March 2013 Overview of the Housing Situation in the Gaza Strip March 2013 Researched and written by Sarah Ferris. This document has been produced with financial assistance from the Norwegian Ministry of Foreign Affairs and DFID - UK Department for International Development. In Gaza, the Norwegian Refugee Council leads the Shelter Sector, and members of the Shelter Sector contributed enormously to this report. The contents of the report are the sole responsibility of the Norwegian Refugee Council and can under no circumstances be regarded as reflecting the position of the Norwegian Ministry of Foreign Affairs, DFID - UK Department for International Development or the Gaza Shelter Sector. The Norwegian Refugee Council (NRC) is an independent, international humanitarian non- governmental organisation that provides assistance, protection and durable solutions to refugees and internally displaced persons worldwide. For more information please contact the Shelter Sector Lead: [email protected] 2 Overview of the Housing Situation in the Gaza Strip Table of Contents Acronyms ..................................................................................................................................................... 6 Definitions ................................................................................................................................................... 7 Map of the Gaza Strip ................................................................................................................................ 8 Executive Summary .................................................................................................................................... 9 Summary of Recommendations .............................................................................................................. 11 Background ................................................................................................................................................ 13 Norwegian Refugee Council ...................................................................................................... 13 Purpose of the Report ................................................................................................................ 13 Context ......................................................................................................................................... 13 Methodology .............................................................................................................................................. 17 Shelter in Gaza .......................................................................................................................................... 18 Housing Indicators ...................................................................................................................... 18 Housing Demand ...................................................................................................................................... 19 Population Density...................................................................................................................... 19 Overcrowding .............................................................................................................................. 20 NRC Focus Group Discussions .................................................................................. 20 Women’s Focus Group ................................................................................................ 21 Men’s Focus Group....................................................................................................... 23 Additional Overcrowding Information ...................................................................... 24 Displacement ............................................................................................................................... 28 Focus Group Discussions on Displacement ............................................................. 29 Refugee Status .............................................................................................................................. 31 Conflict-Damaged Housing Units ............................................................................................ 33 Unemployment & Poverty ......................................................................................................... 35 Substandard Housing Units ....................................................................................................... 36 Access Restricted Area ............................................................................................................... 36 Returnees ...................................................................................................................................... 38 Restrictions on the Import of Construction Materials from Israel ................................................... 40 List of Items Not Permitted (#1) ............................................................................................. 42 Expand the Inflow of Construction Materials for International Humanitarian Projects (#2) ................................................................................................................................................ 42 Expand Operations at Existing Land Crossings (#3) and Increase Capacity at Crossings and Open Additional Crossings (#4) ....................................................................................... 43 Permit entry and exit for humanitarian and medical reasons (#5) ...................................... 43 Inspection and Delivery of Goods bound for Gaza from Ashdod (#6) ............................ 44 Process for Import of Construction Material by International Agencies ........................... 44 3 Project approval from the Palestinian Authority (in Ramallah) for projects in Gaza ................................................................................................................................. 45 COGAT process for project approval ....................................................................... 45 Reporting ........................................................................................................................ 47 Tendering and procurement ........................................................................................ 48 CLA approval process................................................................................................... 49 Approval for changes, when necessary ...................................................................... 50 Cost of Imports ........................................................................................................................... 51 Changes in Israeli Import Restrictions ..................................................................................... 52 Materials Imported through Tunnels from Egypt ............................................................................... 55 Quality of Tunnel Materials ....................................................................................................... 56 Housing Supply ......................................................................................................................................... 58 Construction Boom .................................................................................................................... 58 Private Sector Housing ............................................................................................................... 60 Humanitarian Shelter Projects ................................................................................................... 63 Non-food item (NFI) distribution .............................................................................. 65 Housing Needs Assessments ....................................................................................... 65 Financial and cash assistance ....................................................................................... 65 Repair............................................................................................................................... 66 Reconstruction ............................................................................................................... 67 Resettlement ................................................................................................................... 67 Issues with Resettlement ........................................................................................................... 68 Self Help Approach .................................................................................................................... 73 A Leading Government Ministry .............................................................................................. 75 Other Factors Affecting the Housing Sector ........................................................................................ 76 Skilled Workforce ........................................................................................................................ 76 Land Issues ................................................................................................................................... 77 Increased Cost of Land ................................................................................................. 77 Evictions from State Land ........................................................................................... 77