Survey Instrument - Global Housing Policy Indicatorsglobalhousingindicators.org/sites/globalhousingindicators.org/files/... · Country: India State/Province: Tamilnadu Region: South

Date Conducted:

Country: India State/Province: Tamilnadu

Region: South India City: Chennai

First Name: Henry Family Name: Waller

Organization:

Address:

City: Chennai Zip Code: 600040

Country: India Email Address: [email protected]

Telephone: 91-044-26181384/2618 4380 Fax:

Habitat for Humanity India

It is important to note here that in attempting to find out what is the official housing “policy” in the country, three different and

complementary approaches to understanding housing policy should be pursued: (1) the policy intentions of officials; (2) the

policy prescriptions as they are articulated in writing in published documents, regulations, laws, and decrees; and (3) the

actual practices of those engaged in carrying out official policy. Needless to say, the three are not always identical.

Please use this spreadsheet form to collect and record the data for the survey and send it to Jane Katz, Director of

International Affairs & Programs, Government Relations and Advocacy with Habitat for Humanity ([email protected]) when it is

complete. Instructions and definitions are provided with this survey instrument. Any questions or comments you may have

concerning the information or its source should be written down in the sections provided for comments. Please provide an

explanation for any unanswered question in the comments section indicating why the information could not be obtained.

Data collection will involve interviews with informants, examination of documents, and field observations. In some cases, it

may be necessary to interview more than one informant to complete the data collection. In some cases, it may be necessary

to obtain the information from documents, rather than from interviews. It is the responsibility of the interviewer to evaluate the

data collected and to use the best possible data source for obtaining the information. In evaluating the data collected, it may

be important to consult knowledgeable persons in the field and to make sure that the results are sensible and can withstand

close scrutiny.

To this effect, Habitat for Humanity seeks to generate reliable and comparable information on the global housing policy

environment. The organization seeks to do so by collecting housing policy data in a large number of countries on a regular

basis, and using this data for two complementary purposes: (a) to maintain a web-based housing policy clearinghouse with the

up-to-date information on housing policy environment in each country; and (b) to arm advocates with factual data to influence

housing policy.

The collection of data is structured in five sections:

1. The Property Rights Regime;

2. The Housing Finance Regime;

3. The Housing Subsidies Regime;

4. Residential Infrastructure; and

It is expected that the actual time required for collecting the data necessary for completing all sections is of the order of 20 full

working days over a 2-months period.

Habitat for Humanity

The Global Housing Policy Indicators

Survey InstrumentRevised May 23, 2011

1/15/2014

Originally designed and tested by Shlomo Angel and Lucy Gitlin

Information about the Field Researcher:

1835, 20th Main Road , Anna Nagar

INTRODUCTION:

Habitat for Humanity (HFH) has built, rehabilitated, repaired, or improved more than 400,000 affordable housing units

worldwide since 1976. While this is clearly a laudatory achievement, the organization has come to realize that it can never

meet its prime objective of “decent housing for all” through its own building efforts. It is now gradually moving towards an

advocacy role, where it aims to influence overall housing policy and practice in the more than 100 countries in which it has a

presence.

5. The Regulatory Regime.

* * *

Thank you!

QUESTIONING THE SURVEY INSTRUMENT:

Before starting the survey, please review the survey instrument carefully. If you have any question regarding a definition of a

concept or a method for gathering the information, please write it down in the comment section attached to each individual

question. Then send your questions to [email protected]. We will then respond directly to your questions. Please do that as

soon as possible, so as not to waste time. But in the meantime, you can start collecting data on those items that you

understand and have no questions about. You can keep sending us questions throughout the period when you are collecting

the data. If you are using an official definition, please include the definition in the comments section.

SENDING THE QUESTIONS IN ADVANCE TO INFORMANTS:

Many of the questions require quantitative or specific information, which may not be available to informants at the time of the

interview. You may find it useful to send the questions to the informants in advance, together with an introductory letter

introducing you and explaining what you are doing and why you need the information. We will provide a template letter to the

Habitat for Humanity point person in your region that will be responsible for your work, and he/she can provide you with such

an introductory letter. If you plan to send the interview information in advance, please make sure that you give the interviewee

adequate time to prepare the materials.

14. A housing advocate; and

15. A legal expert.

If the suggested informant listed above cannot provide the required information, it will be up to the local consultant to find a

way to obtain the information from other sources. Similarly, if information obtained does not seem to be accurate or

trustworthy, it may be necessary to obtain it from more than one source so as to ensure that it is correct.

8. A municipal official familiar with evictions and demolitions;

9. A municipal housing official;

10. A municipal budget official;

11. A commercial bank mortgage officer;

12. A real estate agent;

13. A land subdivision developer;

2. A program official (National Housing Agency);

3. A budget official (National Housing Agency);

4. A housing program official (Provincial/State Government);

5. A housing budget official Provincial/State Government;

6. A municipal regulator;

7. A municipal infrastructure official;

THE INTERVIEWS:

Obtaining information for completing the survey will necessarily involve interviews. All interviews should be conducted in the

metropolitan area of the capital city or an alternative large city in the country. The interviews may include meetings with

officials in the national housing agency, the provincial or state government in which the capital is located, and the municipal

offices of a city on the fringe of the metropolitan area. They may also include interviews with private sector and civic sector

informants.

The following is a partial list of informants who may be interviewed to collect the data for the survey:

COMMENT SECTION:

Please list all sources of information used to obtain the answer in the comment section, for example list the name, title, and

organization of each person interviewed. There are additional questions in the instruction section that need to be addressed in

the comment section. Read through the instructions carefully and give thorough responses to these open-ended questions.

Add as many details or additional information you might have in the comments section, as this will help add a bigger picture

explanation to the quantitative answers.

1. A policy official (National Housing Agency);

Housing Finance Regime 6/25/2014

Housing Finance Regime

Questions Score Instructions Comments

F 0.69

F1 Conditions support mortgage lending. 0.33

F1.1 The inflation rate last year. (%) 8

Obtain from Central Bank documents, in local

currency. If the inflation rate for the last year

is not typical of previous years, please clarify

in the comment section.

7.52% ( November 2013). In November 2013, India's headline

inflation rate edged up to 7.5 percent, from 7.0 percent a

month earlier. Prices rose at its faster pace since September

of 2012 mainly due to higher food articles and energy costs.

(Ministry of commerce and Industry, Government of India).

inflation drops to 6.16% in December 2013 (The Hindu,

January 15,2014)

F1.2

Residential mortgage debt as percentage of GDP.

(last year) 7

Information usually available from

Superintendent of Banks or Central Bank.

Note: if last year is not available, please use

the most recent year available and add the

year to the comment section. 7% (2012 ) (www.rbi.org.in)

F1.3

Are there ceilings on interest rates for bank

deposits? (Yes=1/No=0) 1

Please consult a manager of a commercial

bank.

Yes. Periodically revised by RBI. (Assistant Manager- Indian

Bank)

F2 Mortgage lending is liberalized. 0.80

F2.1

Are private housing finance institutions

(commercial banks) allowed to engage in

mortgage lending? (Yes=1/No=0) 1

Information for this section is usually available

from commercial bank managers involved in

mortgage lending. Yes. ( Managers - HDFC and India Bulls Home Finance)

F2.2

Can private housing finance institutions make

mortgage loans in any geographical region inside

the country? (Yes=1/No=0, or if no mortgage

lending=100) 1 "

Yes, after getting approval from RBI/NHB for branches

anywhere in India. Rural segment is restricted to private

housing finance institutions. The rural segment is covered by

dedicated rural housing finance companies. ( Managers -

HDFC and India Bulls Home Finance)

F2.3

Is mortgage lending available for both newly-built

and existing houses? (Yes=1/No=0, or newly-built

only =0.5, existing only=0.5) 1 "

Yes. For properties with clear titles. ( Managers - HDFC and

India Bulls Home Finance)

F2.4

Is mortgage lending available for the construction

of rental housing? (Yes=1/No=0) 0 "

No. India does not have a rental housing policy as of now. A

government appointed panel has recommended a separate

law for regulating residential rental housing in India.

Government of India is in the process of allocating funds for

rental housing with concessions from the 2% CSR funds from

top companies. ( Managers - HDFC and India Bulls Home

Finance)

F2.5

Is construction lending for residential development

(infrastructure and housing) allowed?

(Yes=1/No=0) 1 "

Yes. For the builder and new developer with good track

record and detailed project proposal. ( Managers - HDFC and


F3

Mortgage interest-rate subsidies are

eliminated. 0.08

F3.1

The government has a public housing bank or

agency that lends directly to borrowers.

(Yes=1/No=0) 1



mortgage lending.

Yes. All public sector banks, Housing Finance Companies

and other private financial institutions lends directly to

borrowers. National Housing Bank plays a regulator role and

hence do not lend directly. ( Managers - HDFC and India

Bulls Home Finance)

3

Housing Finance Regime 6/25/2014Questions Score Instructions Comments

F3.2

What is the difference between the interest rate on

a mortgage given by a private housing finance

institution and an interest rate on a mortgage

given by a government agency? (%) Enter 100 if

there are no private housing finance institutions.

Enter 0 if government agency does not give

mortgages. 3

You may calculate this difference yourself

from data on mortgage interest rates in

commercial banks and in the government

mortgage bank.

3 % is the difference. (Government Banks - 10% and Private

Banks - 13%) Depends on the Prime Lending Rate(PLR). (

Managers - HDFC and India Bulls Home Finance)

F3.3

Are there mortgages given at subsidized interest

rates? (Yes=1/No=0) 1

You may also consult officials at the

government mortgage bank or agency

providing the subsidy. Please describe who

the beneficiaries are for the subsidized rates.

Yes. for low income households and first time buyers for

Loans less than or equal to 20 lakhs as part of the priority

sector lending. Risk is assesed based on the profile. Even the

loan is secured, its high risk business for the bank. Usually

banks lends on the higher rate of interest for risky profile.

Banks and Housing Finance Companies have a spread of 3 to

5% . ( Managers - HDFC and India Bulls Home Finance)

F4

Mortgage lending is protected from undue

risk. 0.95

F4.1

Private housing finance institutions are required to

investigate borrower credit using independent

credit agencies. (Yes=1/No=0) 1



mortgage lending.

CIBIL (Credit Information Bureau India Limited) check is

mandatory for all borrowers if they apply housing loan with

any lending institutions. It plays a critical role in India's

Financial system. CIBIL collects and maintains records of an

individual payments pertaining to loans and credit cards.

These records are submitted to CIBIL by banks and other

lenders on Monthly basis. This information is used to create

Credit Information Reports (CIR) and credit scores which are

provided to lenders in order to help evaluate and approve

loan applications. ( Managers - HDFC and India Bulls Home

Finance, India Bank)

F4.2

Private housing finance institutions are required to

assess the value of collateral using an

independent third party. (Yes=1/No=0) 1 "

Yes. Institutions use third party as well as their own team. For

eg. Leading lenders like HDFC and ICICI use their team to

assess the value of the collateral. State Bank of India and

Indian Bank use licensed surveyors) . ( Managers - HDFC and

India Bulls Home Finance, Indian Bank)

F4.3

Is there a legal upper limit to the loan-to-value

ratios for bank mortgage loans? (Yes=1/No=0) 1 "

Yes. Indvidual House/Apartment Purchase - LTV is 80%. Land

Purchase - LTV is 70%. Minimum variation of 5% is based on

the risk of the profile and additional collaterals. ( Managers -


F4.4

Is there a legal upper limit on the loan payment-to-

monthly income ratio for bank mortgage loans?

(Yes=1/No=0) 1 "

Yes. Ranges from 40-60% and varies with bank based on the

risk of the profile. ( Managers - HDFC and India Bulls Home

Finance)

F4.5

Does government guarantee individual mortgage

loans for housing? (Yes=1/No=0) 0 "

No. Purely depends on the repayment capacity and collateral

value. Property is mortgaged with Bank. ( Managers - HDFC

and India Bulls Home Finance, Indian Bank)

F4.6

Banks that provide mortgage lending are required

to have annual audits. (Yes=1/No=0) 1 "

Yes. In addition to Monthly Audits, Internal and External

audits annually. ( Managers - HDFC and India Bulls Home

Finance, Indian Bank)

F4.7

The volume and size distribution of mortgages is

reported annually to the regulatory agency.

(Yes=1/No=0) 1 "

Yes. Every month to National Housing Bank and Central

Registry of Securitisation Asset Reconstruction and Security

Interest of India (CERSAI). 4



F4.8

Please indicate the percentage of the mortgage

lending portfolio that is in default (60-days past

due). (%) 5

If a different standard is used to define default

(more or less than 60 days past due), please

describe in comments section.

5-6%. ( HDFC - < 1% and State Bank of India - 8%) (

Managers - HDFC and India Bulls Home Finance)

F5 Lender's interest in the collateral is protected. 1.00

F5.1

Percentage of residential properties with

mortgages that have legal titles. (%) 100

Information is typically available in the

land/property registry. If the answer is less

than 100%, please list what is generally used

for collateral in the comments section.

100%. Construction Agreement, Sale Agreement, Sale Deed,

Building Approval notification, Mother documents and other

corresponding document. ( Managers - HDFC and India Bulls

Home Finance)

F5.2

Private housing finance institutions view property

titles or long-term lease agreements as sufficient

collateral and do not require personal guarantees

(Yes=1/No=0, or no mortgage lending = 100) 1

Information for questions F5.2-F5.4 is usually

available from commercial bank managers

involved in mortgage lending. If answer is No,

please list what is generally used for collateral

in the comments section.

Yes. Lien is created for commercial property. Rental

discounting loans can be availed against the future expected

rentals of self-owned commercial property for personal and

housing purposes. ( Managers - HDFC and India Bulls Home

Finance)

F5.3

The number of months required for a bank to

register a lien on a property used for collateral

(Months) (no mortgage lending=100) 0 If less than 1 month, enter zero.

Less than one month, if titles are clear. ( Managers - HDFC

and India Bulls Home Finance)

F5.4

The number of months required to foreclose on a

mortgage and transfer the property to the bank

(Months) (If no foreclosures or no mortgage

lending=100) 0 If less than 1 month, enter zero.

Reserve Bank of India allows Foreclosure of housing loans

anytime. But If its less than 6 months, charges are applicable.

No charges for more than 6 months. ( Managers - HDFC and


F6 Secondary mortgage markets are operational. 1.00

5



F6.1

Has legislation passed for the creation of a

secondary mortgage market? (Yes=1/No=0) 1

Information for this section may be available

from a person in the banking sector familiar

with plans for programs concerning the

secondary-mortgage market.

Yes. Bank can do a secondary mortgage with NHB.

Secondary Mortgage Market Enhancement Act was passed in

1985 to enable private issuers of securities to compete more

effectively with Government related agencies by removing

some of the legal impediments. ( Managers - HDFC and India

Bulls Home Finance) . Considering the need to promote the

development of secondary market for Residential Mortgage

Backed Securities (RMBS) in India, the RMBS Policy of NHB

envisages to introduce specialized institutional measures for

providing credit enhancements for promoting the

development of secondary market for residential mortgages.

It may be mentioned that the presence of specialized forms of

credit enhancements such as Guarantees of institutions such

as Fannie Mae, Freddie Mac and Ginnie Mae in respect of the

RMBS issued by these institutions, have considerably

contributed to the success of RMBS in developed nations

such as USA. Since such credit enhancements are presently

absent in India, the Board had approved a proposal to

Guarantee the Senior Classes of Residential Mortgage

Backed Securities (RMBS) issued by NHB. This is expected to

reduce credit enhancement costs, improving viability of

RMBS transactions and encouraging the Housing Finance

Companies (HFCs) and Banks to take up securitization of

their home loan portfolios.

Under the arrangement, NHB would offer to provide/furnish

an irrevocable Guarantee in its corporate capacity, to the

RMBS issues of eligible Primary Lending Institutions (PLIs)

viz. HFCs and banks, with the main intent to obtain Rating of

investment grade indicating highest safety AAA(So) from an

approved Rating Agency. At the same time, in order to ensure

that the cashflows to the investors are sufficiently protected,

it has been stipulated that there should be adequate

subordination and collateral levels to the Guaranteed Class

F6.2

Government liabilities in support of secondary

mortgage markets are transparent and have a

sunset clause (Yes=1/No=0, or no secondary

mortgage market =100) 1

Some information may be available from the

Superintendency of Banks or the Central

Bank.

Yes. As per RBI and NHB despite several measures,

securitisation has not been successful in India due to various

factors. (Manager - India Bulls Home Finance and

www.nhb.org.in)

F6.3

Are mortgages standardized? (Yes=1/No=0, or no

mortgage lending=100) 1 " Yes. ( Managers - India Bulls Home Finance)

6

Housing Finance Regime 6/25/2014Questions Score Instructions Comments

F6.4

Is mortgage insurance is readily available?

(Yes=1/No=0, or no mortgage lending=100) 1 "

Yes. Most of the lending institutions linked INsurance to the

mortgage to mitigate the risk. ( Manager - India Bulls Home

Finance). The formation of first Indian Mortgate Guarantee

company by NHB through a joint-venture with US based

Financial security company Genworth, the Aisan

development Bank and International Finance Corporation. Its

aim is to offer credit risk coverage in the form of guarantees

to housing finance companies and banks in case of

borrowers defaulting. This would help mortgage lenders

avoid piling bad debts in their books.

NHB holds 38 per cent stake in the venture and Genworth 36

per cent, while ADB and IFC have 13 per cent each.

The initial paid-up capital is Rs 120 crore, to be increased

over time to support the new company’s growth.

(www.nhb.org.in)

F6.5

Have banks issued mortgage bonds?

(Yes=1/No=0) 0 " No. ( Manager - India Bulls Home finance)

F6.6

Are mortgages traded in a secondary market (i.e.

mortgage-backed securities)? (Yes=1/No=0) 0

Please elaborate in comments section on the

types of instruments used in the secondary

mortgage market and how long they have

been traded.

No. The market for mortgage backed securities is shallow.

(Manager - India Bulls Home Finance)

F7 Microcredit for housing is available. 0.67

F7.1

Is there a ceiling on lending interest rates for

microcredit? (Yes=1/No=0, or microcredit for

housing is not available = 100) 1

Information should be obtained from any

institution providing microcredit for housing.

Yes. 26% is the maximum allowed Interest Rate. (Asst. Vice

President - MFI)

F7.2

Organizations providing microcredit for housing

are licensed and require annual auditing

(Yes=1/No=0, or no microcredit available = 100) 1 " Yes. (Asst. Vice President - MFI)

F7.3

The volume and size distribution of microloans for

housing is reported annually to a regulatory

agency or other association. (Yes=1/No=0, or no

microcredit available = 100) 1 " Yes. Half-yearly. (Asst. Vice President - MFI)

F7.4

Private money lenders, individuals, or private

companies provide unregulated credit (Very

common=3, Somewhat common=2, Rarely=1,

Never=0) 2

Information should be based on personal

experience or obtained from institutions

providing microcredit for housing.

Somewhat common. After the regulations on 2 loans per

borrower, clients started availing credit from Individual

money lenders. MFI : Money Lenders is in the ration of 70:30.

(Manager - MFI and NGO Head).

F8 General financing questions

F8.1

The typical loan term (number of years of

mortgage loans by private housing finance

institutions) for mortgage lending. 30.0


institution providing mortgage lending for

housing. 1 to 30 years. (Manager - India Bulls Home Finance)

F8.2

The typical interest rates (annual nominal rate by

private housing finance institutions) for mortgage

lending. 12.0



housing. 10% to 12% (Manager - India Bulls Home Finance)

F8.3

The typical loan term (number of years of

mortgage loans by private housing finance

institutions) for micro-credit. 2.0


institution providing micro-credit for housing. Micro-credit - 6 months to 2 years. (Manager - MFI)

F8.4

The typical interest rates (annual nominal rate by

private housing finance institutions) for micro-

credit. 26.0


institution providing micro-credit for housing. Micro-credit - 22 % to 26% (Manager - MFI) 7



F8.5 Are mortgages tied to an index?



housing.

Yes. Residential Mortgage index launched by Ratings firm.

This index tracks home loans that have not been repaid > 90

days and other factors like borrowers income, second house

purchase, LTV ratio, delinquency factors etc. Credit

Information Bureau of India (CIBIL) and Transunion, a global

leader in credit and information management services

launched CIBIL Mortgage Check in consultation with National

Housing Bank(NHB) to check the fraudelent activities in the

residential property market place. Property Price Index

'RESIDEX' by NHB is to contain excessive speculation in the

market place in India, started in July 2007 and updated every

quarter. (www.nhb.org.in)

F8.6

Are there other sources of funding for the housing

sector?

For example, this could include remittances,

co-ops, savings clubs. Consult private

construction company or home-builder.

Yes. Deposits and Foreign Institutional Investors. (Manager -


8

Subsidy Worksheet # 1

Name of Subsidy Indira Awaas Yojana (IAY)

Date subsidy began (month/year) 01-06-1985. Made an Independent scheme

from 1st January 1996.

Please describe the subsidy in the space below

Subsidy Targeting

What income group does the subsidy target? Rs 32000/ An

How many households benefit from this subsidy? 24.71 lk

Subsidy Administration

Who administers the subsidy program?

Deputy Commisioner

Who provides funding for the subsidy program?

Central and State Government in the ratio 75:25

The cost of the scheme would be shared between Government of India and

State Governments in the ratio of 75:25. Indira Awaas Yojana is essentially

a public housing scheme for the poor , below poverty line (BPL) houseless

families identified by the community through Gram Sabhas following criteria

suggested for such identification from time to time.IAY has the following two

components:

(i) Assistance for construction of a new house; this would be Rs.70,000/- in

plain areas, Rs.75,000/- in hilly states (eight North eastern states including

Sikkim, Himachal Pradesh, Jammu & Kashmir and Uttarakhand) and difficult

areas. Difficult areas include the following –

What criteria is used to determine eligibility for the subsidy? (For example, is

it based on income, household size, assets, etc)

Priority in selection of beneficiaries from amongst BPL families without

houses would be as follows:-

(i) Widows/women headed families

(ii) Freed bonded labourers/rehabilitated manual scavengers;

What is the typical household expenditure on housing for the targeted

income group? (provide answer in local currency, indicate whether per

month, year, or other)

What is the total budget for the subsidy program?

Rs 10,000

Cr

What is the cost of the subsidy per household?

Rs 70,000 -

75,000

Yes

IAY Guidelines March 2013 .

source: www.iay.nic.in


Name of Subsidy Chief Minister Solar Power Green House Scheme

Date subsidy began (month/year) Jun-11


Subsidy Targeting

Is information about the cost and # of beneficiaries publicly available?

From the list of eligible beneficiaries, a Committee comprising of Block

Development Officer (Village Panchayats), Deputy Block Development

Officer and Village Panchayat President concerned shall select the genuine

BPL beneficiary as per guidelines and the final list of selected beneficiaries

Please provide source of information and any comments:



Solar Powered Green House Scheme For Poor in Rural Area to construct

houses meaasuring 300sq.ft. The Commissioner of Rural Development &

Panchayat Raj is authorized to draw the annual allocation for CMSPGHS in

two half-yearly instalments. The fund in turn will be released to the districts

at the rate of Rs.1,50,000/- per house. The balance amount at the rate of

Rs.30,000/- per house shall be deposited with Chairman & Managing

Director, TEDA for the purchase and installation of materials relating to

Solar Powered Lighting System. The DRDA shall release the funds directly

to the respective Village Panchayats. The funds should not be routed

through the Blocks.

What income group does the subsidy target? Low income

How many households benefit from this subsidy? 60,000



Ministry of Rural Housing Department


Fully funded by State Government


Rs.1,080 cr


1.8 lk

yes. 17,554 houses have been completed as of 20th March 2013

www.tnrd.gov.in






http://www.tnrd.gov.in/


Name of Subsidy Basic Services for Urban Poor

Date subsidy began (month/year) Dec-05


Subsidy Targeting

What income group does the subsidy target? Low income

How many households benefit from this subsidy? 470798



State Level nodal agency designated by the local government


Grants from Central and State Governments(including beneficiary contribution) in the ratio - 50 : 50



Basic servies for urban ppor provides tenure, improved hpusing, water

supply and sanitaion at affordable prices.

Income





Rs 16356.56 crore


Rs 1.2 lakh

Yes

GUIDELINES FOR THE PROJECTS ON BASIC SERVICES TO THE URBAN

POOR (BSUP), TO BE TAKEN UP UNDER JAWAHAR LAL NEHRU

NATIONAL URBAN RENEWAL MISSION (JNNURM). Www.mhupa.gov.in


Name of Subsidy

Date subsidy began (month/year)


Subsidy Targeting





What income group does the subsidy target?

How many households benefit from this subsidy?












Name of Subsidy Interest Subsidy Scheme for Housing the urban poor(IHSUP)

Date subsidy began (month/year) 01-02-2009


Subsidy Targeting

What income group does the subsidy target? Rs.3,301 upto Rs.7,300




NHB & Housing & Urban Development Corporation Ltd (HUDCO)

are the central nodal agencies.


Governmen

t






Interest subsidy scheme for housing the urban poor, provides interest

subsidy on housing urban poor to make the housing affordable.Loan

amount admissible - The scheme will provide a subsidized loan for

15 – 20 years for a maximum amount of Rs.1,00,000 for an EWS individual

2 Interest Subsidy for Housing the Urban Poor - Guidelines

for a house at least of 25 sq.mts. Additional loans, if needed would be at

unsubsidized rates.

2.4 A maximum loan amount of Rs.1,60,000 for a LIG individual for a house

at

least of 40 sq.mts will be admissible. However, subsidy will be given for loan

The economic parameter of EWS is defined as households having

an average monthly income upto Rs.3,300 and the economic parameter of

LIG is defined as households having an average monthly income between

Rs.3,301 upto Rs.7,300. This will be subject to revision by the Steering


Rs 1100 Cr


Rs.1,00,000

Yes

Guidelines for Interest Subsidy Scheme for Housing the Poor (ISHUP), February 2009

Source: www.mhupa.gov.in


Name of Subsidy

Date subsidy began (month/year)


Subsidy Targeting





What income group does the subsidy target?












Property Rights Regime 6/25/2014Property Rights Regime

Question Score Instructions Comments

0.74

P1 Barriers to land ownership are removed. 1.00

P1.1

Can women legally own or inherit land?

(Yes=1/No=0) 1

For the following six questions, please consult

a person familiar with property law.

Yes. BPL category households, free land and patta issued in

women name. ( Advocate - Chennai High Court and

Registrar)

P1.2

In practice, do women own or inherit land?

(Yes=1/No=0) 1

Please indicate whether this includes

inheritance from parents, husband, or both in

the comment section.

Yes. Women own or inherit land from parents,husband or

both. It is in practice around 8 years. (Advocate - High Court

and Registrar)

P1.3

Can land be jointly owned by husband and wife?

(Yes=1/No=0) 1

If the answer is yes, please comment whether

this occurs in practice.

Yes. It occurs in practice. For BPL category, ownership on

the free land from the government issued in women name.

Joint ownership not allowed. However, all formal segments

can register land/property jointly. (Advocate - High Court and

Registrar)

P1.4

Does the law recognize the customary or tribal

land rights of indigenous people? (Yes=1/No=0

or 100 if no indigenous people) 1 If yes, please describe in comments section.

The Scheduled Tribes and Other Traditional Forest Dwellers

(Recognition of Forest Rights) Act, 2006, is a key piece of

forest legislation passed in India on 18 December 2006. It

has also been called the Forest Rights Act, the Tribal Rights

Act, the Tribal Bill, and the Tribal Land Act. The law concerns

the rights of forest-dwelling communities to land and other

resources, denied to them over decades as a result of the

continuance of colonial forest laws in India. (Advocate - High

Court & Registrar)

P1.5

Are immigrants, refugees and non-citizens

allowed to own land? (Yes=1/No=0) 1

If the answer is no, please indicate whether

this constitutes a large portion of the

population.

Yes. If its free land from the government, the person should

reside in the area for more than 10 years. (Registrar)

P1.6

Is it common for residents to hold land through a

long-term lease? (Yes=1/No=0) 1

Please describe the method of holding land in

the comment section - i.e. is land owned

collectively, is land leased short or long-term,

or can be owned individually?

Yes. Holding land through short or long term lease is

possible. Under the lease system, people are living in the

temple land for generations and paying a very nominal

amount as rent every month. Long lease system( upto 99

years) prevailed in the commercial establishments earlier. I

practice, Current lease system (residential or commercial

units) goes upto 5-7 years. Residents holds Agriculture land

for long-term lease upto 10 years. (Registrar)

P2

All residential land has registered titles

and/or incremental tenure documents 0.50

P2.1

Is there an operating program to register titles

or incremental tenure documents?

(Yes=1/No=0) 1

Please examine recent government policy

documents. Specify in comments whether the

policy/program is implemented by the national

or local government. "Incremental tenure

documents" refer to any document that

protects resident against eviction.

Yes. The policy is implemented by the local government

through the registration department. Normally government

won't issue document to protect against eviction. For the

free land, the government issue ' enjoyable rights patta for

10/20 years' which protects resident against eviction till such

time. (Registrar)

P2.2

Estimated percent of all the properties in the

greater municipality that have their title properly

registered. (%)

Please consult persons working in the agency

that registers property titles.

% not known. With Patta registrations are followed.

(Registrar)

18

http://en.wikipedia.org/wiki/India









Property Rights Regime 6/25/2014Question Score Instructions Comments

P2.3

Are titles updated regularly when property is

transferred? (Yes=1/No=0) 0

Please consult persons working in the agency

that registers property titles. Please indicate

in the comments whether the practice is

different towards female headed versus male

headed households.

Property transfer or title updation is irregular among low

income households. In Middle households, most of the

times the transfer happen when legal hier dies or during sale

or to avail mortgage loan. No difference for female or male

headed households. Low Income Households, not get

updated regularly. (Registrar) . Around 25-35% of the

properties are getting transferred /updated regularly. 70% of

the cases in the court are property cases either due to title

or transfer issue. (Advocate - High Court)

19


P3

Titles and/or alternative property documents

are given to long-term residents of informal

settlements. 0.67

P3.1

Is there a policy or program that supports the

regularization of titles or alternative documents

in established informal settlements?

(Yes=1/No=0) 1

To answer this question, please consult a

member of the housing agency leadership.

Please specify in the comments whether the

policy/program is implemented by the national

or local government. Please indicate in the

comments whether there are special efforts to

reach out to female headed households.

Yes. The owner of the property has to initiate. No special

efforts to reach out female headed households. (Registrar)

P3.2a

Number of households living in informal

settlements in the greater municipality. 0

Please consult official documents. Make sure

the estimate of total number of squatter

households is realistic by asking several

experts.

28.5% of Households lives in Slum in Chennai. 137.49 lakh or

1.37 crore households which is 17.4$ lives in Slum in India.

Source : Census 2011 data .

P3.2b

Number of households living in informal

settlements in the greater municipality who have

titles provided by a regularization program. 0

Please consult official documents. Make sure

the estimate of informal settlements is realistic

by asking several experts. If there is no

regularization program or no informal

settlements enter 0 and make a note in the

comments section. If the number of female

headed households is known, please add to

comment section.

Exact households not known. 504 slums in chennai have

been taken up for ugradation and 1.30 lakh families have

benefited till date. 1.08 lakh plots have been developed and

allocated. A large number of slum infrastructure upgradation

scheme have been implemented across the state at the cost

to Rs. 81.45 Crores (www.tnscb.org) . As part of the

Resettlement, 23000 homes planned in Perumbakkam Area

in chennai.This conformed with JNNURM’s call for property

rights because residents were able to get ownership papers

for their homes, but only a limited number of units able to

get these “property rights”

G + 7 buildings with elevators planned, which raises

concerns about maintenance and costs. Property Rights

under Rajiv Awas Yojana- Under Draft model Property rights

to Slum Dwellers Act 2011 (RAY website), every landless

person living in a slum area or any urban area as of June 4,

2009 is eligible for a dwelling unit at an affordable cost and

will be given a legal document of entitlement for the space.

(www.transperantchennai.com)

P3.3

Is the occupation of public land tolerated?

(Yes=1, No=0) 0

Please consult person familiar with land law,

particularly with homesteading or with adverse

possession.

No. People occupy land and Eviction happens during

infrastructure development projects with proper notice and

time period. (CMDA).

P3.4

Is there a process or program to recognize

occupancy of public land? For example,

certificates of occupancy, street addressing, or

other official documents are given to informal

settlers. (Yes=1/No=0) 0

Please consult person familiar with land law,

particularly with homesteading or with adverse

possession.

No such program or process to recognise the occupancy of

public land. But Government owned/public land market

value mentioned as 'zero' in the registration department to

avoid transactions by anyone. A board on the site will state

the ownership by the government after evictions and

sometimes fencing installed to restrict occupancy.

(Registrar).

P4

Evictions are minimized and, when the

occur, they are legal and involve just

compensation or resettlement. 0.80

20


P4.1

The number of persons evicted in the largest

mass eviction that took place in the greater

municipality in the last three years.

Please obtain reliable estimates from media,

from government agency engaged in the

eviction, or from organizations working with

evictees. Please provide references and

elaborate the situation in comments section.

Total number not known. Almost 3 lakh slum dwellers and

huts along cooum river (Pudupet, Broadway, Anna Nagar,

Sathya Nagar, Kalkottai) across chennai were evicted and

displaced under the various slum rehabilitation projects

carried out under Rajiv Awas Yojana(RAY) by chennai

corporation to achieve 'Slum Free chennai by 2013' . Another

94 families evicted near Nehru stadium and shifted to

Kannagi Nagar to facilitate construction of additional tracks

for Asian Athletics Championship. More than 100 families

evicted from Konnur High Road to take up work on

pavement and not alloted alternative settlement and forced

to share their living spaces with neighbours. ( News Papers

publications)

P4.1a

Did the eviction follow an established legal

guidelines for evictions? (Yes=1/No=0, or 100 if

no eviction) 1

Please consult person familiar with legal

framework for eviction.

Most of the cases - Yes and few cases 'No'. Governmet will

follow the guidelines. The Co-ordinator for Chennai Slum

Dwellers' Rights Movement, K. Shanmugavelayutham, said a

demolition notice was made mandatory by the Supreme

Court in the famous case involving public writ petition filed

by a Mumbai journalist, Olga Tellis in 1981. Quoting from the

court ruling, Mr. Shanmugavelayutham said, "a person who

is likely to be adversely affected by a particular act should

be informed about the commission of such an act and must

be given an opportunity to be heard". Usually 7-10 days

notice. Some times no notices served prior to eviction.

Notice is mandatory as per the Act. (CMDA)

21


P4.1b

How long in advance of the actual eviction were

people first informed? (months) Please enter

100 if no eviction. 1

Please consult organization working with

evictees.

Yes. Notice will be issued by the government and average

time given will be 7-30 days. (CMDA)

P4.1c

Was violence involved? (Yes=1/No=0, or 100 if

no eviction) 0

Please consult media or organization working

with evictees.

No. Hunger Strike, Road Roko, Protest are the form of

agitations. Evictions / demolotions happens in the presence

of police force to manage resistance/Violence. (CMDA)

P4.1d

The percent of people who were resettled or

given compensation roughly equivalent to the

value of their homes. (%) Please enter 100 if no

eviction. 100

Please consult organization working with

evictees. Please indicate in comments

whether there was any difference in

compensation between female-led and male-

led households.

Evicted people get 100% compensation as per the Market

Value if they own the land. If they do not own the land,

alternate accomodation will be provided by the government.

No difference in compensation for female-led or male-led

households. Market value decides the price. (CMDA)

P5

Clearance of low-income communities to

replace them with more profitable

development is minimized. 1.00

P5.1

Slum clearance and redevelopment is an

established policy of the national or local

housing agency. (Yes=1,No=0) 0

Please consult person working in national

housing agency as well as advocates for slum

dwellers. Please identify whether the policy is

at the national or local level in the comments

section.

Yes. Housing and Urban Development Board work for

Economic weaker sections nationally. (CMDA)

P5.2

The government has torn down existing low-

income neighborhoods and transferred the

vacant lands to the private sector for

development of new commercial, infrastructure

or higher-end residential. (Yes=1/No=0) 0

"Government" can refer to national, provincial

or municipal governments. It is important to

find out if the government is using its powers,

such as eminent domain, to demolish existing

housing against residents' will. No. Government does not permit. (CMDA)

P6

The public housing stock is privatized, and

restrictions on the sale of units are

minimized. 0.50

P6.1a

The estimated share of the housing stock that is

publicly owned. (%)

Please consult the agency that manages or is

familiar with public housing stock.

% Not known. (the Tamil Nadu Housing Board plays an

important role with the ideal objective of providing house for

every one. TNHB as a matter of policy ensures quality

materials in construction, using the latest modern

techniques in the construction and provides shelter to the

people under Economically Weaker Section (EWS), Lower

Income Group (LIG), Middle Income Group (MIG) and Higher

Income Group (HIG), at costs affordable by people of these

Groups. As of July 2013, 2413 plots, 138 houses and 362

flats developed by Tamilnadu Housing board are for sale in

Tamilnadu state. As of October 2013, Development of plots

and construction of flats ongoing is 10192 units, will be

completed within 2 years and 29436 newly proposed units at

the cost of 5720.16 crore). www.tnhb.gov.in

P6.1b

The estimated share of the public housing stock

that is being or has been privatized. (%) 0

Please consult documents of agency directly

engaged in public housing privatization.

Indicate the year(s) privatization process

occurred. Enter 0 if there is no publicly owned

housing. Nil

22


P6.2

Is the public housing stock generally well

maintained? (Yes=1/No=0 or 100 if no public

housing stock) 0

Please visit public housing site and use your

best visual assessment or consult a reliable

resident of public housing or an organization

that works with public housing residents. No. (CMDA)

P6.3

A national or local housing policy is in place to

support the privatization of the public housing

stock. (Yes=1/No=0 or 100 if no public housing

stock) 1

Please examine recent documents of housing

agency or consult person familiar with the

views of the housing agency leadership. If

possible, examine recent housing policy

documents or texts of recent speeches. Yes.( Www.tn.gov.in)

23

Housing Subsidies Regime 6/25/2014The Housing Subsidies Regime


S 0.45

S1

Housing subsidies are an important share of

the national government budget. 0.5

S1.1

Housing was one of the ten highest priorities in

the platform of the national government.

(Yes=1/No=0). 1

Please consult platform documents and policy

papers of national government. Yes. Housing is one of the top most priorty.

S1.2

Is there a ministry or department of housing in

the national government (Yes=1/No=0) 1 Please consult national government.

Yes. At the central government levels - Ministry of Housing

and Urban Poverty Alleviation(MHUPA) and Ministry of Rural

Housing. At the state levels - Ministry of Urban Development

and Ministry of Rural Development.

S1.3

What is the housing budget as a percentage of

the total national government budget in the last

year? (0-100%) 0.5

100*(last year housing budget/last year total

government budget). If more than one entity

has budget for activities related to housing,

enumerate in the housing budget. Please

specify numbers used for calculation in the

comments section.

Budget - 2013-2014: Total Budget - 16,65,297 crores.

Allocation to Rural Housing - 6,000 crores ; Allocation to

Urban Housing 2,000 crores ; Percentage = 8000 / 1665297

(source: indiabudget.nic.in)

S1.4

What is the estimated share of the housing

budget at the national level that finances the

production of completed housing units or

housing improvements this year? (%) 0.5

Consult budget office of the national agency that

is concerned with housing, or published budget

documents of the agency.

No dedicated budget for Home Improvements. Budget

allocation is only for new homes with clear titles. Budget -

2013-2014: Total Budget - 16,65,297 crores. Allocation to

Rural Housing - 6,000 crores ; Allocation to Urban Housing

2,000 crores ; Percentage = 8000 / 1665297 (source:

indiabudget.nic.in)

S1.5


budget at the national level that was given in rent

vouchers, direct demand subsidies (housing

allowances, vouchers or subsidies for a down

payment), interest-rate subsidies, grants given

directly to beneficiaries or slum-upgrading in low

income communities, this year? (%) 0.5

Consult budget office of the national agency that

is concerned with housing, or published budget

documents of the agency. Please include

details of each program in the subsidy

worksheet.

All the subsidies for housing allocated from the budget for

housing. No practice of rent vouchers or subsidies for down

payment prevails. service tax exemptions for low cost

housing and single residential unit is applicable. A person

taking a loan for his first home from a bank or Housing

Finance companies upto Rs. 25,00,000 during the period

1.4.2013 to 31.03.2014 will be entitled to an additional

deduction of interest of upto Rs. 1,00,000 . This initiative is to

promote home ownership and give a fillip of to a number of

industries like steel, brick, wood, glass etc besides jobs to

thousands of construction workers (Budget 2013-14)

S1.6


agency's budget dedicated to all forms of

homeless assistance? (%) 0.5

Consult budget office of the national agency

concerned with housing, or published budget

documents of the agency. 'Homeless people'

refers to persons without any shelter at all. If the

issue of homelessness is taken care of by

another agency, please indicate in the

comments. Please obtain budget of that agency

and its domain of operation (municipal,

provincial, national).

Budget - 2013-2014: Total Budget - 16,65,297 crores.

Allocation to Rural Housing - 6,000 crores ; Allocation to

Urban Housing 2,000 crores ; Percentage = 8000 / 1665297

(source: indiabudget.nic.in)

S1.7


agency's budget dedicated to upgrading homes

and infrastructure in low-income communities?

(%) 0

Consult budget office of national housing

agency, or published budget documents of the

agency.

No separate budget for home upgradation and Infrastructure

development to low-income communities . Subsidy schemes

like IAY provide funds for upgradation. (Source:

indiabudget.nic.in) 24

Housing Subsidies Regime 6/25/2014S2

Housing subsidies are serving low-income

households. 0.0

S2.1

Housing agency provides demand side subsidies

such as housing vouchers to beneficiaries to rent

or purchase housing. (Yes=1/No=0) 0.0

Please do not include subsidies given to

producers for infrastructure upgrading in low-

income communities as "supply side" subsidies.

Consult a person reliably familiar with the views

of the housing agency leadership. If yes, please

reference specific subsidies in the subsidy

worksheet. No. (Block Development Officer)

S2.2

Is eligibility and the value of demand side

subsidies (housing allowances, vouchers or

subsidies for a down payment) determined by

income level of the resident? (Yes = 1/No=0 or

100 if no demand side subsidies) 0 Consult both national and local housing agency.

No. Based on the BPL list. The annual household income is <

Rs.60,000. Income greater than the specified amount will also

fall under BPL category. (Block Development Officer)

S2.3

Are there other criteria to target demand side

subsidies? (Yes=1/No=0, or 100 if no demand

side subsidies) 1

Consult both national and local housing agency.

If answer is yes, please indicate the criteria in

the comment section.

Yes. Clients falls under BPL has an BPL #. In addition to the

number, they should have own a piece of land to avail the

subsidy. (Block Development Officer)

S3

The government engagement in public

housing is limited 0.0

S3.1

Does the government subsidize the construction

of new housing for low-income residents?

(Yes=1/No=0) 1

Consult person in operations department of

national housing agency or municipality.

Yes. Government have different subsidy schemes for urban

and rural poor. Various schemes by Government targets low-

income households especially Economicall Weaker Sections

/ Below Poverty Line and provides subsidy to construction

new homes in 3 or 4 stages. (Block Development Officer)

S3.2

The private sector is engaged in carrying out

government funded housing programs. (Very

engaged=5/Not engaged=1, or 100 if no

government housing program) 1


national housing agency.

Not engaged. Government disbursed the subsidy directly to

the low income residents. (Block Development Officer)

S3.3

The civic sector is engaged in carrying out

government funded housing programs. (Very

engaged=5/Not engaged=1, or 100 if no

government housing programs) 1


national housing agency. Not engaged. (Block Development Officer)

S4

Down-payment assistance is provided in

conjunction with mortgage lending. 0.0

S4.1

Is the government providing up-front subsidies in

the form of a partial or full payment of a down

payment for a mortgage loan. (Yes=1/No=0) 0


national housing agency. Also answer "No" if

there is no available mortgage lending.

No. Government release the first stage of subsidy after

foundation. Low income resident to raise money to construct

the foundation. (Block Development Officer)

S4.2

Subsidies were given in association with micro-

loans for housing improvement last year.

(Yes=1/No=0) 0


national housing agency. Also answer "No" if

there is no available micro-lending.

No. Loans to Self-Help Groups not linked withSubsidies for

housing. (Block development officer)

25

Housing Subsidies Regime 6/25/2014S5

Other assistance related to housing is

provided. 0.7

S5.1

Subsidies for costs associated with land titling

were provided by the national or local

government to incentivize residents to obtain a

land title. (Yes=1/No=0 or 100 if everyone has

land title) 0


agency or municipality, or published budget

documents of the agency.

No. If free land provided by the Government, patta is issued

free of cost. For such cases, Patta proves the 'enjoyment

rights' not the ownership of the land. In normal cases, patta

is issued for a fee after verifying the land and documents.

(Block Development Officer)

S5.2

The government has a slum upgrading program

providing infrastructure improvements in low-

income settlements. (Yes=1/No=0 or 100 if no

slums) 1

Consult budget office of national or municipal

housing agency, or published budget documents

of the agency.

Yes. Tamilnadu Slum Clearance Board provides basic

amenities like water and sanitation. (www.tnscb.org)

S5.3

The government has a sites-and-services

program. (Yes=1/No=0) 1

Consult budget office of municipal and national

housing agency, or published budget documents

of the agency. "Sites-and-services" refers to the

practice of providing serviced plots of land for

redevelopment. Yes. (www.transparentchennai.com)

S6

There are tax incentives for homeownership

and rental 1.0

S6.1

Are there tax deductions for constructing

affordable rental housing? (Yes=1, No=0) 1

Please consult a builder or developer engaged

in the construction of affordable rental housing.

Rental Housing concept does not prevail here. Bank don't

fund for such projects ( Builder ). Ministry of Housing and

Urban Poverty Alleviation(MHUPA) came up with the

guidelines on the scheme 'Affordable Housing in partnership

' in December 2013 to encourage creation of rental housing

stock and dormitaries for the new migrants to prevent slums.

This is necessitated by the estimation of census 2011 that

about 27.5% of the urban population is living in rental

accomodations. (www.mhupa.gov.in)

S6.2

Can mortgage interest payments be deducted

from income tax calculation? (Yes=1/No=0 or

100 if not applicable) 1

Consult certified public accountant or lawyer

familiar with tax law.

Yes. Only for home purchase or construction, mortgating a

property(Loan Against Property) for any othe purpose is not

allowed to claim tax exemption. (Chartered Accountant)

S6.3

If so, is there a ceiling on the amount of

mortgage interest that can be deducted?

(Yes=1/No=0 or 100 if not applicable) 1

Consult certified public accountant or lawyer

familiar with tax law.

Yes. Upto 1.5 lakhs in case of self-occupied. If rental

purpose, no ceiling is applicable. (Chartered Accountant)

S7

The housing subsidy system is transparent

and well-understood. 1.0

S7.1

Does the government provide insurance for

mortgages issued by the private sector at

preferential rates? (Yes=1/No=0 or 100 if not

applicable) 100

Consult a person familiar with mortgage

insurance.

NA. Bonds/HFCs partner with Insurance companies for

mortgage loans. (Manager-India Bulls Home Finance)

S7.2

The estimated amount of tax exemptions to

homeowners is documented and publicly

available. (Yes=1/No=0 or 100 if not applicable) 1


agency or published budget documents of the

agency.

Yes. Available in all housing finance institutions websites(

Manager - India bulls Home Finance & chartered Accountant)

26

Housing Subsidies Regime 6/25/2014

S7.3

If there is a government housing bank providing

mortgages at below market rates, is this implicit

subsidy being documented and made publicly

available. (Yes=1/No=0 or 100 if not applicable) 100

Consult people working in the government

housing bank.

Yes. National Housing Bank is the nodel agency

implementing the schemes for Banks and Housing Finance

Companies. (Manager - India Bulls Home Finance). Subsidy is

applicable only for specific schemes like ISHUP(Interest

Subsidy Scheme for Housing the Urban Poor). Interest

subvention of 1 percent will be available on housing loans

upto rupee symbol download, indian currency symbol 10 lakh

to individuals for construction/purchase of a new house or

extension of an existing house / resale of a flat or House,

provided the cost of construction/price of the new

house/extension does not exceed rupee symbol download,

indian currency symbol 20 lakh. For FY 2011-12 interest

subvention of 1% will be available for housing loans upto

rupee symbol download, indian currency symbol 15 lakh,

provided the cost of house does not exceed rupee symbol

download, indian currency symbol 25 lakh are eligible under

the Scheme. All such loans sanctioned and disbursed, during

the period of the Scheme shall be eligible for the said interest

subsidy. (www.nhb.org.in)

S7.4

The estimated amount of mortgage loans given

by public agencies that are in default is known

and published. (Yes=1/No=0 or 100 if not

applicable) 100


agency, or published budget documents of the

agency.

Yes. Banks and Financial Institutions shared the data with

RBI and RBI published the data. ( Manager - HDFC and India

Bulls Home Finance)

27

Residential Infrastructure 6/25/2014Residential Infrastructure


I 0.44

I1

Infrastructure services in informal

settlements are upgraded. 0.50

I1.1

There is an active infrastructure upgrading

program in the city's informal settlements

(Rank 1 to 5, Strong program=5/No program=

1, enter 100 if no informal settlements) 3

Consult a person in the housing agency or

municipal government who is familiar with the

policies and programs.

Tamilnadu slum clearance board(TNSCB) has the

infrastructure upgrading program based on slum types.

(www.tnscb.org).

I1.2

There is an active national-level infrastructure

upgrading program operating in informal

settlements in numerous municipalities.

(Rank 1 to 5, Strong program=5/No program=

1) 3

This question seeks to explore whether the

upgrading program is at the national scale.

Consult a person in the housing agency or

someone who is familiar with policies and

programs.

Yes. Ministry of Urban Development, Government of India

through various schemes like Basic Services to the Urban

Poor(BSUP), (BDO)

I2

Infrastructure plans are adequate to meet

future population growth 1.00

I2.1

There are approved physical plans in the city

and its surrounding municipalities for urban

expansion to accommodate population

growth. (Yes=1/No=0) 1

Please check that planning documents

contain population projections, and that plans

actually seek to accommodate the projected

populations. Indicate the date of approved

physical plans in the notes and who is

responsible for preparing them (national,

municipality, district, etc).

Infrastruture and services projected for 20 years (upto 2026)

in the master Plan. (CMDA)

I2.2

There are recent capital investment plans for

urban expansion to accommodate population

growth in the city. (Yes=1/No=0) 1

Please consult urban planning documents or

with local government officials. "Recent"

means less than 2 years. Please describe an

example of a recently planned capital

investment project.

Yes. Capital Investment obtained from Tamilnadu Urban

Development Fund(TNUDP), World Bank, Jawaharlal Nehru

National Urban Rural Mission(JNNURM), Japanese

Corporation Agency (JCA) for the urban expansion. (CMDA)

I2.3

Is there an active program of acquiring the

right-of-way for major roads in expansion

areas? (Yes=1/No=0) 1

This means that there is a public agency that

is presently acquiring land for major roads in

expansion areas.

Yes. National Highways Authority of India under Ministry of

Transport & Highways , Government of India implies National

Highways Act 1956 and have power to acquire lands for

Building, Maintenance and operation of national highway,

road expansion after issuing notice and compensation to the

owners.(www.nhai.org) Land required for infrasturucture

projects are acquired under Tamilnadu Highways Act 2001.

In case the land is occupied, eviction & demolition notice will

be issued by giving 30 days time period.

(www.chennaicorporation.gov.in & CMDA)

I3

There is adequate water supply in all

neighborhoods. 0.33

I3.1

Most recent data on the percentage of the

urban population in the country with access to

improved water supply (From

www.wssinfo.org) 70.6

Consult the website for available data as well

as the accepted definition of "improved water

supply".

70.6% . 62% in urban and 17.9% in rural received Tap water

from treated source. 17% still fetch drinking water from a

source located more than 500 metres in rural areas and 100

metres in urban areas. 28

Residential Infrastructure 6/25/2014Questions Score Instructions Comments

I3.2

Year for which most recent data is available.

(Year) Consult the website. Census 2011

I3.3

How many hours a day, on average, is water

available in pipes in low-income settlements

in the city? (hours) 2

If no published data is available, please visit a

typical settlement and inquire about it.

1-2 hours. Water Supply from 7-8am or 6-8am. People pump

water around 3 am in some areas in Chennai. Drinking water

in chennai has become a scarce economic commodity and

the poor end up shelling out a substandial amount of their

income on it. Poor makes informal payment for the public

water supply . (Stella - Low Income Household)

I3.4

What is the ratio of the price of water sold by

water trucks or private vendors and the price

of metered water in a typical informal

settlement in the [capital] city? (if there are no

water trucks then write 100 and note in the

comments section)

Calculate price per liter or per cubic meter

and then divide one by the other.

Water supply is through pumps. Water charge to

Government is Rs. 50 per month irrespective of getting water

or not. Water supplied through Trucks from the pumping

station based on request - Rs. 1500-Rs. 1700 for 12 000

Litres. Rs. 2700 for 20,000 litres.

(www.chennaimetrowater.tn.nic.in). Water transported from

Pumping station to tanks at low income households - 1 pot

water (Approximately 10 litres) is Rs. 5-7 (Kala- Low Income

household) . There is no concept of metered water as it is

not supplied through pipes. The cost of water is around 15

times higher if the households get water through trucks.

I4

There is adequate sanitation in all

neighborhoods. 0.00

I4.1

Percent of urban population with improved

sanitation (From www.wssinfo.org) (0-100%) 50.00%

Consult the website for available data as well

as the accepted definition of "improved

sanitation".

49.29% Households in Tamilnadu (Rural and Urban) have

latrines within premises.

I4.2


(Year) Consult the website. Census 2011 data

I4.3

Percentage of the city's sewerage that is

treated (0-100%) 20%

"Treated" means going through a treatment

plant of some kind, rather that flowing freely

into a river or into the sea.

20% of the sewerage is getting treated(Officer in Metro Water

office). 486 million litres per day is being treated in 9

Sewerage treatment plants in Chennai. Chennai has the

capacity to treat 558 million litres per day. In the sewage

treatment process, bio-gas is produced and is being used to

produce power to run the plants. This incidentally reduces

the discharge of Green House Gas into the atmosphere and

provides for Carbon Trading. CMWSS Board has adopted

Clean Development Mechanism (CDM) whichleads to

savings in energy cost to a turn of Rs.43.05 lakhs per month.

(www.chennaimetrowater.gov.in)

I5

The road network is adequate and well

maintained. 0.67

I5.1

The percentage of paved roads in the country

[From World Bank's WDI website] (0-100%)

Consult the website or if data is unavailable

consult a public official with agency

concerning transport or public works.

Chennai - 638.77 kms (Chennai corporation website) .

Country - 50% paved roads as of 2008.

(www.databank.worldbank.org)

29


I5.2

The average time of the journey to work by all

modes in the city (minutes)

Consult municipal transport department or

engineer familiar with latest transport survey

data.

1 hour. Travel to reach distance of 5 kms through walk, bus,

share auto and walk will take about 45 mins to 1 hour to

reach the destination. (Area officer - Madras Transport

Corporation)

I5.3

Number of days last year that the roads in the

city were flooded.

If data is unavailable, please use best

estimate.

5 days. Government declared holidays for all educational

institutions during heavy rainfall. Chennai received 9

centimetres of rain. Local government introduced helpline to

people to alert officials on floods or any damage. (Various

News Paper items and www.ndtv.com dtd Sep 11,2013 )

I6 Electricity is available in all dwelling units. 0.38

I6.1

Percent of urban dwelling units with electrical

connection [from last census] (0-100%) 99.10%

Data for the country as a whole from last

census.

Tamilnadu - 93.36% . Chennai - 99.1% of the households

posssed electricity connection. In India, 55.3% rural and 92.7

urban households have electricity connection.

I6.2


(Year) 2011 Census data

I6.3

Number of hours per day that electricity is

available in a typical low-income settlement in

the city. 22

Consult people in a typical low-income

settlement or members of organizations

working in such settlements. Please indicate

whether illegal connections are common in

the comments section.

22 hours per day (info. from Low income settlements) and

Low income settlements are often affected by supply and

voltage fluctuations due to single supply system. During

power shortage time, the duration of load shedding is 4

hours in urban and 6 hours in rural areas of Tamilnadu.

Power shortage caused due to the failure of the monsoon

and inadequate generation of the electricity from Central

Generating Stations due to annual maintenance and

temperory snags. (The Hindu, November 15, 2013)

I7

There is adequate police and fire

protection in all neighborhoods. 0.55

I7.1

The share of the area of the city in

neighborhoods that are regularly patrolled by

the police (0-100%) 70

Consult police headquarters or members of

organizations working in low-income

settlements.

Main roads and sensitive areas - 90% ; other areas - 30-40%.

Vehicle Check is round the clock in the city. (Public Relation

Officer, Police Commissioner office)

I7.2

Ratio of the value of a mid-range dwelling unit

in a safe neighborhood and a similar-quality

dwelling unit in an unsafe neighborhood. 1.25

Consult real estate agents with knowledge of

the mid-range housing market in the city.

Value of the mid-range dwelling unit(Single Bed Room - 450

sqft ) in a safe neighborhood is around Rs. 20,00,000. Value

of the similar size quality dwelling unit in unsafe

neighborhood is around Rs.15,00,000 lacs. (Builder)

I7.3

Number of murders per 1,000 people in the

city last year.

Consult police headquarters, published crime

data, or World Health Organization website. If

data on murders does not exist in this format,

please calculate to the best of your abilities.

1877 murder. 0% per 1,00,000 (Source: The director general

of police, Chennai - 4 2011 report data)

I7.4

Does the government provide resources to

address youth violence?

Consult police headquarters or members of

organizations working in low-income

settlements.

Yes. More forces will be allocated along with Riot control

vehicle with tear gas, water etc. (Police Commissoner office)

30


I7.5

Is there adequate fire protection in all

neighborhoods? (Rank 1 to 5, adequate fire

protection in all neighborhoods=5/fire

protection in some neighborhoods=3/No fire

protection=1) 5 Consult fire department headquarters.

Slum areas - Created oupost in the location. Fire vehicle is

ready with all resources 24*7. After receiving the call, vehicle

has to leave the fire station in 20 secs. Urban - Every 5 kms

one fire station. Semi-urban and rural - 10-25 kms one fire

station. (Fireman-Fire station)

I8

Public transport is available throughout

the city. 0.00

I8.1

The estimated percentage of the city within 10-

minute walking distance of a public transit

(bus or rail) stop. (0-100%) 90% Consult mass transit authority.

80-90% witin Chennai city. (Area Officer - Madras Transport

Corporation)

I8.2

Estimated percentage of commuters who

walk to work (0-100%) 30%

Consult latest traffic study data. Consult

experts on updating data if it is more than 5

years old.

In a group of 100, 26 travel by bus, 2 by train, 33 by walk, 13

by cycle, 19 by two wheeler, 4 by car and 3 by other modes

(Auto and Cycle Rickshaw &

others)(www.cmdachennai.gov.in-Traffic and Transportation

survey conducted in 2005). No safe pathways for

pedestrians. (Area Officer - Madras Transport Corporation)

I8.3

Estimated percentage of journey-to-work trips

in the city and its environs by public transport,

mini-busses and other non-private transport,

excluding walking trips (0-100%) 8.6

Consult latest traffic study data. Consult

experts on updating data if it is more than 5

years old. 35% by public trasport. Ratio - 30% / 35%. (Area Officer- MTC)

I9 Garbage collection is adequate. 0.17

I9.1

Percentage of the city with regular public

garbage collection. (0-100%) 95%

Consult garbage collection agency. Public

garbage collection refers to government

managed or contracted garbage collection.

May include government collection or

government contracting out services to a

private company.

Garbage collected on the same day. 3000 conservency

workers work during night. 493 vehicles used in 12 zones.

16,338 workers on the rolls. 3500 tricyles used. More than

5000 tonnes collected per day. Heavy Vehicles - 2 trips per

day. Light vehicles - 4 trips per day.11 Transfer stations.

68%,16% and 14% of waste collected from

residents,commercial and Halls,Schools, Institutions

respectively. (chennaicorporation.gov.in)

I9.2a

How many times a week, on average, is

garbage collected from households in high-

income neighborhoods in the city? 7 Consult garbage collection agency. Daily. (chennaicorporation.gov.in)

I9.2b

How many times a week, on average, is

garbage collected from households in low-

income neighborhoods in the city? 4

Consult garbage collection agency or persons

working in low-income neighborhoods.

Daily - 57% ; Twice a day - 18% ; Alternate days - 17% ; Once

in a week - 7% (chennaicorporation.gov.in) . Mostly Alternate

Days (Stella - Low Income Household)

I9.3

Percent of garbage disposed in sanitary

landfills (0-100%) 90% Consult garbage collection agency. 90%. No. of disposal sites - 2 (chennaicorporation.gov.in)

I10

Access to education and health care is

adequate in all neighborhoods. 1.00

31


I10.1

What is the average travel time in minutes to

the nearest primary school from low income

communities? (minutes) 15

Please consult a trusted resident, NGO, or

education professional. Make your best

judgment on the estimate for low income

communities in the greater municipality.

Urban - 15 mins - 1 km (Chennai city) . 3 kms in rural areas

(45-60 mins). There are about 10 – 15 % of remote areas that

do not have easy access to schools as above, where the

children have to travel more. (Assistant Education

Officer,Corporation of Chennai & HeadMaster of Panchayat

School)

I10.2

What is the average travel time from low-

income neighborhoods to the nearest health

care center or medical facility? (minutes) 15

Please consult a trusted resident, NGO, or

health care professional. Make your best

judgment on the estimate for low income

communities in the greater municipality.

Urban - Government Primary health centre (PHC) for every

30,000 population. The average time for low income

neighbourhoods to the nearest Health Care Centre is within

30 minutes and 5 kms distance. (Medical Officer- Chennai

Corporation). Rural areas - For about 90 % of the population

the average travel time to the nearest health care center (or)

medical facility is a maximum of 30 minutes and 5 km

distance. The reason being, apart from Govt. facility a large

number of private medical colleges have come up in the

outskirts (Rural area).

This is not applicable to about 10% of the population spread

over in the remote areas like hilly regions, forest areas etc.

Source: Asst. Professor, Forensic Medicine, Trichy Medical

College.

I11

Municipalities can mobilize finance for

infrastructure investments. 0.25

I11.1

Municipalities are allowed to borrow or issue

bonds to finance infrastructure. (Yes=1/No=0) 0

For this section, consult person familiar with

municipal finance, municipal loans, and

municipal bonds. No. Quasi-Government bodies issue bonds. (CMDA)

I11.2

Municipal budgets and expenditures of all

municipalities are subject to strict accounting,

reporting, and auditing rules. (Yes=1/No=0) 1 " Yes. Annual Audit. (CMDA)

I11.3

All municipalities have available revenue

streams that can be pledged for debt

repayment. (Yes=1/No=0) 0

In the comment section, please indicate

whether these funds are substantial, secure,

or not earmarked for other purposes. Revenue through Taxes only. (CMDA)

I11.4

Municipal assets, especially land, can be sold

or used as collateral to finance infrastructure

investments. (Yes=1/No=0) 0 "

No. Government assets will be acquired for developing

infrastructure and will not be used as an instrument to

finance infrastructure investments. (CMDA)

32

Regulatory Regime 6/25/2014The Regulatory Regime


R 0.61

R1

An official housing policy document is

prepared. 0.75

R1.1

The law mandates the preparation of an official

housing policy document by at least one level

of government. (Yes=1/No=0) 1

Consult a person in the housing agency who is

familiar with the preparation of housing policy

documents. Please indicate whether the policy

was prepared at the national-level, local-level,

or both levels of government.

Policies are prepared at the national level and special

subsidies scheme is designed at state level but jointly

funded by state and central government.

R1.2

Number of UN global resolutions on housing

rights that are adopted by the government. (If

none=0, enter 1-7 depending on the number of

resolutions adopted)

Consult UN Declarations of the human rights to

adequate housing at

www.unhchr.ch/html/menu6/2/fs21.htm, to find

out how many resolutions the country has

adopted.

Yes. Exact no. of resolutions not known. The Right to

adequate housing and WATSAN is being implemented

through policies and several subsidies.

R1.3

Do representatives of the private sector, the

civic sector, and residential communities

actively participate in the preparation of the

housing policy document? (Yes=1/No=0) 1



documents, a representative of civic society,

and a private sector representative involved in

housing policy or production.

Yes. Private -Public partnership is encouraged in the

Housing Policy to reach the goal ' Affordable Housing for

All'.

R1.4

Is progress against the official housing policy

document publicly known? (Yes=1/No=0) 1



documents, a representative of civic society,

and a private sector representative involved in

housing policy. Yes. Available in websites like www.nhb.org.in, mhupa.gov.in

R2

There are no restrictions on residential

mobility. 1.00

R2.1

Are there restrictions on residential mobility?

(Yes=1, No=0) 0

Consult actual documents. A restriction on

residential mobility could include the

requirement of internal passports, residence

permits, or other documents preventing the

ability to change residence with-in the country.

No. Equal rights to all citizens across the country.

Constitution provides equal rights to all citizens. ( BDO)

R2.2

If yes, is the government working to eliminate

the restrictions? (Yes=1/No=0 or enter 100 if

no restrictions exist) 100


familiar with the leadership and its policies. No restrictions exist. (BDO)

R3

Exclusionary housing practices are

discouraged. 0.75

R3.1

Are there policies, laws, or regulations that

prohibit the refusal to rent or sell property to

someone based on race, religion, ethnicity,

gender, or marital status. (Yes=1, No=0) 0


familiar with its policies. If yes, please describe

in the comments section.

No such restrictions or policies in place. (Real Estate

Developer and Builder)

R3.2

If yes, are the policies, laws, or regulations

enforced? (Rate 1 to 5, Strong

enforcement=5/No enforcement=1, Not

Applicable=100) 100

Consult a reliable resident or real estate rental

or sales specialist. Not Applicable. (Real Estate developer and Builder) 33

Regulatory Regime 6/25/2014Questions Score Instructions Comments

R3.3

Are residential neighborhoods in the city

segregated by race, income, or religion? (5=all

neighborhoods are mixed,1=highly segregated) 5

Consult a reliable resident or real estate rental

or sales specialist.

No. All the residential neighborhoods in the city are mixed. (

Real Estate Developer and builder).

R3.4

Are gated communities for specific race or

income groups common? (Rate 1 to 5; Very

common=5, Not common=1, Not

Applicable=100) 100

Consult a real estate sales specialist familiar

with this market. See definition for gated

communities.

Not Applicable. But the Investment/buying decision is

influenced by friends/relatives. Few execeptional cases on

Rental,buying & selling. For eg. Certain individuals insists on

Vegetarians to Vegetarians and minorities to minorities.(Real

Estate Developer and Builder)

R4

Land and housing regulations are not

burdensome or costly 0.25

R4.1

Please indicate the most recent year that the

municipality reviewed or revised land

regulations and building codes. (Enter 0 if

official building regulations or codes do not

exist )

Consult person familiar with municipal codes

and regulations

April 2012. After April 2012, Guideline value is approximately

80%-90 closer to Market Value. Before April 2012, Guideline

value is 30% of the Market value. (Source: Registrar)

R4.2

Smallest minimum lot size for residential

building of any kind in the city (square meters).

Please consult a municipal land subdivision

code or building code. If the minimum lot size

varies across the city, please list the smallest

number not the average. The answer is zero if

there is no minimum lot size.

Yes. EWS - 20 sq.m ; Others - 40 sq.m. (CMDA- As per the

2nd Master Plan of Chennai Metropolitan Development Rules

1975)

R4.3

Maximum allowable number of stories for new

residential multi-unit buildings in the city.

(Number)

If the restriction is on building height, given in

meters, rather than in number of stories, then

divide the number by 3.5 to get an estimate of

the number of stories.

Ordinary Buildings - 4 units (Ground+1 floor) ; Special

Buildings - Any numbers (Ground +3 floors) ; Multi-Storey

Buildings(MSB) - 4 floors & Above. Sanction depend on road

with and other parameters. (CMDA)

R4.4

Maximum allowable density in new housing

developments (persons per hectare).

If density restrictions are expressed in dwelling

units per hectare, please multiply by the

average household size: e.g., if maximum

allowable density if 50 units per hectare, and

average household size is 5.0, then maximum

allowable density is 250 persons per hectare.

1 plot = 1.5 floor space Index for Ordinary(1 plot size - 500

sqm) and Special Buildings( 1 Plot size - 220 sq.m) . For Multi-

storey buildings 1 plot = 2.5 Floor Space Index. (1 plot size

ranges from 1200 sq.m to 2500 sq.m across 4 categories)

3.5 sq.m per person (CMDA)

R5

Processes to meet land and housing

regulations are not burdensome or costly 0.75

R5.1

What is the number of days required to register

a property?

Consult with a private builder or municipal

building department. If information is not

available, consult the World Bank Doing

Business Survey www.doingbusiness.org.

5-7 days. Bank Approval - 3-10 days with clear documents

and clearance from Legal and Technical validation. Get Sub-

register approval of the sale deed draft and obtain token no.

for the registration. (Bank Manager and Registrar)

R5.2

What are the typical costs involved in

registering a property? (in local currency)

Consult with a private builder or municipal

building department. This should include the

typical costs or fees that are involved in

obtaining a title. Specify how this cost is

calculated in the comments section.

7% of purchase value as stamp duty (2% surcharge, 5%

duty); 1% registration fees from the guideline or market

value. Surcharge will be given to local panchayat union +

Rs.100 for computer fees. Greater than Rs. 1000, DD to be

given or stamp paper challan. (Registrar)

R5.3

What is the number of days required to obtain

building permits for residential construction.

Consult private builder or person familiar with

municipal codes and regulations.

60 days if all the required documents are submitted as per

the requirements. (CMDA)

34


R5.4

What is the number of agencies that an

individual is required to visit to obtain a permit

for new construction?

Consult private builder or person familiar with

municipal codes and regulations. Specify the

names of agencies in the comments section.

For ordinary and special buildings - Corporation of Chennai

and Chennai Metropolitan Development Authority(CMDA).

For Multi-storey buildings - CMDA, Police clearance, Fire

Services, Metro Water and Sewerage board, Pollution

Control Board, Airport authority of India and concern local

bodies like municipality or panchayat. (CMDA)

R5.5

What are the typical costs associated with

obtaining a building permit? (in local currency)

Consult with private builder or municipal

building department. Specify how this cost is

calculated or whether it is based on value of

construction or a fixed fee in the comments

section.

Application Fee, Developmental Charges and other fees

applicable. Fees will be vary according to the floor area and

proposed uses. (www. Cmdachennai. Gov.in)

R5.6

Can alternative documents be used in place of

official property title to obtain construction

permits? (Yes=1/No=0) 0

Consult person familiar with municipal codes

and regulations

No. Even Patta is not required for housing board plot to

obtain construction permit. (Registrar and CMDA)

R6 Incremental building practices are allowed. 0.00

R6.1

Land regulations require that new residential

land be fully serviced before it is occupied

(Yes=1/No=0) 1

Consult actual documents. "Fully serviced"

denotes working connections to utilities such

as water, sewerage, and electricity.

Yes. Electricity will be provided first. Water and sewerage

connections, roads in Multi-story buildings will take time due

to registration formalities with local body. (CMDA)

R6.2

The building code requires that houses be

completed before they are occupied

(Yes=1/No=0) 1 Consult actual documents. Yes. (www.chennaicorporation.gov.in)

R7

Residential development is not permitted

on environmentally sensitive or hazardous

land. 1.00

R7.1

Recent municipal documents and maps

designate areas to be protected from

development. (Yes=1/No=0) 1 Consult actual documents.

Yes. Designate areas are protected through guidelines like

Coastal Regulation Zone(CRZ), Catchment Railway Land,

100 metres away from Canal/waterways. (CMDA)

R7.2

Illegal or irregular construction in protected

areas is demolished. (Always=3, sometimes=2,

never=1) 3

Consult a person familiar with municipal

policies regarding the protection of open

space.

As per the Town & Country Planning Act 1974, Stop work

notice / Notice calling for approval plan. Non-receipt of

Approval plan or non-submission of application for approval

resulted in issuing demolition notice. The building will be

demolished after 30 days. If tenant resides in the building for

rental, additonal 30 days time will be given, Show cause

notice or B-Memo is issued by Highways Department for

Demolotion for buildings in the highways. (CMDA)

R7.3

In earthquake prone areas, do building codes

require earthquake resistant construction

standards? (Yes=1,No=0 or 100 if not

applicable) 1

Consult actual documents or person familiar

with municipal building codes.

Yes. Plan Permits by Chennai Metropolitan Development

Authority (CMDA) and Structural stability is by Corporation

of Chennai. (CMDA)

R8

There is an ample supply of land for

residential development. 0.33

R8.1

The most distant year for which populations

projections for the metropolitan area of the city

are available to municipal or metropolitan

planners (Year).

Consult actual documents. Please note that

"most distant year" should refer to a year in the

future.

2026. (Second Master Plan for Chennai Metropolitan Area

2026 Volume 1 to 3, published by Chennai Metropolitan

Development Authority (CMDA))

35


R8.2

Estimated number of years it would take for

raw land where residential development is

allowed on the periphery of the city to be filled

up, given present densities and present annual

levels of land consumption. (Years)

Consult the municipal planning office or real

estate experts, how much land, on average, is

converted to residential use every year. Divide

total area reserved for residential development

by that number.

Exact no. not known. But converting raw land to residential

projects will take 6 months -2 years as it depends on various

factors and the type of residential projects. (CMDA)

R8.3

Does the city have an urban planning

document designating areas for urban

expansion. (yes=1, no=0) 1 Consult actual documents.

Yes. 2nd Master Plan for Chennai Metropolitan Area 2026,

CMDA)

R9

Home-based businesses and mixed land

uses are allowed. 0.50

R9.1

Municipal regulations allow the operation of

home-based businesses in residential

communities (Always=3, sometimes=2,

never=1) 1 Consult actual documents.

Regulations will not allow to operate home-based

businessess. But in practice, most people operate business

from home without name board. (CMDA)

R9.2

Municipal zoning regulations allow mixed-use

zoning of residences, stores and productive

establishments (Always=3, sometimes=2,

never=1) 2 Consult actual documents. Yes. Only in Multi-storey buildings. (CMDA)

R9.3

Degree of segregation of different land uses in

the city (Rank 1 to 5, 5=highly mixed, 1=highly

segregated). 5

Question concerns segregation of residential,

commercial, and industrial areas. Highly Mixed. (CMDA)

R10

Condominium and cooperative housing

laws are in operation. 0.60

36


R10.1

There is a condominium law and it is

operational (Yes=1/No=0) 1 Consult actual documents.

Yes. The National Cooperative Housing Federation of

India(NCHF) has made good head way in promoting and

strengthening housing cooperatives and it has assisted a

number of States in the matter of setting up of State level

cooperative housing federations. At the time of registration

of NCHF, the number of apex federations was only 6 which

have now increased to 26. It has also made a number of

initiatives for augmenting the flow of funds to housing

cooperatives from various funding agencies like LIC, NHB,

HUDCO etc. In order to meet the specialized needs of

housing cooperatives NCHF drafted a Model Cooperative

Housing Societies Law which has been approved by the

Ministry of Law and the Ministry of Urban Employment and

Poverty Alleviation. The above Model Law has been sent to

State Governments and Union Territory Administrations for

adoption keeping in view the local conditions and

requirements. The States of Delhi, Goa, J&K and Madhya

Pradesh have included a Special Chapter on Housing

Cooperatives in their existing Cooperative Societies Acts. In

order to facilitate smooth and efficient functioning of

housing cooperatives,NCHF has prepared the 'Model Bye-

laws and Subsidiary Rules of Primary Housing

Cooperatives'.The Document which is a sort of guidelines

has been circulated to the Registrar of Cooperative Societies

of various states with a request to revise their respective

Model Bye-lawsof Primary Housing Cooperatives keeping in

view local requirements and Cooperative law.

(www.mhupa.gov.in & www.ncfindia.net)

R10.2

There a cooperative housing law and it is

operational (Yes=1/No=0) 1 Consult actual documents.

In our country, housing cooperatives have been playing a

very significant role in meeting the shelter requirements of

needy people. Cooperative housing movement is well spread

and well-organised. At base level, there are 92,000 primary

housing cooperatives, with a membership of over 65 lakhs.

At state level, there are 25 apex cooperative housing

federations/corporations, which are members of national

level federation i.e. National Cooperative Housing Federation

of India (NCHF). About 24 lakh housing units have been

constructed under the aegis of housing cooperatives in the

country.(www.ncfindia.net)

R10.3

If yes to R10.1 or R10.2, are common elements

of apartment buildings also privatized?

(Yes=1/No=0) 0

Consult actual documents. "Common

elements" are defined as roof, hallways,

commercial or storage spaces that are part of

the building as well as the adjacent land.

No. (www.ncfindia.net) In the Apartment Buildings, Common

Places will be handed over to the Association after the

construction. (builder)

R10.4

There are regulations allowing for restrictive

covenants in residential communities

(Yes=1/No=0) 0

Restrictive covenants are binding regulations

that accompany the purchase of a dwelling unit

in a residential community.

No. The Laws and regulations applicable to building

constructions conforming to the approved specifications

and design and the project should be done by licensed and

registered architects and structural engineers.

(www.ncfindia.net) . 37


R10.5

There are regulations that allow the creation of

formal community organizations (Yes=1/No=0) 1

Consult community organizers in low-income

residential areas.

Yes. Community organisations are registered under Society

Act or Trust Act. Formal community organizations can be

created anywhere. No specific regulations for low-income

residential areas. (NGO working in low-income settlements) .

The National Cooperative Housing Federation of India

promote apex cooperative hosing federations in the states

where such organisations do not exist to promote, develop

and coordinate the activities of housing cooperatives in the

country. (www.ncfindia.net)

R11

Rent restriction or rent control is phased

out 0.75

R11.1

Rental units as a percentage of total housing

units. (%) Consult person familiar with the rental market.

Out of the total urban housing shortage of 24.7 million units

in 2012, 22.9 million units, approx 90% of the shortfall is

housing for the Economically Weaker Sections(EWS). (11th

Five year plan 2007-2012 working group on Urban Housing

with focus on Slums, Government of India)

R11.2

The percentage of total rental units now under

rent restriction or rent control in the [capital] city

(0-100%) 0 " Nil

R11.3

What is the ratio of the estimated average

market rent to the average rent in a similar rent-

controlled or restricted unit in the city? (100 if

no rent control) 100 " No.

R11.4

New rental units are not rental controlled or

rent restricted (Yes=1/No=0) 0 "

No. New Rental units are not constructed in Chennai

(Builder)

R11.5

The dismantling of rent control or rent

restriction on new rental units is addressed in

recent policy documents.(Yes=1/No=0 or 100 if

no rent control) 1 Consult actual documents.

Yes. Government is in the process of creating more rental

units to low income group. There is a growing need to revisit

regulations and reform the Rent Control Act, which are

proving to be a deterrent in the development of rental

houses and redevelopment of

areas with old properties. By formulating more clear and

defined guidelines within building bylaws and rules for Floor

Space Index (FSI), zoning and development plans the

local urban authorities in India can reduce the difficulties

faced in planning for construction projects in India. (KPMG

study - 2012). As mandated by JNNURM states must

complete reforms to their Rental Control Act to balance the

interests of landlords and tenants to create a conducive

atmosphere for private rental(www.idfc.com - Affordable

Rental Housing by Infrastructure Development Finance

Company Limited). Maharastra Government launched

affordable rental housing scheme to build 5 lakh 160 square

foot homes in 5 years. But the rental housing scheme was

flawed and the government decided to replace rental

housing with affordable houses and increase the size from

160 to 320 sqft. (News Paper - the Hindu, 26th April 2013)

38

Documents

Survey Instrument - Global Housing Policy Indicatorsglobalhousingindicators.org/sites/globalhousingindicators.org/files/... · Country: India State/Province: Tamilnadu Region: South