effects of inadequate housing on the residents of wa township

8/3/2019 Effects of Inadequate Housing on the Residents of Wa Township

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UNIVERSITY FOR DEVELOPMENT STUDIES

FACULTY OF INTEGRATED DEVELOPMENT STUDIES

THE EFFECTS OF INADEQUATE HOUSING ON THE RESIDENTS OF THE WA

TOWNSHIP IN THE UPPER WEST REGION OF GHANA

A Dissertation Presented to the Department of Planning and Land

Management in Partial Fulfillment of the Requirements for the Bachelor of

Arts Degree

In Integrated Development Studies.

SUBMITTED BY:

AMPOMAA EVELYN

DOGBEY DINAH JESSICA

MAC- ABUBAKAR ABDUL- RAZAK

SAANI ADAM SANDOW

YAKUBU SAKINA

JULY, 2010


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DECLARATION

The research team accepts all errors and misrepresentation of information and hereby declares that no part

of this work should be found in any document or electronic medium without prior notice of the team.

STUDENTS ID NUMBER SIGNATURE

AMPOMAA EVELYN IDS/ 3240/ 06 .

DOGBEY DINAH JESSICA IDS/ 3444/ 06 .

MAC- ABUBAKAR ABDUL- RAZAK IDS/ 3622/ 06 .

SAANI ADAM SANDOW IDS/ 3787/ 06 .

YAKUBU SAKINA IDS/ 3900/ 06 .

SUPERVISOR:.

SIGNATURE:...

DATE:


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DEDICATION

The research work is dedicated to our parents and guardians who thought it wise to support us in our

education.


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ACKNOWLEDGEMENT

The research team wishes to show its profound gratitude first and foremost to the Almighty God for

sustaining us through out all our years of study in this noble institution of ours.

Mr. Agbenyo Fauster, our assiduous supervisors effort can not be over looked. We appreciate his strict

guidance and instructions during the research period, may God replenish all the resources he unselfishly

put into this work.

The teams final gratitude goes to the Assistant Development Planning Officer at the Regional Co-

ordinating Council, the Building Inspector of the Building Inspectorate at the Wa Municipal Assembly

and the Regional Gynecologist/Obstetrician at the Upper West Regional Hospital for their immense

Contributions with regards to information relating to their respective disciplines.

ABSTRACT


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The right to decent housing is no more an issue of luxury but a necessity which every human being is

entitled to. Housing in Ghana has mainly been characterized by inadequate facilities, no or poor drainage,

and haphazard development. Based on the above, this study set out to assess the effects of inadequate

housing on residents of the Wa Township. Some objectives of the study were determining the causes and

effects of inadequate housing on the residents of the Wa Township in the areas of; Health; Social life;

Economic life; and Government policy with proposed interventions for policy consideration.

The research also focused on the residents of the Wa Township who the researchers believed had a fair

knowledge of the housing situation in the area and the region at large. Questionnaire, unstructured

interviews, focus group discussion and key informant interviewswere administered to gather information

from various categories ofrespondents.

The analysis revealed that the concept of housing was misplaced and misunderstood. Most households

were without housing facilities especially the sanitary facilities and yet still paid rents above one hundred

Ghana cedis. An increased number of room occupancy ( 5 and above) does not only create no privacy

but also over crowding/ congestion which also lead to poor ventilation, thereby creating a healthy

atmosphere for the spread of viral infections such as T.B and CSM. Based upon the study findings, some

practical implications for the housing sector were discussed and suggestions made for future research.

Table of ContentsINTRODUCTION...........................................................................................................1

1.0 BACKGROUND........................................................................................................1


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1.1 PROBLEM STATEMENT.........................................................................................2

1.2 RESEARCH QUESTIONS.........................................................................................3

1.3 FORMULATION OF HYPOTHESIS............................................................................3

1.4 RESEARCH OBJECTIVES........................................................................................4

1.5 SCOPE..................................................................................................................4

1.6.0 METHODOLOGY.................................................................................................5

1.6.1 RESEARCH DESIGN.........................................................................................5

1.6.2 SAMPLING DESIGN..........................................................................................5

1.6.3 SAMPLE POPULATION.....................................................................................5

1.6.4 SAMPLE SIZE.............................................................................................6

1.6.5 SAMPLING TECHNIQUES.................................................................................6

1.6.6 SOURCES OF DATA.........................................................................................6

1.6.7 TOOLS / METHODS OF DATA COLLECTION.......................................................7

1.7 DATA ANALYSIS AND PRESENTATION...................................................................8

1.8 RELEVANCE OF THE STUDY..................................................................................8

1.9 ORGANISATION OF THE REPORT...........................................................................8

LITERATURE REVIEW.................................................................................................10

2.0 INTRODUCTION.....................................................................................................10

2.1 DEFINITION OF TERMS.......................................................................................10

2.1.1 SHELTER......................................................................................................102.1.2 RESIDENCE..................................................................................................11

2.1.3 TOWNSHIP....................................................................................................11

2.1.4 SETTLEMENTS..............................................................................................11

2.1.5 TOWNSHIP AND SETTLEMENT.......................................................................12

2.1.6 HOUSE.........................................................................................................12

2.1.7 HOUSING......................................................................................................12

2.1.8 HOUSE AND HOUSING...................................................................................12

2.1.9 HOME..........................................................................................................122.2 DIMENSIONS OF HOUSING..................................................................................13

2.2.1 POLICY DIMENSION......................................................................................13

2.2.3 SOCIAL DIMENSION......................................................................................17

2.2.4 LEGAL DIMENSION.......................................................................................19

2.2.5 ECONOMIC DIMENSION.................................................................................20


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2.2.6 HEALTH DIMENSION.....................................................................................21

2.3 CAUSES OF INADEQUATE HOUSING....................................................................21

2.4 EFFECTS OF INADEQUATE HOUSING...................................................................22

2.5 THEORETICAL FRAMEWORK...............................................................................23

2.6 CONCEPTUAL FRAMEWORK...............................................................................25

3.1. 0 Physical Characteristics........................................................................................29

3.1.1 Location and Size:..................................................................................................29

3.1.2 Relief, Drainage, and Topography.........................................................................29

3.1.3 Climate and Vegetation......................................................................................30

3.1.4 Soils.............................................................................................................30

3.2. 0 DEMOGRAPHIC CHARACTERISTICS..................................................................30

3.2.1 Population Size, Growth Rate and Density..............................................................30

3.2.2 Age/ Sex structure of the population.....................................................................30

3.3.0 SOCIO- CULTURAL CHARACTERISTICS.............................................................31

3.3.1 Ethnicity........................................................................................................31

3.3.2 Religion.........................................................................................................31

3.4.0 SPATIAL DISTRIBUTION OF THE POPULATION...................................................31

3.4.1 Literacy Rate...................................................................................................31

DATA ANALYSIS AND PRESENTATION........................................................................32

4.1 SOCIO-DEMOGRAPHIC CHARACTERISTICS..........................................................324.1. 1 Sex Distribution.....................................................................................................32

4.1.2 Educational Status...................................................................................................33

4.1.3 OCCUPATIONAL STATUS.....................................................................................34

4.2 HOUSING CONCEPTS..........................................................................................34

4.2.1 Housing Definitions..........................................................................................34

4.2.2 HOUSING INFRASTRUCTURE AVAILABLE.............................................................35

4.3 DIMENSIONS OF HOUSING..................................................................................36

4.3.1 POLICY DIMENSION......................................................................................364.3.2 SOCIAL DIMENSION......................................................................................38

4.3.3 ECONOMIC...................................................................................................42

4.3.3.1 Income Earned.....................................................................................................42

4.3.3.2 SAVINGS BY RESPONDENTS..............................................................................43

4.3.3.10 RENT PAID BY RESPONDENTS..........................................................................51


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4.3.4 CAUSES OF INADEQUATE HOUSING...............................................................52

4.3.5 EFFECTS OF INADEQUATE HOUSING..............................................................53

4.4 HYPOTHESES..................................................................................................54

CONCLUSIONS AND RECOMMENDATIONS...................................................................57

5.0 INTRODUCTION...................................................................................................57

5.1 MAJOR FINDINGS AND CONCLUSION................................................................57

5.1.1 HOUSING DEFINITION...................................................................................57



5.1.4 BUILDING REGULATIONS..............................................................................58


5.2 RECOMMENDATIONS.........................................................................................59

5.2.1 HOUSING DEFINITION...................................................................................59



5.2.4 BUILDING REGULATIONS..............................................................................60


APPENDIX

5.2.5 POLICY DIMENSION

Tables and Figures

3.1.1 Location and Size:............................................................................................................ ..........30

4.1. 1 Sex Distribution......................................................................................................................33

4.1.2 Educational Status....................................................................................................................34

4.1.3 OCCUPATIONAL STATUS....................................................................................................35

4.2.2 HOUSING INFRASTRUCTURE AVAILABLE.............................................................................35

4.3.3.1 Income Earned...............................................................................................................................364.3.3.2 SAVINGS BY RESPONDENTS...................................................................................................43

4.3.3.3 OCCUPATION AND INCOME STATUS OF RESPONDENTS.............................................44

4.3.3.4 INCOME AND AFFORDABILITY OF BUILDING MATERIALS........................ ..... ..... ....45

4.3.3.5 COST OF BUILDING MATERIALS AND AFFORDABILITY..............................................46

4.3.3.6 HOUSING INFRASTRUCTURE AND INCOME STATUS OF RESPONDENTS.................47


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4.3.3.7 RENT AND INCOME STATUS OF RESPONDENTS............................................................48

4.3.3.8 RENT AND INCOME STATUS OF RESPONDENT..............................................................49

4.3.3.9 RENT AND INCOME STATUS OF RESPONDENT..............................................................51

4.3.3.10 RENT PAID BY RESPONDENTS........................................................................................ .....52

4.3.4 CAUSES OF INADEQUATE HOUSING....................................................................................53

4.3.5 EFFECTS OF INADEQUATE HOUSING..................................................................................54

Wilcoxon Signed Ranks Test.................................................................................................................56

LIST OF ACRONYMS

P. PAGE

V. VOLUME

W.M.A WA MUNICIPAL ASSEMBLY

R.C.C REGIONAL CO-ORDINATING COUNCIL

S.P.S.S STATISTICAL PACKAGE FOR SOCIAL SCIENTISTS

ENVTAL ENVIRONMENTAL

MDGS MILLENIUM DEVELOPMENT GOALS

PRSPs POVERTY REDUCTION STRATEGY PAPERS

DEVT DEVELOPMENT

PHC POPULATION AND HOUSING CENSUS

No. NUMBER

FIG FIGURE

Abs ABSOLUTE

DONT DO NOT

ASYMPT. ASYMPTOTIC

SIG SIGNIFICANT

KVIP KUMASI VENTILATED IMPROVED PIT


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TB TUBERCULOSIS

CSM CEREBRO- SPINAL MENINGITIS

CHAPTER ONE

INTRODUCTION

1.0 BACKGROUND

The right to decent housing is no more an issue of luxury but a necessity which every human being is

entitled to. Housing came to the fore fronts of debates during the 1950s and 1960s by the war

welfarist foundations after the Second World War. Over the years, however, there have been calls for the

provision of adequate housing and not just a roof over ones head. This call came strongly from the

Human Rights Education Associates who in their view see housing as a right regardless of ones social

status. This right to adequate housing is codified as human right in the Universal Declaration Of HumanRights: Every one has the right to a standard of living adequate for the health and well-being of himself

and his family, including food, clothing, housing and medical care and necessary social services, and the

right to security in the event of unemployment, sickness, disability, widowhood, old age or other lack of

livelihood in circumstances beyond his control (hrea.org,(article 25(1)).


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This universal human right to housing has become a privilege to a minority rich in society, due to

increasing demand for land, rural urban migration, increasing population growth and insufficient financial

and natural resources. These have resulted in widespread homelessness and habitation in inadequate

housing with its attendant problems such as health and environmental sanitation hazards such as

tuberculosis, cholera, typhoid, and guinea worm infections, poor academic performance, low productivity,

rural urban migration and increase in social vices.

Governments all over the world including African countries have made several attempts at solving the

problem. There is an instance where in 1997,

South Africa built more than 200 low cost housing units with environmentally friendly features

such as dual flash toilets and passive solar energy design to minimize the energy needed for heating and

cooling. These units initially accommodated athletes to the all African games but were later allocated to

residents ofAlexandria, one of Johannesburgs worst slums (Everett, 1999 cited in Bashir, 2002 Vol. 92

No. 5).

Housing in Ghana has mainly been characterized by inadequate facilities, no or poor drainage, and

haphazard development. Poor housing delivery remains a national headache. Only 8% of Ghanaians can

afford to buy a property without a mortgage and yet only 15% of the population can access mortgages.

The Building and Road Research Institute of the Council for Scientific and Industrial Research(CSIR)

establishes that out of the total housing supply of 40,000 in 2004, supply from private individuals

amounted to 38,200, which accounted for 95.5% . At a recently held African Union for Housing Finance

Conference in Ghana, the Minister of State for Water Resources, Works and Housing Mrs. CeciliaDapaah is reported to have blamed real estate developers for the housing problem in Ghana. She thinks

the developers pay too much attention to providing for the upper class at the expense of low- cost housing

for the average income earner( Ghana Web. com, Housing in Ghana ) ( accessed 28 December 2009 ).

However, governments over the years together with some stakeholders such as the Home Finance

Company (H.F.C) and Regimanuel Gray Estates are trying to provide adequate housing to Ghanaians to

solve the problem of the housing inadequacy

1.1 PROBLEM STATEMENT

The housing sector in Ghana has attracted attention with respect to the adequacy of housing in recent

times. This is quite surprising given the numerous bye- laws and zoning regulations together with housing

policies which have been enforced in the country. Three broad issues directed this research problem.


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Firstly, there has been an increase in the population resident in the Wa Township which has put pressure

on available housing facilities. The Upper West Region has a population size of 576,583 and 80,559

households with a total of 51,898 houses, with dwelling units which are in the form of compound houses

whose qualities are generally poor.

Secondly, it has been realized that, some necessary facilities which make up an adequate housing unit are

absent in the majority of houses in the Wa Township. About 58.2% of households have access to

potable water while 11.55% have access to toilet facilities inside the houses with 24.1% accessing public

toilet facilities (Ghana Statistical Service, 2005: V2).

Finally, a number of previous studies have examined the housing stock deficit in the country. Ossegge

(2008, p.3), it is estimated that there is a deficit of about 600,000 housing units in Ghana. However,

there has been a lack of studies that sets out to investigate the effects of inadequate housing on residents

in the Wa Township, specifically.

To this end, this study, set out to assess the effects of inadequate housing on residents of the Wa

Township with some proposed recommendations, which can be described as timely and most appropriate.

1.2 RESEARCH QUESTIONS

Given the above state of affairs in the housing sub-sector in Wa, the following questions keep boggling

the minds of the researchers who are poised to seek relevant and appropriate answers to them.

MAIN QUESTION: What are the effects of inadequate housing in Wa?

SPECIFIC QUESTIONS:

1. What are the residents views on their housing conditions in the township?

2. Why is there a problem of inadequate housing in Wa?

3. What are some of the effects of inadequate housing on the residents in Wa in the areas of;

(i) Health;(ii) Social life;

(iii) Economic life; and

(iv) Government policy.

1. How do residents manage to reduce the effects of inadequate housing?

2. Are there any recommended interventions to the problem of the current housing situation in Wa?


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1.3 FORMULATION OF HYPOTHESIS

As a means of carrying out the research effectively, the following hypotheses have been formulated to

guide in the collection and analysis of the data.

GENERAL HYPOTHESIS:

Null (Ho): There is inadequate housing in the Wa Township.

Alternative (H1): There is no inadequate housing in the Wa Township

SPECIFIC HYPOTHESES:

1. Ho: There exists a relationship between residents income status and the type of housing units in

which they reside.H1: There is no relationship between residents income status and the type of housing units they

reside in.

2. Ho: The income status of a resident determines the housing facilities available in his or her

residence.

H1: The presence of housing facilities is not determined by the income status of a resident.

3. Ho: There exists a relationship between a residents income earned and the rent paid.

H1: There is no relationship between a residents income earned and the rent paid.

1.4 RESEARCH OBJECTIVES.

MAIN OBJECTIVE:

The main objective of the study is determining the effects of inadequate housing on the residents of Wa

Township and to propose interventions for policy consideration.

SPECIFIC OBJECTIVES:

1. To find out what the residents of Wa understood by inadequate housing and if they consider the

current housing and its facilities as inadequate.

2. To dwell on objective (1) to find the causes of the problem of inadequate housing in Wa.

3. To Endeavour to explore some effects of inadequate housing in the areas of ;

(i) Health;

(ii) Social life;


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(iii) Economic life; and

(iv) Government policy.

1. To find out how residents manage to reduce the effects of inadequate housing.

2. To make some suggestions that may help to reduce the effects of inadequate housing.

1.5 SCOPE.

This research will concentrate on the effects of inadequate housing on the residents of the Wa Township.

Inadequate housing goes beyond the provision of poor shelter to the provision of poor or lack of amenities

such as potable water and good sanitation for the people.

This study covered a period of four years September 2006 to July, 2010 and was within the Wa

Township in the Upper West Region of Ghana.

The research also focused on the residents of the Wa Township who the researchers believed had a fair

knowledge of the housing situation in the area and the region at large.

1.6.0 METHODOLOGY.

For accurate and valid research output, some sampling techniques, data collection methods and tools of

data analysis were employed.

1.6.1 RESEARCH DESIGN.

A research design is a procedural plan that is adopted by the researcher to answer questions with

validity, objectivity, accuracy and economy. According to Jahoda et al, a research designis the

arrangement of conditions for the collection and analysis of data in a manner that aims to combine

relevance to the research purpose with economy in procedure ( Jahoda et al 1962;50cited in Kumar

1999 p.74).

Based on this, both qualitative and quantitative researches were conducted using the survey design. A

survey design is a method which relies upon the questioning of a selected group (sample) of a population

and analyzing the data to answer a set of hypotheses or describe a set of characteristics. A survey design

may either be descriptive or analytical where a study seeks to describe a situation, or explain the situation

and study the determinative process respectively.


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The survey design was used because it is believed that respondents may be more willing to answer

questions than take part in experimental research. It is helpful in obtaining retrospect information- why

inadequate housing in the Township. This method also helps in the collection of large amounts of data,

quickly and cheaply and data gathered can easily be generalized to the population.

1.6.2 SAMPLING DESIGN.

The sampling design determines the procedure through which the researcher can arrive at his or her

respondents or units of analysis from whom data can be collected for a particular study. It comprises the

sample population, sample size and sampling techniques.

1.6.3 SAMPLE POPULATION

This is the overall number of people in the study area from which the researcher selects a few for the

study. The sample population for this study is 66,644 (Republic of Ghana 2005).

1.6.4 SAMPLE SIZE.

This is the number of sampling units which would be used for the study. A sample size of a hundred and

sixteen (116) respondents was used. This was done using the formula;

n= N Z2 * 0.25

{d2 * (N-1)} + [Z2 * 0.25]

See appendix one for further details.

1.6.5 SAMPLING TECHNIQUES.

For the purpose of this study, simple random sampling and purposive sampling techniques were used.

SIMPLE RANDOM SAMPLING; This technique was used to select respondents at random in such a way

that, all members of the total population stood an equal and non- zero chance of being selected. This was

used in the case of the residents who the researchers administered questionnaires to and this was done

using a table of random numbers where people in the sample population were randomly picked according

to the sample size for data collection.


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PURPOSIVE SAMPLING; This was where respondents were selected because they had fair or enough

information on or knowledge of the subject under investigation. The respondents were selected on

purpose as they satisfied certain criteria set by the researchers.

This technique was employed to interview some planners from the Regional Coordinating Council and

the Building Inspectorate Unit of the Wa Municipal Assembly for their views on the inadequate housing

situation in Wa.

1.6.6 SOURCES OF DATA.

Both primary and secondary sources of data were used.

PRIMARY SOURCES OF DATA; These are data which were gathered by the group based on the

observation, responses to questionnaires and interviews. They are primary because they are first hand and

gathered directly from the field.

1.6.7 TOOLS / METHODS OF DATA COLLECTION.

PARTICIPANT OBSERVATION; Where the researcher takes part in the activities of the respondents with

or without the respondents knowledge. Since the group had been in Wa for over three (3) academic

years, it was considered as part of the residents and so used its experiences and observations in recording

information. This can be termed both as retrospective current and introspective participant observation.

There is a high tendency of biases and exaggerations in the information to be gathered since the

researchers are to serve as respondents. These were easily overcome and brought to a minimal level

where the group scrutinized every data generated from members.

QUESTIONNAIRE; A scientific tool or instrument for data collection which consists of a written list of

questions where respondents read and provide answers. This was administered to respondents who were

both literates and illiterates, and had proper understanding of the issues, interpret these issues and record

their own responses accordingly.

UNSTRUCTURED INTERVIEWS; This is known as an in-depth interview where the researcher developsa framework called an interview guide within which the interviewer formulates questions spontaneously

during an interview. This was used by the group to respondents who were illiterates and also to those who

were targeted using purposive sampling.

FOCUS GROUP DISCUSSION; This is a data collection method where people with similar backgrounds

come together to form small groups of between six (6) and twelve (12) or at most fifteen (15) to discuss


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issues surrounding the subject. These groups included men, women, children/youth, residents and

landlords.

KEY INFORMANT INTERVIEWS; These are qualitative in-depth interviews with people whoknow what

is going on in the community. The purpose of these interviews was to collect information from a wide

range of people including community leaders, professionals, or residents-who have first hand knowledge

of the community. These community experts with their knowledge and understanding can provide insight

on the nature of problems and give recommendations for solutions. The researchers conducted face-to-

face interviews with the Building Inspector at the WMA and the Assistant Development Planning Officer

at the Upper West R.C.C.

SECONDARY SOURCE OF DATA; These were data which were gathered from the Ghana Statistical

Service, internet and books written by authors relating to the subject of housing. These data (information)

were adapted to suit the specific needs of this particular study.

1.7 DATA ANALYSIS AND PRESENTATION.

In the analysis of data, two computer programmes (SPSS and Excel) were employed. Content analysis

was used to discuss relationships between and among variables qualitatively while statistically quantified

data were presented using tables and charts.

1.8 RELEVANCE OF THE STUDY

This study will help the government as well as other stakeholders in the housing sector in their bid to

achieve Target eleven(11) To achieve a significant improvement in the lives of at least 100million

dwellers by the year 2020of the Goal seven(7) Ensure environmental sustainabilityof the

Millennium Development Goals.

The out come of the study will also serve as a basis for further research by other housing agents and

institutions interested in the subject. The study would serve as additional source of information to the

District Assembly and the Town and Country Planning Department during the formulation of bye-laws

and zoning regulations for the District. Landlords can use this information to determine the standard

housing units to supply to tenants while tenants would also be informed as to what to expect.

1.9 ORGANISATION OF THE REPORT


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This report consists of five (5) chapters. Chapter one had to do with the introduction which contained the

background to the study, problem statement, research questions, hypothesis, research objectives, and

scope of research, methodology, relevance of the study, limitations to the study and organization of the

report.

Chapter two was on the literature review of works of authors who have written on the subject matter. This

consisted of definition of terms, dimensions of housing, causes of inadequate housing, effects of

inadequate housing, theoretical framework, and conceptual framework.

Chapter three focused on the profile of our target community which included demographic characteristics

of the community such as the population size as well as the resource base of the community such as the

geology, vegetation, relief, drainage, climate, economic activities among others.

Chapter four consisted of data analysis and presentation where data were analysed using SPSS and Excel

computer programmes which were presented using content analysis and tables and charts.

Finally, chapter five included discussions on major findings, conclusions and recommendations on the

socio-demographic characteristics, housing concepts, social, economic, policy, regulations and health

dimensions of housing as well as the constraints and effects of housing.


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CHAPTER TWO

LITERATURE REVIEW

2.0 INTRODUCTION

This chapter provides conceptual definitions of terms relating to housing as have been provided by

various authors, and other sources. It also looks at the policy, social, health, legal and economic

dimensions of housing in order to understand the subject matter of housing leading to its inadequacy, the

causes and effects of inadequate housing as have been written by various authors and suggestions of

possible ways and means of curbing the problems of inadequate housing. The chapter concludes with

theoretical and conceptual frameworks.

2.1 DEFINITION OF TERMS

As this study is focused on the discussions of the effects of inadequate housing on the residents of the

Wa Township, we present an operational definition for each of these key terms as used in the study;

Shelter, Residence, Township, Settlements, House and Housing.

2.1.1 SHELTER


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As defined in the Longman Dictionary of Contemporary English (1987) , shelter is a building or roofed

enclosure that gives cover or protection

The Commission on Human Settlements` Global Strategy for Shelter to the year 2000 (1998) as cited in

(Duncan, n.d.)Adequate shelter meansadequate privacy, adequate space, adequate security, adequate

lightening and ventilation, adequate basic infrastructure and adequate location with regard to work and

basic facilities all at a reasonable cost.

The Commission highlights almost all the basic facilities that have to be attached to a building or

structure which the dictionary failed to acknowledge. However, it fails to explain the term adequate - is

it adequate in terms of numbers or quality. It also fails to include the sanitation facilities which are key

for the well-being of man but it defines shelter in the terms of housing and not just the physical structure.

Shelter is operationally defined in this research as a structure that is put up in a legally permitted

environment with the required, durable and affordable materials used in construction, and the ability of itto allow for the provision of basic facilities in it.

2.1.2 RESIDENCE

This is the place where one lives, a house especially a large important one (Longman Dictionary of

Contemporary English 1987).

In the analysis of the above, what kind of a place is it that one lives? Is the house just a shelter, a building

or a structure? There was no mention of the availability of housing facilities for occupants.

2.1.3 TOWNSHIP.

A geographical division of the county , established in land surveys and usually made up of 36 sections,

each with roughly an area of 1 sq mi(2.6 sq km)( The Columbian encyclopedia).

In Canada and the U.S; A town, or town and the area around it, that has certain powers of local

government(Longman Dictionary of Contemporary English, 1987 ). In Ghana, every settlement with a

population of 5000 and over is officially regarded as a town (Dickson and Benneh, 2004).

Based on this, a township is conceptually defined as an urban settlement with a population of 5000 and

over with political and legal boundaries.

From the above definitions, Township is viewed differently at different places. It is realized that the land

mass of an area in question is considered. However, it fails to analyze it in terms of its components. What


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constitutes a town is as important as its land mass. Features of a township are viewed as: heterogeneous

settlements, industrial, commercial and residential activities, mutual correlation among all these in terms

of accessibility, location and distance and the provision of communal facilities such as parks and gardens

and recreational centers. All must be backed by proper zoning regulations and building bye-laws.

2.1.4 SETTLEMENTS

It is a purposely grouped and organized cluster of houses and non residential buildings. The smallest of

such clusters are known as hamlets which may contain about a dozen of such buildings whiles the largest

are the worlds greatest cities (De Blij, 1993).

2.1.5 TOWNSHIP AND SETTLEMENT

A Township can be described as an administrative division of a district or region within a local

government authority. Settlements on the other hand can be described as a community of people whichcan be a town, village, cottage or even hamlet. Comparing the two, Townships are usually formed out of

settlements. Geographical or administrative divisions of districts or regions are based on a number of

settlements.

2.1.6 HOUSE

A house is a home, shelter, building or structure that is a dwelling or place for habitation by human

beings. The term includes many kinds of dwellings ranging from rudimentary huts of nomadic tribes to

free standing individual structures (Wikipedia, the free encyclopedia). It must however be noted that not

all houses are homes but all homes are necessarily houses.

2.1.7 HOUSING

Tibaijuka (2009) indicates that conceptually, housing is a set of durable assets, in addition to being a

bundle of services and an array of economic, sociological and psychological phenomena. Apart from

providing shelter, a key basic need, it is also believed to be one of the key elements that link tangible

economic and social aspects of any settlements.

However, sustainable housing has been defined in the following perspective by the European Union as:

Construction (e.g. quality of construction), social and economic factors (e.g. affordability and

psychological impacts) and eco-efficiency (efficient use of non-renewable resources) (VROM, 2005 cited

in Abu Bakar et al (http//eprints.usm.my//6076/1/1cc109-14 aidah awang pdf (accessed, 24 Feb. 2010).


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2.1.8 HOUSE AND HOUSING

The terms house and housing have been misunderstood by so many people. Most at times, a house is

misconceived to be housing which in actual sense is not the same. A house is a structure that has been

constructed just for one to lay down his head whereas housing is seen to be a house constructed with

quality materials which meets the economic, sociological and psychological needs of occupants.

2.1.9 HOME

In housing terms, a home is no longer just about a roof over our heads. It is also, or sometimes only, an

asset, an investment, a pension, an income, sometimes a liability, an office, a business (The Smith

Institute 2006).

They considered a home in the economic context living out the social and health aspects. It also saw a

home in the light of housing terms. In actual facts, a home may not necessarily be a housing unit with all

the facilities.

2.2 DIMENSIONS OF HOUSING

2.2.1 POLICY DIMENSION

In Ghana economic policies have always influenced the way housing is viewed within the development

process. During the early post war period, the government saw its mandates as that of providing basic

social services to build the social infrastructure necessary for development. Housing and related health

projects were the earliest to be funded and retained a high profile in the countrys first post war

development phase (1946 1956). Average annual budgetary allocations to the housing sector stood at

seven to nine percent during this period. In terms of its role, however, housing was classified as a social

service, and while its improvement was considered important, the government played down its economic

impact. As a government development plan at the time stated, (housing) does not normally make a direct

contribution to the economy, important as their indirect contribution may be their development must be

dictated by the economic prosperity of the country, with the exception of few projects, the overwhelmingmajority of housing programs were designed not so much to stimulate economic growth as to address

social needs and deliver welfare.

Inadequate housing is a visible manifestation of poverty. Since the late 1990`s, the IMF and World Bank

have required low-income countries seeking debt relief and financial support to prepare Poverty

Reduction Strategy Papers (PRSPs). The objective of these papers vary across countries but have


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centered mostly on devising strategies to promote macro economic stability, increase productivity and

national employment, enhance human resource development and expand social programs to vulnerable

people, among other things. Housing policies should be linked to broader poverty reduction goals and

objectives, which may include, for example, creating employment, mobilizing local financial resources or

building physically the capital stock of communities. In addition, long term effects on factors such as

health, labour productivity, and economic growth of local and regional communities may be sighed - out.

That is, the specific ways by which housing can influence poverty reduction and vice-versa should be

spelt out and promoted(Tibaijuka, 2009).

Tibaijuka in her work connects housing policy to broader poverty reduction strategies. She highlights all

the areas from the economic to health and how poverty results in the provision of inadequate housing.

This clearly indicates that a country`s financial status determines the kind of policies put in place and the

housing environment of its people.

. Not only does government exert an indirect influence generally on housing markets through tax

policies, but it also exerts, in particular, a direct influence through construction of public houses and

subsidization of housing cost. The rationale for government intervention in the housing market, as can be

gleaned from policy documents, revolves around the goal of providing all Ghanaians with a decent house

in a suitable living environment(Institute of Economic Affairs, May, 1993).

The article although brought out the policies regarding housing in Ghana and the way forward, especially

government`s intention of providing a decent housing in a suitable environment, in a way fell short of the

other vital aspects of the dimensions of housing. Issues such as affordability of these decent houses andthe brackets of people this policy will target are essential aspects of housing policies. Also, provision of

decent housing in a suitable environment is not clearly defined. How suitable is that environment will it

entail all the basic and necessary facilities needed around a housing unit for even the low income earner

to afford? Is this environment to be a socially peaceful one, economically vibrant or viable one,

physically sustainable one or culturally acceptable one?

The Ghana National Housing Policy and Action Plan of 1987 -1990, states that Our housing problem is

one of a national development crisis with a current annual need of 70,000 units and an accumulated

delivery deficit of 250,000 units needed to be decrowd urban units from 10-61 to a household occupying

rates of 7. An annual delivery of 133,000 units will be needed to provide adequate housing within the next

twenty years as against the current annual delivery of 28,000 units which yield a performance rate of

21%.

What actions must Ghana take to solve this housing crisis and to overcome the persistent deficit in

housing delivery? Certainly, the solution to this problem is within the bailiwick of Ghanas seat of


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Government. Government must pursue sound economic policies in order to redress or redirect the inept

economic practices of past regimes.

There is a need to rethink our national housing strategies. Lack of adequate housing to shelter the

populace and to prevent homelessness is the essence of poverty reduction. The common theme running

through the High Indebted Poor Countries (HIPC) Initiative is SHELTER. The problem of escalating

costs of building materials and the ancillary problem of the high import content of building materials used

in the country was examined three decades ago. The Bank of Ghana, the monetary manager of Ghana,

established that the country could save considerable foreign exchange if the money spent on clinker

imports, including rising freight costs, could be reduced by exploiting local resources as substitutes for

imported building materials. Indeed, the former Governor of the Bank of Ghana, Dr. Amon Nikoi,

commented a decade ago:

A Central Bank in a developing country cannot remain indifferent to development issues particularly

in a country like Ghana where the bulk of the foreign exchange which it is the Banks main function tomanage, is produced by cocoa (sooner cassava and cashew) farmers and where approximately 70% of

the population lives in the rural areas in sub-standard housing.

Housing policies ultimately depend on political ideologies and practices. Political systems and

institutions in developing countries have been characterized by greater instability than those of more

developed countries. The lack of political stability is recognized as one of the major problems of

development. Because of the absolute necessity for a long-term commitment to specific housing

objectives and policies, the process of formulating and implementing housing programmes is critically

affected by unstable political institutions. Thus, it could be asserted that, political instability may be animportant contributor to Ghana`s current housing and infrastructure problems (Agyemang, 2000).

In the light of the above, political instability and political ideologies have a heavy impact on the housing

policies in most countries especially developing countries. Different governments usually have different

ideologies and hence would have different policies pertaining to housing. Although most have very good

policies which is usually not the problem, the problem is the continuation of those policies in case there is

a change in government. . Coup dtats have also put a halt to most government policies thereby creating

a huge gap in the provision of vital social services such as housing.

The (PNDC) government introduced numerous reforms into the housing sector based on neo-liberal

ideas from 1983 onwards. On a broader scale, the changes were rooted in liberal ideologies that had

swept through many economies in the 1980s and 1990s.The most important initiatives during this reform

phase included:

*State withdrawal from direct housing production and financing;


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*Stimulating the growth of the real estate sector, that is the indigenous private sector;

*Liberalization of the landmarks and the building material industry;

*Encouraging rental housing; and

*Creating new housing institutional reforms, notably the Home Finance Company (HFC) (Tibaijuka,

2009 p.111).

The reforms on housing under the PNDC government paved way for more private investors into the

sector and a reduced involvement of the state in direct production and financing. These reforms though

were necessary for the economy, aggravated the sufferings of the poor who could not afford the houses

provided by the private sector since their main motive was profit maximization.

Good social housing policies heavily rely on sound and efficient economic systems. In addition,

economic policies related to housing should have a strong component of housing affordability and

accessibility for all income groups. Social housing policies enhance the quality of urban life, as they help

in reducing and preventing slum formation. Shelter improvements are often associated with

improvements in health and have a direct impact on the reduction of different forms of social and

economic exclusion (Tibaijuka, 2009, 165).

The stated objective of housing policies in most Gulf States is to ensure that all segments of societies,

particularly the lower income population, have greater access to adequate and affordable housing and

related support facilities. However, reality is different as the objective goes beyond credits, finance,

monthly installments or giving greater access to an affordable house where the main concerns should be

the quality of life and the socio-economic impact of housing developments (Salama, 2007, VI).

The ultimate goal of shelter policy is to provide adequate and affordable stock of housing with the

requisite infrastructure and basic services to satisfy the basic needs of the people. Growth and Poverty

Reduction Strategy II treats the provision of housing as a strategic area for stimulating economic growth

which at the same time improving the living conditions of Ghanaians. The very activity of providing

housing contributes to economic growth through its multiplier effect on job creation and the local

building material industry.

Lack of sufficient housing units in the urban areas has contributed to over crowding, development of

illegal structures, children and young people living in the streets and undue pressure on the already

limited water and sanitation facilities.


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Government (NPP) is in process of reviewing the National Shelter Policy, with the ultimate goal of

providing adequate and affordable housing with requisite infrastructure and basic services to satisfy the

needs of the people (National Development Planning Commission, 2005).

The GPRS II has adequately provided the causes of inadequate housing in Ghana particularly in the

urban areas. But in order to stop this problem of overcrowding and pressure on the already existing few

facilities, the government of Ghana is in process of reviewing the National Shelter Policy document

which will at its best solve more than half of the housing problems in the country of which Wa township

is no exception.

What is really intriguing in this policy document is the idea of improved housing leading to jobs creation

and the growth of local building material industry such as sand winning, carpentry, sawmilling, and

masonry.

The standard of living of people can be improved if their state of housing is improved. This directly

explains the job creation aspect of the GPRS II. If jobs are created, standard of living would definitely

improve in a way.

2.2.3 SOCIAL DIMENSION

The loss of rural population to urban centres is often bemoaned for its implied adverse effects on rural

development. The empirical data have revealed that migration is generally selective of the young,

versatile and /or better educated members of the community (Ritchey, 1976; Boowniy and Feindt, 1969).This creates a form of brain drain on the rural population. At the points of destination, the deleterious

consequences of rural urban migration have been noted. With demand for urban socio-economic

amenities exceeding their supply, the urban areas often become spectacles of multifarious problems such

as over crowding, congestion, inadequate housing, high rates of unemployment and under employment,

crime and other forms of delinquency ( Ankra Twumasi, 1995). This calls for increased efforts towards

providing decent housing units in urban areas (Ossege, 2008).

The various authors look at how rural-urban migration goes a long way to affect housing. As Ankrah -

Twumasi clearly stated, over crowding, congestion and inadequate housing would be the end product if

services and job opportunities are unevenly distributed. This brings about the idea of rural - urban

migration as an effect of inadequate housing.

Housing design affects people in countless ways, particularly in terms of social well being. Housing is

not only about the physical form of the dwelling, but also about the places that housing creates, the

interrelations of form, space and social dynamics. The sustainable housing concept also recognizes


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social aspects as a key dimension and social interaction as an important indicator of social

sustainability. The design of housing should therefore not only approach aesthetic quality and/ or the

environmental perspective but it should also aim at encouraging social interaction that will result in

social sustainability Sutida Sattayakorn (n. d) as cited in the proceedings at the Rotterdam Conference

25-28 June.

This school of thought concerning housing is far different from what have been reviewed so far. We duly

support their argument to some extent. The social structure of a place should be carefully studied before

any project can be sustainable. The people must be cordial to one another to have a peaceful coexistence

in a residential pattern. For example, the provision of public facilities such as toilets, urinals and

recreational facilities among others that entails housing in a community which is lacking that social

interaction among one another might not lead to the sustainability of such facilities leading to

deterioration and hence inadequacy. As has been stated by the literature, the design of housing should not

only look at aesthetic quality but it should also aim at the social sustainability of the setting in which it is

being provided.

Most households in Ghana (79%) live either in rooms in compound houses or other types of rooms.

About 45% (26% in urban areas and 59% in rural areas) of households in Ghana own the houses they

live in. About 73% of urban households have access to pipe borne water compared to only 14% of rural

households. Almost four fifth (79%) of households in urban areas use electricity for lighting as against

27% of households in rural areas. Charcoal is the most popular source of cooking fuel for urban

households (52-6%), where as firewood is the main source of cooking for rural households (80.2%).

Only one out of every ten households in Ghana (22.2% in urban and 1.1 in rural) have access to flush

toilets (Republic of Ghana, 2008).

Social housing operates within the context of a society and economy whose purpose is to provide among

other things a standard of living for all households (Mc Share, 2002). This is active through a variety of

social and economic processes, including those undertaken by government. This standard of living

includes many different components, one of which is housing. A range of standards of living operates

within a society, but the goals of social and economic progress is to ensure that all households enjoy an

equitable standard of living including adequate and appropriate housing(MC Nelis, 20-22 June, 2007).

One basic necessity of life of the human population is shelter. The type and quality of housing facility a

household uses constitute a basis for assessing the standard of living of a household(Republic of Ghana,

2005).

The various authors buttress the fact that to have a good standard of living would mean to have adequate

housing where all the facilities and services that are supposed to be in a house and near the house are


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available. This literature brings out the importance of these facilities. That is why the Ghana Living

Standards Survey Report 5 compiled a comprehensive report on housing to unearth the challenges with

regards to the inadequacy of these houses especially in the rural areas which have little to boast of in

terms of adequate housing.

2.2.4 LEGAL DIMENSION

Article 18(1) and (2) of the 1992 Constitution states every person has the right to own property either

alone or in associations with others while no person shall be subjected to interference with the privacy of

his home, property, correspondence or communication except in accordance with law and as may be

necessary in a free and democratic society for public safety or economic well-being of the country, for

production of health or morals, for the prevention of disorder or crime or for production of rights of

freedoms of others.

Universal Declaration Of Human Rights: Every one has the right to a standard of living adequate for the

health and well-being of himself and his family, including food, clothing, housing and medical care and

necessary social services, and the right to security in the event of unemployment, sickness, disability,

widowhood, old age or other lack of livelihood in circumstances beyond his control(Human Rights

Education Associates, article 25(1)).

The 1992 Constitution of Ghana indicates the right to own property and the security of the individual

owning such property. That is a plus for the drafters of the Constitution of Ghana which serves as a guide

to all citizens of Ghana. Since the issue of housing as right has been provided for in the 1992

Constitution of Ghana, the supreme legal document of the land, it goes to suggest that failure on the part

of a government to honour its promises in this regard can attract court action for redress.

However, the provisions on housing in the constitution are not strictly followed to the letter by the

previous governments due to lack of political will and political interference.

The provisions of the Fundamental Human Rights and Freedoms are entrenched in Chapter 5, Articles 12-

33 of the 1992 constitution of Ghana. The rights, duties, declarations and guarantees relating to the

fundamental human rights and freedoms specifically mentioned in this Chapter shall not be regarded as

excluding others not specifically mentioned which are considered to be inherent in a democracy and

intended to secure the freedom and dignity of man. The Constitution of Ghana does not expressly protect

the right to adequate housing. It nevertheless provides for the right to own property alone or in association

with others, the right of non-interference with the privacy of ones home as well as protection from the

deprivation of ones property, all of which can be found in Chapter 5 of the Constitution.


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2.2.5 ECONOMIC DIMENSION

Income disparities and social inequity in Latin America have increased over the past two decades

(Habitat II summary 1996). This skewed income and wealth distribution prevents increases in gross

economic production, when they do occur, from translating into improved economic conditions for poorpeople. According to one report, Reducing inequality as the key to attacking poverty in Latin America

and the Caribbean has been underscored in a number of recent studies and reports by international

institutions such as the Inter-American Development Bank, the World Bank, the International Monetary

Fund and the Economic Commission for Latin America the Caribbean (Canadian Foundation for the

Americas 2001: 6).

Income disparities have worsened in economies of rapid development and liberalization, such as Chile

and Mexico, over the last decade (www. aciamericas. coop). Other sources, however, fault market

impediments, such as protectionism and failure of the markets to open more completely to foreign

investment and competition, for increased poverty.

Governmental policies contributing to entrenched poverty in the Latin America and Caribbean area may

include austerity-based macroeconomic policy choices (following recommendations by the International

Finance Corporation, the Inter-American Development Bank and the World Bank), weak state institutions

to support the poor, and a low investment in social capital such as education and health care (International

Fund for Agricultural Development 2002: 6, Ward 2001: 5).

Poor Housing Delivery Remains a National Headache Only 8% of Ghanaians can afford to buy a

property without mortgage ... and yet only 15% of the population can access mortgages. At a recently

held African Union for Housing Finance Conference, the Minister of State for Water Resources, Works

and Housing Mrs. Cecilia Dapaah is reported to have blamed Real Estate Developers for the housing

problem in the country. She thinks the developers pay too much attention to providing for the upper class

at the expense of low cost housing for the average income earner( Ghana web .com, Housing in Ghana)

(accessed 28 December 2009)

The general price levels of housing in Ghana depend on the house type and this informs an individuals

affordability. The house types and prices in Ghana range between GHC2, 100 and GHC6, 295. A house

with more than four bedrooms as at 2008 costs between 2,100- 6,295, 1,260 2,100 and some couldexceed100, 000 and 300, 000 Ghana cedis. A two or three bedroom house was priced as 840- 1,260, 525-

840, 40,000 - 60,000 and 25,000 40,000 Ghana cedis while a single or two bedroom house was also up

to 840, 525, 40,000 and 25,000 Ghana cedis ( Ossege, 2008).

2.2.6 HEALTH DIMENSION


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Working in concert to address multiple issues at once is becoming a top priority as more communities

face health crises of epidemic proportions in areas directly related to sub standard housing. Cleveland,

Ohio, found itself dealing with a double dose of trouble when studies showed that prevalence of asthma,

the most common chronic childhood disease, had increased by more than 100% in 20years. Additionally,

childhood lead poisoning had become a crisis among Clevelands children. In 1998, 34% of children in

Cleveland were found to have elevated blood lead levels, compared with 5% nationally (Bashir ,V 92

No. 5).

It is not only with the United States of America that the effects of substandard housing go beyond social,

policy, economic to health implication. The provision of sub standard housing means inadequate facilities

available in these houses. Imagine in a community where most of the Housing units are crowded without

good drainage facilities, toilet facilities and many others, it would increase the rate of airborne and

communicable diseases that would result from bad sanitary situations.

2.3 CAUSES OF INADEQUATE HOUSING

Most literature on inadequate housing in Latin America and the Caribbean attributes it to at least in part

to an underlying state of poverty, low household income and unemployment(Calderon Cockburn 2001, in

Ward 2001: 2,5).

According to empirical data collected in the 1990`s, poverty or the lack of ability to pay is strongly

associated with poverty housing (Angel 2000; 112, Canadian Foundation for America 2000; 8, Gilbert

1996).

It is not surprising that most literature on inadequate housing in Latin America and Caribbean attributes it

to poverty, low household income and unemployment. The standard of living of the people in an

environment determines the quality of housing unit they find themselves. Those with low incomes and

unemployment always struggle to make ends meet thereby using part of their meager incomes to cater for

other issues rather than housing. So far as they find themselves a roof to cover themselves, they become

content with it to the neglect of other vital facilities. On the other hand, those with high incomes and fully

employed have enough to cater for housing and other social pressing needs for their families. They tend

to provide all the necessary facilities needed in a house.

The property market is shrouded in secrecy in the sense that majority finds it difficult in selling and

buying of lands unless one has perfect knowledge about this sector. Acquiring land for any development

purpose takes a lot of time. The prices of land keep increasing in most developing countries and the


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ability to borrow becomes very difficult as a result of the high interest rates in the financial institutions in

most developing countries.

Accelerated urbanization in most Latin and Caribbean countries has led to concentration of the poor in

urban centers and has resulted in an unbalanced national and regional human settlement network

(Habitat II summary, 1996).

One of the initial arguments against housing was that, its investment exerts pressure on the balance of

payments because of the high import content of building components. Indeed, the proportion of imported

materials used in the building and construction of industries in most developing countries is high, (about

60% in Africa) (Tibaijuka, 2009, p. 215).

In most developing countries governments still have stringent building code and regulations in place that

prohibit the use of certain traditional building materials in urban centres notably sun dried bricks and

wood, low or no access to credit facilities, (Ward, 2001:93) forces families to make do with inadequate

resources, to live and work in multi-functional spaces combining make shift shacks, partly finished

rooms, and temporary partitions for walls.

2.4 EFFECTS OF INADEQUATE HOUSING

People living in informal settlements often endure high crime rates, drug trafficking and organized

crime activities.

People in inadequate housing units suffer from disease and sometimes death.

Researchers have found that the cost of purchasing services such as water and electricity outside of the

formal sector is significantly higher than in the formal sector, and so further increases poverty in

settlements areas (Coit 2001:2, Salazar Cruz 2002: 5-6, Rojas 1995: 2).

It is a supported fact that, the standard or quality of a housing unit, in which an individual lives is an

indicator for the measurement of his or her standard of living. This is evident in the fact that the rich or

wealthy often dwell in better housing and are able to meet their basic needs and therefore live comfortable

lives. The poor on the other hand often inhabit low standard environments finding it difficult to meet their

daily bread or support their families. This prompts people in such settlements to result in indecent acts

and high crime activities such as prostitution, drug trafficking and armed robbery among others.

2.5 THEORETICAL FRAMEWORK.


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This aspect of the research would look at two key theories or models of housing: Housing First and

Healthy Housing.

Housing First is an approach that centers on providing homeless people with housing quickly and then

providing services as needed. What differentiates a Housing First approach from other strategies is that

there is an immediate and primary focus on helping individuals and families quickly access and sustain

permanent housing. This approach has the benefit of being consistent with what most people experiencing

homelessness want and seek help to achieve. Housing First programs share critical elements:

There is a focus on helping individuals and families access and sustain rental housing as quickly as

possible and the housing is not time-limited;

A variety of services are delivered primarily followinga housing placement to promote housing stability

and individual well-being;

Such services are time-limited or long-term depending upon individual need; and

Housing is not contingent on compliance with services instead, participants must comply with a

standard lease agreement and are provided with the services and supports that are necessary to help them

do so successfully.

A Housing First approach rests on the belief that helping people access and sustain permanent, affordable

housing should be the central goal of our work with people experiencing homelessness. By providing

housing assistance, case management and supportive services responsive to individual or family needs

(time-limited or long-term) after an individual or family is housed, communities can significantly reduce

the time people experience homelessness and prevent its further episodes. A central tenet of the Housing

First approach is that social services to enhance individual and family well-being can be more effective

when people are in their own home.

While there are a wide variety of program models, Housing First programs all typically include:

Assessment-based targeting of Housing First services

Assistance locating rental housing, relationship development with private market landlords, and lease

negotiation

Housing assistance ranging from security deposit and one months rent to provision of a long-term

housing subsidy.

Healthy Housing is a broad theory and WHO takes a holistic and interdisciplinary approach. There is no

universally agreed definition of healthy housing, but it does not mean a specially designed visionary

house; it simply means a home that provides an environment that is safe, comfortable and hygienic.

Healthy housing is mostly a question of applying existing evidence, knowledge and proven principles:

over the centuries, housing standards and good practice have been developed to provide this. But these

are often ignored. The following physical, social and mental factors all come in to play. For most people


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home is a refuge from the outside world, part of our sense of identity as an individual or as a part of a

family. It is as our space to be ourselves if external stressors or other factors noise, cold, pest, damp,

lack of security interfere with this, they limit this feeling of safety, intimacy and control over our own

lives.

Health effects can be directly triggered by inadequate housing conditions. For example;

Mould growth

Indoor air pollution

Chemical emissions from building materials

Infestations- rats , pest

Inefficient heating systems and insulation

Lack of hygiene and sanitation amenities.

Added to this, the physical quality and the design of housing is central. It can mean that you are unsafe, or

isolated, or subject to increased noise or it can limit the lives of those who have less mobility or physical

handicapped. A large number of studies provided evidence that the social cohesion of a community and

its sense of trust and collective efficacy to some extent depends on the quality of the neighborhood, and

this is closely allied to the provision of diverse public places and facilities for social life if you can easily

meet the neighbors, while retaining independence and privacy, your life is enriched and you are healthier.

The quality of urban design affects health. Poorly planned or neglected residential areas, often lacking

public services, greenery, parks, play grounds and walking areas, have been associated with a lack of

physical exercise, increased prevalence of obesity, cognitive problems in children, and a loss of the abilityto socialize. Residents can see the signs of decline: litter, pollution, graffiti, segregation, loitering and

increased insecurity. This is made worse by an increased dependence on individual transport, triggering

increased pollution and noise exposure and endangering or isolating the most vulnerable population

groups such as children, elderly or disabled people.

There are different approaches to housing, but that of Housing First approach and the World Health

Organizations approach to housing and health are of paramount importance to our research. Inadequate

housing in our system is as a result of several people who are homeless and are struggling to make ends

meet. As a result of their predicaments, they tend to put up structures that are sub standard and very

harmful to their health. This is what Housing First seeks to achieve; that is providing housing for the

homeless people who are out there on the streets. This would go a long way to curb the problems of

emerging slums and squatter settlements. Not only does the Housing First approach take in to

consideration the provision of housing for the homeless, it also emphasizes the need for individuals and

families to access rents at affordable prices and as quickly as possible so they can be sustainable.


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This approach also recognizes the fact that services should be delivered to most housing stability and

individual wellbeing. If these services are provided there would not be any need to create temporal

structures that are used as housing facilities which most at times endanger individuals wellbeing.

In order for residents not to be exploited, this approach challenges tenants to always insist on a standard

lease agreement and comply strictly with it and they are provided with services and supports that are

necessary to help them do so successfully.

Finally, a Housing First approach believes in assisting the vulnerable to access affordable housing and

the necessary available facilities that would go a long way to curb homelessness. These help individuals

and families to improve their wellbeing and increase productivity at their work places.

Regarding the World Health Organizations approach to Healthy Housing, it views housing in a more

attractive and encouraging sense. The environment in which the house is found should be serene,

comfortable and safe. In providing a housing unit, the health of the people must be critically looked at so

as not to endanger the people with indoor pollution, mould growth, infestations of pest and rats and so

many others. All these are as a result of inadequate housing conditions.

2.6 CONCEPTUAL FRAMEWORK

The conceptual framework which underlies this study consists of concepts and the kind of relationships

that exist between and among them.

Housing is a very important concept that everybody must appreciate. The demand for housing in most

parts of the world is increasing day in day out. This as a result has called for the establishment of slums,squatter settlements among others in most developing countries. In other to curb this menace, there should

be housing policies that are good enough to drive the housing sector to a more positive direction.

These policies should be implemented for actions to be taken. In the process and after the implementation

of these policies, the natural or environmental characteristics for the provision of housing materials

should be considered and taken critical look at. The materials that would be used for the provision of

housing are very important because, natural or environmental characteristics across the country vary and

so the appropriate and most conducive materials that suit a particular environment or weather conditions

should be used. The social and demographic characteristics of the people where housing is to be provided

are very important. What are the peoples values, beliefs, norms, interests and perceptions? Does the

provision of certain facilities in a house go against their beliefs and values? If so, what kind of a facility

can be a substitute to suit them or what do they prefer instead of what was to be provided initially. If all

these are not considered, the provision of adequate housing would forever be a problem in Ghana and in

most developing countries.


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Furthermore, there should be laws and several legislations that emphasize the need for the provision of

adequate housing. Failure to do this by unscrupulous landlords would be liable to prosecution under the

laws of the nation. One most important issue in the provision of housing is our economic systems and

institutions. In Ghana, our economic systems and institutions are not vibrant and encouraging in such a

way that, there is no heavy investment in the housing sector. The few are usually not affordable by the

poor. The interest rates in the banks are so high that, it deters a lot of people to go in for loans in order to

invest in this sector. Macroeconomic indicators such as inflation are not stable thereby discouraging a lot

of people from going into this sector.

More so, the health and sanitation sector of the economy should also be looked at critically. Facilities in

most houses when provided should take into consideration the health related effects of it, how compact

are the rooms and how near are they to the rooms in the case of a compound house. The provision of

liquid and solid drainage facilities in our housing systems in the country is so appalling. This increases

our health risks. To build a more vibrant housing sector, health and sanitation is key. What kind or style

of housing is being adopted in a particular area or community? It would be realized in some part of the

country, there are different styles to which their houses are built. This is usually based on their cultural

setting and they build to suit it.

The nature and level of the development of the private sector is also very important. The development of

the private sector would assist government in the provision of decent housing that the average Ghanaian

can afford. If all these indicators are seen to be effective, it would help boost the national economy and

thereby have these direct positive effects on the lives of many Ghanaians. Promotion of local building

materials would create jobs for those who would be engaged in the provision of these materials. If these

jobs are created, definitely incomes would increase thereby encouraging savings. The effect of increased

savings would be investment. The health conditions of the people would be improved which would

finally lead to increase in labour productivity.

Taking a look at the objectives of the Ghana Vision 2020, the Poverty Reduction Strategy Papers and the

Millennium Development Goals, it can be realized that, to effectively achieve development, government

policies, economic structures and the socio- demographic characteristics must be geared towards

providing and improving adequate housing for the citizens. Housing is very important and has a lot of

benefits if appropriately taken care of. But it can also have serious repercussions on the lives of many

Ghanaians if much attention is not given to the sector. Rural- urban migration, over crowding, poor health

conditions, low productivity and poverty are some of the negative effects of poor housing.


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A CONCEPTUAL FRAMEWORK ON HOUSING AND ITS DEVELOPMENTAL IMPLICATIONS.

Housing demand Direct Positive Effects

1. Promotion of local

building materials

2. Job creation

3. Income

4. Savings

5. Investment

6. improved health

conditions.

7. Labour productivity

Housing policies

Natural/ envtal

characteristics for the

provision of housing

materials

Social and

demographic

characteristics


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SOURCE: Authors Construct 2010

CHAPTER THREE

3.0 PROFILE OF THE WA MUNICIPALITY

Legal Environment of

HousingNation

alHOUSI

Indirect Positive Effects

1. MDG`s

2. PRSPs

3. Vision 2020

Economic systems and

institutions

Health and sanitation

Negative Effects

1. Rural- urban

migration

2. Over crowding

3. Poor healthconditions

4. Low productivity

5. poverty

Cultural environment

of housing

Nature/Level of Devt

of the private sector


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3.1. 0 Physical Characteristics

3.1.1 Location and Size:

Figure 3.1a Figure 3.1b

Fig.3.1a and b: Maps of Ghana and Upper West Region showing research study area-Wa.

The Wa Municipal Assembly in the Upper West Region is bordered to the North by the Nadowli District,

to the East by Wa East District, to the West by Wa West District and to the South by both Wa East and

West Districts. It lies within latitudes 140N to 245N and longitudes 932 to 1020W with a landmass

of approximately 23,474(sq km), which is about 6.4% of the region.

3.1.2 Relief, Drainage, and Topography

The Municipality lies in the Savanna high plains, which generally, is gently undulating with an average

height between 160 m and 300m above sea level. The municipality has two main drainage systems, Sing-

Bakpong and its tributaries to the South and Billi and its tributaries to the North. The main types of rock

which underlie the Municipality are predominantly Pre-Cambrian, granite and metamorphic rocks.

3.1.3 Climate and Vegetation

The vegetation is of the Guinea Savanna grassland type, made up of short trees and shrubs of varying

heights and luxuriance, with grass ground cover in the wet season. Commonly occurring trees are Shea


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trees Dawadawa, Kapok and Baobab. Generally, the Municipality has two marked seasons namely, the

wet and dry seasons. The South-Western Monsoon winds bring rains between May and September,

whilst the North-Eastern Trade winds bring the long dry season between October and April. The mean

annual rainfall varies between 840mm and 1400mm within June and September, and is generally for the

cultivation of crops such as millet.

3.1.4 Soils

The most extensive soil type is the laterite soil. The second type is the Savanna orchrosols found along

the Black Volta.

3.2. 0 DEMOGRAPHIC CHARACTERISTICS

3.2.1 Population Size, Growth Rate and Density

According to the 2000 Population and Housing Census (PHC), the Wa Municipality has a total population

of 98,675 (Ghana Statistical Service). Wa Town has a population size of 66,644. The growth rate of the

Municipality varies between the rural (2.7%) and the urban (4%). By implication, there is a high density

of population in Wa and consequently pressure on land and socio-economic infrastructure.

3.2.2 Age/ Sex structure of the population

From past population records, the population structure has revealed a preponderance of the youth over the

aged and females over males. The former characteristic is mainly attributed to the cultural values

effects of inadequate housing on the residents of wa township

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