haiti development constraints and principals
DESCRIPTION
This presentation summarizes what I learned on my trip to Haiti from August to October 2010.TRANSCRIPT
The Earthbag Building ProcessConstraint Analysis, Principles and Techniques
Prepared by Timothy X. MerrittFor PortModal LLC22 October 2010
Scale model virtually placed at the Haitian Academy, Cache Cache Douge
Simple / Inexpensive / Labor Intensive
Site Prep Foundations Walls
Windows and
Doorways
Bond Beam Roof Plastering Inspection
Certification Move In
The Earthbag Building Process
Four Constraints
Land Resources
Labor Earth Moving
Constraint: Land
Land
• Land must be available.• Large parcels prohibited for
Americans.• Haitian Nationals must be involved.• Corruption rampant.
o Land frequently sold to multiple times to different parties
o No title searcho Ponderous court system
• Cultural pattern: Owners vs. Tenants.
Constraint: Resources
Resources
• Poor quality of local materials.• Materials must be shipped from
US.• Corrupt / bureaucratic ports.• Security.
o Thefto Weather damage
• Transportation to job site.• Vehicle maintenance and fuel.• Missing items will halt
construction.
Constraint: Labor(Two elements: Availability and Skill Level)
LaborAvailable
LaborSkilled
• Earthbag building is labor intensive.• Possible transportation problems
getting to job site.
• For scalability, local Haitians must be trained.o Team Leaderso Site managers
• Labor teams need to be trained.• Labor teams must be incentivized.
Constraint: Earth Moving
Earth Moving
The Primary Constraint!
• Earthbag building is fundamentally about moving tons of earth.• Tractor support is extremely
valuable.• Site setup critical to earth flow.• Earth should be trucked in.• Each building: 10-15 tons earth.• All processes should be geared
towards the flow of earth.
Process with Constraints
Site Prep
Building Construction
(6 steps)
Inspection
Certification Move In
Land Resources
Stop Stop
Labor Available
Stop
Labor Skilled
Training
Earth Moving
Find Problem
Primary constraint!
Yes
No
Managing Constraints• Principles– Villages Produced are the Primary Measurement– “Culture Bubble”– Decent Housing– Also Design the Outdoors – Pre-positioned Stocks– Minimize Cash Transactions– Best use of Money is to Pay Labor– Give People a Way to Own Their Homes– Trees Incorporated Into Every Development Plan– Seek to Partner with other Aid Organizations
Principles
• Villages Produced are the Primary Measure– Funders want to know how many houses were built,
but that is not the best measurement.– Housing alone does not account for storm water
runoff, sewage and garbage disposal, water and electrical systems, and community functions such as education, medical, religious and farmer’s markets.
– Viable villages consist of housing for approximately 300 people, five community buildings and common areas.
– Villages are the goal.
Principles
• “Culture Bubble”– The Haitian culture itself can hinder development.– Between the time the land is secured and materials
delivered, until the time the family moves into the home, there exists a “culture bubble” where American style systems and processes can operate efficiently.
Earthbag Building Process
“Culture Bubble” Land and Materials Move In
Principles• Also Design the Outdoors
– Everybody lays out developments in grids... Even when there is no obvious reason to do so.
– Haitians spend over half of their day outside.
– Arrange buildings with courtyards, and to adapt to local terrain, integrate families, farming and markets, etc.
– “Good fences make good neighbors”.
– Shade is critical.– Breeze is critical
Principles
• Decent Housing– There are dozens of
different housing styles available.
– Most of them are bad.– People are being simply
“warehoused”.– Decent housing is defined
as housing that the builders will live in themselves during development.
Principles
• Pre-Positioned Stocks– Fortunately, almost all of
the constraints are on the front end of the process.
– Construction cannot begin until resources are in place.
– By pre-positioning all the tools and materials required, workflow will not be interrupted.
– Security is important.
Principles
• Minimize Cash Transactions– Corruption, bureaucracy,
bribery and theft all hinder development.
– Money spent this way does nothing to help the Haitian people
– “Hustlers” are extremely smart and creative.
Principles
• Best Use of Money is to Pay Laborers Directly.– Earthbag building is very labor
intensive.– Labor costs about (US) $6.25
per man / per day.– Haitian labor is a small portion
of development costs.– Can afford to be generous with
labor.– Use financial incentives to
increase productivity.– Laborers spend their money
locally; producing numerous second order benefits.
Principles
• Give People a Way to Own Their Homes– For the majority of people in Haiti right now, home
ownership is a dream ...an unattainable dream.– Done correctly, ultra low cost home ownership
could provide a solid foundation for national redevelopment.
– The danger is in developing slums or “projects”.– A good model to explore would be the American
rural cooperative development model.– If they own it, they will take better care of it.
Principles
• Incorporate Trees Into Every Development– “Mangos give the best
shade.”– Deforestation and soil erosion
are mediated by trees.– Trees literally provide a
“retirement fund” that earns interest regardless of the economy.
– Tree crops require no tilling, fertilizer, seeds, or effort beyond harvesting.
Principles
• Seek to Partner with other Aid Organizations– Housing construction should be a matrix upon which
other Aid Organizations can build and provide additional services.
– Organizations are already in Haiti that provide tree planting services, training on composting toilet systems, medical services, religious services, farming outreach and microfinance, etc.
– Partnerships should add value without interfering with the rate at which earthbags are filled.
– Perhaps they could provide volunteers to work in exchange for access to PortModal facilities?
Managing Constraints
• Techniques– Rural vs. Urban– Secure Landowner Guarantee for Development Property– Trade Housing for Land Guarantee (not cash)– Use of Housing Kits– Careful Site Layout– Tractor Support– Providing Transportation for Laborers– Create “Ladder of Success”– Incentivizing Labor Teams– Using Earth Flow As Primary Measurement
Techniques
• Rural vs. Urban– Cities are crowded!– Urban land is scarce.– Cities unable to provide
services.– Incredible amount of
rubble to move before building.
– Plenty of open rural space nearby.
– Adequate transportation.– Self-sufficiency is possible
in rural areas.
Techniques
• Secure Landowner Guarantee for Development Property– My hosts in Haiti arraigned for seven acres to be
developed for employee housing.– They are breaking the land into 65 separate lots.– They did not buy the land; instead they just
provided a guarantee.– Their employees will purchase the land as a group.– Is this what “right looks like” in Haiti?
Techniques
• Trade Housing for Land Guarantee (not cash)– Developing land in Haiti
requires participation from local nationals.
– High potential for corruption.
– Like many landowners in Haiti, my hosts live in tents.
– They are very interested in getting a good house to live in.
– Avoid corruption by trading housing for land guarantee (not cash)?
To get land owners to make land available for building, build “model homes” highlighting the amazing possibilities of earthbag construction.
Scale model virtually placed at the Haitian Academy, Cache Cache Douge
Techniques
• Use of Housing Kits– Reduce logistics hassles
by prepackaging resources.
– Mitigate low quality of locally purchased products.
– Include tools.– Ease of transportation.– Standardize and simplify
production for Haitian laborers.
• The contents of my barrel kits are described on the right.
• This list is suitable for an unstabilized earthbag dome with a 12’ diameter.
• Other variations would require concrete for the bond beam, wood for rafters and tin roofing etc.
• Patent Pending
Many Variations are Possible with Same Resources
Techniques
• Careful Site Layout– In this picture, you can
see a swale on the left side to control storm water runoff.
– Consider routes for dump trucks with earth.
– Locate earth as close as possible to work site.
– Should follow a village master plan.
Techniques
• Tractor Support– I had no tractor support
in Haiti, it drastically slowed my project.
– Just because labor is inexpensive, do not assume that it can replace a tractor.
– Tractors will have high transportation, maintenance and fuel costs.
This picture is from an earthbag projectIn Gonaives (not my project).
Techniques
• Provide Transportation for Laborers– My laborers had endless
problems getting to and from the job site.
– Transportation was a significant expense for them.
– Hiring dedicated transportation stabilizes the work force.
Techniques
• Create “Ladder of Success”– Young Haitian men have few
opportunities.– Develop a promotion system
to harness talent and ambition.
– Goal is to establish Haitian owned/operated construction businesses.
– Requires long term commitment.
Laborer
Apprentice
Journeyman
Master Builder
Techniques
• Incentivizing Labor Teams– Minimum wage in Haiti is $40
Haitian Dollars/day.– Earthbag work is hard; I pay
$50 Haitian Dollars/day.– Extra pay for team leaders and
promotions.– Team and performance
bonuses for early completion.– Build Esprit de Corps.– Fire non-performers and
“hustlers”.– Be generous with pay: base
pay on performance.
Techniques• Using Earth Flow as Primary
Measurement– This earthbag house is 10’x12’
and required 24 courses of earthbags.
– *Estimate: 5 men can lay 12 linear feet per day (3 courses, 12’ long).
– *Estimate is conservative.– Including bond beam, roof and
plastering; a 10 man crew should be able to build a house like this in a 6 day work week.
– Faster results are possible; bonuses should be paid for better performance.
This picture is from an earthbag housein Gonaives (not my project). They
reported that 7 men “mostly completed”this house in 7 days.
Scalability• Haiti’s Housing Requirements• Earthbag Construction Training Center• Village Definition• Village Development Process– Site Selection– Master Builder– Builder’s Yard– Village Construction Company– “Parallel Processing”
• Rural Economic Considerations
Scalability
• Haiti’s Housing Requirements– At least 1.5 million
people in Haiti living in tents.
– Approximately 400,000 units of housing need to be built.
– More than just houses; Haiti needs a viable construction industry.
Scalability
• The Haitian Academy as a possible location.– Located 25 km north of
Port-au-Prince.– Small private port less
than 1 km away.– Already established as a
medical training facility. – Gated compound.– Good water.– Room to build.– Familiar and supportive of
earthbag building.
• Earthbag Construction Training Center– PortModal will have the
biggest earthbag construction project in history.
– Sheer size will draw earthbag practitioners from all over the world.
– Ideal opportunity to establish state of the art training center.
Scalability
• Village Definition– Population between 100-
300 people.– 5 community buildings;
School, clinic, church, community center and market stalls.
– Organized as a co-op. – Green spaces and common
areas.– Well/cisterns, micro-grid,
composting toilets, trash removal.
Example of Earthbag School
This school recently completed in Haiti (not my project)
Scalability• Village Development
Process– Thumbnail sketch.– After site is selected, the
first step is to construct a Builder’s Square as an operational base and to assign to it a dedicated Master Builder.
– Each construction company franchise becomes a training center.
– Multiple construction companies result in “Parallel Processing” of housing development.
Site Selection
Master Builder Builder’s Square
Construction Company
Construction Company
Construction Company
Construction Company
Training
Scalability• Site Selection
– Likely the most difficult task.– Significant resources need to
be dedicated to finding buildable land.
– Land inventory must be large enough to support construction operations.
– Corruption is major factor.– Excess land may be “sold”
again to other buyers!– Place signs prominently on land
to prevent re-selling.– Land inventory must be small
enough for frequent inspections.
Scalability
• Master Builder– Construction site requires
countless locally specific decisions.
– Critical to put one person in charge.
– The Master Builder must have extensive training and be able to manage every aspect of work site.
– Goal: Train ambitious Haitians to be Master Builders.
– Significant financial incentives.
Scalability
• Builder’s Square– The first construction on
new site is the Builder’s Square.
– Composed of several buildings around a central courtyard.
– Gated for security.– Storage site for materials.– Home of Master Builder and
Journeymen.– Operational Headquarters
for site.
Scalability
• Village Construction Company– The key to Haiti-wide redevelopment is to establish
numerous small for-profit construction companies that are owned and operated by Haitian Nationals.
– Each company builds a local neighborhood.– Initially subsidized; but after PortModal leaves, the
business remains as an independent housing maintenance and repair organization.
– Companies are tightly integrated into each community.
Scalability
• “Parallel Processing”– Not feasible for one big
American company to do everything.
– Best results from hundreds of companies working simultaneously throughout Haiti.
– Requires significant training: Every company must also be training organization.
– Requires franchise infrastructure independent of corrupt local agencies.
Scalability
• Rural Economic Considerations– Transportation difficult to
urban centers for work.– Farming is still viable
occupation (although low status).
– Most urban people have forgotten how to farm.
– Tree cropping is miraculous, but very long term.
– Jatropha (pictured right) grows easily and produces oil for bio-diesel (see attached report).
Looking south past the port les Moulin’s d’Haiti towards Port-au-Prince