GHANA HOUSING PROFILE Copyright © United Nations Human Settlements Programme (UN-HABITAT), 2011 An electronic version of this publication is available for download from the UN-HABITAT web-site at http://www.unhabitat.org All rights reserved United Nations Human Settlements Programme (UN-HABITAT) P.O. Box 30030, GPO Nairobi 0010, Kenya Tel: +254 20 762 3120 Fax: +254 20 762 3477 Web: www.unhabitat.org DISCLAIMER The designations employed and the presentation of the material in this report do not imply the expression of any opinion whatsoever on the part of the United Nations Secretariat concerning the legal status of any country, territory, city or area or of its authorities, or concerning the delimitation of its frontiers or boundaries. Reference to names of firms and commercial products and processes does not imply their endorsement by the United Nations, and a failure to mention a particular firm, commercial product or process is not a sign of disapproval. Excerpts from the text may be reproduced without authorization, on condition that the source is indicated. HS Number: HS/131/11E ISBN Number (Volume): 978-92-1-132416-7 ISBN Number (Series): 978-92-1-131927-9 Layout: Gideon Mureithi/UNON Cover photos: Graham Tipple Printing: UNON, Publishing Services Section, Nairobi, ISO 14001:2004-certified. GHANA HOUSING PROFILE GHANA HOUSING PROFILE ACKNOWLEDGMENTS HOUSING PROFILE CORE TEAM Supervisor: Claudio Acioly Jr. Task Manager: Christophe Lalande, Channe Oguzhan Habitat Programme Officers in Ghana: Victoria Abankwa and Abena Ntori Principal Author: Graham Tipple National Profile Team: Oteng Ababio, Emmanuel Abeka, Irene Addo, Samuel Biitir, Ohene Sarfoh. Contributors: Yahaya Yakubu, Director of Housing, Ministry of Water Resources, Works and Housing and Theresa Tuffour, Deputy Director of Housing, Ministry of Water Resources, Works and Housing. UN-HABITAT also acknowledges the contribution of all the individuals and organisations whose names are listed in the annex section and who contributed to the consultative workshops and interviews. Programme Management and Assistance: Christina Power and Helen Musoke Financial Support: The Participatory Slum Upgrading Programme (PSUP), a joint initiative by the European Commission and the African, Caribbean and Pacific (ACP) Secretariat and implemented by UN-HABITAT. Sponsorship by International Development Research Centre (IDRC) and SIDA-Swedish International Development Agency. Research Support: Nigel Browne, Institute of Housing and Urban Development Studies (IHS). ii FOREWORD FOREWORD UN-HABITAT is mandated by the United and legal frameworks, and how they are linked with Nations General Assembly to promote socially and one another as well as with other urban policies. environmentally sustainable towns and cities with the goal of providing adequate shelter for all. The Ghana Housing Profile offers interesting ways forward as to how the country’s housing needs can This new report on Ghana finds the housing situation be met at the cost and scale required, while providing to be inadequate, especially for the urban poor. Such much-needed developmental benefits. is the challenge, that the Government of Ghana approached UN-HABITAT to help it formulate a In view of the pivotal importance of the housing new national housing policy. Given the important sector for the wider economy, I am confident that role of the housing sector as a driver of economic the Ghana Housing Profile will serve as an important growth, the National Housing Policy is aimed at tool for all those dealing with housing in Ghana. addressing shortfalls in the way transaction costs I welcome the commitment of the Government imposed by legislation and regulations reduce the of Ghana to its citizens through its new national efficiency of supply rather than making it better. housing policy. Our new Ghana Housing Profile is a comprehensive, in-depth study of the major sectors contributing to all aspects of availability and affordability of housing. It I welcome the commitment of also serves as a specially commissioned sample survey the Government of Ghana to its of urban households in Ghana’s four largest cities. citizens through its new national The key elements of land, basic services, housing housing policy. finance, building materials, construction technology, and labor are analysed through an assessment of how Joan Clos these elements are governed by policy, institutional JOAN CLOS Under-Secretary General of the United Nations Executive Director, UN-HABITAT FOREWORD iii GHANA HOUSING PROFILE TABLE OF CONTENTS ACKNOWLEDGEMENTS II FOREWORD III LIST OF TABLES XI LIST OF FIGURES XV LIST OF BOXES XVIII LIST OF ACRONYMS XIX EXECUTIVE SUMMARY XXII INTRODUCTION XXII THE POLICY AND INSTITUTIONAL FRAMEWORK XXII THE KEY PLAYERS IN HOUSING XXII THE CURRENT HOUSING STOCK XXII NEED FOR HOUSING IN URBAN GHANA XXII LAND XXIII FINANCE XXIII INFRASTRUCTURE XXIV CONSTRUCTION AND BUILDING MATERIALS XXV THE HOUSING MARKET XXVI THE WAY FORWARD XXVI 1. INTRODUCTION 2 1 1.1 THE ECONOMY 3 1.2 STRUCTURAL ADJUSTMENT AND HOUSING 5 1.3 HOUSING CONDITIONS 5 1.4 POVERTY IN GHANA 6 1.5 HOMELESSNESS 7 1.6 POPULATION GROWTH AND DISTRIBUTION 8 THE URBAN POPULATION DISTRIBUTION 11 THE URBAN HOUSING SECTOR PROFILE INTRODUCED 12 1.7 METHODOLOGY 13 THE SAMPLE SURVEY 14 1.8 BASIC DATA FOR GHANA 15 2. THE POLICY AND INSTITUTIONAL FRAMEWORKS 17 2 2.1 THE POLICY ENVIRONMENT 17 HOUSING POLICY WITHIN THE NATIONAL DEVELOPMENT AGENDA 17 BUDGETS AS POLICY STATEMENTS IN HOUSING 19 2.2 THE LEGAL AND REGULATORY FRAMEWORKS RELATED TO HOUSING 19 LAND OWNERSHIP 19 iv TABLE OF CONTENTS LAND MANAGEMENT 20 LAND USE PLANNING 20 DEVELOPMENT CONTROL 20 HOUSING FINANCE / FORECLOSURE/ MORTGAGE 20 CAPITAL GAINS 21 PROPERTY RIGHTS / INHERITANCE 21 PROMOTION OF (RESIDENTIAL) REAL ESTATE DEVELOPMENT 21 RENT 22 CONSTRUCTION 22 2.3 EFFECTS OF GOVERNMENT INITIATIVES AND INCENTIVES TO BUILD HOUSING 22 2.4 A BRIEF HISTORY OF HOUSING POLICY IN GHANA 23 2.5 CROSS-CUTTING ISSUES 25 3 3. KEY PLAYERS IN HOUSING 30 3.1 INTRODUCTION 30 3.2 TRADITIONAL SECTOR PLAYERS 30 INDIVIDUAL HOUSEHOLDS AND SMALL-SCALE CONTRACTORS 30 TRADITIONAL LEADERS & CUSTOMARY LANDOWNERS 30 3.3 FORMAL SECTOR PLAYERS 31 THE INSTITUTIONAL GAP BETWEEN POLICY-MAKING AND IMPLEMENTATION 31 PUBLIC SECTOR PLAYERS 32 THE PUBLIC SECTOR DELIVERY SYSTEM 33 OTHER PUBLIC SECTOR HOUSING PLAYERS 33 3.4 NON-GOVERNMENT ORGANIZATIONS 35 THE FACILITATORS 36 THE BENEFICIARY–PARTICIPANT NGOS AND CBOs 38 3.5 PRIVATE SECTOR 39 SMALL DEVELOPERS AND HOUSEHOLDERS 39 BROKERAGE/ ESTATE AGENTS 39 GREDA/ PROPERTY DEVELOPERS 40 PUBLIC-PRIVATE PARTNERSHIPS 41 3.6 INTERNATIONAL DEVELOPMENT ORGANIZATIONS 41 3.7 SWOT ANALYSIS OF THE INSTITUTIONAL FRAMEWORK AND ACTORS IN THE HOUSING PROCESS 42 4 4. CURRENT HOUSING STOCK IN GHANA 45 4.1 INTRODUCTION TO HOUSING CONDITIONS IN URBAN GHANA 45 TABLE OF CONTENTS v GHANA HOUSING PROFILE 4.2 HOUSING TYPOLOGY AND MATERIALS 45 TYPOLOGY BY BUILDING MATERIALS 48 4.3 TRADITIONAL AND INFORMAL HOUSING STOCK 48 4.4 OCCUPANCY AND TENURE FORMS 49 OCCUPANCY RATES 49 ROOMS OCCUPIED 51 TENURE 52 4.5 HOUSING COSTS AND AFFORDABILITY 52 4.6 CURRENT AFFORDABILITY OF OWNER-OCCUPIED AND RENTED HOUSING 55 4.7 CROSS-CUTTING ISSUES: CAPACITY BUILDING, GENDER, HIV-AIDS, YOUTH 55 5. NEED FOR HOUSING IN URBAN GHANA 58 5 5.1 HOUSING NEED ESTIMATES RECENTLY USED IN GHANA 58 5.2 HOUSEHOLD CHARACTERISTICS 59 5.3 INCOME AND ABILITY TO PAY 60 WORKING OUT AFFORDABILITY 62 5.4 HOUSING DEMAND OF RENTERS BY OCCUPANCY RATES 63 5.5 SPECIAL GROUPS DEMAND: GENDER,HIV- AIDS, YOUTH 63 5.6 ESTIMATING HOUSING NEED 64 5.7 HOUSING NEED ACCORDING TO HOUSEHOLD SIZES 65 NEED AND THE SHORTFALL IN 2000 65 ESTIMATING NUMBER OF ROOMS PRESENT IN 2010 65 5.8 NEEDS OF NEW URBAN HOUSEHOLDS 66 HOUSING NEED BASED ON ONE DWELLING PER HOUSEHOLD 68 5.9 COMPARING GHANA WITH MALAWI 68 6 6. URBAN LAND SUPPLY 70 6.1 LAND TENURE SYSTEMS AND THEIR IMPACTS ON THE URBAN LAND MARKETS 70 6.2 INTERESTS IN LAND 70 6.3 FORMAL LAND SYSTEMS 71 FORMAL/OFFICIAL LAND SUPPLY 71 THE LAND REGISTRATION PROCESSES AND PROCEDURES 71 LAND TITLE REGISTRATION 72 LAND DISPUTES AND LITIGATION 73 vi TABLE OF CONTENTS 6.4 CUSTOMARY LAND SYSTEMS 73 CUSTOMARY LAND HOLDINGS AND SUPPLY 73 6.5 INFORMAL LAND SYSTEMS 77 SQUATTING 77 6.6 LAND PRICES 77 DRINK MONEY 77 PLOT SIZES 78 TRANSACTION COSTS AND THEIR IMPACT ON LAND DOCUMENTATION 78 PROPORTION OF LAND COST TO EVENTUAL HOUSING DEVELOPMENT COSTS 78 6.7 KEY PLAYERS IN THE LAND SECTOR 78 CHIEFS AND CUSTOMARY LAND HOLDERS 78 CUSTOMARY LANDS SECRETARIATS (CLS) 79 OFFICE OF THE ADMINISTRATOR OF STOOL LANDS 79 THE LANDS COMMISSION 79 MINISTRY OF LANDS AND FORESTRY 80 METROPOLITAN, MUNICIPAL AND DISTRICT ASSEMBLIES (MMDAS) 81 TOWN AND COUNTRY PLANNING DEPARTMENT 81 NON-GOVERNMENTAL ORGANIZATIONS (NGOS) 81 6.8 LEGAL AND REGULATORY FRAMEWORKS GOVERNING LAND SUPPLY 81 NATIONAL LAND AND DECENTRALIZATION POLICIES AND STATE LAND MANAGEMENT 84 LAND USE PLANNING PROCESS AND MECHANISMS FOR ALLOCATING LAND FOR RESIDENTIAL USE 85 MECHANISMS FOR ALLOCATING LAND FOR RESIDENTIAL USE 86 6.9 CAPACITY NEEDS ASSESSMENT 86 LAND REQUIRED TO ACCOMMODATE NEW HOUSING 86 6.10 CROSS-CUTTING ISSUES: GENDER, HIV-AIDS, YOUTH 87 6.11 BRIEF CONCLUSION 87 6.12 ANNEX TO CHAPTER 6. PROCESSES IN LAND ADMINISTRATION IN URBAN GHANA 88 6.13 SWOT ANALYSIS OF THE LAND SECTOR 89 LAND DOCUMENTATION 88 DEEDS REGISTRATION 89 CUSTOMARY PROCEDURES FOR ACCESSING LAND IN FOUR CITIES 94 7 7. HOUSING FINANCE 98 7.1 INTRODUCTION 98 TABLE OF CONTENTS vii GHANA HOUSING PROFILE 7.2 THE FINANCIAL SECTOR 99 7.3 INSTITUTIONAL, LEGAL AND REGULATORY FRAMEWORKS GOVERNING HOUSING FINANCE 99 7.4 FINANCING PRIVATELY SUPPLIED HOUSING 101 SELF-FINANCING 101 MORTGAGES 102 GHANA HOUSING FINANCE ASSOCIATION (GHFA) 104 RENTS AS HOUSING FINANCE 105 7.5 HOUSING FUNDS AND GOVERNMENT SUBSIDIES 106 SUBSIDIES TO GREDA 106 BUDGETARY ALLOCATIONS FOR HOUSING 106 7.6 RESOURCE MOBILISATION AND SAVINGS SYSTEMS 106 MICROFINANCE INSTITUTIONS 106 NGOS AND COMMUNITY BASED ORGANISATIONS’ HOUSING INITIATIVES FOR THE URBAN POOR 108 7.7 CAPACITY NEEDS ASSESSMENT 111 7.8 CROSS-CUTTING ISSUES: GENDER, HIV-AIDS, YOUTH 112 7.9 SWOT ANALYSIS OF THE HOUSING FINANCE SECTOR 113 7.10 BRIEF CONCLUSION 114 8.