innovative urban tenure in the philippines. challenge, approaches and institutionalization. summary...
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REPORT 5 / 2012
InnOvaTIvE URban TEnURE
In ThE PhIlIPPInEs
Securing land and property rightS for all
Challenges,
approaChes and
institutionalizationsummary report
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InnovatIve Urban tenUre In the PhIlIPPInes
Challenges, aPProaChes and InstItUtIonalIzatIon
sUmmary rePort
Cpi Ui ni hu s P
(Un-hi), 2012
hs nu: hs/111/12e
Isbn nu: 978-92-1-133402-9 (si)
Isbn nu: 978-92-1-132525-6 (vu)
dIsClaImer
t ii p pi i i i puici ip pi
pii w p sci Ui ni cci u
cu, i, ci , i uii, cci iii i i ui,
i i cic p. t i, ccui ci
p ci c iw Ui ni hu s P, gi
Cuci Ui ni hu s P i s.
Ui ni hu s P (Un-hi)
Po b 30030, nii 00100, K
t: +254 2 623 120
F: +254 2 624 266www.ui.
P : J l, g nic, di ai
aCKnoWledgements
W u u p i c i ci, pp ii
- ii (ngo) w u iiw i u. I picu w k:
P b, F bu, Jui C, sc s, a vci, m lpi, gi l, Ji
t, g s-li, b Quij, s r, ai su, Ci tu, Jpi Pp,
l v gu vi. W wi k picip i cu up icui i
i pic i. I picu w k: vick vi, C J, Wii l, mu rui, e
s, di yp, ei m, Ci P, e Pi Fi si.
Picip u: a mi K, g nic, g a rc
C-u: di ai Ii nu
Ciu: Ci auuiu e g
eii l-u: vici Qui, si Fcci
sp: t nwi g swi Ii dp
Cpi acPi: Unon, Puii sic sci, nii, Iso 14001:2004 cif
REPORT 5 /2012
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I
InnOvaTIvE URban TEnURE
In ThE PhIlIPPInEs Challenges,approaChes and
institutionalizationsummary report
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ac aii Iv
Fw v
ecui u vI
PART I. AnAlysIs o secuRe TenuRe PRAcTIces 1-12
chaptr 1: la a tr apprah 2-5
1.1 tu ppc i c 21.2 l u iu Piippi u p 3-5
chaptr 2: lga a itittia ramwr 6-12
2.1 t puic pi iiui 6-7
2.2 Cpcii k 7-10
2.3 l wk 10-12
PART II. IMPleMenTInG AlTeRnATIVe TenuRe APPRoAcHes 13-35
chaptr 3: Th cmmit Mrtgag Prgramm 14-193.1 Fu ppc 14-15
3.2 spcifc ppici i w c 16-17
3.3 l, iiui c wk 18
3.4 Pp pcpi i cqui cui u 18
3.5 t f iii u ppc 19
chaptr 4: Pritia Pramati 20-29
4.1 Fu ppc 20
4.2 spcifc ppici pci 20-25
4.3 l, iiui c wk 25-274.4 Pp pcpi i cqui cui u 27
4.5 t f iii u ppc 28-29
chaptr 5: urt 30-35
5.1 Fu ppc 30
5.2 tw c w uuuc u 30-33
5.3 l, iiui c wk 33-34
5.4 Pp pcpi i cqui cui u 34-35
5.5 t f iii u ppc 35
contents
II
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PART III. InsTITuTIonAlIZInG AlTeRnATIVe TenuRe APPRoAcHes 36-52
chaptr 6: iig a i 37-48
6.1 bf iiuiii i cu u ppc 37-38
6.2 W ppc wk? 39-44
6.3 W ci? 45
6.4 Ciui c 45-466.5 oci i cc 47
6.6. oci iiui c i 47-48
6.7. opuii fci cu u 48
chaptr 7: Wa rwar Prpt a hag itittiaizati 49-52
7.1 I ci pc p cui u i ii w. 49-50
7.2 dp ii u iu c 50
7.3 Pcu cquii u 50-51
7.4 I cu u ppc i ci p 52
7.5 Ci-wi ii ui 52
7.6 dp fci c u uii 52
7.7 s cui ii 52
ReeRences 53-54
lIsT o TAbles
t 1. ei ui , 2005-2010 4
t 2. miu i i m mi c 5
t 3. hui t, 2005-2010 5
t 4. bf iiuiii i u ppc 38
t 5. r piiii i iiui c u 40-41
cu u ppc
lIsT o boxes
b 1. s i cquii CmP 15
b 2. a c uii CmP ci-wi u uii u cuii 17
b 3. Cui ii p cc uu ii pc i 22
i
b 4. Iu c p ipii pci 23
b 5. t ci u ii u iu 25
b 6. a uccu pii pci 29
b 7. t iiui i iu-i ui pjc u uuuc 30
b 8. Ii pcic u uuuc 33
b 9. r Cui acii 43
b 10. Iiuiii puic-pi pip 44
b 11. hw pii cu u u pii pci cu iiuii 51
excHAnGe RATe (a sp 2012): 1 Ui s d (Usd) = 41.1 Piippi P (PhP)
III
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AcRonYMs/ABBReVIAtIons
adb ai dp bk
aPd a Pii dp
bIr buu I ru
Cela Ciic ei l
aci
Cla Ciic l aw
CmP Cui m P
Ctr Ciic ti ri
denr dp ei
nu ruc
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hiw
eo ecui o
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pii c)
gshaI g sw hwacii Ic.
gsIs g sic Iuc
s
hdmF h dp muu Fu
P-IbIg
hFhP hi hui Piippi
hgC h gu Cpi
hoa hw acii
hUdCC hui U dp
Cii Cuci
JFPr Jp Fu P ruci
lgU lc g Ui
lhb lc hui b
lIaC lc I-c Ci
log l gu
mrI m rpi Iuc
mtPdP miu t Piippi
dp P
natCCo ni Ci
Cpi
nCr ni Cpi ri
nsCb ni siic Cii
b
ngC ni g C
ngChC ni g C
hui Ci
ngo n- ii
nha ni hui aui
nhmFC ni h m Fic
Cpi
PbsP Piippi bui sci
P
PCl Puc Ci li
PCUP Pii Cii
U P
PhIlssa Pip Piippi supp
sic aciPhP Piippi p
PIaC Pjc I-ac Ci
ra rpuic ac
shFC sci hui Fic Cpi
steP-UP sic Pi sc Pip
U P ruci
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Pi bi I
Pi (: Ui Fc
ac Fii Pi ri)
UlrtF U l r tk Fc
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UPao U P ai oic
UP-all U P aic
UPsUrge U Pip sui
Upi, rw, gc,
epw
vmsdFI vici miii sci
dp Fui, Ic.
IV
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FoRewoRd
o iu
p uii
i Piippi i
ck u cui.I cu w i i pjc 70 p c
ppui wi ii i w cii i
c, cii cui u wi
cp c pc, pci p.
t p i pci cu i cpi, m
mi, w cci ni hui
aui u ppui
2.7 ii pp.
ti puici w w
cui w ci iu p
u cui i ciuu i.
I w w i i u
cu c p.
I i wi u u cui
, ii jci.
t icu pci ici, cc
ic i p u wic ci i .
P ik cui u cii
ii iki i w u
qu wic ck p k i pii
p.
I Piippi, i wi ui
u p. t
ii i ipi iu ppc wic cuii
c . ti puici cu ip
: Cui m P,
Pii Pci, u uuuc
.
a i ri Ji ui i Ju 2012, w
pc u c i
. I i uc cu,
t uu w w, ci
ii cpi ci,
pip cc,
ipi hi a ui
u p.
I Piippi, i u uuw w c c i c i
ppc pi uii ui cii,
upp c uii, puic
w i, pci p, i
cii ki. ti ppc w f
si i W U Fu i np
i sp 2012.
Un-hi, g l t nwk
i p ci i uc,ici cpci cui ui
ci cci i.
I i i puici i ip ciui
pii.
d. J C,U-sc-g Ui ni,
ecui dic Un-hi.
V
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executIVe suMMARY
I p pi cui, k,
pii pici, pcic iiui ii
wki p cc cu u
qu ui. t Piippi i
uc cu, w p u w
p k i ifcu p i i
cii w p ppuii
i.
gi i u p ppui,
j c ci p ci,
pick ci c cc wi
i p i w pi cc
cu u ui. t i
ic p cc cu ui
u i. t i i u
i ciu ci i
i.
ti puici i u p u
pui i 2011 ( www..). I cu
cu Piippi pic
i ipi i ppc
cui u u p, pcifc
Cui m P (CmP), pii
pci uuuc .
I pi cipi ppc,
icui jci, iiui
, k c uc
pc.
t puici uc
ii ipi ip, ii
u iu pii u p wi
cc i . Wi u
ckw uccu ipi
ppc, i ci
ciui c ci wi ipi
uc i ppc. Fi, puici
u w w iiuiii i
cu u ppc.
VI
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PART I
AnAlysIs of secuRe
TenuRe PRAcTIces
1
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AnAlysIs of secuRe TenuRe PRAcTIces
PART I
ChaPter 1: land and tenUreaPProaChes
1.1. tenUre aPProaChes In the ContextoF global trends
t ii u ppc ujc
i puici, Cui mP (CmP), pii pci,
uuuc , ccu i
ii p i cui.
au w, c p
i pii cu u, picu
i ici cc ip ui, i
ici ci. a u, ci
ic pi wip iiiu ii
i w ui i ciuu wi i ui
cui. (Un-hi, 2008).
ti w ui pi
pi ppici iu p -
u, icui cu u. Cii
cu u u w ppc
i i bi p, w i p
u ui ui i u cu
wip. Cu i c i w c, w i eipi, miqu
bi (ii). I g, cu ci
c i, uk u k u
p p, cc , w up
cii i ii. I bii,
i kw icic
p ii ui.
o ppc u i piu
i p u u iiuii
ui p p. t
i p oi Fici
Ppi I i Pu w iiu
p ip ii c u
ii -i
ii c, ui, -w jc u (ii). I ai,
pic uii i
w jci P mji
bi s Upi P ip
i 21 pic (ai, 2009).
t p ii u iu
c pcic ci
pii u cui
ip cc ic u ic. aW ai (2011) pi u,
ii u iu i
cc, cu, ,
ci .
bi u pic i picip
cii ui i u
wip. t cu Cci r ri
U (CrrU) ppi i uii
i puic . t u uiip i P a rci , i
c, u piii puic cu
i cu ui jci u
uii (F, 2002). Fi, i b,
Ci, i ii u iu
i pi i i ui
uiii ic ip
i ii cii, wiu wi
i (aii g, 2002).
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1.2. land and tenUre IssUes and thePhIlIPPIne Urban Poor
I c Piippi, ii
ppc u i i u w p
i p ic i i
i u ici
i i ic cuu. ti cp cu
cii i Piippi i c
ppici picu ppc.
1.2.1. PhIlIPPIne UrbanIzatIon
t Piippi i u ppuu i i
e ai. gwi 2 p c
u, ppui i cu 92 ii,
wic i 63 p c i i u .m mi, ni Cpi ri (nCr), i
u c i Piippi. a p,
i 16 cii u uicipi
i ppui 12 ii. I cu
pi, Piippi i pjc 70
p c u i c wi u
ppui u 86 ii. m,
u cii i Piippi w 21
cii i 1970 122 cii 2012.
1.2.2. Urban Poverty
Wi p i u
p, u p ii. a Ui
ni p u p 24.9
p c i 2003, iici p ic 7 p
c ic 1997 (Ui ni Cu t, 2008).
t up i i
i cu 16 iii
i. o i u c 8 ii, 12.8 p c
w up i 2009 (ni siic ofc,
2009).
Uu u w cu p
u i ui p. o u
10 ii Fiipi ii ii i cii , i 3.1 ii ck cui u wi 2.7
i u i m mi
cci ni hui aui
i 2007.
t u ui fci, pci i w-
ic c, i u i c
ui. acci W bk p, c
cu ui i Piippi i 58 p c
i ui i ui (W bk,2009). su i , w u
i ic i 57 p c w
p m mi, p
w- u p (ai
dp bk, 2002). mwi, u
p c wi
cci pi ciu ic
uc 6,000 p c cp wi piu
(yp , 2002).
Baseco, a slum area with 10,000 households, against a
backdrop o towering business buildings in Metro Manila.
Photo UN-Habitat / Gerald Nicolas
01cH1: LAnd And tenuRe AppRoAcHes
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1.2.3. Urban Poor aCCess to land
U ci p
i pi c-. a cquc
cpic pc
i i cui u, ic i
k i. t , u qui
ic, p ci i i u wiu f
cu pc.
1.2.4. land admInIstratIon and management
a u ii i i Piippi
iii juici. I i ci
ifcic iii
ciu ifcic k
(ai, 2006) i i ci c i , ifcu i ii
c ii, ucpiii
cupi. t iiii
cu iii, puic
, pp ui i,
ii , iiui
p cpci uii (bc, 2010).
1.2.5. seCUre tenUre and hoUsIng
t g ni s P
i pii u
i . I u i cui ui (ssU) uc c i
i pi cui u.
acci miu t Piippi
dp P (mtPdP) 2005-2010,
pjc ui pi w 3.7
ii ui (Pip Piippi supp sic
aci, 2009). o i u, u 1.2 ii,
31 p c, cpi w i ui
ck u ui i piu. t mtPdP i i 1.14 ii
ssU 2005-2010, i u
pi, ipi pi
c w pc c c.
cATeGoRy unITs
Hig ag a 2005 1,170,800
du-up ui 387,315
rpc/i 588,853
h 8,298
su ( upi) 186,334
neW HouseHolds (due To PoPulATIon GRoWTH 2005-2010) 2,585,272
ToTAl 3,756,072
Table 1: Estimated housing need, 2005-2010
Source: HUDCC, Medium Term Philippine Development Plan 2005-2010
AnAlysIs of secuRe TenuRe PRAcTIces
PART I
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m mi i cci i w i pi w ,
i .
o 1.1 ii cui ui g p i, 68 p c w
cii ui, w-pic ui 40 p c ppui
t p , Cui m P pii pci
ccu 54 p c cii ui 2005-2010, i pii
pi cu u u i . Fiu u , i p cc, ici upp -i u
uii.
clAssIIcATIon nuMbeR o HouseHolds PeRcenTAGe
d 107,997 19.83%
a k iucu 35,198 6.46%
g w 179,653 32.99%
Pi w 219,457 40.30%
a pii p (aPd) 2,304 0.42%
ToTAl 544,609 100%
HousInG PAckAGe nuMbeR o unITs PeRcenTAGe sHARe
siaiz (w PHP 225,000) 780,191 68.1%
lw C (PhP 225,000 PhP 2 ii) 365,282 31.8%
miu (PhP 2 ii PhP 4 ii) 195 0.01%
ToTAl 1,145,668 100.0%
Table 2: Magnitude o inormal settlers in Metro Manila by category
Table 3: Housing targets, 2005-2010
Source: HUDCC, Medium-Term Philippine Development Plan 2005-2010
Source: NHA, as o September 2007
01cH1: LAnd And tenuRe AppRoAcHes
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AnAlysIs of secuRe TenuRe PRAcTIces
PART I
ChaPter 2: the legal and InstItUtIonalFrameWorK
2.1. the role oF PUblIC and PrIvateInstItUtIons
t g pi c i
ui ic wi picipi
puic pi iiui, ci w.
2.1.1. the hoUsIng bUreaUCraCy
TheHousingandUrbanDevelopmentCoordinating
Cuci (hUdCC) cu ui
uucc i i pic-ki
cii fc .
TheNationalHousingAuthority(NHA)liaiseswith
c ui ip
p. TheHomeDevelopmentMutualFund,alsoknown
P-IbIg Fu, pi fci
i -p wk.
TheNationalHomeMortgageFinanceCorporation
(nhmFC) u - u pi
i iiui puc
pi puic iiui. t
nhmFC ii p ci
p w-ic ii, a-
K P Fu CmP. TheHousingandLandUseRegulatoryBoard
(hlUrb) p u u
p, c uiii u
, cu pi c
picipi i w-c ui. t g
u u u.
TheUrbanDevelopmentandHousingAct(UDHA)
ui lgU c ci u
ici pw pi ui cc.
2.1.2. loCal government UnIts
lgU k k i pii
cii w-c ui. t U
dp hui ac (Udha) c
pi piii pii
ui ic upii
cii.
a ecui o iu i 2008 iuc cii
c c ui (lhb),1 picip
u ipi
i ici u cpic wi
Udha.2 t lhb i
cc, i pii ui
, pcu
qui ui ici ii
upii ci i u.
s c ui up U P
ai ofc (UPao) ic u ofc
m, i pic ip.
rpi UPao i
lhb. t UPao c pici w
lhb.
Ii p ci iw c
ui p i i u
.
2.1.3. hoUsIng FInanCe InstItUtIons
HomeDevelopmentMutualFund(HDMF),or
P-IbIg, u lc g hui
P i ic lgU
cquiii p, icui
1 Th lHb i a hair th Mar with th Vi-Mar a -hair. bar mmr i th it i hair th cmmitt
Hig, th ha paig a girig, a rprtativ rm Hudcc, th Pritia cmmii r th ura Pr, Pp
orgaizati, nGo a th privat tr.2 etiv orr 708 at 26 rar, 2008.
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cuci ui ui. I ep h
li P pi fci ic
hdmF u u, u
.
TheSocialHousingFinanceCorporation(SHFC),
wi, ii CmP, fci
c w i i
w ccup cuc u . t lgU, ngo , i c,
nha c ii. shFC a K
P dp l P pi
ic ci ui p iif
lgU i pii i i
ci-cic ui p.
TheDevelopmentBankofthePhilippines(DBP),
l bk Piippi (lbP)
Piippi ni bk (Pnb) pi
iu lgU ui p.
TheGovernmentServiceInsuranceSystem(GSIS) u ci ui u i m hui
P, u wic lgU ppi
gsIs-cci k. t gsIs
u lgU cpi ,
wic p c u
cci k.
2.1.4. the PrIvate seCtor
Pi p puci i ci ui
ui ci ici ip c i
ci ui c. ti w cii
fcic hdmF i pii fci
pi c p i
ui qui. hdmF i u i
P-IbIg Fu wic c k u u u ui pi p,
u uii i .
2.2. the CaPaCItIes oF staKeholders
t p ipi i
cu u ppc p piic
ii cpcii k c w
pc p iu ciii
i i ppc.
2.2.1. loCal governments
tu uii i pic pii
p c . a w
c iii ui p
pi cu u u p, ui
i w uc ppc. o
i cuii cc CmP, wi
pip wi ngo up u i cuii w u
cu. t p iic , wi piic
wi cpci u uii w
c , i i w wi
c i pic
i i .
Private developers producing and
selling social housing units are becomingincreasingly important actors in thesocial housing sector.
02cH 2: tHe LegAL And InstItutIonAL FRAMewoRk
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2.2.2. natIonal hoUsIng agenCIes
viu ci p pii
u cui j iiii; w,
cu pii w.3 I i c
w i i u ii uc i
g, i ii cpci
u .
h cii cuci, ii
ui uucc i, i w, ci
c. t hUdCC pi
pic ici ci
i -ui p. si,
ui ci, wic cpi
wi i w c, ci i
ipc cu cp i
cp p pppii i u. t i w
piii, p pici. t cu -up
w w pc ui c
pp p ip
iiiu ci hUdCC.
t nha i i i
ipi -c pjc
u i p wi ciici
i ci w ui i, iquc ic ic ii upp
ci, fcii p p
, i
w ui ui. t nha cii
ipii u c i
ifcui. ti i u w p
i pii iiiu i i pci
. Fi, nha i cuii i
cci CmP . I i wi ngo
c .
t shFC i w ii, wi
cpci wi -i cuii
wk wi ngo c . Ic uk i cci, i
pi ci i i p, CmP,
ic c picipi. hw,
ngo cuii f i pc w
i i qui ici. I
ifcu ici c i ui
pi.
2.2.3. non-government organIzatIons
s ngo wk ik Pip Piippi
supp sic aci (PhIlssa) Piippi
bui sci P (PbsP) p
cpci ip u upi i pip
wi c p ci ik
W bk ai dp bk.4 s
ngo i i up
pip c , cuii
ngo w uki u
cui upi p.5
t ngo p i cuii
i i ip
qui ic cu
ui . ngo ic-
fc iiui cp ii
3
s th papr th Partrhip Phiippi spprt srvi Agi a th Jh J. carr Ititt chrh a sia I, civi sitAmt th MTPdP (2005-2010) Prrma i Hig r a tai aai th ampihmt th irt htr agi.4 o amp i PbsP sTeP-uP prgramm, whih prvi thia aita, a a grat r hm imprvmt, mmit
iratrtr a ivih ativiti impmt i 42 mmiti i 12 iti.5 PHIlssA uPsuRGe taih a v mti-tahr partrhip r hig. It aqir a grat rm th britih dpartmt r
Itratia dvpmt, r a apait-iig prgramm i 14 iti.
AnAlysIs of secuRe TenuRe PRAcTIces
PART I
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2.2.5. ProFessIonals
l pi icui p, u,cic i i i u
p iiiu up
pi cii, u ngo
cic p. t pi
uu c i cic cu ngo,
cuii, c . Pi
cii i i i pic
icui i ipi u
ui p u p.
2.3. the legal FrameWorK
o, wk ii u
cc cu u i Piippi u
cquiii ui u u
wip. t i wip i ii
w iuc ci ic
cuu pc w-ic ci
w w u wi p ui
ui, pi ppi ci w
wi u.
2.3.1. land regIstratIon
hi pc i i i
cpic pc. I Piippi, 46 p
c 24.2 ii pc i 70p c , 7.8 ii, ii (www.
pi-p.). t iii
p, wic ucu i
u. a p iif u
uk u Piippi-aui l
aiii m Pjc
wi:
1) ic cici w u
u iii;2) ic w iic pc ii
(iii juici);
3) ic uip iii
wip i ;
4) pc uip pp
iici w ii
ci;
5) ic uip ui ;
6) upici p i u, uci ciii k iii
ci.
t ucu c u i iu
ii ii pcu, pii
k puiu i, ppi u
iu puic , ipppi
cifci pi p.
Ifcici i c
Inormal settlers demonstrate in ront o the Housing and
Urban Development Coordinating Council (HUDCC) in
Makati City. Photo UN-Habitat / John Lagman
AnAlysIs of secuRe TenuRe PRAcTIces
PART I
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(Pa-lamP, 2002) ip
ipi i-p w (uc
Udha, Cpi ai r P
Iiu Pp ri ac).
2.3.2. the neW Free Patent laW
o 9 mc 2010, C p rpuic ac10023, wic i cii ii
ii . t w w iuc
p quii 10 cu ccupi.
I c ii , icui
w i ii i. b iu i
w, cu ccup pp p
up 200 qu i i ui cii,
up 500 qu i cii, up 750 i
f c c uicipii, up 1000
qu i uicipii. ti wc cii p pp cc ui i
uii .
2.3.3. land valUatIon
bcu cu u i qu wi
wip, pici c ciic,
cii p pp cc u.
n uii pu up u
ci, ki iifc pi u icci p, u
ui u c i wi.
2.3.4. restrICtIve bUIldIng standards
I wi u c
ii cu i ci u
cu c uii
. Cqu, c uii qu
u ni buii C i
ii uw, i ui ii
ucu.
2.3.5. other Forms oF tenUre
ai wip, u wic w i i pcic i
Piippi icu ( ii ui),
uuuc, cpi ui. Ii
p u w pi
w, u i p
iii ci. ep
ii u iu c u
i cui u
cifc w iu nha
fci ii ui i pjc ujc pii
pci. t dp ei
nu ruc (denr) iu Cifc
ei l aci (Cela) fcii
ujc pci.
2.3.6. hoUsIng rIghts oF InFormal dWellers
t Udha, wic w i i w i 1992
rpuic ac 7279, w f ii
Inormal dwellings are underconstant threat o demolition not
only because o their location butalso because they do not conorm tobuilding standards.
7 sti 2, darati stat Pi a Prgramm ojtiv, RA 7279.8 b aw, viti a tat i aw r th wig ra: 1) -pamt rt r thr mth; 2) aig th it
witht th pr t th wr; 3) th ar th prprt r pra ; a 4) th ar t ma rpair.
02cH 2: tHe LegAL And InstItutIonAL FRAMewoRk
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c ui i. I i pic
pii c ui c
upii cii.7 I
ici wi w i
cicuc:
1) w c iucu
pjc;
2) w i wi i
u ;
3) w i cu ii.
ai pci i i
iu ici, w ic c
c u ci
ui i, w i c i u u. tk w, Udha pi
ic p uii i
pii cu u u
p u ip c , wi
ic i ci.
2.3.7. Forms oF land and hoUsIng tenUre
avaIlable to the Urban Poor
F u wip i u cqui i w
i c fcii
p CmP pi i
ui i u, ic u
w u i puc.
Wi w f i
u ic, / i
i u .8
r i cuc wi
cu i ucu pc
ii. t uu wi cc.
r i w
k uu , u
i cip pi.
t Cii C Piippi (aic 1654-1688)pi uii i
u u . t r C ac
2009, , pi pcifc
ui ic ii ui wi
ci PhP 10,000 i m
mi PhP 5,000 w.
l w
w pi iiiu g. I
pcic, w p
i iiiu ii cuicii ui. m c
ui iui u.
t w p puic ui.
I c, u ci i Cii
C pcifc ui i r C
lw wu pp.
m c, uuuc
p i u pup ki ui
u p. Wi uuuc w, i p,
pii cui ppi i icuu
iui i, i i w i pppi u
i ii c.
cH 2: tHe LegAL And InstItutIonAL FRAMewoRk
8 b aw, viti a tat i aw r th wig ra: 1) -pamt rt r thr mth; 2) aig th it
witht th pr t th wr; 3) th ar th prprt r pra ; a 4) th ar t ma rpair.
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PART II
IMPleMenTInG
AlTeRnATIVe TenuRe
APPRoAcHes
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IMPleMenTInG AlTeRnATIVe TenuRe
APPRoAcHesPART II
ChaPter 3: the CommUnIty mortgageProgram
t cui ccp w f iuc
ip i Piippi i i-1980
w up ci c
iuc i p wu
pcifc c u p.
suqu, rpuic ac 7279, Udha, p
Cui m P (CmP)
cp ni s P p
i cii upii
cii u p , w
ccup wi c u
ccp cui wip.
3.1. FeatUres oF the aPProaCh
tu CmP, g u
i i cui
cii, ki i pi u pic
c ccup p. t
c -i, p ccupi cui,
i w i w cui
i c. t CmP
i ip u cuci i, i
i, ji CmP iu cquiii .
t CmP w i -i
ppc; i i cui ic
ci picip i p
iii pc.
I -i pjc, i c i
wip ccup ui i
u cui . o
qui i uiii p, w u
p -i -ck c
iiu uiii .
a -i pjc, , qui
ci cui
c puc. Cuii c i / c
iucu pjc cu- ici
uu -i pjc. t ii
, i w
cii (hoa) wi i u u
300 u (c uc
200).
a cii cpi wi iiu
qui ci cii, shFCpp c p
w. t up i p up
25 6 p c i p u. t
puc c .
t hoa i ci w.
tuu pc, i i pi ppi
cu qui, ii wi
w, cci ii i
-fcii, ui i fciii i iiui . t
hoa c ci cui ,
-cki c
uiii p.
a u CmP i iii
pjc ii, wic c -
ii, c k
ci uc nha. t ii i wi
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ii cui ui
iiii c -fci. I p
hoa cp wi cu qui
p. I ii, ii p
Box 1: StageS in acquiring a cMP loan
1. th mm ks h fw sps:
. rss sf s Hoa wh h ppp m .
b. Ss fm h dw m s.
. Sbms dms d s phs m sd b h Hoa d dd
mmb-bfs. th Hoa shd h ss f
, whh b ngo, m , h n Hs ah.
2. iss f h Phs cmmm l (Pcl). D hs s, bh h p d
dd b h SHFc. th gm sss s m f h p
bsd h s p f h pp d/ h s f s dpm. Bh h ppsd
f h pp d h bws p p sdd wh dm h Pcl. if h
s p ds h Pcl, h Hoa s d p p h b.
3. app f h l f g (log). B ss h log, SHFc s pm f h
pp h w h sfs h h . th SHFc bd pps h
log f h d m h b md d h ms ffd.
4. l k-. Wh h s f h , h SHFc ps h dw f h d wh h
Hoa mmbs s p h m SHFc f mh.
5. Ps k-. th Hoa s h mh ms f s mmbs d kps dd
ds f pd d pd ms.
as s h mm h pp ms wh h ss df pm b
mmb s b f h ss. i ss wh df mmb s
hs/h , h Hoa fds fd sbs bw wh ssms h hs d bs f h
df mmb. if psd, h s f h mm dd ps ssd
dd mmbs d h sf f h h m f h mmb d hs s. th
mm s h ddd.
cui up ci cci
cci p. I 2009,
w 200 cci ii.
03cH 3: tHe coMMunItY MoRtgAge pRogRAM
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3.2. aPPlICatIon oF the aPProaCh IntWo Cases
3.2.1. the golden shoWer CommUnIty In
Payatas, QUezon CIty
I 1991, g sw
hw acii, Ic. (gshaI) i P,
Qu Ci, i puc
mi r, Ic., p,
PhP 23 ii, pic PhP 800p qu . gshaI i PhP 6 ii
vici miii sci dp
Fui, Ic. (vmsdFI) PhP 17 ii
adb-Jp Fu P ruci pjc10 p
.
t p vmsdFI ai dp bk-Jp
Fu P ruci (adb-JFPr), gshaI ppi
CmP i 2001, wi nha ii.
b cui w ii i w up:gshaI-I gshaI-II. I 2004, gshaI-I ci
cc i CmP ppici, wi gshaI-II w
. I ci i i 2009.
t CmP pc w u icui
w pci cui
ifcu i cci ciui.
t PCl k w
cu w .
t pc uw i
-cui ii cu
ui cu p
cic iu. t cifci
pp ii cci
pp cic qui. oc
iu w , gshaI II p
ciii w uiii p
ci cuci c . o
i wic c cui w
m rpi Iuc (mrI), buu
I ru (bIr) cu p
nhmFC cu p, wic u
PhP 1 ii. a u, gshaI-II
cc h Pp
Fi Piippi, Ic.
Wi iu, ccpi
i u k u
pi i gshaI-II.
Fi, i Ju 2009, gshaI-II CmP w
. m ii PhP
252 PhP 411 p , wic i u
. I f , gshaI-II
cci 100 p c, wi
ii wi p i i u.
3.2.2. las PIas CIty Uses CmP For Its CIty-WIde
soCIal hoUsIng Programme
l Pi Ci i w c
wi iiuii p c ui
10 I J 2000, th Aia dvpmt ba, ig th JPR a with th dpartmt sia War a dvpmt pit m
pgraig prjt i Paata, Qz cit, a Mtipa cit. eah wa giv usd 1 mii.
Families in Golden Shower community, a CMP site, have
been able to improve their houses. Roads have also been
developed by the local government.
Photo UN-Habitat / Gerald Nicolas
IMPleMenTInG AlTeRnATIVe TenuRe
APPRoAcHesPART II
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. I 2007, i 40,628 u
p u (56.3 p c) ccupi pi
, wi w w c
i ci.
I 1995, ci c UPao. I
2008, hui e dp b
w up pici ui pjc
p, u
p. t UPao w i cii
.
t ci i i i f
ii wic w qui i wi
scuii ec Cii /
buu I ru w i
cquiii c.
b dc 2007, 26,926 u,
66 p c, ci i ppui
i cui u u ci
cquiii c. si-f p c
pjc (ii 59 hoa 5,608
u) k-u cp, wi
i w pii w
u pc.
t UPao pi cic ii ic
i u CmP, wi iii
ciii cci ngo. t c
cuci ii,
uc i. t ci
i i f ci
i qu cpi i
pi, i c fcic.
t i fci ,
ci p muicip oic 303-96, wic
pppi PhP 5 ii i u
fc cquiii.
Box 2: local governMent uSeS cMP For tenure regularization oF SluM
coMMunitieS
o f h mms ls Ps h ssd cMP ws h Ssh v Hoa B
t Ds, pp 6,000-s ms bsd hh-d sbds. Ms f s
bfs w f wks, ds d dwm.
i 2000, ps md gsp wd sbdd h pp, whh pmpd h mm
pph h uPao. uPao ssd h h mm s ss, whh ws md l S nhbhd ass. i 2001, h m, Smh F cp,
psd d d sd h mm ss f wh gsp. th uPao hpd
h mm ss h p f h d PHP 3,000 p s m.
th uPao dd h cMP h mm d fd ngo f - h Fd f
Dpm as. th Pcl ws sd 2002. r-bk ws dd 2003 d, wh h
hp f h ngo, gwd K, hss w b f 89 fms. uPao md s dpm
d hd mm mmbs s s wks. th ws k- 2009.
th Hoa psd bd h sss f h p h spp f h uPao, whh hd md
s f h ss mmbs mp wh h ms.
03cH 3: tHe coMMunItY MoRtgAge pRogRAM
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3.3. legal, InstItUtIonal andgovernanCe FrameWorK
t CmP, cp ni s
P, u u ni
g. F 1988 1994, -
iuc cpi ciu
i uc ui CmP. F 1995,
u rpuic ac 7835, CmP w
PhP 12 ii u f , ppi
PhP 2.4 ii , i u.11
suqu ci w i
C.
a pi i, CmP w i
f nhmFC. I 2004, CmP
iii w shFC, wic
w w- uii nhmFC,
i ipi c wu iii
p pici p ui fc
puc ci cpcii iii p.
t picipi c i CmP u
i i lc g C 1991
ra 7160, wic icu cii
puic ic ui. bcu
- CmP w wip,
fcii wi
ci uc buu I ru,
rii d, l rii aui (lra),l m buu denr.
3.4. PeoPles PerCePtIons oF theIraCQUIred seCUrIty oF tenUre
t ppui w fcii
CmP i g sw i P, Qu Ci,
sui vi i t, l Pi Ci, -
i u
ui p. ai pi i
ii cp i
pi -p ui ui i
-ci i, CmP pi
wi cui p
i ci w i. o ipc
CmP icu ci ccpc
ci fcii ii i
ui ip.
11 Hwvr, th cMP ha apprpriat PHP 500 mii aa i th aw wa at a a aa PHP 6 ii rmai ra
t th prgramm a 2009.
From a pocket o improvised dwellings made rom scrap
materials, Sunshine Ville was transormed into a clean and
orderly community. Photo UN-Habitat / Gerald Nicolas
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3.5. the beneFIts and lImItatIons oF thetenUre aPProaCh
3.5.1. beneFIts
I-it hig: CmP w i
i i i p i
u ic.
bttr a t rvi: oc cui
cqui, w i pc cquii, ucui u, pc ui w
ip, uc i , cc ,
pw cci w upp. F
ici, pp i CmP pjc cu
up i ucu ic.
Ara rit tr: t u
u wip k-u
cu cui cii
ci kpi i pii ii, u i p
u CmP. t p w
ii w p
u.
3.5.2. lImItatIons
limit p: I piii i
ii ccupi pi , w w w
iif wii pic wii cii CmP wic
cui cu . I i ui
uc m mi, i i u iici
w i w k pic
uui ccup.
nmr a it rqirmt: a
cui ii ppi CmP
cp wi i cu
ii qui
wiu p ii. l pci
i p w,
ppi wiw i
pp cui cii. t
i iiui cui
cu fci p
ii.
03cH 3: tHe coMMunItY MoRtgAge pRogRAM
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ChaPter 4: PresIdentIal ProClamatIon
t ipii -w
i i ccup u
pci i i pic pcic
pii cu u. a Pii Pci
i -w i
c i ipii ii ccupi
ujc pp, i ii i
, p ci
c ui. bu piipci i pi-w wic
i cqui u ppii
ip i puc ip
i fcii.
4.1. FeatUres oF the aPProaCh
t i p-pci uii iu
hUdCC.
hUdCC cpi quii cu
uii ofc Pi.
a pci uu k
ecui o iu Pi. a
pci i iu, ipii c
iii lc I-ac Ci (lIaC)
w ip, piiii iiui
uu p u i ecui
o. I c w pcif, p-pci uii pi ic
w. tpic p i i
ipii pc :
Acensusisdonetodeterminetheidentitiesand
u cu i/ccup
i pci i wic c i
i quif fcii
pci.
Asurveyisdonetodetermine,amongother
i, i ic cpci p.
Policiesandguidelinesforbeneciaryselectionand
wi iu.
Anoccupancyvericationsurveyisdoneto
ci i p ccup
i w i cu. ti
i cifc ci.
Surveyworksdoneeitherbythelandorproject
ii, cui cii,
wic puc cic cipi c p w.
Anoticeofawardisissuedspecifyingthename
fci cic cipi
p w.
Acontracttosellisissuedspecifyingthepriceof
p w
p, icui i pi
ii.
Adeedofsaleissignedbetweenthebeneciary
u w ( c), up u p
fci.
Alandtitleisissuedinfavourofthebeneciary
c pi,
pi i.
4.2. aPPlICatIon oF the aPProaCh IntWo Cases
4.2.1. baseCo: reClaImIng the rIght to shelteron reClaImed land
t bc Cpu puic u
Pi ri, mi, ci
u p cui 10,000 ii (m,
2009). I 2001, w adb-i pjc w
iii iii Pi ri
p i, 52-c
pp w c pii u
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w . ti ipi i
ii ii wii 10 pci
i wu c
-i i ui m mi.
bu ii c wi ici u p
ngo i wi ofc Pi hUdCC i pci.
I Ju 2002, Pi c
p ipii u Pii l
Pci n. 145. a lIaC ci
w p ipii
i ii. t
cui ii, Kik, i wi
lIaC iu iu, wic w
Slum condition in Baseco slum settlement, Manila. Photo UN-Habitat / Gerald Nicolas
pi pp p p
, cc
i p i .
t g ii w ngo pu up 2,000
u pp i bc.
I 2005, Piippi rci aui
c i bc Cpu uui
uii - ii ucu. t
i cpic cifc cu
iu ci ui pjc i, c
i pi ipii pci
.
04cH 4: pResIdentIAL pRocLAMAtIon
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I 2008, lIaC w pc pjc i-c
ci (PIaC) ciu Kik
cui ii, wic
wki ui ipi u
ui Pii Pci 145.13
t bc c ciic
iu w piic iiui. t i
pci w c uc;
Box 3: coMMunity organizationS HelP collect uSeFul inForMation anD
Protect tHe rigHtS oF DiSaDvantageD MeMBerS
Kbk dk s-m s f 4,419 fms h d h fm ws sd
f ppsd mm dpm p. th p d pps pfd hs dss, ds
f hd d h p p.
Bw 2001 d 2004, h ss fs bk h fm sm.12 Sm sds
sspd h w db s m sm fms fm h s f fd bfs f h
d pm. Hw, h w fm mps ss. af h f, mm
mmbs hd fh h hs b wd h fm hms. F, Kbks
2001 mm s d b sd dm whh fms shd b wd . Pp
hd s ss h h h fm hm ss d h b f wds.
as s f Kbks ffs, sm 700 hmws w h fs b wdd s d s d
shs w s w s wh h .
12 Th r rr i Marh 2001, Marh 2002 a Jaar 2004. Thr wa a rth r i Jaar 2010.13 othr mmr th PIAc i th cit Maia, th Hudcc, th nHA, th denRa th dpartmt Pi Wr a Highwa (dPWH).
pcu w i
uii iu hUdCC. t
cic iu quii fcii i
cciic cu , u ic
ci iu i piic
u ipii pc. t iiui
lIaC w u
i ci ,
i cui.
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Box 4: iSSueS tHat can HaMPer tHe DiSPoSition oF ProclaiMeD lanD
i h mp f h psd d pm Bs, h sss w f
pd:
1) h dm f h fd bfs;
2) h sb f h s f sd s; d3) h s f m m h k skhds d hs h f d ss
wh h pmd .
Wh h mm wd d shs d s m h fd
bfs, h gm ppsd p hmws, b ss h s
d shs wd b wdd s. um, hw, h ps-pm ds ssd b h
HuDcc dd dsm bw s ws d s. th b dd
hs sd h uDHa, m h h bf:
1) s Fp ;2) s dpd hmss ps;
3) ds w pp b ; d
4) s pfss s mmb f s sd.
th sb f h s f sd s bm ss bs h sb pp sd
mpp md d. oh m sss w h s f h s f pd, whh
h pp wd h p f hs, d whh wd b h s.
th hd ss h dd h dsps f h d ws h f f h dff skhds
h s d f h sd hs s. ths wd h b ss fh pm hd b df d p.
23
04cH 4: pResIdentIAL pRocLAMAtIon
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IMPleMenTInG AlTeRnATIVe TenuRe
APPRoAcHesPART II
4.2.2. the natIonal government Centre
(ngC): FoUr PresIdents and an UnFInIshed
ProClamatIon
t wi c ii ngC w
i c fcii
pii pci ci i i .
I 1975, Pi Fi mc iu
Pci 1826 i 444 c
i Qu Ci ciu ngC. t ngC
dp Ci w c uw i 1979 i ui
ngC.
ac iii, iiui
ipi pci
uw c: U Pi
C aqui (1987-1992), hUdCC c
ii c ngC hui
Ci (ngChC). a u, h gu
Cpi (hgC, kw h
Iuc gu Cpi) ci
pppii i g
i ppi ci i ngC.14
dPWh w i c ui pi-w
, u i w pc u hgC. ti
ciu u Pi Fi r
(1992-1998).
t, u Pi Jp e (1998-2000),
iii e si ngC
w hUdCC PiiCii U P. I 2005, u
Pi gi a, nha c pjc
u, pci hgC.
I 2009, u 4.5 c i W si, wi
ppi 650 ii, w i ucqui.
I e si, 129 c uw juici
ciui cu w ii i
i wip. rciui w pc
k i.
Communities in NGC have to ollow the approved subdivision plan by adjusting their houses to make way or access roads.
Photo UN-Habitat / Gerald Nicolas
14 At 136 htar th nGc wa vr a privat ati t th Gvrmt. bt Pritia Pramati 1826 pa th
vrag th nGc a a r th rrvati vr 400 htar a part it. sti, ma a par wr privat-w a
ha t aqir r th a ip .
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4.3. legal, InstItUtIonal andgovernanCe FrameWorKs
t pic pcic pii u cui
i u pii pci
w u Udha. ti i
cu wi w i pcifc ci
pi i picu ppc
pi u i , i ic
g k i, -w
u pi w
c, i ci ui i.15
ti pcifc pii c i mu o iu Pi a
i 2002, ki pii pci
pic. Fwi iuc ecui
o, Pi iu mu o 74
ici hUdCC u p-pci
uii. ti i pc
ipii -w i
. t hUdCC iu ipi
uii p-pci pc.
Box 5: tHe neceSSity anD uSeS oF interMeDiate tenure inStruMentS
i h ss f p mpm, h fw sps w k. Fs, sd fms w
Bf qf Sbs p b wd f h ss. Bsd h f
bf f ngcHcs cd f Ps, fms dd h ss w fd
d h ms w h p h ms s, f ss-hk hs s nHas ph-s f
ps wds f nHas s hs ps. qf sds cfs f P
qf.
gps f fms w d Hoas h d h s wks d h dw p fsbds ps. ths ps w h sbmd h Dpm f em d n
rss (Denr) f pp. awd pss h sd d smms, wh h pss ws
d w, h p ff ssd fs f s (ctr) fd fms p s.
af pss, h bf d f wd d h ps sd s.
Bfs b p h mh ms d, h f pm ws md, dd f s
ws ppd d ssd.
Wh h nHa ssmd dms f h p, h pss ws smpfd d h fs dm
h bf ws h f wd. th nHa d m ss f hd sfs f
ss sbs, whh d dsps d mps f h hf bfs. D wwh h sbs d fs wd h b pbm f h pss f f bfs
d pss h wd dd k s . M fs dd h pss. c, h
f hds h s d pps h ngc Ws Sd. F hm, h ss f
md hs-bsd sms m p h hs s h dd p bfs,
sp f h h ks p dms d s ms d ps.
15 Arti IV sti 8 RA 7279
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mu o 74 pcifc ic hUdCC
c ci wi c
p pi ipii pci
i f ccup i.
t c u
wu icp i u u
hUdCC picipi ci u g
apppii ac. aci w icp p-pci ciii i u ui
C u ui. C cu ci
u u qu.
guii ipi pii
pci w iu hUdCC, wic i
pppi k hUdCC i,
ii, c
cuii. t i pjc i-
c ci c pci i w ipii pc.16
ni si Ci (nsC) w ikwi
i ipi p-
pci uii ciii PIaC.
hUdCC w nsC ci.
t p-pci ciii w p u
w:
1) cuc ci ppi, icui
cui cui cu i;
2) fci ci ii;
3) pic p;
4) .
t uii ipu ui
pici pic. vui w
ui u w w
u. I wu w u ui
dp Fic denr.17
t u w uii
icu:
1) wip u ;
2) wi pi puc;
3) uuuc, wi pici pc f
w. 18
Fici puc w pi
u fci ciii hdmF
P-IbIg Fu, CmP shFC, gsIs,
sci scui s c -iiifci c.
t i piii i , cc,
cuc, i w
fci, cp quif fcii
i ii c
.
U uii, c
ii p k i ipi p-pci ciii
ipii pc. dpi
i c , i c p
cii ii . I bc c,
c p ci i
ui j cii, uc ui
16 Th gii tat that th PIAc ha mp , t t imit t: Hudcc, PcuP, denR la Maagmt srvi, pprgaizati, nGo a th a gvrmt r.
17 R ar i dpartmt ia (do) cirar 1-97 a r praim it amiitr denR, i dpartmt Amiitrativ orr 98-20.18 Th gii tat that I rtai jtia a that ar mta apta t th r parti, th gvrmt ma rrt t rt
a a atrativ m tr arragmt. (s 16) A rt arragmt rqir jtiati.
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fci quifci cii, cii wic
cu ci i i,
iii ngo uk ui pjc i
. I ngC, , c
w pcic ui, wi hUdCC
nha w picip p. o
i i -up w ipii
pc c i ngC w p-pci uii w iu i 2007.
4.4. the PeoPles PerCePtIons oF theIraCQUIred seCUrIty oF tenUre
ri bc-pci i
cu w i w
pci cu pc i
i i uu wi u iu
u uiii iiucu. I ngC, pp cu
cui cp i bc,
cu iiui w. m
i -ck, wic i iw
ic cui cu i i
g wip
p .
Unlike in Baseco settlement, roads in NGC are more developed. Photo UN-Habitat / Gerald Nicolas
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4.5. beneFIts and lImItatIons
4.5.1. beneFIts
Th pr i impr: o iu
pii pci i i i
cui pci
ici, wiu uu pc cquii u puc. I pi
cui i ici uc c,
cp wi, ic, CmP.
aiitat th prvii rvi: a pii
pci c pu pi
ic ic, up i cuii
iiu u uii p
i.
cr qattig iat: ai pui
pu c ui
u i , i c
ic pi w w ii
iii cii ccupi
i . I c p cp
i u p k
ci juici pc.
4.5.2. lImItatIons
da i a aqiiti: t p-pci
pc c ju uu pc ,
ic, ii puc wi
pi w i CmP pp.
I c, pic i. Wi
pci u pi , w cii piic pu
iuc.
Piti: t ipii u pii
pci i u piic
iuc. t Pi c i i
w pii pcifc pci
cqu ci w uc wu
i i. sii, c fci
c ck ipi p-pciciii i fci cui pp i
i piici pw.
Wa ataiit: t c p-
pci ipii pc
c i c
i. t pc uucic u
ci ccuiii, i p u i
p-pci uii, i wk.
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Box 6: a SucceSSFul PreSiDential ProclaMation
o mp f sssf Psd Pm s h h pp wd d
dmsd b h c as adms ls Ps c whh ws pmd 2000 d
s hs p ws d h s 2002 b Psd a. th p ws bf
8,000 fm s fms.
th nHa ws md p dms d h m ssmd spsb f h s
dpm, wh h ss ps sd h ss fd m pd
w, d hs sss.
th s ddd d h ss f h d s d fs h mh m
d h pbm d b s mm sss h ngc, whs mmbs fsd
d ffd p f hs ms. as p dms, h nHa dd h ss, h s-
m s d p f.
i ssd fs f s h fs md sm f bf
f. Sd p f h s ws dpd, s mmm p f PHP 1,000 p
s m. th dd s f wd w ssd wh h mhs. th p b
f h s, h sm m f m Bs dd mp h pss f bf
f d s.
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IMPleMenTInG AlTeRnATIVe TenuRe
APPRoAcHesPART II
ChaPter 5: UsUFrUCt agreement
Uuuc i pcui pp i i wic
fcii i j i
wip, cp i i
i, ip pp. ti i
i c i Cii C Piippi
rpuic ac 386, aic 562-612 i ppc pii i-ci u p
pp.
5.1. FeatUres oF the aPProaCh
I uuuc , c
i wip , u p ii
w u 25 50 ,
w i uu up. I c,
pi i -pf ii cuc
ui ui wic ii i p
20 30 . bcu u
p c , ii p
.
5.2. aPPlICatIon oF the aPProaCh In
tWo Cases
5.2.1. the tagUIg-habItat medIUm-rIse bUIldIngs
C wi p ci 25,000
i i tui, lgU u i
pip wi ngo, hi hui
Piippi (hFhP). bfcii
tui i f , i
wi pp w i m mi,
ic-i i .
Box 7: terMS anD inStitutional arrangeMentS in a MeDiuM-riSe HouSing
Project on lanD unDer uSuFruct
t cs mdm-s hs dpm, h fs s hs p b m
mk s f h sf pph, ws md pssb hh h pshp bw h d w
ngos: Hb f Hm Phpps (HFHP) d Phpp Bsss f S Pss d h SteP-uP
p. th m pdd h d, h HFHP fd bd s d PBSP pdd
PHP 70,000 f h PHP 220,000 s m p bf. th bw p PHP 20,000 d
h b ws d b Hb f Hm. ths p f fds s mp s bs MrBs
m ps h dd hss m pdd b h nHa h cMP.
th Fm S cmm f h l Hs off md h s f dd bfs.
Bf s w d , HFHP m wh fd bfs d dsssd h s f h
Ksd s Pb/P-p (c f ls S).
th bfs s hs dd d wshp f h d d bfs w wd s
f h MrB s wdd hm wh h w s f HFHP d t. th Fwd
t nhbhd ass (Psm) d h Hb-Bmb nhbhd ass
(Bmb) w fmd. th md mmbshp ss f bd ps d sms
w dd wh h bfs d wh HFHP, cps f chs, m d h
Dpm f S Wf d Dpm (DSWD).
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tu ci ui, c
pp hFhP pjc pc i
Pi vi, W bicu. Cqu,
- ciiu uii w c
w ci ui w u
60 fcii i 2004. t, hi-
mrb w cuc i b bu
u 48 fcii i 2006.
tui cp uuuc
w pp kw F ti
Icp (FtI) Cpu. FtI w -
w cpi.
t tui lgU FtI i mu
a (moa) wi u
pi pp cii ui
uuuc , i c u pp . t pjc w u
r Cu mi, wic cii hFhP
ui.
t pjc i 96 ui ui wi
26.10 qu c, ip c i
uii. t u w ii
Pi bu, u u
fci wu uc P-IbIg Fu.19
a ki u P-IbIg , Cc sw iu fcii. m ii
ui w PhP 950, p 25 . Ci
p, c, Piippi ni Pic ,
ii p quif i
ii i FtI Cpu w
fcii.
5.2.2. soUthvIlle 3 mUntInlUPa hoUsIng ProJeCt
ti pjc i i
ii ipc i--w muiup ri lik Pjc-
sui.
t -c ci ui pjc w
jc Pii Pci 1159 iu i
sp 2006, wic i 50 c
FTI-Taguig MRB is the latest socialized housing venture o
HFHP. Photo UN-Habitat / Gladys Ann Rabacal
19 Th Pag-IbIG i a gvrmt-maag mta a pi t whih a gvrmt a privat tr mp a mpr
ma a triti aw. Th prvi hig a t it mmr.
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For the benefciaries, Southville 3 provided them decent and aordable shelters.
Photo UN-Habitat / Gerald Nicolas
nw biii Pi ri ui
p -i
i . t pci c
uuuc w iii
pi 50 . nha, c
upjc wii i, ci u
pp i ppi
7,000 i i ci, w
w ipc su ri pjc. t
w w rpuic Piippi
uuucui w i c
nha-ui ui i i.
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Box 8: innovating reSettleMent Practice tHrougH uSuFruct
th Sh 3 Hs P Mp ws h nHas fs sd hs p s h
sf m. i 2007, h nHa dd s pps wh h bfs wh
w h hbs f h n Bbd Ps s d h fms ffd b h gms Sh
r-lk P20 h Mp sm. th nHa dsssd wh hm fw dms
dfd: h usf am bw h bfs d nHa, h l am, d h Hs
Ms l am.
th hs p dd 7,253 s. Dpm f m fm h nHa d h s p
(d h d) ws PHP 100,000, f whh PHP 25,000 ws sbsd d dd h b pd.
Mh pms wd s fm PHP 200 h fs , PHP 808 h s d m f
PHP 1.50 ws hd f mh h h pm ws dd.
as sd h sf m, h bfs wd s p h pp s
f sd ppss d bd b h nHas p s d s. th s pd s,
ssssms, d f hm mpms. th sf hs w sfb, p h hs
hd sss f h fd d h ps bf s .
Bfs b d f h h sf m. th hs f h sf m sp
p h dh f h sf, h d f h m, h f h sf, h
ss f pp sf, d h m f h h f h ps d sf.
5.3. legal, InstItUtIonal andgovernanCe FrameWorKs
t cii uuuc c ipu i ii cu
wic pci pi, , cii
piiii pi cc.
dpi u fci ci,
uuucu c i iiui
iiiu.
lc i c k
w i i p ciu wiu
i wip. I tui, i lc hui
ofc i pip wi pi-pf ii (hFhP) cuc
ui ui. I muiup, nha w
ii -c ui pjc
pci i. a i-c ci w
ci pi
cui ngo w c fci
PCUP nha .
20 Th sth-Rai liag wa a faghip prjt th Arr amiitrati a gt pririt ig thrgh th nHA.
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I , ui p u
u uuuc c i c
cuci. bfcii p ii
ii wii pcif pi ,
cpi p, ui ui (
) w .
t tui mrb i FtI, hFhP lgU pci wi P-IbIg pi
fcii (w w P-IbIg ) wi
, i i
c. t ii i
fcii p cuc. Fiu cp
wi pii u i ici.
5.4. the PeoPles PerCePtIons oF theIraCQUIred seCUrIty oF tenUre
5.4.1. PerCeIved seCUrIty
ri i pci cu
u 50 . t tui i
ii 25 i cpi wi u
ui i cc.
5.4.2. ProoF oF seCUrIty
t uuuc i w w
cu u moa pci
cu. t fcii tui mrb
wi Cc l / s i
p hFhP. t cu
fcii w p wi ipi i ui ui
p. t p pi
i. hw, i w
uic w ui.
5.4.3. lobbyIng For the land
e u muiup fcii w
c wi i ui, i w
wip. F , u cui u w i i cu p i
ci. o tui fci, w, i
i uuuc pi,
i ci wu u i u
u i w.
5.4.4. a good move by the government
o fci muiup i uuuc
c w g pi i. s i nha u
w u p cc cii
ui i w fcii i
w .
The city government o Taguig
realized that it could provide decentand secure housing or its inormalsettlers without losing control and
possession o the lands it owned.
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5.4.5. seCUrIty For beneFICIarIes
tui fcii cu kwi
ui pjc w ngo-p
ui g. bfcii i
i i wu jc
cu ci i i
p.
5.5. beneFIts and lImItatIons oF theaPProaCh
5.5.1. beneFIts
Araiit: Wi uuuc , ui
ui w cu w
cqui c. bfcii i
p ui w , ic p cuci
c i p.
n, pi i ii, i
i u i ifcu k p
cu piii pi i (cici,
w c ).
Arig th hig : t ci
tui i i cu pi c cu ui i i wiu i
c pi i w.
5.5.2. lImItatIons
Rtriti: t uuuc ppc p
fcii ui pjc cu wi
. W pp i i ui- uii
uuuc , u ju ii
i ppu ii ucu,
ii c i pci ui.ai i ui ujc pp
uii ii.
sm ait vr th pirati th rt:
s fcii w pu w wu
pp w uuuc pi
50 . s wi u w w
i i ci, wic i w muiup
fcii ciu wip.
05cH 5: usuFRuct AgReeMent
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36
InsTITuTIonAlIZInG
AlTeRnATIVe TenuRe
APPRoAcHes
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ChaPter 6: FIndIngs and ConClUsIons
t u ppc pi
ii f i u
ppc i w wk
w ci ifcui i. a i,
ppuii ci up iiuiii
ppc c cu i w, iiui cpcii k. s
c p wi iiuiii ci
up ppc ujc i cp.
6.1. beneFIts oF InstItUtIonalIzIngalternatIve seCUre tenUre aPProaChes
6.1.1. ProvIsIon oF tenUre seCUrIty In
loCatIons PreFerred by the Urban Poor
t ppc u i i u i
i pii cu u ui
u p c picu i ci
w i i
ii. t pi i -
ci i ci i ci w.
a f iiuiii i
ppc i i ci i
g pic pii ui
ii u p cii ci iii w.
6.1.2. ProvIsIon oF servICes as a resUlt oF the
ProvIsIon oF ImmedIate tenUre
Iiuiii cu u ppc
cu cc uii uu
cuii. C ui w
ii u i
i pii ic cuii, g, u
pi ii uc uii cpi ciic
ii. P pp wii i
i ii i w pw cci w
u i cu.
6.1.3. the enablIng oF eFFeCtIve land
management
I iui w u ppui i
wi i
ui i ci, ci
i ici ci.
Iiuiii cu u ppc
u i pi wip, uc
cui , ccupc i,
uuuc , pi ppuii ci-
wi pi i i ui. ti i
cu i g i c c u uu
p .
6.1.4. more aFFordable seCUre tenUre
Ci ppc pii cu
u pii i c wip i.
ai u ppc i pi
u cic c
ppui u w c cpwi cquii i. F uii, pii u
u i i c cu
ci c i, wic uu
uii w-ic ii. Ii
u iu, uc uuuc cc
cifc w, g
pi cu u cp.
t f iiuiii i cu
u ppc ui .
06cH 6: FIndIngs And concLusIons
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InsTITuTIonAlIZInG AlTeRnATIVe TenuRe
APPRoAcHesPART IIIPART III
eATuRes conVenTIonAl APPRoAcHesAlTeRnATIVe secuRe TenuRe
APPRoAcHes
rm tr Iiiu wip ui ui.Cui wip, uuuc, ccupci, cui .
ct t th iarPhP 150,000 PhP 180,000 picnha-pi uiui.
PhP 100,000 ui uuuc; PhP 50,000 PhP 80,000 i pic CmP pjc.
Itittiaarragmt
responsibilities o implementing all the stepsin poviding tenue ae centalized in one
(national) agency.
a ui-k pipii cuii, c ,ngo pi up. diii cpi pi.
Tr itrmtCetifcate o awad, leading to the gant o a
title upon ull payment.
viu iu; i ii -. ep: cifc w,cc , uuuc
Right j hr
dui pi ii: ri u/ccup u i , ,u . Up u p: i , .
ri u/ccup, u i , , u .
lati a primitt j
o-ci, w ii ppuii -i.o-i i-ci, cc p ii
etiv it-wipaig a amaagmt
Pi pii wip ,wic ii ppuii iuc u .
Ciui c wip cui g pi ppuii iuc u, c iui, u uc uu p .
Rpamt ratlw p ( 30 pc)
hi p fcii (.. 80 p c p CmP mrb u uuuc) cu wii p ic fcii wi i j cii.
Table 4: Benefts o institutionalizing alternative tenure approaches
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6.2. What aPProaChes have WorKed?
6.2.1. IntermedIate InstrUments
t c ipi u uii. ai
ki u cquiii , ippc ipi pc. t iuc
uuuc cc pci i ip,
cp k i cp u ii
pc.
ri- ii u iu u
i pci pjc c i
ii i i , wi
pii u cui i
. t iu pc i ici, ci iu u cui.
I c w u i pi,
iu c cui u ui
pc ii, wic k
cp.
I c CmP, pc ii
wip i ikwi . bu cu
p i c pcu
cquii u u puc
pi w, cu wic ci
cui i quif
g i u
w. Wi cu, ii iu
j cui u i u i i - w
ppici i f.
6.2.2. InstItUtIonal arrangements that
sUPPort seCUre tenUre aPProaChes
a c ui w, c
iii i u
c i w i pip wi c
ci. g iiui ngo p pcu
pppi ci ipi cu
u ppc, u qu
ci ii pi cpci
uc. m c w pi
cu ui p i wi
f pip wi
iiui pi up pi c
, ccuiii
pc.
Urban poor communities enjoy the benefts o the new road system and other inrastructure ater a land
proclamation in Quezon City. Photo UN-Habitat / Danilo Antonio
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InsTITuTIonAl AcToR cMP PResIdenTIAl PRoclAMATIon usuRucT
s c i (.. hUdCC, nha)
Pi fci cquiii cui cii
hUdCC c uu i ip cii ui iuc pciC i w i iia ii, i ,i, u ciii ipii pci i ccup
a w , i i u uuucu udci fcii, iiii, pici pjcPi -fci fcii /
lc
sc cuii uuii.si c ii CmPpjc ii i ii cui, ppi uii i
uu pc ppici ici i p.si pi icic i CmP i.app pp.
C i-cci wic ipii pci .b iu i i uci,i c iuc pici
cii i ipii pci .si pi ic ici pci i.app p p.
a w , i i u uuucu u.dci fcii, iiii pici pjc.Pi -fci fcii / .app pp.
dp ei nu ruc
(denr)
Pi cic ic ii u u .
rc puic i -w ip cii ui iuc pci.
Pi cic ic ii u u .
l riiaui (lra)
Cif ii;pi ii i u pp.
Pi ii i u pp.
Pi iii u pp.
hui lU ru b(hlUrb)
I ci c, ppuiii p.
app uiii p.app uiiip.
Table 5: Roles and responsibilities o dierent institutional actors under the three secure tenure approaches
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InsTITuTIonAl AcToR cMP PResIdenTIAl PRoclAMATIon usuRucT
Cui
cii
oi cui w w i CmP.ni wi w puc .Cpi wi qui.Cc p i i c.
rp cui i i-c ci,iu ii wi .Pp cuip p wic ip pi i pjcCuc ciii i upp cui pp (.. u u,cui i, c.).
rp -u fcii .ai i .
Ip pici pjc c iu ui
ngo
ac ii CmP pjc ii i ii cui
ppi uii iuu pc ppici p.
Pi cic ic cui cii i ppi pp p.ai i ii
cui cii.si pi ui p ii.
ac uuucu p /ui w-pic ui w i
pi g.Pi fci.
Pi cPi w cii i pi i iiui.
Pi w ipii u p ccup.
Pi w pi u ngo ui p ii.
Iidpaci (.. Un-hi, W bk,Cii aic)
Pi cic ic ci-wi u pi wic c iiCmP i.
Pi uupi i pip wic /ngo.
Pi cic ic ci-wi upi wic c ii i pci cuii.Pi uupi i pip wic / ngo.
Pi cic ic ci-wi u pi wicc ii pi i uuuc.Pi uupi i pipwi c / ngo.
Table 5: continued
06cH 6: FIndIngs And concLusIons
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6.2.3. alternatIves to PrIvate oWnershIP oF
land
t ic cc cu u. Cci
wip uuuc
i w c cu u u
w iii i i cu u
pi u u.
6.2.4. exIstIng legal FrameWorKs
t pi pi i cu u
ppc. Ii iifc ipc i
pii u i
pi wiu w w w
c . eii
w pi upp ii
ppc. Ii, i u, wiiuii pcic w ii
c u upp c ppici
i u ppc.
6.2.5. CommUnIty organIzatIon and
PartICIPatIon
Cui ii cii cu uii
ii, ui cui
pk wi ic w ki cc uii. t cui
, pci w, picip i
pc i i i u iu. t
k u i i
cui, icui u u
, i pppi i
ii. t i i cci p
ci wi u cquiii
cc ii uc cui
ip.
6.2.6. soUrCes oF FInanCIng For hoUsIng and
tenUre
a cii puic pi uc, icui
cui i, wk fci ui
u cu u uu
ii. s i ui fc uc
i, wic pi ppuii iiiuii pip w puic
pi c.
e cc ufci ui fc i ip
ci c
w k cu u p
c p ciii uc cquiii, u
wk i p,
ic pi u p. t u
p cc ui fc c p cquiii (i c wip-
ppc), i p (i uii
g) u ip.
6.2.7. PUblIC-PrIvate-PartnershIPs
Pi ii ik ngo, icfc
iiui (mFI), ci iiu
ii, pi ui ui
cpi i cpi ukiwi ci pi ci ic,
icui u ui, p
ii. t i i pip
u kw ci (.. uii
ci, ui ) c ip
fcic uiii ii
u ui c. ngo pi u
pi i cui ii cpci
uii cuii i u
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ui pjc, CmP pjc. s
pi ii ngo, uc hFhP
i tui, c pi fci u
Box 9: roleS oF coMMunity aSSociationS
cmm s hp mk p mms bm skhds dpmpsss, d h f f fm sms. th d hs hh h m
s h pfm.
csss bd d . isss sh s h f h d s pss,
f bfs d h m f sds b sd wh h f md f
mm sss.
es h d pp f h mm. c b mm s ss f
h s pss. F s, m wh gm bf fs d
pm ps bs ddd wh h mm.
P f b mmbs.cmm sss p sfd h ss dsp ds f b mmbs f h mm. th smms h s h hs
ds kd wh ps d s fmd.
Pp f wm. cmm s pd ff h f wm pp
ds-mk. Pp d s s pss ps wm ds
wh sks , f d f mp wh s, f dms,
dsd sbds ps d bs .
c f pm. Sm shms w mm sss sm p
f s spp h p pss. gm s mm s
hp pms s m f hm h f h hshds. cmm sss
m fd ws hp df mmbs.
ass dd ss.od mms b b ss dd ss
fm s sh s s m s mm ds, f mp dd
mm fs (.. d fs, m-pps hs).
cuci. mFI pi ii upp, wic i
i i p ii cpci
p ic u- c.
06cH 6: FIndIngs And concLusIons
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Box 10: inStitutionalizing PuBlic-
Private PartnerSHiPS
a pphs, sh s h
cmm M Pmm (cMP) d
h t c S Hs pmm,
b sd pshps bwm s d ngos.
o ds f f h cMP s h p
s, whh b ngos,
ms pb sh s sh s
h n Hs ah. th m f
cMP s ngos.
th t m d
pshp wh Hb f Hm Phpps(HFHP), s mdm-s sd
bds f w-m fms. HFHP sd
bd h - k
bks - b ss dw. i s ffd
mdm-m f bfs. HFHP
hd s w ssm f s h bfs
sw , whh dd s ss.
thh s pshp wh HFHP, h t c
m hssd h ngos mm
d s hs s w-m hs ps d sf
m d wd b h .
6.2.8. natIonal-loCal CoordInatIon, WhICh
InCreases eFFICIenCy
lc p i i
p c ic cp
u ui ic c pi.
C, i p c
ip wi wi cpi c . ti w i
cii c iii CmP.
lc p ip i u
uii p . Fi,
uc p i wi
u, ci p p
u ci . sc, c
ic ccu cuii
puic p ip i i
juiici. I ipi uip, c wu
ic i ci,
wic, i u, pcii
p c-pcifc ciii.
6.2.9. land management CaPaCIty, WhICh mUst
be lInKed to tenUre ProvIsIon
I Piippi, u iiii upp
ui i p ci ic i c
u ci-wi u p. t
iiii uc i
iuc u ci,
i cic p jci.
I pc, c u
p ppcii
p .
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6.3. What are the ConstraInts?
6.3.1. laCK oF an Integrated land PolICy and
CoordInated ImPlementIng InstItUtIons.
eii w ui ic
cc p cu pp
cpic, pi i u i wi iiui. g
ci f i ip i
cu ii w pici ic
i i. Iiui i
ci wu p k u
cci. t wu pw c uii.
6.3.2. IntegratIng seCUre tenUre ProvIsIon In
CIty develoPment Plans
m iiii pii cu u i
ip iic pjc
p ci u ip
p p i
ci. Upci u uii p
wi cii i ik wi ci
p p i. ti wi
cii pii cp ic
cuii, icui iucu
ic ic.
6.3.3. avaIlable FUnds
eui ciuu qu ui
c ciii cii u uii
i iip ipi cu
u ppc c. appc
p g cquii pi qui
ui fci uc. Fui
cquiii ciii u
icp i c i ci
u.
6.3.4. harmonIzIng tenUre InstrUments WIth
land regIstratIon system
I cui, ii
c wip i. t i
ii u i, uc
uuuc i. a ii cu
i i- iu f u
c i cui.
6.4. ContInUIng Challenges
ai ci u p
iiuiii cu u
ppc. t u pick
c wi k
ci wi wi ci,
cic, piic ii.
6.4.1. deClInIng sUPPly oF land and rIsIng land
PrICes
m i Piippi u c i
pi w. gwi ii pu
pic up. gi cpi u ii
, c i p i
c u i u f
u pp. I cui,
u cii i k c
i ci c .
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6.4.2. hIgh PoPUlatIon groWth In CItIes,
InCreasIng densItIes In InFormal settlements
dii i i ici.
P u i ii,
i u , ppc ui u iiiu
wip i. l cii
wu fci cp
iii i pc, cu
pc ic u pi u i.
6.4.3. laWs on easements and danger zones
s cuii i w ppi
ik . t u
p i wi c uii w
wu i . t wi
u uc cui- ppi
c i pici.
6.4.4. leveragIng resoUrCes on a large sCale
and taPPIng FUnds From the PrIvate seCtor
Ipi u uii p
c ui i i
u ii i
uc i cuci. Wi i uc c
pp, ii c c ci. t ii , i wic c
ci w
fci iiui, i i pic.
n i i ppi cu i i .
nw i ppi i pi
uc u .
6.4.5. sUstaInIng sUbsIdIes For seCUre tenUre
m u p cuii, pci i i, ci-
cic i i. I u uii
pjc qui p c,
f i ifcu k p
ipc. m, wi ii pic, i
ifcu f . I pci
, c i p cu
uii. n, i wu c
g ui uii
i pppi uii p.
Makeshit shelters in diminishing open areas in the City o Manila. Photo UN-Habitat / Gerald Nicolas
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6.5. overComIng legal barrIers toland aCCess
6.5.1. InCreasIng the FlexIbIlIty and
transParenCy oF land reCords
t Piippi cpic
iii c.ti ic cp c cc iu
pup p ipi p-
p p. Cpic
iii ii pc icu
ii u k k
u cpi ci qui
ic i cu ifcu
uici c. Pp c ccu
ci ii u cci
p c pc ki cii cquii u. awi
ii iu i, i
iifci ui , ciii cc
i ii p-p u
p wu ic p pp cc
cu u.
6.6. overComIng InstItUtIonal andgovernanCe barrIers
6.6.1. streamlInIng ComPlex and mUltIPle
arrangements For land regIstratIon
ai cifci ii w
ui cci ii, ii
cp pc i .
ti wu uc ci c, k ii
i, ic fcic i ii
cu u.
6.6.2. ImProvIng CoordInatIon oF tenUre and
hoUsIng InterventIons
Iiui wi ip cii
u ui ii. b
cii w i ui ci
c u p u
cii i (.. ci CmP)
pw c .
6.6.3. ensUrIng ContInUIty aCross loCal
government admInIstratIons
eci qui ci
ipi pici u
cii. I i ip u
p p c p
i ii i c i i
c cu iii. appc
pi cu u wii i, i
u ii u iu, wu
ci c ii.
6.6.4. enhanCIng loCal government CaPaCIty
For land management
lc cpci
c ci
Allowing intermediate instrumentsto be registered, easier identifcation osuitable lands, and acilitating access toreliable land inormation or pro-poorland tenure programmes would increase
poor peoples access to secure tenure.
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ui p cu u
p. Pi pii uu
qui ui ci c uii
p c u
i wi f. l cii i
i c c
puu. ecui ki, pi
uuuc ii uiipii i ci wi i
.
6.7. oPPortUnItIes For FInanCIngseCUre tenUre
gi u u p pp w
cu u, puic uc c
cu ui. t
i ui uc c pp fc cquiii u uii
p.
6.7.1. government-ProvIded hoUsIng FInanCe
g c u puic u, p
Piippi Cui m P
wic i u u u pppii.
g c u pi u u cu
ii pi uii i ic puicu, i i puic pi u
wu c ui fc
iiui.
6.7.2. CommUnIty savIngs
Fi i up i wi
u ngo u p i
pi ui. Cui i
u uc
p i ci. si c u
uc i fci cquiii
i p. I i ip i
up ii cuu i i
cui u.
6.7.3. hoUsIng mICroFInanCe
au icfc i i ii i
Piippi, k pi puc
ci w-ic w. micfc
iiui c p i k u.
hw, mFI wi i wi i
i pici pcic.
6.7.4. CooPeratIves
hui cpi uc c
fc cquiii cu u ui
p uuuc. I Piippi,
i i cpi
ii p p ui
cpi ui icfc i
. a p i ni si
h Cpi i Cu Ci. a fi
ni Ci Cpi(natCCo), i
pi ui , picu wi iiii pci (www.
cp.p). s cpi pi ui
i . t -fc
ui fc iiui, hdmF
P-IbIg. suc c p u
fcii c i ui . I
g c pi u cii
cpi cuii w
i cpi ui cquiii,
ic, p uc i piicu u p c p.
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ChaPter 7: Ways ForWard ProsPeCts and Challenges oFInstItUtIonalIzatIon
acii c i pii cu u
p ic u iiui
wk, u uc w-f
pcu. sci up wu quii pc wk
i p wk. s
u i uccu ipi
i cu u ppc :
1. t u u iu c
ii pi cui u
picip ip pc.
2. t u u pi
wip , uc uuuc.3. eii iiui uppi
cu u.
4. t u ii w iii
uii.
5. Cui ii picipi.
6. Pip ii pi ii, ngo
c uii.
7. acc ui fc ci puic
pi uc.
8. Cii w i c.
9. s cpci .
s ci w iif, :
1. t ck i pic
ci ipi iiui.
2. scu u pii i i i
p pc.
3. t ck -c i uc
u uii.
4. t -icui ii u
i ii .
t wi ci ui w
ci, p w ci-up
iiuiii i u ppc.
7.1. Integrate and CodIFy ProCessesand stePs For seCUrIng tenUreContaIned In exIstIng laWs.
t pc p cquii u
u i cif pi
cci c uic k,
pci p. W wu uu i
c cui pp i
pi ii i pi, wi c
iuci c pi, i iiui
pi i p, ipif
cu qui, ii
cci fci uc.
07cH 7: wAYs FoRwARd pRospects AndcHALLenges oF InstItutIonALIzAtIon
49
Achieving scale in the provision osecure tenure depends on the existenceo a sound institutional ramework,assured resources and well-defnedsystems and procedures.
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InsTITuTIonAlIZInG AlTeRnATIVe TenuRe
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t cifci ii w u :
1. ei i wic p pp
c cqui;
2. ei ci ci
i, icui wic
c icp i ii i ii ;
3. df w wic i
cqui;
4. Ii p wi
i ppici i
w c i;
5. Ii iiui wi ip c pcu cquii i.
7.2. develoP IntermedIate tenUreInstrUments and sChemes For seCUretenUre aCQUIsItIon
t iiuiii cu u
iu, p cifc ccupc
i, cu p. a, c
cquii i c upcifc pcu, iiii quifci, cc,
c cu.
7.3. set UP InstItUtIonal arrangementsthat streamlIne the ProCedUres oFaCQUIrIng Formal tenUre based on anassessment oF exIstIng InstItUtIonalmandates and CaPaCItIes.
t w w iiuiii cu
u ppc. o i up p pcifc c ip i. a
i uip ip wu u
ui wic cu u
iu, ui fc c, cu
cc. a cpci p p u
k ipi iiui ui i
cpcii.
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Box 11: HoW ProviDing Secure tenure tHrougH PreSiDential lanD
ProclaMationS coulD Be inStitutionalizeD
th fw pssb mss f s sh h s f
psd d pms s s pph.
esbsh d pm pmm.a wh h ms p
dms d dsb d hs shd mpm d fd wd h
b ssd. th pmm wd s spf h mds f dsps d h dff
psss b bsd d h md f dsps. Sh pmm b
sbshd hh d, b s wd pd s bss d
p spp.
P f d.Wh h s s f ds f h f ds sb
pm, h h s mk d ffdb. S h s f h ps f
sbsd, df hw mh h sbsd shd b, d df h s f sbsd w b
ss wh s s psd.
cmp d h sh.Bf s s pmd, h d sss
p h dsps f h d sh s wshp f h d, mp wh
ws, h ds sb f hs, . shd b sd p ds.
em ssssm.Bf h ss f pm m ssssm
shd s h hbb sb f h d f sd s. S s ss
hk h ps f ss h b b shd b p f hs.
imd hs-bsd sms. th ss f md sms
shd b dfd, d hh s, sbsh h h f h hds d
p hm fm fm b dsfd s bfs f pm. ths
sms ms b d dms d b h s. M, s mds f
dsps, d dd d mm ss, d sf, shd b pd.
a s ms.is wd mp psb s f
s ms, wh bs. th s d spsbs f
ms s--s m sh s shd b dfd.
lgus sbsd s dpm. l ms mdd d h h whwh
pd bs fs. ths d h ps f sd d h pmd
s d h b f w, s d h fs.
gm pshps wh h -m d p ss.th sss f kp
h s f hs mmm ss ms b p ss ffd b
ngos d h p s. gm sbsd w b h mk hs
ffdb h p.
empw mm s. cmm s b h p
mk dss d ff h bs s hds f s sms.
07cH 7: wAYs FoRwARd pRospects AndcHALLenges oF InstItutIonALIzAtIon
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7.4. Integrate seCUre tenUreaPProaChes In CIty develoPmentProCesses.
scu u p u i i
ppi ci p, u
p ci pii iucu
ic wi pii cu u. ti iiui u ci
f , ui ccuii
c i ipi pc.
7.5. CIty-WIde land InventorIes andenUmeratIons
t pi ci-p pc
cu u i i
wu f ii ccu ic ui u
wiu cu u u i
i . mi i i
c p c c.21
7.6. develoP FInanCIng sChemes FortenUre regUlarIzatIon
a i i ui fc
wu pu. I , w ki u
iu ccp fci iiui
u c u i
pup ici p pp cc ui fc.
7.7. strengthen CommUnItyorganIzatIons
Cpci-uii cui ii
u p iiuii cu u
p. t c c ci
p i ufci kw w
pcu i i p iip.
21 s GlTn piati: un-HAbITAT (2010). ct M I: srvig r tr rit a ra a maagmt; a un-Haitat (2010).
la Ivtr i btwaa: Pr a .
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Amai, ria. (2009). ruii u wii upi p i
ai: t c P ri hi. ei Uii 21, . 2,
l: IIed, pp. 389-413.
Ati, dai R. (2006). Iiui c i iii
Piippi ppci. I l r, l s Cpi, . 2 pp. 72 83.
F aicuu oii Ui ni (Fao). r.
Aritizaa, nra a Ar ortiz Gmz. a ic ip i i
b? I g P (.) (2002).l, ri Ii. l: Itdg Puii,
pp 100-113.
Aia dvpmt ba. (2002). m mi U sic P Pjc (ta 3760
PhI Fi rp). adb. mi.
bara, Aa V. t l sc dp Fwk, PwPi pi
ni l sc sui, hi h, mki Ci (m 28, 2010).
ra, ei. (2002). Cii u pici, u pi ci
i bi. I g P (.). (2002). l ri Ii, pp. 209-232. l:
Itdg Puii.
Hig a ura dvpmt criatig ci (2006). miu t Piippi
dp P 2005-2010. mki Ci.
kara, Aa Mari A. a J G. Pat. (2006). t h Pi Cu bui.
I Cii sci mii miu t Piippi dp P: a
Fi tw y 2004-2006, 67-87. Code-ngo, 2006. Qu Ci.
Mraa, dia Ja. (2009). Uii vic: Cui oii mi. a
c u wi g Cic Cuc Fui, mi, ui ui
ppc i Piippi, Qu Ci.
natia statiti o (nso).2009 au lu ep su.acc 2
Fu 2010. ai : p://www.c..p/c/_.p.
Partrhip Phiippi spprt srvi Agi a Jh J. C Iiu Cuc
sci Iu, 2009. Cii sci a mtPdP (2005-2010) Pc ihui, Qu Ci.
ReFeRences
53
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Phiippi-Atraia la Amiitrati a Maagmt Prjt (PA-lAMP), la
Amiitrati Rrm. Wii w i p. Pic sui Ii rp,
oc 2002. mi.
un-Haitat Ga la T ntwr. (2010). Cu i: sui u cui
u . Unon/Puii sic sci. nii.
______. la Ivtr i btwaa:Pr a l. (2010). Unon/Puiisic sci. nii.
______. sr la Right r A. (2008). Unon /Puii sic sci. nii.
uit nati ctr Tam. Pp p 2008 Piippi dp Fu,
Ck, Pp, 26-27 mc 2008, cc 6 Fu 2010. ai : p://p.p/
w/2008%20Piippi%20dp%20Fu_%20%2026%20%20
ccFInal.p
Whrma batt a Ati dai. (2011). Ii l tu - IiIu sc-C Cii?. I F aicuu
oii Ui ni (Fao). (2011). l tu Ju 1-11. r, I.
Wr ba. (2009). W dp rp 2009: rpi ecic gp.
W bk. Wi d.C.
yap, davi li T., yap Apri, igra ermi Amr, oaa J, sra Art, chavz
carmi, a laatia Giri. (2002). t Ipc l vu hui siui
i Piippi.U rc Ciu rc di 3 (Ju), Qu Ci.
54
ReFeRences i
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the global land tool netWorK
t i jci g l t nwk (gltn) i
ciu p ii miiu dp g
u , ip cui u.
t nwk p pip. I icu
ii cii ci ii, , ui- i-ii, ii c ii iiui,
pi i. I i k iic ppc iu
ip cii i iu w. t icu
i ciuu i, w cu
iiiu ii, ip p p-p
, w u . t w ppc
i ucki ii iiii, pi ii
wk, ii i p
uu p ick cuii, pi kw w
ip cui u.
t gltn p, i i qu i p ii,
cui u u ,
iif 18 k wi p
iu cu c i. t nwk p u
ii ck , w c p,
i cu i ipi c pici
w wi.
t gltn i i wk w iiiu up c i p. F u
ii, ii, ii gltn w i www...
ABout gLtn
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AbouT THIs PublIcATIon:
Thi piati mt a raw rm th Phiippi pri i
impmtig atrativ apprah i rig tr r th ra pr. It a
pr hw th apprah a itittiaiz a r
taiaiit.
Th t ami thr apprah: pritia a pramati, th cmmit
Mrtgag Prgram, a th rt arragmt. Th atr ah apprah
ar ri a thir appiati itrat thrgh tw ata a. Th apprah
ar th aaz i trm th ga a itittia ramwr that pprt thir
impmtati a th t th ivr, th a priv th iari
a i trm mtig th rar ia r r hig a tr.
UnIted natIons hUman settlements Programme
Un-hi
U lii, l gc bc
l gltn Ui
P.o. 30030, nii 00100, K
t: +254 20 76 23120
F ii p cc u:
gltn sci
Fcii Un-hi
P.o. 30030, nii 00100, K
t: +254 20 76 5199
F: +254 20 762 4256
hs nu: hs/111/12e
Isbn nu: 978-92-1-133402-9 (si)
Isbn nu: 978-92-1-132525-6 (vu)