The First National Ethiopian Housing Symposium is set to take place over two days, from June 21 to June 22, 2024, at the Haile Grand Hotel. This national symposium is being organized by a collaboration of several key stakeholders, including the Policy Studies Institute, Habitat for Humanity Ethiopia, Addis Ababa University, the Ethiopian Institute of Architecture Building Construction and City Development, The Association of Ethiopian Microfinance Institutions (AEMFI), the the Ministry of Urban and Infrastructure, GoH Betoch Bank, and UN Habitat.
The housing sector is crucial for Ethiopia's economic growth and development, but it faces significant challenges such as rapid urbanization, high housing costs, and inadequate infrastructure. The shortage of affordable housing, especially in urban areas, leads to overcrowding and unsafe living conditions.
To address these housing challenges, the Ethiopian government is implementing various strategies, including urban planning, land administration improvements, and public-private partnerships. Slum upgrading programs aim to enhance living conditions, while priorities also include promoting affordable rentals, ensuring housing security for vulnerable groups, and involving local communities in decision-making. However, enforcement remains a challenge, highlighting the need for stakeholder collaboration to recognize housing as a fundamental right crucial for sustainable development and social inclusion.
Mr. Solomon Tilahu [Middle ] , Reaseracher at PSI , Responds to the suggestions and Questions about his Presentation
The primary objectives of this symposium are to present research findings and bring forward solutions related to housing challenges in Ethiopia. Experts from various fields are expected to convene and share their insights, with the aim of developing comprehensive strategies to address the country's housing needs.
This event represents a significant effort by these stakeholders to tackle the pressing issue of housing in Ethiopia. By bringing together stakeholders from the government, academia, and the development sector, the symposium aims to foster collaborative discussions and identify practical approaches to improve access to affordable and sustainable housing for the Ethiopian population.
H.E. Prof. Beyene Petros, Director General of the Policy Studies Institute
During the commencement of the symposium, the master of ceremony greeted the distinguished guests, honorable officials, participants, invited speakers, Habitat for Humanity family members, invited research presenters, press memebers, and distinguished guests. He expressed his great pleasure in welcoming everyone to the hub of Habitat for Humanity Ethiopia and its partners.
Mr. Yitina Tekalgne, the National Director of Habitat for Humanity Ethiopia and the representative of the African Union
He stated that the theme of the First National Housing Symposium was "Building Homes, Empowering Lives, and Advancing Inclusive Housing for Sustainable Development." The purpose of the gathering was to embark on a two-day journey of insightful discussions and collaborative efforts to address one of the most pressing issues in the country - housing.
The goal, he said, was to explore innovative solutions and share best practices that would help overcome the housing challenges in Ethiopia. This symposium was described as a platform where policymakers, researchers, partners, and community representatives would come together to discuss critical issues and topics such as housing demand and supply, housing governance, policy frameworks, housing finance, and property management.
Over the next two days, the participants could expect a series of thought-provoking presentations, engaging panel discussions, and interactive breakout sessions. They would hear from experts about the latest research, successful case studies, and innovative approaches for housing.
Before officially kicking off the meeting, the master of ceremony thanked Habitat for Humanity Ethiopia and all the partners for organizing the amazing conference. Next, he introduced the schedule of the program and invited Mr. Yitina Tekalgne, the National Director of Habitat for Humanity Ethiopia and the representative of the African Union, to present a welcome speech.
In his speech, Mr. Yitna thanked His Excellency, Prof. Beyene Petros, the Director General of the Policy Studies Institute (PSI). He also expressed gratitude to the honorable participants and the government officials from Addis Ababa and local governments.
Mr. Yitna, after thanking the digntaries and particiapants of the symposium, began his welcome speech by greeting the representatives of development partners, civil society representatives, academics, private sector representatives, members of the press, and all the distinguished participants. He thanked everyone for joining the first-ever housing symposium in Ethiopia, expressing that their presence showed the government's commitment to addressing important issues related to inclusive and affordable housing.
Mrs. Zenebech Bekele, Beneficiary of Habitat For Humanity Ethiopia's Housing Project
Mr. Yitna Tekalegne, the HFHE National Director and Representative to the AU, stated that Habitat for Humanity Ethiopia has been contributing to the national efforts being made to address the pressing housing needs and related basic services. He explained that since Habitat for Humanity Ethiopia started operations in 1993, the organization has assisted thousands of families to lead better lives through the provision of housing, water, and sanitation.
Ashenafi Mehari Kassa, a Ph.D. candidate at Tianjin University in China and a research fellow at the Policy Studies Institute presenting his paper in a virtual mode
Mr. said that in their continuous work to empower families and communities, Habitat for Humanity Ethiopia has been motivated by the generous support of partners at the national, regional, and global levels. He emphasized that the organization remains committed to its mission of building homes and empowering lives through inclusive housing and sustainable development.
Mr. Yitna then stated that the theme of this National Symposium was "Building Homes, Empowering Lives, Advancing Inclusive Housing for Sustainable Development." He stated that over the next two days, the aim was to share ideas among government policymakers, development partners, civil society, academia, researchers, and other stakeholders about land, housing, and urban development issues in the country.
Mr. Yitna expressed that it was an honor to have everyone present for this historic symposium, which was organized by a collaboration of organizations, including Habitat for Humanity Ethiopia, the Ministry of Urban and Infrastructure, the Policy Studies Institute, the UN Settlement Program Ethiopia Office, Addis Ababa University, the Ethiopian Institute of Architecture Building Construction and City Development, the Association of Ethiopian Microfinance Institutions, and GoH Betoch Bank.
In the welcome speech, Mr. Yitna stated that the theme of the symposium highlights the need to build homes that are accessible to everyone, so that all members of society have access to safe, affordable housing and inclusive public spaces. He emphasized that housing is more than just a roof over one's head, but rather about creating a place where everyone feels at home with an acceptable result.
Mr. Solomon Tilahu , Reaseracher at PSI , Prsenting their Studies
Mr. Yitna invited researchers, educators, and practitioners in the field of urban housing to participate in the symposium to inspire change. He mentioned that various fields, such as landscape, ecology, geography, and social sciences and so on , have been called upon to address the critical issue of housing, which needs urgent attention.
Mr. Yitna acknowledged that Habitat for Humanity and other actors have been fighting housing poverty, but the problem remains almost untouched. He then provided some statistical facts:
According to Mr. Yitna, the housing situation in Ethiopia is dire, with about 70% of housing units needing maintenance. Most of houses are made of water and mud, often with leaking roofs and dirt floors. Adequate sanitation is available to only 20% of the population, with 17% in urban areas and 19.4% in rural areas having access to sanitation. About 43% of households do not use latrines. Traditional houses, such as those with mud-plastered, woven-wood roofs, are particularly affected by the lack of affordable housing. Safe drinking water is available to only about 1% of the low-income households. Furthermore, around 80% of Addis Ababa is made up of slum areas, with widespread sanitation challenges and crowded conditions.
Mr. Yitna emphasized that these critical issues call for the coordination of stakeholders, which is why the symposium is jointly organized to outline and shape sustainable solutions. He urged everyone, including governments, community leaders, civil society, the private sector, and individuals, to make strong commitments and take swift action to address the challenge of inclusive, affordable housing in Ethiopia.
Finally, Mr. Yitna expressed gratitude to all those who have worked tirelessly to make the symposium a success. He stated that the participants have the opportunity over the next two days to take practical steps to ensure a better future for their children and grandchildren. Finally, he invited H.E. Prof. Beyene, to bless this special event with an opening speech.
His Excellency,Prof. Beyene Petros, Director General of PSI, expressed that it was a great honor for him to welcome everyone to this historic first national symposium on housing. He stated that the event was organized under the broad theme of "Building Homes, Empowering Lives: Advancing Inclusive Housing for Sustainable Development", which recognizes that providing affordable housing goes beyond just building, but extends to livelihoods and inclusive development.
Prof. Beyene acknowledged that Ethiopia, as the second most populous and fifth least urbanized country in Africa, faces urgent challenges of rapid urban expansion and a persistent gap between housing demand and supply. He cited reports showing that 64.3% of Ethiopia's urban population lives in slums, and less than 15% can afford or qualify for conventional housing finance.
Prof. Beyene explained that in recognition of these challenges, PSI is currently working with the Ministry of Urban and Infrastructure to establish a national housing system and fund, to investigate how housing finance could be attracted from various sources to create a stable and reliable funding mechanism for affordable housing.
He emphasized that PSI values strong partnerships with stakeholders, and this event is one of many joint activities with Habitat for Humanity Ethiopia. He stated that PSI has also conducted research projects that uncovered challenges and opportunities, leading to the recommendation to establish a housing fund, which has been accepted by the government.
Finally, Prof. Beyene welcomed all the participants and expressed hope that the symposium would be a platform to have fruitful discussions on the multifaceted aspects of the housing sector in Ethiopia, and to initiate partnerships that will pave the way for fundamental change.
The symposium provides a platform for diverse stakeholders, such as government officials, NGOs, and industry experts, to collaborate on housing solutions. It fosters dialogue, knowledge sharing, and partnerships to address the comprehensive challenges in the housing sector, which are closely linked to Ethiopia's economic growth and overall development.
The symposium also adopts a comprehensive approach, covering a wide range of topics, from housing finance to sustainability and women's empowerment. The expected outcomes include enhanced understanding, strengthened partnerships, and policy recommendations. The event is hosting more than 70 participants from various stakeholders, and monitoring efforts will track attendance and session evaluations, with post-symposium engagement focusing on sustaining partnerships and advocating for policy support.
Next,Mrs. Haregwoin Bekele , Country Program manager at UN habitat Ethiopia adreesesd a key note speech saying since 1998, the UN-Habitat has collaborated with Ethiopia on a variety of urban development initiatives. Key areas of partnership have included capacity building for sustainable urbanization, implementation of the Habitat Agenda, integrating local planning with slum upgrading policies, the "Cities without Slums" program, the Water for African Cities program, promoting sustainable transportation solutions through the SUSTRAN project, supporting improvements to public spaces in Addis Ababa, aiding the Ethiopian Cities Sustainable Prosperity Goals (ECSPGs), and contributing to the development of Addis Ababa. Mrs. Haregwoin said these wide-ranging joint efforts have aimed to address Ethiopia's rapid urbanization and associated challenges through policy support, program implementation, and knowledge generation.
Mrs. Haregwoin explained that Ethiopia is undergoing rapid urbanization, with its urban population growing at over 5% annually due to significant rural-to-urban migration. This rapid expansion has led to a host of interrelated urban challenges. Ethiopia's cities are grappling with a lack of affordable housing, a dearth of strategic planning, and uncontrolled spatial growth that has outpaced economic opportunities. This has resulted in increased traffic congestion, poor sanitation standards, and a lack of effective waste management. Consequently, urban inequality, unemployment, and poverty have become pressing concerns that the country must address to ensure the sustainability and livability of its rapidly expanding cities.
Mrs. Haregwoin underscored that the success of UN-Habitat's initiatives in Ethiopia is heavily dependent on effective partnerships, particularly with regional and local authorities. UN-Habitat's work on solid waste management, for instance, is carried out in close collaboration with the city administrations of Addis Ababa and Bahir Dar. Similarly, the city government of Hawassa is a crucial partner for the project related to sustainable development of the city cluster. The type of partnership that UN-Habitat promotes in Ethiopia is focused on ensuring local ownership and on-the-job training. This approach helps to build the capacities of regional and municipal authorities, fostering their active participation and long-term commitment to the success of these urban development projects. Strong local partnerships are central to UN-Habitat's strategy for driving sustainable urbanization in Ethiopia.
Next, Mr. Wondimagegne Dagne from Addis Ababa and Mrs. Zenebech Bekele from Debre Birhan City deeply acknowledged Habitat for Humanity Ethiopia for its unwavering support in transforming their dilapidated houses into livable homes. Both of their testimonies conveyed that without Habitat for Humanity Ethiopia's assistance, their slum houses would have been condemned, and they would have faced the prospect of perishing inside their old, decrepit dwellings. They expressed gratitude that this charitable organization not only built their houses but also provided them with bathrooms, running water pipelines, kitchens, and sewerage systems.
Mrs. Zenebech Bekele, who has a disability, said that Habitat for Humanity Ethiopia has to continue its work like it did for her, to support people with disabilities. Finally, they urged Habitat for Humanity Ethiopia to keep on its work in rebuilding and maintaining the shabby houses of other impoverished people like themselves.
Following the testimony, Grace Amanda, policy and advocacy manager , Africa Area office, Habitat for Humanity International office expressed that she is truly humbled to be part of this process. She conveyed that Habitat for Humanity is honored to extend warm greetings to all the gathered guests, including the grassroots communities and professional community that they are working with.
Grace mentioned that as the Africa leadership team, she is privileged to convene and work as a team towards the advancement of sustainable development. She highlighted that as they gather, housing challenges in Africa affect about 20 million people. Citing data from the African Development Bank, she noted that by 2027, there will be approximately 4 million new urban households, and this number is projected to reach 9.7 million by 2037.
She stated that these figures reflect the need for sustainable housing solutions and highlight the urgency and importance of coalition. Grace Amanda emphasized that Habitat for Humanity's mandate is to bring people together to address homelessness, build community, and provide hope.
She further explained that Habitat for Humanity works with development partners, communities, and other civil society organizations to provide affordable housing solutions and promote sustainable community development. In Ethiopia, she said that their efforts have focused on constructing affordable homes, improving access to clean water and sanitation, and enhancing the resilience of communities against natural disasters.
Grace mentioned that the Habitat for Humanity housing symposium aims to raise awareness about cities, share best practices, and facilitate collaboration among stakeholders to advance affordable housing solutions.
She also noted that Habitat for Humanity's work is focused on policy and advocacy, capacity building, and promoting sustainable and innovative housing practices. The National Housing initiative supports 10 countries, stemming from the outcomes of the first African Housing Symposium held in 2022 in Nairobi, Kenya. It was decided to localize similar initiatives at the national level, and Habitat for Humanity Ethiopia is happy to tap into local housing issues and collaborate on interventions.
Grace sated that Habitat for Humanity Ethiopia has partnered with local communities to construct over 20,000 homes, impacting more than 100,000 individuals. This demonstrates their commitment to providing affordable, stable housing and treating members of the community with dignity. She explained that the main challenges facing Habitat for Humanity Ethiopia include high housing costs and inefficient systems. Addressing these challenges requires collective efforts and collaboration.
Grace underscores that Habitat for Humanity recognizes the need to address climate change and gender issues in their housing initiatives. In Ethiopia, extreme weather events have affected housing security, emphasizing the need for climate-resilient solutions. They also aim to promote gender equality and ensure women have equal access to land and secure housing.
Grace explained that the Africa Housing Symposium provides a platform to amplify the voices of African experts, policymakers, and practitioners, celebrate their successes, and learn from experiences to work towards a future where every African family has access to affordable, quality housing.
Grace said the objectives for the next two days are to exchange knowledge, identify policy gaps, forge new partnerships, and develop actionable recommendations to address the root causes of housing challenges and advocate for policies that promote affordability, quality, and accessibility for all. She said when we have achieved great incomes, we are repugnant to achieving the African Union agenda 2063. But the Africa we want and the Sustainable Development Goal is a collective effort that requires Governments, civil societies and communities, and international partners to work strategically and cohesively, with the unaccredited goal for humanity being to ensure that housing is recognized as a fundamental component of this development.
Grace said adequate housing is not just about shelter, it comprises of dignity, health, and economic opportunity, and Habitat for Humanity is committed to working with the government of Ethiopia and financial institutions to prioritize infrastructure and address these challenges. Thus, Habitat for Humanity, the community, the government of Ethiopia, and financial institutions and donors must work together to provide adequate infrastructure for development, with the solutions being integrated and comprehensive to generate human development and cater to all segments of the population. Habitat for Humanity recognizes the importance of housing, especially for informal settlement communities, and it is committed to collaboration and innovation to provide stability and hope for the future. She said this Housing Symposium will provide a platform to continue this dialogue and work towards addressing the housing challenges in Africa. Finally, Grace expressed her excitement to meet everyone in person for the future and thanked them for their commitment and dedication to this course. She concluded by wishing everyone well.
The first presentation was delivered by Dr. Ing. Wubshet Berhanu, Chair of Housing at the Ethiopian Institute of Architecture, Building Construction and Urban Development (EiABC) at Addis Ababa University, and focused on understanding urbanization, housing demand and supply in Ethiopia, and the challenges and opportunities in housing.
This was followed by a Q&A/plenary session moderated by Dr. Solomon Endrias. After the poster presentation, Dr. Behailu Melesse Digafe from the Department of Architecture, Institute of Land Administration at the College of Bahir Dar spoke about the contribution of Ethiopian land use planning and zoning to urban densification based on a case study of the city of Bahir Dar. This was followed by the plenary session and a lunch break. In the afternoon, Joshua Maviti, Program Management Officer at UN Habitat, presented a compendium of housing policies and approaches that contribute to creating adequate housing for all.
This was followed by another plenary session and a poster presentation. The day ended with three parallel breakout sessions: Practices and challenges of urban land governance and tenure security, Emerging Trends in housing policy and Delivery Systems/Practices, and addressing urban expansion: the Utility Infrastructure Response to the growth of High-Rise Buildings in the Ethiopian Housing Supply Chain. The findings from the breakout sessions were presented in a plenary session and the first day of the symposium came to an end.
The second day of the symposium on June 22, 2024 focused on the sub-theme "Enhancing Housing Finance for Affordable Housing and Exploring Challenges and Opportunities in Property Management Practices on the Path to Sustainable Growth"
Next, Mr. Tsegaye Moshe, the Executive Officer of the Housing Development Sector at the Ministry of Urban and Infrastructure, presented the new direction of the country's housing policy, with special focus on the housing management information system.
This was followed by a presentation by Ashenafi Mehari Kassa, a Ph.D. candidate at Tianjin University in China and a research fellow at the Policy Studies Institute in Ethiopia. Ashenafi's paper is titled Rethinking the housing policy context mainstreaming at the center of Ethiopia's urban housing, focusing on rethinking the housing policy context and placing it at the center of urban housing strategies in Ethiopia.
According to Ashenafi's presentation, the urban housing problem in Ethiopia is multifaceted. He explained that land in urban areas is publicly owned by the government, leading to a severe shortage of housing and shelter. This public ownership of land has pushed out the majority of people who could otherwise afford reasonable land prices from the property market, perpetuating social and economic inequalities. The situation has also led to exploitative social relations between homeowners and renters, as well as illegal land grabs that potentially breach the rule of law.
Ashenafi suggested that the conventional wisdom behind public land ownership in Ethiopia is now being questioned. He pointed out that globally, a significant portion of household wealth is tied to real estate and residential property-related assets, ranging from 25% in the US to over 70% in China. This suggests that the public ownership of land in Ethiopia may have limited the potential for property-related wealth accumulation and sustainable development.
To emphasize the importance of this issue for Ethiopia, Ashenafi highlighted the high percentage of household assets tied to residential property in countries like France (52.4%), the Netherlands (51.2%), and Italy (47%). He believes that leveraging the potential of residential property-related wealth could have immense implications for poverty alleviation and sustainable development in Ethiopia.
Ashenafi presented the urban housing problem in Ethiopia as a complex challenge that requires a re-evaluation of the conventional wisdom and an exploration of alternative approaches that could unlock this potential. He acknowledged that the analysis of the urban housing problem in Ethiopia has been approached from different perspectives, with some sources being more ideologically motivated or focused on bureaucratic inefficiency, rather than providing a sufficiently normative analytical position. He suggested that a more positive analytical perspective may offer deeper insights into this critical issue.
Constitutional and legal documents, such as the FDRE Constitution (Proc. 1/1995), which outlines the rights to decent housing and a safe environment, as well as the government's responsibility. Several proclamations (455/2005, 1161/2019, 456/2005) are also cited, which outline the government's power on land acquisition to uphold public interest.
Policy documents, including the Urban Development Policy, Urban Land Development and Management Policy, and Urban Housing Strategy, which analyze the housing problem, land management, wealth effects, and policies on land and housing supply.
Land lease laws, such as Proc. 272/2002 and Proc. 721/2011, which examine the land market (and monetization), administration, and effects on supply. Datasets that provide insights into various aspects of the urban housing problem, including a rent survey (19 cities, 3052 HHs by PSI in 2018), Mek'ele City public auction 2014-2020 (2094 PLTs), a sample auction from 7 cities (PSI in 2018), a survey of 3 cities in Tigray (2020, 402 HHs), and the 2007 National Housing and Population Census (CSA, 2010). These datasets offer information on land market prices, the rental shelter market, affordability of residential land and rental prices, the tenure structure of housing, and estimates of housing demand.
Ashenafi presented the historical context of urban housing in Ethiopia over the past seven decades, tracing the evolution through different ideological periods and global housing movements.
During the socialist period from 1974 to 1991, the report states that Ethiopia implemented significant changes in land ownership and housing policies. This included the public ownership of rural and urban land, the establishment of housing cooperatives and a housing and saving bank, and the nationalization of urban land and extra houses through Proclamation 47/1974. However, this period also saw negative effects, such as a decline in homeownership rates, investment demotivation, physical dilapidation of housing, and extensive land grabbing facilitated by top officials.
Since 1991, the report indicates that Ethiopia has moved towards a "developmental capitalism" model. Public ownership of land has been maintained, while the housing and saving bank was abolished. There was no clear housing policy until 2005, when urban development, land development and management, and housing strategy and policies were adopted, marking a shift towards a more rational analysis of the urban housing problem.
The introduction of the land market through Proclamation 272/2002 and the intensification of land monetization in 2011 (Proclamation 721/2011) have been significant developments. Additionally, housing cooperatives were reintroduced by law through Proclamation 7211/2011, reflecting an attempt to address the housing challenges.
Regarding the "developmental capitalism" approach since 1991, the report notes that housing programs have involved partial mortgage schemes, with high-income households receiving 60% mortgage, middle-income households 80%, and low-cost housing 90% mortgage. However, these programs have produced less than 400,000 units and were shortly terminated, except in Addis Ababa.
The real estate sector has seen substantial growth, with 630 companies registered (with ETB 3.5 investment capital) by 2017, of which 117 were licensed during 2015-2017. The land supply data for various cities shows the scale of land allocated to these real estate companies.
However, the issue of illegal land occupation and grabbing has also become a significant problem. The report cites examples from Dire Dawa, Adama, and Mekelle, where illegal occupations have been a major concern.
These trends highlight the complex and multifaceted nature of urban housing in Ethiopia's "developmental capitalism" context, with both formal housing programs and the growth of the real estate sector coexisting with the persistent issue of illegal land occupation and grabbing, which is overriding the common wellbeing of both urban and rural residents and the public economy in general.
Ashenafi stated that this situation has significant implications for the rule of law and order, as well as wealth distribution, which has been disfavoring the common citizens. Regarding the constitutional and policy framework, Ashenafi explained that the Ethiopian constitution (Article 90(1)) places the responsibility for providing housing on the government, contingent upon resource availability, and relevant policies have echoed this primary emphasis on the social aspect of housing.
The constitution recognizes the public ownership of land and the right of citizens to decent housing (Article 90(1)) and a safe environment (Article 44(1)).Ashenafi said this public ownership of land is seen as a conducive environment for the government to fulfill the housing needs of urban citizens.
The government has the right to expropriate land under the use rights of citizens, which is seen as a way to sustain the economy through fixed capital accumulation, construction and manufacturing sectors, and mass engagement of labor.
However, Ashenafi noted that less than 40% homeownership coverage is a challenge to the public ownership of land without viable alternatives for the rest of the population to live without affecting their basic life expenses.
Ashenafi explained that high land prices have hindered urban development, particularly residential housing, with an increasing impoverishment effect on those who cannot afford these prices. Overall, the constitutional and policy framework recognizes the social responsibility for housing, but the implementation challenges, including illegal land occupation and high land prices, have undermined the realization of these goals.
Regarding the public ownership of land, Ashenafi said there is a potential conflict between Article 40(3) and Article 40(6) of the Ethiopian constitution regarding the nature of public land ownership. The problem of land supply lies in the nature of the government-people relations, with a duality of ownership between the government and the Nations, Nationalities and Peoples (NNP), and the federal government reserving the power to override regional decisions on land use.
Regarding the housing policy, Ashenafi explained that the policies prioritize land use efficiency, emphasizing capital-intensive multifamily housing apartments. The government's Integrated Housing Development (IHD) program only contributes to 10% of the annual housing demand, and there is a reluctance to provide land at affordable prices for households to build on their own. Land prices are very high, and Proclamation 721/2011 has protected the commercial real estate business for large companies, transferring public resources to these companies and deterring the competitiveness of the private commercial real estate sector.
Ashenafi highlighted the complex constitutional and policy issues surrounding land ownership and the housing sector in Ethiopia, with challenges in balancing public ownership, government intervention, and enabling private sector participation. Addressing these issues will be crucial for meeting the housing needs of the population.
Ashenafi stated that the urban versus rural dichotomy in the jurisdiction of land tenure, rights, and administration in Ethiopia presents several challenges. It was noted that rural and urban areas should complement each other, which requires the coordinated use and management of available land. However, in Ethiopia, the public ownership of land has not contributed to strengthening the complementarity of the two sectors as intended.
Ashenafi explained that although the major contributor to urban growth is a demographic shift from rural areas, cities and towns have been placed in the position of rural land consumers. The dichotomous designation of authority over rural versus urban land creates competing interests that abuse the productive and best-use value of land. The dichotomous rural (freehold) and urban (auction market-based) land tenure systems further exacerbate this issue.
Ashenafi concluded that the current urban housing policy in Ethiopia, which essentially amounts to a residential land supply policy, is not only ineffective but also detrimental. The land supply is either irresponsive (public auction) or unsustainable and imposes costs on the next generations (benchmark price scheme). It was noted that land is not being used for the prosperity of the majority; instead, land has impoverished the majority of urban residents.
Ashenafi identified the core problem of the residential land (and housing) supply in Ethiopia, including the disproportionate power and responsibility of the government on land, the treatment of housing as a social development issue in the constitution coupled with the government's conditional responsibility, the separation of the ownership of land and the power over political governance of land, the rural and urban dual jurisdiction over land rights and governance, and the representation of the various urban societal classes in the political process.
Ashenafi recommended that the mainstreaming of housing policy in Ethiopia needs to be revisited, as the constitutional mainstreaming of housing as a social development issue has contributed to the ineffective and detrimental residential land supply policies. These policies should be reconsidered in light of the feasibility and compatibility with the economic development stages of the country. The report also recommended that private sector competitiveness should be a priority in the housing sector, and provisions that promote the inefficiency of the private sector should be avoided.
Additionally, Ashenafi recommended that the dichotomous jurisdiction over rural and urban land needs to be addressed. Land ownership and the authority over land should be devolved to the regional governments, ending the duality between the federal government and the "Nations, Nationalities and Peoples" (NNP). Land has to be governed and managed, and its use has to be determined in a way that ensures the collective wellbeing of the urban and rural economies, where neither thrives at the expense of the other.
The presentations were followed by a plenary discussion, which gave the audience the opportunity to interact with the speakers and explore the topics covered in greater depth.
Following the poster presentations, Mr.Sisay Zenebe, a consultant, presented on the challenges, opportunities and the path to sustainable growth in property management practices in Addis Ababa. Another plenary session followed Ato Zenebe's presentation.
After the lunch break, the program continued with two presentations. First, Mr.Solomon Tilahun, researcher at the Policy Studies Institute, examined the barriers to accessing and using housing finance in Ethiopia. This was followed by a presentation from Mrs. Hellen Waigwa, Housing Finance Systems Manager at Habitat for Humanity International's Africa Area Office, who discussed housing finance practices in Africa and their contextualization for Ethiopia.
Afterwards, Mrs. Workwoha Mekonnen, representing the Ethiopian National Women's Land Rights Task Force, presented the agenda for women's land rights in Ethiopia. Following the poster presentations, there was a Q&A session and a plenary session to create further discussion and exchange opportunities.
The day ended with a concluding plenary session in which Dr. Endrias summarized the key findings and actionable solutions that emerged from the day's proceedings. Ato Yitna Tekalegne, the National Director of the HFHE and representative to the African Union, then delivered the closing remarks.
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