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ISU PERUMAHAN
kos perumahan, rumah terbengkalai, setinggan (C4)
aspek perundangan (C2)
Rujukan utama:
Noor sharipah bt. Sultan sidi (2011), The Different Scenarios Of Housing Problem
In Malaysia. Syarahan Perdana 2011, Universiti Tun Hussein Onn Malaysia
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INTRODUCTION
• The right to housing is a basic need while good
quality and affordable housing is a reflectionof a high quality of life (Salfarina, A.G., Nor
Malina M., Azrina, H, 2010)
• However, housing remains a major problem
for most, especially for the bottom billions.
• Satisfaction on housing and neighbourhood
conditions are one of the important indicators
that reflect quality of life. These indicators
are also important in the process of evaluating
housing policy with the objective to increase
the quality of housing and neighbourhood.
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• Housing is still a controversial issues in Malaysia.
• The issues concerning housing in Malaysia has changed from
merely accessibility to affordability and quality of housing.
•
The term quality not only relates to physical design, size andfacilities, but also neighbourhood qualities, affordability and
location of the housing.
Introduction
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Housing Problems And Issues In Malaysia
Arise from theurbanisation &
industrialisation process.
Bring along manyimmigrants from therural areas. Hence, it
created high demand forhousing, especially for
the immigrants from thelower and medium
income groups.
Arise when thedevelopers have less
interested to buildmedium and low cost
housing because themargin or profit earned issmall. Private housingdevelopers controlled
most of the land in majortowns and cities are
interested to develophigh cost or luxury
housing for bigger marginor profit.
Thus, the immigrants
found that, the price of
the houses offered in the
urban area is beyondtheir affordable income .
Hence, it created housing
problems to the
immigrants with medium
and lower income
especially in the urban
areas.
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Housing Problems And Issues In Malaysia
Unfairness in thedistribution for the
bumiputera lot quota.
Housing price is opened tospeculative market. Thus,some developers do not
marketed or kept thehouses to be releasedafter a time frame for
bigger profit margin. It willaffect the supply of such
housing.
Thus, the offered price for
housing increased orappreciated due to
technically under supply,although physically the
present property market isin the state of overhang.
Most of the immigrants do
not afford to pay higher
rental or price for housing
and create squatter in the
urban areas thus socio-
economic problems.
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Definition of HousingThe conventional
definition
is that of housing as shelter,also known as house or
dwelling, which provides
protection against nature, andas a provision for comfort and
hygiene for the occupiers.
The other definition
is to define housing as morethan shelter. How much more
is a subjective question to
answer, but the generalconsensus is that it shouldfulfil the needs of the
occupants.
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Human Needs
• The most important function of housing is to provide for
human needs.
• In common terms, ‘needs’ means requirements of some sort.
The concept of human needs
– is subjective.
– vary enormously with time, locality, conditions, etc., and
that even for the same person, they change continuously.
–
needs are related to the satisfaction of man’s physical andsocial well being
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Human Needs
CAN BE
categorized basic or the ‘objective measurable needs’ eg. certain number
of calories per day, certain cubic metres of oxygen per hour,
certain litres of water per day, and certain minimum spatial
need.
‘subjective needs’, which are needs perceived by people, andit involves the question of which cannot be answered in a
uniform way mainly because of the variability of human
perception and behaviour.
classified primary needs, secondary needs, tertiary needshierarchy of
needs
(Psychologists)
basic physiological needs such as food and shelter, to more
complex cognitive satisfaction of needs of self-realization.
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Human Needs
• Needs are also related to functions. Needs can be understood through thefunctions created. The need for food and clothing create the function of
gathering and production of foodstuffs, the need for movement creates
the function of transportation, and the need for shelter is that of housing.
• The satisfaction of needs and the operation of functions depend on
existing conditions (natural, human, etc.) and the possibilities theypresent. The relationship between needs and functions to conditions and
possibilities is not a uni-directional but a bi-directional one.
• It should also be noted that a set of needs which are perceived will
probably vary over time. Certain needs perceived in a time of famine will
be different from those perceived in a time of plenty.• There are also needs which may be the result of current fashions. As a
society is more influenced by external communications, these perceived
needs may become more volatile.
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Human Needs
• Needs can also be altered through actions of leaders who may succeed in
creating or modifying people’s perception of needs.
• There is also what is termed as the ‘temporal’ aspects of needs, that is
they are not felt by any individual with the same intensity at every point
in time.
• A need may become more acute when the match between the actual and
the preferred condition does not exist.
• Needs may also be in conflict with one another. In such a situation, one
has to strike a balance in attempting to satisfy them. An individual’s need
for privacy for example, may conflict with his need to affiliate with or meet
people, and a balance must be struck by the individual.
• Needs can also arise as a result of the existence of certain problems.
These problems can be both internal and external to man. In housing for
example, these problems can be discussed in relation to the various
environment which impinge upon man in his everyday life, such as the
physical, socio-cultural, psychological, and physiological environments
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Housing Problem(Turner, J.F.C)
‘Consumption Requirement Approach’ in defining housing needs. Housing
needs should be based on the point of view of the consumers and not the
suppliers of housing.
Value of housing
some of the poorest dwellings
materially speaking, were clearly the
best socially speaking
VS some, but not all of the highest
standard dwellings were the most
socially oppressive
‘supportive shack’ the car painter
household’s priorities are well
matched by the housing servicesthey have. The shack therefore, was
an admirable support for their actual
situation as a vehicle for the
realization of their expectations.
VS ‘oppressive house’ the mason’s
modern standard house which is
well equipped with basic modernservices and conveniences, is
economically a burden to the lives
of the family members which led to
a deterioration of their condition.
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Redefinition of housing problem(Turner)
• The problem is actually the “function of mismatches between people’s
socio-economic and cultural situations and their housing processes and
products”
• The whole issue on housing arises as a result of a misstatement of the
housing problem. Thus housing problem should be restated in the light of
human values, and the real values are those that lie in the relationships
between the elements of housing action – between the actors, their
activities, and their achievements.
• Housing problems arise when housing processes, that is, housing goods
and services, and the ways and means by which they are provided, cease
to be vehicles for the fulfilment of the users’ lives and hopes.
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Redefinition of housing problem(Turner)
• The matching of peopl “It is what housing does for people that matters
more than what it is, or how it looks. It is illogical to state housing
problems in the modern convention of “deficits” of units to some material
standard; and to be meaningful and useful as tools for action, people’s
housing needs must always be stated in terms of priorities”
• Overcoming housing problems, it is not only quantity that matters, but
also the quality of the houses that are being provided. “…Housing is not
purely a numbers game, but involves also the matching of people to
appropriate housing”
• e to appropriate housing actually concerned with providing people with
suitable housing. Suitable housing can be measured based on level of
satisfaction of buyers, the match between supply and demand for housing
or the match and mismatch in housing with respect to the size, design,
type, location and affordability of buyers.
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Housing problems(Noor Sharipah bt. Sultan Sidi, 2011)
• Problem of Unsuitability of Dwelling Units
of Public Low-cost Flats in Kuala Lumpur ,
430 flat dwellers The sampling distribution
was based on location, age of building,
type of flats and ethnicity of dwellers.
• Problem of Housing Overhang in Johor
Bahru, Kelang Valley and Penang. An
assessment of the problem of housing
overhang or unsold houses.
• Problem of Housing Bubble in Major Urban
Areas in Malaysia
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Suitability of Dwelling Units of Low-Cost
Flats in Kuala Lumpur
• The Suitability of the Size of Spaces
– most unsatisfactory was the dining room, number of bedrooms, thesize of second bedroom.
• The suitability of the location of spaces, amenities, and the allocation of
floor – The main dissatisfaction was with the design, specifically the location
of the toilet, the bathroom and the dining area.
– The amenity provided which was not to the satisfaction of thedwellers was the absence of appropriate study space for their childrenin the flats, followed by the insufficiency of the electrical plug points in
the dwelling unit.
• The suitability of the dwelling units between the ethnic groups
– the relationship between the suitability of the unit as a whole andethnicity is not very significant.
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Problem of Housing Overhang in Major
Urban Areas
• Housing overhang refers to a situation of massive unsold housing recorded
within a certain period of time. Housing overhang is a problem related to
the housing market. It should be noted that there are many factors which
affect housing market:
i. Economic growth - Demand for housing is dependent upon income.
Therefore with higher economic growth and rising incomes people will
be able to spend more on housing, hence increasing the demand for
housing. Increasing demand will result in house price to increase and
demand for housing is noted to be income elastic.
ii. Unemployment - the reverse to economic growth is economic
downturn which results in increasing rate of unemployment. When
unemployment rate increases, less people will be able to afford a
house. However, a decline in confidence on the future value of
housing, may also cause people with a job may not want to buy a
house.
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Problem of Housing Overhang in Major
Urban Areas
iii. Interest rates - this is not really a general economic condition but a
situation as a result of certain economic situation. High interest rate will
cause demand for housing to reduce and consequently a lower demand
for housing. It is actually the consequence of increased cost housing due
to increases cost of mortgage payments and consequently reduces the
affordability for housing.
Iv . Consumer confidence - Confidence is important for determining whether
people want to take the risk of taking up a mortgage. In particular,
expectations towards the housing market is important. If people fear that
houses price could fall, people will defer buying a house except for those
who want to buy because they want to occupy it.
v. Money market - the main factor influencing housing market in this respect
is the action by central banks in tightening their mortgage or lending
policies. Measures such as tightening their lending criteria, reducing the
100% mortgages and increasing their interest rates may affect demand
and sale of housing.
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Problem of Housing Bubble
• Malaysia at present is experiencing a housing bubble situation. Housing
bubble refers to a situation price of property increased at a drastic andrate.
• Kuala Lumpur experiencing the highest rate followed by Sabah and
Selangor. In 2009, demand for high-cost housing or housing exceeding
RM500 000 continuously increased. In that year, demand for all types of
housing in urban areas especially Kelang Valley was high.• In many parts of the country particularly the major urban centres, price of
houses escalated to millions of ringgit per unit making it unaffordable
even for the middle income families to purchase. In Penang for example,
in 2009 the average house price is at RM540 000 which is eight times
higher than the average household income. In Kuala Lumpur, the averageprice of a house is RM390 000, which is about six times the average
income of a household.
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Problem of Housing Bubble• The situation was worst for Pulau Pinang when the requirement to built
low-cost housing by private developers were relaxed by the stategovernment.
• The Socioeconomic Research Institute (SERI) highlighted the fact that
construction of high-end housing in Penang has gone beyond control and
that current price range of housing units in Penang at between RM300
000 to more then RM500 000 which for the majority of the population isunaffordable.
• The situation worsened with the introduction of government policy
which encouraged / allows foreigners to buy houses in Malaysia .This
policy has the effect of increasing demand for housing and consequently
increased housing price and foreign ownership on housing.
• The policy of Bank Negara Malaysia to limit loan for buying house for third
time buyers to 70% only did not have much effect in controlling the price
of houses. As such most of the luxury and condominium housing in the
Golden Triangle of Kuala Lumpur or KLCC area were bought by foreigners
particularly Singaporean, investors from the Middle East and the Europe.
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Concerns for house buyer
• Housing purchasing trend in urban Malaysia is determined by
demographic profiles, mainly by education level, age, gender
and income.
• The main concerns for house buyers in urban areas are price
and location of the house, and distance from work place arealso regarded as the main concern.
• Respondents feel that houses in urban Malaysia is too
expensive and beyond their affordability.
• However, respondents are fairly satisfied with religious andsocio-cultural facilities in the housing areas and most
importantly not many regard ethnicity as an issue in their
decision-making, when buying a house.
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Malaysian Housing Policy
1957 The Malaysian Housing Policy has developed since its
independence from the British in 1957 with some colonial
influence, such as providing public housing for the poor and
quarters for the civil servants.
In the 60’s, the emphasis was on increasing housing ownership,
especially affordable housing as a basic social need.
In the 70’s
until 2000
the emphasis continued with the focusing on affordable
housing for the poor but has included the elements of the
New Economic Policy (NEP) objectives of restructuring
income and assets between the different ethnic groups,
especially Malay, Chinese and Indian.
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Malaysian Housing Policy
• Although both the private and public sectors provide low cost housing,
most affordable houses have been provided by the government under the
public housing programmes.
• The price of low cost houses is at about RM 25, 000 per unit or below, but
varies according to states and location (rural or urban) with targeted
buyers of income below RM 750 per month.
• However, the private sector has shown an increase responsibility in
providing low cost housing to the public especially in the late 90s and
early 2000.
• The housing policies programmes have been overemphasizing on the
provision of low cost houses that there is insufficient medium cost house
in the housing markets. Thus, the current housing policies have changed
its emphasis to focus on meeting the needs of the middle income groups,
especially the lower middle income.
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The characteristics of urban slums
Lack of basic services, including inadequate access to safe water,sanitation and other essential infrastructure
Substandard housing or illegal and inadequate building structures
Overcrowding and/or high densities
Unhealthy living conditions and hazardous locations
Insecure tenure
Poverty and social exclusion
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Slums and squatter
settlements exist
The role of governments
Because poor people cannot
afford the housing provided by
the formal land and housingmarkets.
is to intervene in land and
housing markets to ensure that
the lowest income groups haveaccess to them.
Political will within government
and civil society is essential toresolve the problems of slum
populations.