Perceived Changes in Numbers of Units by Renters in Their Building Table 4-1 Components of Illegality Among Owners Table 4-2 Incidence of Formal and Informal Housing by Time of Construction Table 5-1 Recent Changes in Provision of Basic Utilities in Greater Cairo Table 5-2 Recent Changes in Provision of Basic Utilities in Beni Suef Table 5-3 Access to Utilities and Public Transportation for Formal and Informal Dwellings in Formal and Informal Neighborhoods--Cairo (Percent of Dwellings in Each Category) Table 5-4 Access to Utilities and Public Transportation for Formal and Informal Dwellings in Formal and Informal Neighborhoods--Beni Suef (Percent of Dwellings in Each Category) Table 5-5 Access to Services for Formal and Informal Dwellings in Formal and Informal Neighborhoods--Cairo (Percent of Dwellings in Each Category) Table 5-6 Access to Services for Formal and Infonnal Dwellings in Formal and Informal Neighborhoods--Beni Suef (Percent of Dwellings in Each Category) Table 6-1 Materials Used in Informal Housing Construction Table 6-2 Alternative Material Prices
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