A Reality Check on the Quest for Tenure Security and Land … · 2010. 11. 10. · SOLOMON Abebe Haile: Expert Group Meeting on Secure Land Tenure:new legal frameworks and tools Area

SOLOMON Abebe Haile

Institute of Surveying, Remote Sensing and Land InformationDepartment of Spatial, Landscpae and Infrastructure Sciences

University of Natural Resources and Applied Life Science

A Reality Check on the Quest for Tenure Security and Land Administration in Ethiopia

SOLOMON Abebe Haile: Expert Group Meeting on Secure Land Tenure: new legal frameworks and tools

Presentation outline

1. The nation & the land sector at a glance

2. Macrolevel ambivalence: land issues & the SDPRP

3. Mesolevel practice: piloting LA, institution building

4. Grassroots realities: unmets needs

5. Rights documentation: new tools?

6. Conclusion


Area 1.1 m. sq km

Ä 72.4 Å

Life exp. 45.5Literacy 41.5 Poverty % 44.2 IMR 112/000HDI 170/177GNI PC 100

0

10

20

30

40

50

GDP

GDP 41.8 10.7 47.4

Agriculture Industry Service

Ethiopia: the Nation at a glance


The land sector at a glance

Arable land person ratio 0.17ha Average holding size 0.97 ha

36.30% HHs 0.5 ha or less62.34 % HHs 1.0 ha or less

THE PROBLEMS: tenure insecurity, land scarcity, fragmentation, degradation, landlessness, disputes

LandlessnessDegefa (44-53%)Workneh (21-36%)Zegeye (37%)Pender & Berhanu (140% increase in 8 years)


The right to ownership of rural and urban land, as well as of all natural resources, is exclusively vested in the State and in thepeoples of Ethiopia. Land is a common property of the Nations, Nationalities and Peoples of Ethiopia and shall not be subject to sale or to other means of exchange.

Article 40(3) of the Constitution

Land policy: the basic provision

Federal government: legislative framewworkRegional/State governments: Land Administration

Responsibility assignment


Some aspects of the land policy debate1.1 The confinement thesis

Stateownership

Land to resident farmers

No mobility shackledfarmers

1.2 Benefits/efficiency Framework

Free hold

Tenuresecurity

Land marketliberalization

Efficient land/labor allocation

More investment Improved

productivity

1.3 Protection of assets?

Free hold Distresssales

Loss of asset/

landlessness

Socialdisruption


SDPRP: some breakthroughsTenure insecurity recognized

Redistribution free years

Protection of property rights (thru the admin. of justice)

Leasehold reforms (urban)

Relaxed collaterlization: large-scale agriculture

Land use planning

Nation-wide land certification


References to land : few & far between

Lacks coherence & strategic vision

The SDPRP: weaknesses

Weak regional/states‘ synergy

Complete rural-urban partitioningConflicting signals


Mesolevel Practice

Region specific legislations & LA agencies in place

LA piloting

Some new LA arrangements

Detailed directives to implement LA procRelaxed rules for rights transferMinimum threshold for parcel size Redistribution bansLA Piloting & donor engagement Detailed directives to implement LA proc


Registration & Certification: a new initiative

‚Nation-wide‘ effort

A scaling-up of a regional program

Well-received among donors, civil society, farmers

No legslative framework

No sptial framework


Registration & certification: content of the land register

Area (ha)10

Mr. Y

Mr. Z

Mr. A

Crop, woodlot, grazing, homestead

Region

District

Zone

Village name

Area

Local unit

South

West

North

East

East

North

Parcel Address 11

Flat rate accordingTo parcel size & FS status

Agric. Income and Rural land use tax

10

Redistribution,inheritance

Means of acquisitions9

High, medium, lowFertility status8

CurrentLand use/cover

6

Timad, gemed, etcParcel area5

Mr. XNames of farmers Having rights on Neighbouring parcels

4

Central coordinates

3

Region, zone, district, subdistrict codes; land holder

A E 001 01 0002Name of owner2

Region, zone, district, subdistrict codes; land holder and no.of holding codes

A E 001 01 0002 4Parcel ID1

Generic infoIllustration Of specificInfo entered

Entry headerSerialNo


PRIMARY BOOK OF HOLDING

Outcome of 1st phase certification

No spatial framework; relative location

Traditional area measuremnts

Registration & certification: the primary book of holding (PBH)

The PBH: an overview

ParcelID

areaLocalunit

southnorthwesteast

Redist.Inherit.

HighMed.low

timadX, Y, Z, ...

X, Y, Z, ...

X, Y, Z, ...

X,Y, Z...

Villagename

Means of acq.

Fertlity level

Parcel areaNeighbouring parcelsLand use

Se.No


Registration & certification: Secondary Book of Holding (SBH)

HighMed.low

Fertlity level

WestNorthsouthnorthwesteast

Redist.Inherit.

X, Y, Z, ...

X, Y, Z, ...

X, Y, Z, ...

X,Y, Z...

Villagename

MeansOf acq.

Area(ha)

Central Coordinates

Neighbouring parcelsLand useid

Secondary Book of Holding: an overview

Outcome of a 2nd phase exerciseSpatial framework using orthophotosWould Involve two-levels of surveying1st level (District, kebele, sub-kebele, communal & service area boundaries); 2nd level (parcel boundaries)


Worsening Land Problems

DegradationFertlity declineFragmentationLandlessness, etc

Redistribution fear

Unmet LA NeedsConsolidationLand transfersDispute resolutionFragmentation monitoring

High WillingnessTo Pay (WTP)

Demand forland registration

certification

Grass roots facts

Image mapline mapcertificate

Prefered Spatial framework


0

50

100

150

200

250

WTPNot WTP

WTP 38Not WTP 201

1st Qtr

0

50

100<5051-100101-200201-300

<50 1 14 651-100 5 62 34101-200 12 19 8201-300 36 8 0

Bugna Dera Tehuledere

Earning tenure security: Willinness To Pay

WTP is not related with ability to pay!

Birr/ha

Birr/ha


Land Rights DocumentationNew data source?? – Satellite Image (Quickbird pan)


Land Rights DocumentationGPS Measurement


Land Rights DocumentationGPS Measurement & Satellite image (QuickBird MS)


Land Rights DocumentationGPS Measurement: accuracy (code, relative)

5m


Land Rights DocumentationGPS and Total Station Comparison

5m


Land Rights DocumentationThe Social Aspect – Phase 1: Skepticism


Land rights documentation The Social Aspect – Phase 2: building confidence


Land rights documentationThe Social Aspect – Phase 3: gadget demystified & role reversal??


Registration & certification: a welcome development

Free registration & certification: unsustainable

Conclusion & the way forward

Favorable legal framework for the registration & certification

What rights are recognized and how?(holding/use rights, rental, mortgage, etc)Duration/assurance of rights (total/provisional ban on redistribution, elimination of residency requirement)

Gradual dev‘t of sptial framework: start small-HP areas

Formalization of land transactions


Conclusion & the way forward

National consensus on the land issue

Comprehensive land policy

Federal level coordination/oversight mechanismUrban-rural coordinationCoordination among Regions/StatesMapping synergy (cadastral, urban, general)Support to less developed regions

Resolve conflicts in the legal regime

Documents

A Reality Check on the Quest for Tenure Security and Land … · 2010. 11. 10. · SOLOMON Abebe Haile: Expert Group Meeting on Secure Land Tenure:new legal frameworks and tools Area