Survey Instrument - Global Housing Policy Indicatorsglobalhousingindicators.org/sites/globalhousingindicators... · 2012. 6. 12. · P2.2 Estimated percent of all the properties in

Date Conducted:

Country: Jamaica State/Province: Kingston and St. Andrew

Region: Caribbean City: Kingston

First Name: Pauline Family Name: McHardy

Organization:

Address:

City: Kingston Zip Code: Kingston 6

Country: Jamaica Email Address: [email protected]: 876 924 7991 Fax:

Independent Consultant

It is important to note here that in attempting to find out what is the official housing “policy” in the country, three different and

complementary approaches to understanding housing policy should be pursued: (1) the policy intentions of officials; (2) the

policy prescriptions as they are articulated in writing in published documents, regulations, laws, and decrees; and (3) the

actual practices of those engaged in carrying out official policy. Needless to say, the three are not always identical.

Please use this spreadsheet form to collect and record the data for the survey and send it to Jane Katz, Director of

International Affairs & Programs, Government Relations and Advocacy with Habitat for Humanity ([email protected]) when it is

complete. Instructions and definitions are provided with this survey instrument. Any questions or comments you may have

concerning the information or its source should be written down in the sections provided for comments. Please provide an

explanation for any unanswered question in the comments section indicating why the information could not be obtained.

Data collection will involve interviews with informants, examination of documents, and field observations. In some cases, it

may be necessary to interview more than one informant to complete the data collection. In some cases, it may be necessary

to obtain the information from documents, rather than from interviews. It is the responsibility of the interviewer to evaluate the

data collected and to use the best possible data source for obtaining the information. In evaluating the data collected, it may

be important to consult knowledgeable persons in the field and to make sure that the results are sensible and can withstand

close scrutiny.

To this effect, Habitat for Humanity seeks to generate reliable and comparable information on the global housing policy

environment. The organization seeks to do so by collecting housing policy data in a large number of countries on a regular

basis, and using this data for two complementary purposes: (a) to maintain a web-based housing policy clearinghouse with

the up-to-date information on housing policy environment in each country; and (b) to arm advocates with factual data to

influence housing policy.

The collection of data for the pilot study is structured in five sections:

1. The Property Rights Regime;

2. The Housing Finance Regime;

3. The Housing Subsidies Regime;

4. Residential Infrastructure; and

Information about the Field Researcher:

P.O.. Box 5867, Kingston 6

INTRODUCTION:

Habitat for Humanity (HFH) has built, rehabilitated, repaired, or improved more than 400,000 affordable housing units

worldwide since 1976. While this is clearly a laudatory achievement, the organization has come to realize that it can never

meet its prime objective of “decent housing for all” through its own building efforts. It is now gradually moving towards an

advocacy role, where it aims to influence overall housing policy and practice in the more than 100 countries in which it has a

presence.

5. The Regulatory Regime.

It is expected that the actual time required for collecting the data necessary for completing all sections is of the order of 20 full

working days over a 2-months period.

Habitat for Humanity

The Global Housing Policy Indicators

Survey InstrumentRevised May 23, 2011

July 20, 2011 to September 20, 2011

Originally designed and tested by Shlomo Angel and Lucy Gitlin

mailto:[email protected]

* * *

Thank you!

QUESTIONING THE SURVEY INSTRUMENT:

Before starting the survey, please review the survey instrument carefully. If you have any question regarding a definition of a

concept or a method for gathering the information, please write it down in the comment section attached to each individual

question. Then send your questions to [email protected]. We will then respond directly to your questions. Please do that as

soon as possible, so as not to waste time. But in the meantime, you can start collecting data on those items that you

understand and have no questions about. You can keep sending us questions throughout the period when you are collecting

the data. If you are using an official definition, please include the definition in the comments section.

SENDING THE QUESTIONS IN ADVANCE TO INFORMANTS:

Many of the questions require quantitative or specific information, which may not be available to informants at the time of the

interview. You may find it useful to send the questions to the informants in advance, together with an introductory letter

introducing you and explaining what you are doing and why you need the information. We will provide a template letter to the

Habitat for Humanity point person in your region that will be responsible for your work, and he/she can provide you with such

an introductory letter. If you plan to send the interview information in advance, please make sure that you give the interviewee

adequate time to prepare the materials.

14. A housing advocate; and

15. A legal expert.

If the suggested informant listed above cannot provide the required information, it will be up to the local consultant to find a

way to obtain the information from other sources. Similarly, if information obtained does not seem to be accurate or

trustworthy, it may be necessary to obtain it from more than one source so as to ensure that it is correct.

8. A municipal official familiar with evictions and demolitions;

9. A municipal housing official;

10. A municipal budget official;

11. A commercial bank mortgage officer;

12. A real estate agent;

13. A land subdivision developer;

2. A program official (National Housing Agency);

3. A budget official (National Housing Agency);

4. A housing program official (Provincial/State Government);

5. A housing budget official Provincial/State Government;

6. A municipal regulator;

7. A municipal infrastructure official;

THE INTERVIEWS:

Obtaining information for completing the survey will necessarily involve interviews. All interviews should be conducted in the

metropolitan area of the capital city or an alternative large city in the country. The interviews may include meetings with

officials in the national housing agency, the provincial or state government in which the capital is located, and the municipal

offices of a city on the fringe of the metropolitan area. They may also include interviews with private sector and civic sector

informants.

The following is a partial list of informants who may be interviewed to collect the data for the survey:

1. A policy official (National Housing Agency);

COMMENT SECTION:

Please list all sources of information used to obtain the answer in the comment section, for example list the name, title, and

organization of each person interviewed. There are additional questions in the instruction section that need to be addressed in

the comment section. Read through the instructions carefully and give thorough responses to these open-ended questions.

Add as many details or additional information you might have in the comments section, as this will help add a bigger picture

explanation to the quantitative answers.

Property Rights Regime 6/8/2012

Property Rights Regime

Question Score Instructions Comments

0.75

Please fill in the yellow spaces (Use only

numbers. For percentages, use numbers

between 0 and 100). Please note that a "Yes"

answer - 1, is not always better than a "No"

answer - 0.

Please write down any comment you may have to clarify your

response, to add additional information, to explain how you

arrived at the answer, or to give the source of the data.

P1 Barriers to land ownership are removed. 1.00

P1.1

Can women legally own or inherit land?

(Yes=1/No=0) 1

For the following six questions, please consult

a person familiar with property law.

The Jamaica Constitution guarantees property rights and women

in Jamaica can legally own and inherit land. Source: USAID

Country Profile: Property Rights and Resource Governance

available at http://usaidlandtenure.net

P1.2

In practice, do women own or inherit land?

(Yes=1/No=0) 1

Please indicate whether this includes

inheritance from parents, husband, or both in

the comment section.

Women in Jamaica can inherit land from parents and husband.

Jamaican law provides the surviving wife with the right to

inheritance - Section 6 of the Family Property (Rights of Spouses)

Act.

P1.3

Can land be jointly owned by husband and wife?

(Yes=1/No=0) 1

If the answer is yes, please comment whether

this occurs in practice.

Section 10 of the Family Property (Rights of Spouses) Act

permits spouses (married and unmarried) to enter into

agreements which affect the current and future ownership and

division of property.

P1.4

Does the law recognize the customary or tribal

land rights of indigenous people? (Yes=1/No=0

or 100 if no indigenous people) 1 If yes, please describe in comments section.

Approximately 30% of land in Jamaica is held in "family land", a

form of freehold tenure where rights are jointly shared among an

entire kinship group. Rights in family land are informal. Because

family land is jointly owned the land is difficult to register, which

can be a problem for households seeking to finance home

construction, including those applying for government housing

programs that require proof of land ownership. Source: see P1.1

P1.5

Are immigrants, refugees and non-citizens

allowed to own land? (Yes=1/No=0) 1

If the answer is no, please indicate whether

this constitutes a large portion of the

population. There are no restrictions on foreigners owning land in Jamaica.

P1.6

Is it common for residents to hold land through a

long-term lease? (Yes=1/No=0) 1

Please describe the method of holding land in

the comment section - i.e. is land owned

collectively, is land leased short or long-term,

or can be owned individually?

Individuals and entities can lease land for residential use. Lease

terms vary in length, but the maximum period for lease of state

land is 49 years. This primarily occurs on agricultural land.

Source: see P1.1

P2

All residential land has registered titles

and/or incremental tenure documents 0.90

3



P2.1

Is there an operating program to register titles or

incremental tenure documents? (Yes=1/No=0) 1

Please examine recent government policy

documents. Specify in comments whether the

policy/program is implemented by the national

or local government. "Incremental tenure

documents" refer to any document that

protects resident against eviction.

The Land Administration and Management Programme (LAMP)

was established by the Government in 2000 to assist individuals

in securing titles for land for which they had no formal

documentation. In 2009, under Phase I of the programme, 3,000

registered applications were processed with an 88% success rate

for first registration applications. Phase II, which began in 2010,

will be greatly accelerated as it proposes to survey at least

15,000 new parcels and title 12,000 parcels over 24 months. At

the end of June 2011 more than 9,000 persons have applied for

titles. Sources: Jamaica Observer, 26/07/2010; The Gleaner,

26/07/2011; ESSJ 2010.

P2.2

Estimated percent of all the properties in the

greater municipality that have their title properly

registered. (%) 89.4

Please consult persons working in the agency

that registers property titles.

The National Land Agency is not able to give information for the

Kingston Metropolitan Area (KMA). The KMA is made up of the

parish of Kingston, all of which is urban, and the urban and

suburban parts of the parish of St. Andrew. As of December 8,

2010, 89.39% of the properties in the parish of Kingston were

registered and 83.82% in the parish of St. Andrew. Source

www.nla.gov.jm

P2.3

Are titles updated regularly when property is

transferred? (Yes=1/No=0) 1

Please consult persons working in the agency

that registers property titles. Please indicate

in the comments whether the practice is

different towards female headed versus male

headed households. Source: www.nla.gov.jm

P3

Titles and/or alternative property documents

are given to long-term residents of informal

settlements. 0.58

P3.1

Is there a policy or program that supports the

regularization of titles or alternative documents

in established informal settlements?

(Yes=1/No=0) 1

To answer this question, please consult a

member of the housing agency leadership.

Please specify in the comments whether the

policy/program is implemented by the national

or local government. Please indicate in the

comments whether there are special efforts to

reach out to female headed households.

The Housing Agency of Jamaica, an agency of the Ministry of

Housing, Environment and Water, is responsible for regularizing

and upgrading selected informal settlements. There are no

settlement upgrading programmes at the local level as shelter is

not the responsibility of local government. Source:

www.hajl,gov.jm

4



P3.2a

Number of households living in informal

settlements in the greater municipality. 34731

Please consult official documents. Make sure

the estimate of total number of squatter

households is realistic by asking several

experts.

A survey (Preliminary Assessment of Squatting Report)

conducted by the Ministry of Water & Housing in 2008 estimated

that 20% of the country's population lived in squatter settlements

(Source: ESSI 2008). With a population of just under 2.7 million

this would result in 540,000 residential squatters. According to

the 2001 Population Census the average number of persons per

dwelling was 3.6. When applied to the number of residential

squatters it reveals that there are approximately 150,000

households or 20% are squatter households. Of the 173,654

households in the KMA 34,731 are squatter households.

P3.2b

Number of households living in informal

settlements in the greater municipality who have

titles provided by a regularization program. 5329

Please consult official documents. Make sure

the estimate of informal settlements is realistic

by asking several experts. If there is no

regularization program or no informal

settlements enter 0 and make a note in the

comments section. If the number of female

headed households is known, please add to

comment section.

Number of lots completed in the KMA 1974-2010. Sources:

Ghettos and Shantytowns, Aart Schalkwijk, Dept. of Geography,

University of Amsterdam, 1988 (unpublished); ESSJ 1993;

Challenges in Social Housing and Shelter Policies: A

Comparative Analysis of Six Caribbean Countries, Pauline

McHardy for IDB, September 2005; www.hajl.gov.jm. Squatter

upgrading has continuously been carried out as an official

housing programme since 1974, financed first by the World Bank

and the Dutch Government and later by USAID. In 1995, at the

close of USAID funding the National Housing Development

Corporation (NHDC) was assigned the responsibility of upgrading

'brownfield' sites. In 2008, the NHDC was reorganized into the

Housing Agency of Jamaica (HAJL).

P3.3

Is the occupation of public land tolerated?

(Yes=1, No=0) 1

Please consult person familiar with land law,

particularly with homesteading or with adverse

possession.

Squatters may acquire possessory rights to private land after 12

years and to state lands after 60 years. Source: see P1.1

P3.4

Is there a process or program to recognize

occupancy of public land? For example,

certificates of occupancy, street addressing, or

other official documents are given to informal

settlers. (Yes=1/No=0) 0

Please consult person familiar with land law,

particularly with homesteading or with adverse

possession.

Government's approach is to arrest the problem. For those

settlements already in existence some will be regularized and

others relocated. New settlements will be discouraged through

greater policing of public lands and the provision of affordable

housing solutions, including serviced lots, to meet the demand in

areas expected to have an influx of workers as a result of

development activity. Source: 2008-2009 Sectoral Debate

Presentation by the Minister of Water and Housing, Wednesday,

June11, 2008, Jamaica Information Service.

P4

Evictions are minimized and, when the

occur, they are legal and involve just

compensation or resettlement. 1.00

5



P4.1

The number of persons evicted in the largest

mass eviction that took place in the greater

municipality in the last three years. 0

Please obtain reliable estimates from media,

from government agency engaged in the

eviction, or from organizations working with

evictees. Please provide references and

elaborate the situation in comments section.

There have been no mass evictions in the KMA in the last three

years.

P4.1a

Did the eviction follow an established legal

guidelines for evictions? (Yes=1/No=0, or 100 if

no eviction) 100

Please consult person familiar with legal

framework for eviction.

P4.1b

How long in advance of the actual eviction were

people first informed? (months) Please enter

100 if no eviction. 100

Please consult organization working with

evictees.

P4.1c

Was violence involved? (Yes=1/No=0, or 100 if

no eviction) 100

Please consult media or organization working

with evictees.

P4.1d

The percent of people who were resettled or

given compensation roughly equivalent to the

value of their homes. (%) Please enter 100 if no

eviction. 100

Please consult organization working with

evictees. Please indicate in comments

whether there was any difference in

compensation between female-led and male-

led households.

P5

Clearance of low-income communities to

replace them with more profitable

development is minimized. 0.50

P5.1

Slum clearance and redevelopment is an

established policy of the national or local

housing agency. (Yes=1,No=0) 0

Please consult person working in national

housing agency as well as advocates for slum

dwellers. Please identify whether the policy is

at the national or local level in the comments

section.

During 2008, due to delinquent beneficiaries and other

challenges, operations of the NHT Inner City Housing Project

were wound down. The programme was a part of the

Government's Urban Renewal Programme. Source: ESSJ 2008.

P5.2

The government has torn down existing low-

income neighborhoods and transferred the

vacant lands to the private sector for

development of new commercial, infrastructure

or higher-end residential. (Yes=1/No=0) 1

"Government" can refer to national, provincial

or municipal governments. It is important to

find out if the government is using its powers,

such as eminent domain, to demolish existing

housing against residents' will.

Not since the 1970s when the Kingston Waterfront was

redeveloped by the Urban Development Corporation. The plan

has been abeyance since the 1970s but efforts have been made

recently to restart activities in the downtown area.

P6

The public housing stock is privatized, and

restrictions on the sale of units are

minimized. 0.50

P6.1a

The estimated share of the housing stock that is

publicly owned. (%) 0.2

Please consult the agency that manages or is

familiar with public housing stock.

The Statistical Institute of Jamaica (STATIN) does not collect

information on the breakdown of ownership of the stock.

However, the Jamaica Survey of Living Conditions (JSLC) 2009

shows that 0.2% of households in Jamaica lived in government

rented premises. With the 2001 Census reporting a total of

748,000 households, it is estimated that 1,496 households lived

in government rented premises in 2010.

6



P6.1b

The estimated share of the public housing stock

that is being or has been privatized. (%) 76.6

Please consult documents of agency directly

engaged in public housing privatization.

Indicate the year(s) privatization process

occurred. Enter 0 if there is no publicly owned

housing.

In1993, the Housing Ministry took a policy decision to divest itself

of 4,648 units, which were developed for rental and as

cooperatives and condominiums from as early as the 1970s.

Solutions divested under this programme include rental units,

townhouses, apartments and upgraded lots. At the end of 2010

approximately 3560 units had been divested. Sources: (1)

Challenges in Social Housing and Shelter Policies: A

Comparative Analysis of Six Caribbean Countries, Pauline

McHardy for IDB, September 2005; (2) Jamaica Estimates of

Expenditure 2006-7; 2007-8; 2009-10; 2010-11.

P6.2

Is the public housing stock generally well

maintained? (Yes=1/No=0 or 100 if no public

housing stock) 1

Please visit public housing site and use your

best visual assessment or consult a reliable

resident of public housing or an organization

that works with public housing residents.

Most were/are in very poor condition as a result of poor

maintenance due to inadequate financing caused by poor

attitudes on the part of tenants and insufficient cost recovery

mechanisms. Source: see (1) above

P6.3

A national or local housing policy is in place to

support the privatization of the public housing

stock. (Yes=1/No=0 or 100 if no public housing

stock) 0

Please examine recent documents of housing

agency or consult person familiar with the

views of the housing agency leadership. If

possible, examine recent housing policy

documents or texts of recent speeches. A National Housing Policy is currently being completed.

7

Housing Finance Regime 6/8/2012

Housing Finance Regime

Questions Score Instructions Comments

F 0.39

F1 Conditions support mortgage lending. 0.17

F1.1 The inflation rate last year. (%) 11.70

Obtain from Central Bank documents, in local

currency. If the inflation rate for the last year

is not typical of previous years, please clarify

in the comment section.

Year 2010 Sources: Statistical Institute of Jamaica (STATIN);

Economic and Social Survey of Jamaica (ESSJ) 2010, Planning

Institute of Jamaica (PIOJ), Kingston.

F1.2

Residential mortgage debt as percentage of GDP.

(last year) 2.10

Information usually available from

Superintendent of Banks or Central Bank.

Note: if last year is not available, please use

the most recent year available and add the

year to the comment section.

GDP in 2010 was J$1,175.6bn while residential mortgages issued

amounted to J$24,673.8mn. Source: ESSJ 2010. The Jamaican

mortgage market as a per cent of GDP has fallen since 2007. The

Bank of Jamaica (BOJ) in its draft Annual Report 2010 (page 38)

points out that there was a deceleration in the growth of loans and

advances (primarily mortgages) of Building Societies which was

reflective of the weak state of the economy in 2010.

F1.3

Are there ceilings on interest rates for bank

deposits? (Yes=1/No=0) 1

Please consult a manager of a commercial

bank.

Section 33 (1) of the Bank of Jamaica Act states that the Bank of

Jamaica may, after consultation with the Minister and after giving

30 days notice to commercial banks and other specified financial

institutions as are affected, by notice prescribe (b) the maximum

and minimum rates of interest which such institutions or

commercial banks may pay on deposits.

F2 Mortgage lending is liberalized. 1.00

F2.1

Are private housing finance institutions

(commercial banks) allowed to engage in

mortgage lending? (Yes=1/No=0) 1

Information for this section is usually available

from commercial bank managers involved in

mortgage lending.

Building Societies, Insurance Companies, Credit Unions and

Commercial Banks, engage in mortgage lending. The value of

mortgages disbursed by Building Societies accounted for 36.1% of

mortgages disbursed in 2010. They were followed by Insurance

Companies (0.19%) making them the largest private lenders in

2010. Source: Economic and Social Survey Jamaica (ESSJ) 2010.

F2.2

Can private housing finance institutions make

mortgage loans in any geographical region inside

the country? (Yes=1/No=0, or if no mortgage

lending=100) 1 "

For example, Jamaica National (JN) the largest building society in

Jamaica with 47% market share, according to BOJ data March

2011, has 28 locations islandwide from which mortgage loans can

be made. Source JNBS www.jnbs.com

F2.3

Is mortgage lending available for both newly-built

and existing houses? (Yes=1/No=0, or newly-built

only =0.5, existing only=0.5) 1 " Source: www.jnbs.com

8



F2.4

Is mortgage lending available for the construction

of rental housing? (Yes=1/No=0) 1 "

Technically yes, as Jamaica National Building Society (JN)

provides home loans for persons who are purchasing a lot, building

a home or purchasing a home for tenanted or owner occupied

purposes. Source: www.jnbs.com

F2.5

Is construction lending for residential development

(infrastructure and housing) allowed?

(Yes=1/No=0) 1 "

Commercial Banks and Insurance Companies provide interim

financing. Additionally, the National Housing Trust (NHT) Interim

Financed Programme will lend money to private developers and

public sector agencies to assist in the provision of affordable

housing to employees that participate in the program by

contributing into the fund - sometimes matched by their employer.

Unlike the NHT, the Jamaica Mortgage Bank (JMB) finances the

construction of homes for a middle income niche market which can

afford houses valued above J$15mn with higher mortgage rates.

Sources: www.nht,gov.jm; www.jmb.gov.jm; ESSJ 2010.

F3

Mortgage interest-rate subsidies are

eliminated. 0.00

F3.1

The government has a public housing bank or

agency that lends directly to borrowers.

(Yes=1/No=0) 1



mortgage lending.

The National Housing Trust (NHT) was established in 1976 with

the mission of providing quality affordable housing solutions, loans

for residential purposes and financing for housing development.

Only contributors are eligible for a NHT benefit and qualification is

contingent on meeting a points system. Qualified persons elect to

contribute a set percentage of their income to the NHT fund -

similar to a tax.

F3.2

What is the difference between the interest rate on

a mortgage given by a private housing finance

institution and an interest rate on a mortgage given

by a government agency? (%) Enter 100 if there

are no private housing finance institutions. Enter 0

if government agency does not give mortgages. 7.2

You may calculate this difference yourself from

data on mortgage interest rates in commercial

banks and in the government mortgage bank.

Rates are variable. Building Societies lend at a rate of 17%. JN

has the lowest rates which range from 11.49 to a low of 9.8%. The

National Housing Trust's interest rates are 1%, 3%, 5% and 7%.

The difference is between the highest rates charged by both

institutions. It should be noted however that private institutions

generally offer more money to borrowers. Sources:

www.nht.gov.jm; www.jnbs.com

F3.3

Are there mortgages given at subsidized interest

rates? (Yes=1/No=0) 1

You may also consult officials at the

government mortgage bank or agency

providing the subsidy. Please describe who

the beneficiaries are for the subsidized rates.

However, as of July 1, 2010, mortgagors aged 55 and over, who

are first time applicants, can benefit from a two per cent reduction

in their interest rates. The NHT also introduced a deferred

mortgage system whereby contributors whose salaries make it

impossible for them to purchase a house can qualify for a

mortgage estimated at 60% of the price of the house while the

other 40% is converted into a deferred mortgage. Sources:

Jamaica Observer, Wednesday, January 8, 2011; www.nht.gov.jm

F4 Mortgage lending is protected from undue risk. 0.52

9



F4.1

Private housing finance institutions are required to

investigate borrower credit using independent

credit agencies. (Yes=1/No=0) 0



mortgage lending.

The Credit Reporting Act was passed on August 31, 2010 and

came into effect in October 2010. To date the BOJ has received

three (3) applications to establish credit bureaus. The act allows

private housing financial institutions to access credit information

but it is not mandatory.

F4.2

Private housing finance institutions are required to

assess the value of collateral using an

independent third party. (Yes=1/No=0) 1 "

Building Societies will lend up 70% of the property value at an

interest rate of 17% for a repayment period of ten years. A

valuation report must be done by a registered valuer. Source:

www.jnbs.com

F4.3

Is there a legal upper limit to the loan-to-value

ratios for bank mortgage loans? (Yes=1/No=0) 0 "

There is no legal upper limit and ratios vary. Most financial

institutions will provide financing for up to 80% of the purchase

price or appraised value, whichever is lower. While others lend up

to 85% . Source: www.jnbs.com

F4.4

Is there a legal upper limit on the loan payment-to-

monthly income ratio for bank mortgage loans?

(Yes=1/No=0) 0 "

No legal limit but as a general rule monthly payments must not

exceed 33.3% of the joint/single gross monthly income of the

applicant(s). Source: www.jnbs.com

F4.5

Does government guarantee individual mortgage

loans for housing? (Yes=1/No=0) 0 "

F4.6

Banks that provide mortgage lending are required

to have annual audits. (Yes=1/No=0) 1 "

The BOJ undertakes the supervision of deposit taking institutions

as required under section 34A of the Bank of Jamaica Act and

other secondary legislation, i.e. Banking Act Building Societies Act

(section 31), Financial Institutions Act and the Co-operative

Societies Act. Currently, regulations are being strengthened to

bring credit unions directly under the control of the BOJ. Source:

www.boj.gov.jm

F4.7

The volume and size distribution of mortgages is

reported annually to the regulatory agency.

(Yes=1/No=0) 1 " As above

F4.8

Please indicate the percentage of the mortgage

lending portfolio that is in default (60-days past

due). (%) 6.50

If a different standard is used to define default

(more or less than 60 days past due), please

describe in comments section.

The BOJ classifies non-performing loans as those unserviced for

over 90 days. For the industry as a whole 6.5% and 6.9% for

Building Societies. After 90 days the NHT refers the property to the

external attorney for sale. At Building Societies after 90 days the

property goes on sale. Sources: ESSJ 2010; www.nht.gov.jm;

NHT's Arrears Past $900M Jamaica Observer, February 10, 2010;

Victoria Mutual Building Society Annual Report, 2009.

F5 Lender's interest in the collateral is protected. 0.25

10



F5.1

Percentage of residential properties with

mortgages that have legal titles. (%)

Information is typically available in the

land/property registry. If the answer is less

than 100%, please list what is generally used

for collateral in the comments section.

Cannot calculate an answer. In Jamaica there are two systems of

ownership (1) title registration and (2) deed ownership (common

law titles). According to the National Land Agency there are

784,036 parcels of land in Jamaica of which only 417,301 (53.22%)

are registered. Jamaica does not have a cadastre so it cannot be

determined the percentage of residential properties with

mortgages. In the absence of a registered title applicants may

apply for Title Insurance to facilitate the transaction. Sources:

www.nla.gov.jm; www.jnbs.com

F5.2

Private housing finance institutions view property

titles or long-term lease agreements as sufficient

collateral and do not require personal guarantees

(Yes=1/No=0, or no mortgage lending = 100) 1

Information for questions F5.2-F5.4 is usually

available from commercial bank managers

involved in mortgage lending. If answer is No,

please list what is generally used for collateral

in the comments section.

There must be a registered Certificate of Title for the property

being purchased or being offered as security. In the absence of a

title applicants may apply for Title Insurance. Source

www.jnbs.com

F5.3

The number of months required for a bank to

register a lien on a property used for collateral

(Months) (no mortgage lending=100) 3 If less than 1 month, enter zero.

From the pre-qualification process to closing transaction at the

financial institution. However, registering mortgages at the Titles

Office takes two days at the Express Desk and seven days outside

the Express Desk. Sources: Registrar of Titles; Victoria Mutual

Building Society.

F5.4

The number of months required to foreclose on a

mortgage and transfer the property to the bank

(Months) (If no foreclosures or no mortgage

lending=100) 3 If less than 1 month, enter zero.

Foreclosures are administered under section 109 of the

Registration of Titles Act but are rare in Jamaica due to high costs

and mortgage holders restructuring their loans. As a result of high

costs sale by public auction is the preferred route. Mortgage

companies will only apply for a foreclosure order if they have been

unsuccessful in selling land at public auction. It takes 92 days from

the point of an order being taken out under the Registration of

Titles Act but can take up to a year to complete if sale is first

contemplated. Sources: Registrar of Titles; Jamaica Observer,

March 9, 2011.

F6 Secondary mortgage markets are operational. 0.80

F6.1

Has legislation passed for the creation of a

secondary mortgage market? (Yes=1/No=0) 1

Information for this section may be available

from a person in the banking sector familiar

with plans for programs concerning the

secondary-mortgage market.

The Jamaica Mortgage Bank is a statutory organization

established under an Act of Parliament in 1973. It operates three

business areas: primary market functions; secondary market

operations; and mortgage insurance. On April 13 2011, JMB

restarted its secondary mortgage market facility, which has been

dormant since the 1970s, with J$2 billion of tax-free bonds. The

Government has taken steps to privatize the JMB by the end of

2011. Sources: Jamaica Gleaner, January 6, 2010; Jamaica

Observer June 17, 2011.

11



F6.2

Government liabilities in support of secondary

mortgage markets are transparent and have a

sunset clause (Yes=1/No=0, or no secondary

mortgage market =100) 0

Some information may be available from the

Superintendence of Banks or the Central

Bank.

JMB will no longer buy mortgages and keep them on its books but

will ensure that the credit risk stays with the institutions that write

the mortgages. JMB will just sell through with the cash flows rather

than passing on the risk to investors. Jamaica had a secondary

market in 1976, but it ceased operation until this past April. There

are plans to privitize the company at the end of the year. At that

time, they may have a sunset clause. Source: Mortgage bank re-

enters the secondary market, Huntley Medley, Contributing Editor -

Business, Jamaica Gleaner, January 6, 2010.

F6.3

Are mortgages standardized? (Yes=1/No=0, or no

mortgage lending=100) 1 " Source: www.jm.gov.jm

F6.4

Is mortgage insurance is readily available?

(Yes=1/No=0, or no mortgage lending=100) 1 "

While JMB can insure an entire mortgage only partial insurance is

now done out of caution. The JMB has about J$1 billon worth of

mortgage indemnity on its books. Source: see F6.2

F6.5

Have banks issued mortgage bonds?

(Yes=1/No=0) 1 "

Tax-free status on its shelter bonds allows the JMB to attract about

J$1 billion in funding each year to finance housing development

lending. Source see F6.2.

F6.6

Are mortgages traded in a secondary market (i.e.

mortgage-backed securities)? (Yes=1/No=0) 1

Please elaborate in comments section on the

types of instruments used in the secondary

mortgage market and how long they have

been traded.

JMB buys mortgages from primary lenders such as building

societies and repackages them as mortgage-back securities for

sale to institutional investors such as pension funds. Source: see

F6.2.

F7 Microcredit for housing is available. 0.00

F7.1

Is there a ceiling on lending interest rates for

microcredit? (Yes=1/No=0, or microcredit for

housing is not available = 100) 100

Information should be obtained from any

institution providing microcredit for housing. There is no micro-credit lending for housing.

F7.2

Organizations providing microcredit for housing are

licensed and require annual auditing (Yes=1/No=0,

or no microcredit available = 100) 100 " Not applicable

F7.3

The volume and size distribution of microloans for

housing is reported annually to a regulatory

agency or other association. (Yes=1/No=0, or no

microcredit available = 100) 100 " Not applicable

F7.4

Private money lenders, individuals, or private

companies provide unregulated credit (Very

common=3, Somewhat common=2, Rarely=1,

Never=0) 1

Information should be based on personal

experience or obtained from institutions

providing microcredit for housing.

The mortgage regulatory environment is very strict in Jamaica and

governed by several pieces of legislation..

F8 General financing questions

12



F8.1

The typical loan term (number of years of

mortgage loans by private housing finance

institutions) for mortgage lending. 30.0


institution providing mortgage lending for

housing.

This varies according to the product being offered by the mortgage

institution but the typical loan term is 30 years, or to age 70

whichever is earlier, for properties constructed substantially of

concrete blocks. For properties constructed of hardwoods, the

maximum term of the mortgage would be 20 years. Source:

Sagicor joins mortgage fray. The Gleaner June 26, 2011.

F8.2

The typical interest rates (annual nominal rate by

private housing finance institutions) for mortgage

lending. 10.4



housing.

As indicated in F3.2 rates are variable. Rates at JN range from

11.49 to a low of 9.8%. Victoria Mutual Building Society (VMBS)

with approximately 34% of market share has rates of 10.40% for

savers and 11.99% for non savers. Scotia Jamaica Building

Society, which has approximately 9% of the mortgage loan market,

has rates ranging from 14% to 10.75% fixed for 36 months, but

only to a select group of professionals and university students. It

should be noted that rates have been falling since April 2011, with

JN being the latest to reduce its rates from 13% to single digits in

July 2011. Players in the real estate sector attribute reduction in

rates to a policy decision by Government to adjust stamp duties in

April 2011 which has resulted in lenders battling it out to offer the

most attractive rates in the industry.

F8.3

The typical loan term (number of years of

mortgage loans by private housing finance

institutions) for micro-credit.


institution providing micro-credit for housing. There is no micro-credit lending for housing.

F8.4

The typical interest rates (annual nominal rate by

private housing finance institutions) for micro-

credit.


institution providing micro-credit for housing. Not applicable.

F8.5 Are mortgages tied to an index?



housing. No

F8.6

Are there other sources of funding for the housing

sector?

For example, this could include remittances,

co-ops, savings clubs. Consult private

construction company or home-builder.

Informal rotating credit schemes (partner) operate in informal

settlements. The program is minor. Each person contributes a

specified amount each month but the credit is not necessarily used

for housing. This program is not regulated by the government.

13

Housing Subsidies Regime 6/8/2012

The Housing Subsidies Regime


S 0.51

S1

Housing subsidies are an important share of

the national government budget. 0.5

S1.1

Housing was one of the ten highest priorities in

the platform of the national government.

(Yes=1/No=0). 1

Please consult platform documents and policy

papers of national government.

The Manifesto of the current government states as one of its

objectives "A better approach to housing our people" Source:

http://jamaicalabourparty,com

S1.2

Is there a ministry or department of housing in

the national government (Yes=1/No=0) 1 Please consult national government.

The Ministry of Water and Housing was renamed the Ministry of

Housing, Environment and Water (MHEW) in June 2011.

S1.3

What is the housing budget as a percentage of

the total national government budget in the last

year? (0-100%) 3.3

100*(last year housing budget/last year total

government budget). If more than one entity

has budget for activities related to housing,

enumerate in the housing budget. Please

specify numbers used for calculation in the

comments section.

Combined estimates of expenditure for central government and

public enterprises totaled J$869.2bn in FY 2010-2011. The

combined estimates of expenditure for housing for the Ministry of

Housing and the National Housing Trust amounted to 28.7bn in

FY 2010-2011. Sources: Jamaica Estimates of Expenditure 2010-

2011; Budget Memorandum 2010-2011.

S1.4

What is the estimated share of the housing

budget at the national level that finances the

production of completed housing units or

housing improvements this year? (%) 60.0

Consult budget office of the national agency that

is concerned with housing, or published budget

documents of the agency.

Of a total housing budget of J$51.5bn in 2011-2012, capital

expenditure by NHT on construction amounts to 26.4bn; the

MHEW will spend 1.5bn to construct 580 new housing solutions,

which will be undertaken by the Housing Agency of Jamaica

(HAJL) an agency of the MHEW; and the HAJL will spend 3.0bn

on the construction of 4,202 housing solutions. Source: Jamaica

Budget 2011-2012.

S1.5


budget at the national level that was given in rent

vouchers, direct demand subsidies (housing

allowances, vouchers or subsidies for a down

payment), interest-rate subsidies, grants given

directly to beneficiaries or slum-upgrading in low

income communities, this year? (%) 1.7

Consult budget office of the national agency that

is concerned with housing, or published budget

documents of the agency. Please include

details of each program in the subsidy

worksheet.

A new subsidy programme which allocates 40% of the National

Housing Trust's (NHT) pre-tax surplus at the end of each quarter

to provide subsidies to selected mortgage applicants who earn

less than J$10,000 per week was introduced as of July 1, 2010.

The NHT estimates that its subsidy programme for low income

contributors will cost the agency J$840 million in FY 2010/2011.

Sources: www.nht,gov.jm; Jamaica Gleaner, Business News,

Saturday, May 1, 2010.

14


S1.6


agency's budget dedicated to all forms of

homeless assistance? (%) 0.06

Consult budget office of the national agency

concerned with housing, or published budget

documents of the agency. 'Homeless people'

refers to persons without any shelter at all. If

the issue of homelessness is taken care of by

another agency, please indicate in the

comments. Please obtain budget of that agency

and its domain of operation (municipal,

provincial, national).

Homelessness is managed by the Board of Supervision,

Department of Local Government. In FY 2011-12 a budgetary

allocation of J$15.8 mn will support programmes with

rehabilitation and community re-integration the focus. The MHEW

has allocated J$2.0mn in support of its Social Housing

Programme which is designed to assist the neediest in the

country. The programme is targeted and benefits are only

provided to persons within a certain income band. MPs receive

allocations from the Constituency Development Fund to undertake

social and indigent housing. Source: Jamaica Estimates of

Expenditure 2011-2012. (Divided 15.8mn+ 2mn=17.8mn by

28.7bn *100)

S1.7


agency's budget dedicated to upgrading homes

and infrastructure in low-income communities?

(%) 1.1

Consult budget office of national housing

agency, or published budget documents of the

agency.

The Housing Agency of Jamaica will spend J$386.6mn on

squatter upgrading while the Urban Development Corporation will

spend J$150 mn on a neighborhood upgrading project in a

blighted area in Kingston. The Urban Development Corporation is

a public/private redevelopment organization originally set up to do

a waterfront redevelopment. Sources: Jamaica Estimates of

Expenditure 2011-2012; www.hajl.gov.jm

S2

Housing subsidies are serving low-income

households. 0.5

S2.1

Housing agency provides demand side subsidies

such as housing vouchers to beneficiaries to rent

or purchase housing. (Yes=1/No=0) 0

Please do not include subsidies given to

producers for infrastructure upgrading in low-

income communities as "supply side" subsidies.

Consult a person reliably familiar with the views

of the housing agency leadership. If yes, please

reference specific subsidies in the subsidy

worksheet.

There are no demand side subsidies that provide housing

vouchers to beneficiaries to rent or purchase housing.

S2.2

Is eligibility and the value of demand side

subsidies (housing allowances, vouchers or

subsidies for a down payment) determined by

income level of the resident? (Yes = 1/No=0 or

100 if no demand side subsidies) 100 Consult both national and local housing agency.

There are no demand side subsidies that provide housing

allowances, housing vouchers to beneficiaries or subsidies for a

downpayment.

S2.3

Are there other criteria to target demand side

subsidies? (Yes=1/No=0, or 100 if no demand

side subsidies) 100

Consult both national and local housing agency.

If answer is yes, please indicate the criteria in

the comment section. There are no demand side subsidies.

S3

The government engagement in public

housing is limited 0.3

15


S3.1

Does the government subsidize the construction

of new housing for low-income residents?

(Yes=1/No=0) 1

Consult person in operations department of

national housing agency or municipality.

The interest rate charged by NHT on interim construction loans

was reduced to 3% in July 2010. The facility applies to 2br units

built at a cost not exceeding J$5.5 mn and studio units costing a

maximum of J$3mn. The JMB's interest rate on construction

financing is J$14.5%. Sources: www.nht.gov.jm; Prime Minister's

budget presentation 2010-2011 Budget Debate, April 20, 2010

S3.2

The private sector is engaged in carrying out

government funded housing programs. (Very

engaged=5/Not engaged=1, or 100 if no

government housing program) 2


national housing agency.

The NHT Chairman is reported as saying that private developers

fear building properties targeted at low income earners since the

facility at S3.1 was introduced to date (19/04/11) he has not

received a single application from the private sector. Source:

Jamaica Observer, April 20, 2011. Between 2003 and 2010 the

NHT provided loans valued at J$8.6bn to private and public

developers. Source: A look at NHT's Interim and Institution

Financing www.propertiesjamaica.com . The private sector does

not want to take the risk.

S3.3

The civic sector is engaged in carrying out

government funded housing programs. (Very

engaged=5/Not engaged=1, or 100 if no

government housing programs) 2


national housing agency.

NGOs are not large enough to undertake government funded

housing programs. The Indigent Housing Programme receives

support from NGOs such as Food for the Poor and the Red Cross

and allocations assigned to Members of Parliament under the

Constituency Development Fund. Source ESSJ 2008.

S4

Down-payment assistance is provided in

conjunction with mortgage lending. 0.5

S4.1

Is the government providing up-front subsidies in

the form of a partial or full payment of a down

payment for a mortgage loan. (Yes=1/No=0) 1


national housing agency. Also answer "No" if

there is no available mortgage lending.

As of May 2010, the National Housing Trust discontinued the

requirement that applicants for scheme units must pay a minimum

5% deposit. However, they are required to pay the legal and

professional fees associated with the transaction. Applicants are

also required to finance the gap between the cost of the property

and the amount the applicant is able to borrow. Sources:

www.nht.gov.jm; Jamaica Gleaner, Business, Saturday, May1,

2010.

S4.2

Subsidies were given in association with micro-

loans for housing improvement last year.

(Yes=1/No=0) 0


national housing agency. Also answer "No" if

there is no available micro-lending. No, there is no micro credit available for housing.

S5

Other assistance related to housing is

provided. 0.3

S5.1

Subsidies for costs associated with land titling

were provided by the national or local

government to incentivize residents to obtain a

land title. (Yes=1/No=0 or 100 if everyone has

land title) 1


agency or municipality, or published budget

documents of the agency.

The Land Administration and Management Programme was

established by Government in 2000 to assist individuals in

securing titles. Titling costs are greatly reduced as certain

government taxes and fees such as Transfer Tax, Stamp Duty &

Registration Fees are waived. Sources: www.nla.gov.jm;

www.lampja,com

16


S5.2

The government has a slum upgrading program

providing infrastructure improvements in low-

income settlements. (Yes=1/No=0 or 100 if no

slums) 0

The Housing Agency of Jamaica, an agency of the Ministry of

Housing, Environment and Water, is responsible for the upgrading

of informal settlements. In 2008, due to delinquent beneficiaries

and other challenges, operations of the NHT Inner City Housing

Programme, which was part of the Government's urban renewal

programme, was closed. The UDC in FY 2011-2012 will test a

new programme for upgrading blighted areas in the city. Source:

ESSJ 2008.

S5.3

The government has a sites-and-services

program. (Yes=1/No=0) 0

Consult budget office of municipal and national

housing agency, or published budget

documents of the agency. "Sites-and-services"

refers to the practice of providing serviced plots

of land for redevelopment.

The strategy of Government is to identify those areas where major

tourism developments are taking place and are likely therefore to

have an influx of workers. A mix of housing solutions including

serviced lots are then provided in those areas. Source: NHT

Annual Report 2007-2008.

S6

There are tax incentives for homeownership

and rental 0.5

S6.1

Are there tax deductions for constructing

affordable rental housing? (Yes=1, No=0) 0

Please consult a builder or developer engaged

in the construction of affordable rental housing.

S6.2

Can mortgage interest payments be deducted

from income tax calculation? (Yes=1/No=0 or

100 if not applicable) 0

Consult certified public accountant or lawyer

familiar with tax law.

S6.3

If so, is there a ceiling on the amount of

mortgage interest that can be deducted?

(Yes=1/No=0 or 100 if not applicable) 100

Consult certified public accountant or lawyer

familiar with tax law.

S7

The housing subsidy system is transparent

and well-understood. 1.0

S7.1

Does the government provide insurance for

mortgages issued by the private sector at

preferential rates? (Yes=1/No=0 or 100 if not

applicable) 100

Consult a person familiar with mortgage

insurance.

S7.2

The estimated amount of tax exemptions to

homeowners is documented and publicly

available. (Yes=1/No=0 or 100 if not applicable) 100


agency or published budget documents of the

agency.

S7.3

If there is a government housing bank providing

mortgages at below market rates, is this implicit

subsidy being documented and made publicly

available. (Yes=1/No=0 or 100 if not applicable) 1

Consult people working in the government

housing bank.

This information is provided in the annual reports of the NHT and

published from time to time on the NHT website. Additionally, The

Access to Information Act was passed in June 2010. It gives

citizens and other persons a general legal right to official

government documents that would otherwise be inaccessible.

S7.4

The estimated amount of mortgage loans given

by public agencies that are in default is known

and published. (Yes=1/No=0 or 100 if not

applicable) 1


agency, or published budget documents of the

agency.

This information is available on the NHT website from time to

time. For example, the following is published on NHT's website "

NHT Hosts Payment-Advisory Seminars for Mortgagors".

17

6/8/2012

SUBSIDY WORKSHEETSPlease complete one worksheet per subsidy offered after consulting both national and local housing agencies, and others familiar with available housing subsidies.

Subsidy Worksheet # 1 Subsidy Worksheet # 2 Subsidy Worksheet # 3

Name of Subsidy Subsidy Program Name of Subsidy Name of Subsidy

Date subsidy began (month/year) Date subsidy began (month/year) Date subsidy began (month/year)

Please describe the subsidy in the space below Please describe the subsidy in the space below Please describe the subsidy in the space below

Subsidy Targeting Subsidy Targeting Subsidy Targeting

What income group does the subsidy target? J$4,070-J410,000 per week What income group does the subsidy target? What income group does the subsidy target?

How many households benefit from this subsidy? 720 contributors in 2010-11 How many households benefit from this subsidy? How many households benefit from this subsidy?

mean annual per

capita J$4,143

Subsidy Administration Subsidy Administration Subsidy Administration

Who administers the subsidy program? Who administers the subsidy program? Who administers the subsidy program?

National Housing

Trust

Who provides funding for the subsidy program? Who provides funding for the subsidy program? Who provides funding for the subsidy program?

National Housing

Trust

What is the total budget for the subsidy program? What is the total budget for the subsidy program? What is the total budget for the subsidy program?

40% of pre-tax

surplus in each FY

J$840mn in 2010-

11

What is the cost of the subsidy per household? What is the cost of the subsidy per household? What is the cost of the subsidy per household?

up to J$1.2 million

in annual report

NHT; Gleaner

01/05/10; JSLC '09

July 2010

What is the typical household expenditure on housing for the targeted

income group? (provide answer in local currency, indicate whether per

month, year, or other)

Is information about the cost and # of beneficiaries publicly available?

What criteria is used to determine eligibility for the subsidy? (For

example, is it based on income, household size, assets, etc)

What criteria is used to determine eligibility for the subsidy? (For

example, is it based on income, household size, assets, etc)

Persons eligible under the program include contributors in the one per cent and

three per cent interest bands.

What is the typical household expenditure on housing for the targeted income

group? (provide answer in local currency, indicate whether per month, year, or

other)

Under the program the National Housing Trust will allocate 40 per cent of its pre-

tax surplus at the end of each quarter to provide subsidies to selected mortgage

applicants who earn less than J$10,000 per week, and who have contributed to the

NHT for a least ten years. The subsidies will only be available to contributors if the

agency makes a surplus in the previous quarter - the agency has made a surplus

every year. Applicants may be granted subsidies of up to J$1.2 mn. Purchasers

can use the subsidy to build or purchase a unit in the open market or in NHT

schemes. However, the subsidy cannot be used to buy land lots. This (FY2011) is

the first year that the program is in operation.

Is information about the cost and # of beneficiaries publicly available? Is information about the cost and # of beneficiaries publicly available?

What criteria is used to determine eligibility for the subsidy? (For example, is it

based on income, household size, assets, etc)

What is the typical household expenditure on housing for the targeted

income group? (provide answer in local currency, indicate whether per

month, year, or other)

Please provide source of information and any comments: Please provide source of information and any comments: Please provide source of information and any comments:

Demand-side Subsidy

Supply-side Subsidy Other___________________________

home-ownership rental housing

Demand-side Subsidy



Demand-side Subsidy



18

Residential Infrastructure 6/8/2012

Residential Infrastructure


I 0.63

I1

Infrastructure services in informal

settlements are upgraded. 0.88

I1.1

There is an active infrastructure upgrading

program in the city's informal settlements

(Rank 1 to 5, Strong program=5/No program=

1, enter 100 if no informal settlements) 4

Consult a person in the housing agency or

municipal government who is familiar with the

policies and programs.

The Operation Pride programme upgraded several squatter

settlements in the KMA over the past three years but attention has

been concentrated on the north coast since the 2009/10 fiscal

year with the Tourism Enhancement Fund allocating J$1 bn to

upgrade squatter settlements on the north coast. These programs

are operated at the national level. While the local government is

responsable for roads in subdivision and drainage cleaning, the

national government oversees all other roads and electricity.

I1.2

There is an active national-level infrastructure

upgrading program operating in informal

settlements in numerous municipalities.

(Rank 1 to 5, Strong program=5/No program=

1) 5

This question seeks to explore whether the

upgrading program is at the national scale.

Consult a person in the housing agency or

someone who is familiar with policies and

programs.

The emphasis is on the squatter settlements along the north coast

particularly in the parishes of St. Ann (Ocho Rios) and St. James

(Montego Bay) which have major tourism developments and

mushrooming squatter settlements.

I2

Infrastructure plans are adequate to meet

future population growth 0.33

I2.1

There are approved physical plans in the city

and its surrounding municipalities for urban

expansion to accommodate population

growth. (Yes=1/No=0) 0

Please check that planning documents

contain population projections, and that plans

actually seek to accommodate the projected

populations. Indicate the date of approved

physical plans in the notes and who is

responsible for preparing them (national,

municipality, district, etc).

There are no approved plans of the KMA which take into account

future population growth and the direction of this growth. The

Town and Country Planning Act, which is the principal legislation

that governs planning, does not require the preparation of long-

term development plans but rather development orders.

Development Orders are the principal regulatory instrument under

the Act. As a result the emphasis of planning in Jamaica has been

on its regulatory functions and not long-term development.

I2.2

There are recent capital investment plans for

urban expansion to accommodate population

growth in the city. (Yes=1/No=0) 0

Please consult urban planning documents or

with local government officials. "Recent"

means less than 2 years. Please describe an

example of a recently planned capital

investment project.

The Kingston Water and Sanitation Project involves the

rehabilitation and upgrading of the water supply facilities in

Kingston and St. Andrew. The project is being implemented by the

National Water Commission (NWC) and is funded by the IDB at a

cost of US$55 million. Source: www.nwcjamaica.com There is no

overall plan for the city and for expanding areas - just this specific

project.

19



I2.3

Is there an active program of acquiring the

right-of-way for major roads in expansion

areas? (Yes=1/No=0) 1

This means that there is a public agency that

is presently acquiring land for major roads in

expansion areas.

Highway 2000 is designed to connect the capital Kingston with

Montego Bay and Ocho Rios. The highway is being built

according to modern international standards.

I3

There is adequate water supply in all

neighborhoods. 0.92

I3.1

Most recent data on the percentage of the

urban population in the country with access to

improved water supply (From

www.wssinfo.org) 98

Consult the website for available data as well

as the accepted definition of "improved water

supply".

The Ministry of Water & Housing's Study (Preliminary Report on

Squatting, 2008) found that access to potable water in squatter

settlements was no different from the rest of the island and 85%

of the surveyed settlements had access to water through

established NWC's distribution system (legal or otherwise).

I3.2

Year for which most recent data is available.

(Year) 2008 Consult the website. Source: www.wssinfo.org

I3.3

How many hours a day, on average, is water

available in pipes in low-income settlements in

the city? (hours) 24

If no published data is available, please visit a

typical settlement and inquire about it.

While water is generally available 24 hours a day, implementing

water lock-offs is used by the NWC to ration water during periods

of scarcity. According to the 2009 Jamaica Survey of Living

Conditions 36.7% of Jamaican households experienced lock-offs

during the 20 days prior to participating in the Survey. The

average number of lock-offs experienced by these households

was 6.8. There was little variation among urban and rural

reflecting the widespread geographical reach of reduced rainfall

and drought in 2009. There was also little variation among income

groups as the average number of lock-offs among the poorest

group was 8.0 compared with 7.0 for the wealthiest quintile.

Source: JSLC 2009

I3.4

What is the ratio of the price of water sold by

water trucks or private vendors and the price

of metered water in a typical informal

settlement in the [capital] city? (if there are no

water trucks then write 100 and note in the

comments section) 100

Calculate price per liter or per cubic meter and

then divide one by the other.

In October 2009 the Ministry of Water & Housing wound down its

Rapid Response Programme and divested its working trucks to

the local authorities and some of the displaced workers. Since

2010, the latter group has been trucking water to drought stricken

areas across all income groups. The Office of Utilities Regulation

(OUR) is currently examining ways to bring private truck operators

under its remit. The move comes as the public, local authorities

and other bodies continue to raise concerns about the quality and

safety of drinking water being distributed. Sources: Jamaica

Observer April 26, 2011; Jamaica Information Service April 6,

2010.

I4

There is adequate sanitation in all

neighborhoods. 0.25

I4.1

Percent of urban population with improved

sanitation (From www.wssinfo.org) (0-100%) 82

Consult the website for available data as well

as the accepted definition of "improved

sanitation". Source: www.wssinfo.org

20



I4.2


(Year) 2008 Consult the website. Source: www.wssinfo.org

I4.3

Percentage of the city's sewerage that is

treated (0-100%) 50.5

"Treated" means going through a treatment

plant of some kind, rather that flowing freely

into a river or into the sea.

In 2007, the sewage treatment faculties in the KMA were

upgraded with completion of the Soapberry Treatment Facility. Old

dilapidated small plants unable to meet treatment requirements of

85% of sewage collected in the city's sewerage facilities operated

prior to 2007. The installation of the waste treatment facility is a

key component for the long-term expansion of the Kingston

sewerage system, and existing and new sewerage lines will

connect to the facility. According to the 2009 Jamaica Survey of

Living Conditions half (50.5%) of households in the KMA had toilet

facilities linked to sewer. Sources: Analytical Study: Environment

and Development Prepared for NEPA, KSAC, GOJ/CIDA ENACT

Programme by Alison Massa, December 2003; JSLC 2009.

I5

The road network is adequate and well

maintained. 0.50

I5.1

The percentage of paved roads in the country

[From World Bank's WDI website] (0-100%) 73.5

Consult the website or if data is unavailable

consult a public official with agency

concerning transport or public works.

Source: www.trading economies.com/Jamaica. The indicator is

not available on the World Bank's WDI website

I5.2

The average time of the journey to work by all

modes in the city (minutes) 48

Consult municipal transport department or

engineer familiar with latest transport survey

data.

48 minutes for urban areas. Source: Residential Consumer End

Use Survey - Final Report, Vol. 1 - Household Energy and

Transportation, 2007, prepared for Petroleum Corporation of

Jamaica, PIOJ and STATIN, funded by UNDP.

I5.3

Number of days last year that the roads in the

city were flooded. 2

If data is unavailable, please use best

estimate.

Several roads were blocked or made impassable and two bridges

collapsed as a result of Tropical Storm Nicole which dumped

3544.4 mm of rain on the island over a six-day period (September

6 - October 1, 2010).

I6 Electricity is available in all dwelling units. 0.88

I6.1

Percent of urban dwelling units with electrical

connection [from last census] (0-100%) 97.6

Data for the country as a whole from last

census.

According to the 2009 Jamaica Survey of Living Conditions 97.6%

of households in the KMA had electricity while 95.4% of other

towns had this facility. Source: JSLC 2009

I6.2


(Year) 2009 Jamaica Survey of Living Conditions

I6.3

Number of hours per day that electricity is

available in a typical low-income settlement in

the city. 24

Consult people in a typical low-income

settlement or members of organizations

working in such settlements. Please indicate

whether illegal connections are common in the

comments section.

Electricity is available for 24 hours to all communities unless there

are power cuts or you do not pay your electricity bill on time. The

Ministry of Water & Housing's Study (Preliminary Report on

Squatting, 2008) found that 95% of the surveyed settlements had

access to electricity.

21



I7

There is adequate police and fire

protection in all neighborhoods. 0.50

I7.1

The share of the area of the city in

neighborhoods that are regularly patrolled by

the police (0-100%) 10.2

Consult police headquarters or members of

organizations working in low-income

settlements.

The Jamaica Constabulary Force (JCF) began its community-

based policing programme in 2006 with assistance from the

USAID Jamaica Empowerment and Transformation Project

(COMET). COMET aims to strengthen the capacity of the JFC to

conduct law enforcement in the country. Of the 108

neighborhoods in the KMA identified by STATIN in the 2001

Population Census, 10.2% are community-based policing areas.

Sources: COMET News Bulletin May 3, 2010; Jamaica Partners

Peace Report September 30, 2010; Community, Safety & Security

Branch, JCF, August 2011.

I7.2

Ratio of the value of a mid-range dwelling unit

in a safe neighborhood and a similar-quality

dwelling unit in an unsafe neighborhood. 25

Consult real estate agents with knowledge of

the mid-range housing market in the city.

This is not possible as dwelling units in safe areas cannot be

compared with dwelling units in unsafe areas. But, based on

personal experience, a moderate house in a safe neighborhood

would range between $20 mln to $30 mln, and similar home in an

unsafe neighborhood would be $5 mln to $8 mln.

I7.3

Number of murders per 1,000 people in the

city last year. 0.7

Consult police headquarters, published crime

data, or World Health Organization website. If

data on murders does not exist in this format,

please calculate to the best of your abilities.

There were 441 murders in Kingston and St. Andrew in 2010.

Source: Economic and Social Survey, 2010.

I7.4

Does the government provide resources to

address youth violence? 1

Consult police headquarters or members of

organizations working in low-income

settlements.

The Safe Schools Programme was launched in 2004 to reduce

violence in the nation's schools. The Citizens Security & Justice

Programme is a multi-faceted crime and violence prevention

initiative. The socio-economic opportunities component focuses

on enhancing opportunities for employment and entrepreneurship

through the provision of training for youth in 39 communities.

Source: Ministry of Social Security & Justice.

I7.5

Is there adequate fire protection in all

neighborhoods? (Rank 1 to 5, adequate fire

protection in all neighborhoods=5/fire

protection in some neighborhoods=3/No fire

protection=1) 4 Consult fire department headquarters.

There are six fire stations and one fire boat serving the KMA. All

neighborhoods are equally served from these stations. Kingston

and St. Andrew accounted for 22% of fires in 2010. Generally, the

Fire Department needs more fire engines and equipment to

improve service to the entire KMA. Source: ESSJ 2010.

I8

Public transport is available throughout

the city. 0.67

22



I8.1

The estimated percentage of the city within 10-

minute walking distance of a public transit

(bus or rail) stop. (0-100%) n/a Consult mass transit authority.

Jamaica Urban Transit Company is unable to provide this

information. There are public transit busses but they operate

irregularly. The stops are everywhere, but it may take 20 minutes

to wait for the bus to arrive.

I8.2

Estimated percentage of commuters who walk

to work (0-100%) 12.5

Consult latest traffic study data. Consult

experts on updating data if it is more than 5

years old.

For urban areas. Source: Residential Consumer End Use Survey -

Final Report, Vol. 1 - Household Energy and Transportation, 2007,

prepared for Petroleum Corporation of Jamaica, PIOJ and

STATIN, funded by UNDP.

I8.3

Estimated percentage of journey-to-work trips

in the city and its environs by public transport,

mini-busses and other non-private transport,

excluding walking trips (0-100%) 43.1

Consult latest traffic study data. Consult

experts on updating data if it is more than 5

years old.

For urban areas. Source: Residential Consumer End Use Survey -

Final Report, Vol. 1 - Household Energy and Transportation, 2007,

prepared for Petroleum Corporation of Jamaica, PIOJ and

STATIN, funded by UNDP.

I9 Garbage collection is adequate. 0.75

I9.1

Percentage of the city with regular public

garbage collection. (0-100%) 84.4

Consult garbage collection agency. Public

garbage collection refers to government

managed or contracted garbage collection.

May include government collection or

government contracting out services to a

private company.

84.4 % of households in the KMA had regular public garbage

collection in 2009. Source Jamaica Survey of Living Conditions

I9.2a

How many times a week, on average, is

garbage collected from households in high-

income neighborhoods in the city? 2 Consult garbage collection agency.

Approximately twice per week according to the National Solid

Waste Management Authority Collection Schedule: Source:

www.nswma.gov.jm. However, within the past six months the

reality is once per week as the NSWMA does not have sufficient

reliable trucks.

I9.2b

How many times a week, on average, is

garbage collected from households in low-

income neighborhoods in the city? 3

Consult garbage collection agency or persons

working in low-income neighborhoods.

According to the NSWMA Collection Schedule. However, 31.8 %

of the poorest households in the KMA had regular public garbage

collection in 2009 according to the Jamaica Survey of Living

Conditions 2009.

I9.3

Percent of garbage disposed in sanitary

landfills (0-100%) 93.3 Consult garbage collection agency. Source Jamaica Survey of Living Conditions 2009.

I10

Access to education and health care is

adequate in all neighborhoods. 0.75

I10.1

What is the average travel time in minutes to

the nearest primary school from low income

communities? (minutes) 20

Please consult a trusted resident, NGO, or

education professional. Make your best

judgment on the estimate for low income

communities in the greater municipality.

The average approximate distance traveled to primary schools

was relatively short at 5.2km (3.2 miles) compared with 13.3km

(6.3 miles) for secondary schools. This is in accordance with

Ministry of Education standards for the placement of primary

schools within a three-mile radius. Source: Jamaica Survey of

Living Conditions 2009.

23



I10.2

What is the average travel time from low-

income neighborhoods to the nearest health

care center or medical facility? (minutes) 20

Please consult a trusted resident, NGO, or

health care professional. Make your best

judgment on the estimate for low income

communities in the greater municipality.

There are no significant barriers that may prevent physical access

to basic public health services as the country has a well

developed network of health centres and hospitals which served

as a model of primary health care that contributed to the vision of

health care for all by the year 2000 in the WHO Alma Ata

Declaration of 1978. Source: Vision 2030 - Draft Health Sector

Plan, August, 2009..

I11

Municipalities can mobilize finance for

infrastructure investments. 0.50

I11.1

Municipalities are allowed to borrow or issue

bonds to finance infrastructure. (Yes=1/No=0) 0

For this section, consult person familiar with

municipal finance, municipal loans, and

municipal bonds.

Financing of municipalities is from the Parochial Revenue Fund.

Under the Kingston and St. Andrew Corporation Act, 1931 the

Corporation has no powers to borrow or issue bonds to finance

infrastructure although it has been suggested that this option

should be explored.

I11.2

Municipal budgets and expenditures of all

municipalities are subject to strict accounting,

reporting, and auditing rules. (Yes=1/No=0) 1 "

Under the Kingston and St. Andrew Corporation Act the Council is

required to prepare and submit to the Minister, on or before

December 31 in each year, true Estimates of income receivable

and expenditure to be incurred during the ensuing financial year

commencing on April1. The accounts of the Council are subject to

audit by the Auditor General.

I11.3

All municipalities have available revenue

streams that can be pledged for debt

repayment. (Yes=1/No=0) 0

In the comment section, please indicate

whether these funds are substantial, secure,

or not earmarked for other purposes.

The Parochial Revenue Fund is the designated source of funding

for municipalities. Revenues from various taxes, licences and fees

are placed in the fund for use for a specified purpose in the

municipality. Source: Sustainable Rural Development Policy -

Issues and Options Report, Pauline McHardy, for PIOJ/EDF,

2003.

I11.4

Municipal assets, especially land, can be sold

or used as collateral to finance infrastructure

investments. (Yes=1/No=0) 1 "

Parish Councils with the approval of the Minister can lease any

land within the parish for public purposes. Municipalities lack real

autonomy as all significant actions must first be approved by the

Minister. Source: Framework for Sustainable Development:

Considerations for Jamaica, Prabha Khosla and Bevereley Pereira

for GOJ/CIDA/ENACT. 2001.

24

Regulatory Regime 6/8/2012

The Regulatory Regime


R 0.57

R1

An official housing policy document is

prepared. 0.75

R1.1

The law mandates the preparation of an official

housing policy document by at least one level

of government. (Yes=1/No=0) 0

Consult a person in the housing agency who is

familiar with the preparation of housing policy

documents. Please indicate whether the policy

was prepared at the national-level, local-level,

or both levels of government.

There is no such law but Jamaica prepared a housing policy in

1982 and a National Shelter Strategy in 1997. A Housing Policy is

currently being prepared. In 2008, The Minister of Housing

signed a contract with consultants for the formulation of a

National Housing Policy & Implementation Plan. A first draft was

completed in February 2009, a revised draft in July 2009 and a

2nd draft in February 2010. After reviews by a Technical Review

Committee, in July 2011, the Cabinet gave the go ahead for the

policy and plan to be tabled as a Green Paper.

R1.2

Number of UN global resolutions on housing

rights that are adopted by the government. (If

none=0, enter 1-7 depending on the number of

resolutions adopted) 7

Consult UN Declarations of the human rights to

adequate housing at

www.unhchr.ch/html/menu6/2/fs21.htm, to find

out how many resolutions the country has

adopted.

Cannot find the website. The government does support and

adopted all seven declarations.

R1.3

Do representatives of the private sector, the

civic sector, and residential communities

actively participate in the preparation of the

housing policy document? (Yes=1/No=0) 1



documents, a representative of civic society,

and a private sector representative involved in

housing policy or production.

There were wide consultations during the preparation of the

National Shelter Strategy. Four public consultations were held

during the preparation of the current policy. Two sessions were

held in Montego Bay on September 17 and 18, 2009. A technical

consultation was held on September 23 and a public consultation

on September 24, 2009 in Kingston. Source: Jamaica

Information Service, September 17, 2009

R1.4

Is progress against the official housing policy

document publicly known? (Yes=1/No=0) 1



documents, a representative of civic society,

and a private sector representative involved in

housing policy.

Reports on progress have been published in Jamaica Gleaner -

January 30, 2008, March 14, 2011; Jamaica Observer - June 14,

2008, December 19, 2008, April 16, 2009; RJR News - July 21,

2011. As a result there is concern about the length of time it is

taking to complete the process among other issues.

R2

There are no restrictions on residential

mobility. 1.00

R2.1

Are there restrictions on residential mobility?

(Yes=1, No=0) 0

Consult actual documents. A restriction on

residential mobility could include the

requirement of internal passports, residence

permits, or other documents preventing the

ability to change residence with-in the country. Jamaica Constitution allows freedom of movement.

25



R2.2

If yes, is the government working to eliminate

the restrictions? (Yes=1/No=0 or enter 100 if

no restrictions exist) 100


familiar with the leadership and its policies.

R3

Exclusionary housing practices are

discouraged. 0.50

R3.1

Are there policies, laws, or regulations that

prohibit the refusal to rent or sell property to

someone based on race, religion, ethnicity,

gender, or marital status. (Yes=1, No=0) 0


familiar with its policies. If yes, please describe

in the comments section.

R3.2

If yes, are the policies, laws, or regulations

enforced? (Rate 1 to 5, Strong

enforcement=5/No enforcement=1, Not

Applicable=100) 100

Consult a reliable resident or real estate rental

or sales specialist.

R3.3

Are residential neighborhoods in the city

segregated by race, income, or religion? (5=all

neighborhoods are mixed,1=highly segregated) 2

Consult a reliable resident or real estate rental

or sales specialist.

Land use patterns in the Kingston Metropolitan Area tend to

follow Burgess's model of spatial structure with social status

increasing with distance from the city centre. Neighborhoods are

not homogenous however, as a result of the peri-urban location

of many informal settlements in the KMA. Source: Kingston,

Jamaica Urban Development and Social Change 1692-2002.

Colin G. Clarke, 2002, Ian Randle Publishers, Kingston.

R3.4

Are gated communities for specific race or

income groups common? (Rate 1 to 5; Very

common=5, Not common=1, Not

Applicable=100) 2

Consult a real estate sales specialist familiar

with this market. See definition for gated

communities.

Gated communities are not for specific race or income groups.

However, because of the cost of units in these schemes they

tend to be confined to middle and upper income groups.

R4

Land and housing regulations are not

burdensome or costly 0.75

R4.1

Please indicate the most recent year that the

municipality reviewed or revised land

regulations and building codes. (Enter 0 if

official building regulations or codes do not

exist ) 2010

Consult person familiar with municipal codes

and regulations

In 2002, the National & Environment Planning Agency (NEPA)

began a process to replace the 1966 Kingston Development

Order (land use regulations). The draft order was submitted in

2010 to the legal draftsman for a Provisional Kingston & St.

Andrew Development Order to be prepared. In 2008, Jamaica

completed a National Building Code based on International Code

Council (ICC) documents. The new Code when enacted into law

will have 22 documents, 11 ICC documents plus 11 Jamaican

application documents. A Small Building Code based on the

International Residential Code (IRC) has been developed for

buildings less than 300 square meters. Legislation is now being

prepared to bring the National Building Code into law. A draft

code was prepared in 1982 but was never brought into law.

Sources: Jamaica Gleaner, October 13, 2010;

www.nepa.gov.jm/presentation/New_Kingston; ESSJ 2008.

26



R4.2

Smallest minimum lot size for residential

building of any kind in the city (square meters). 371.6

Please consult a municipal land subdivision

code or building code. If the minimum lot size

varies across the city, please list the smallest

number not the average. The answer is zero if

there is no minimum lot size.

Minimum of 371.6 square meters for internal lots and 418 square

meters for corner lots. Source: Development and Investment

Manual, Vol. 1 Section 1, Chapter 4, p.21. Minimum and starter

standards apply to specific forms of development such as urban

renewal, sites and services and squatter upgrading. Lot sizes

under such circumstances should be a minimum of 111.6 square

meters or approximately 30 residential lots to the acre where the

site is fully serviced. Source: Development and Investment

Manual, Vol. 1 Section 1, Chapter 12.

R4.3

Maximum allowable number of stories for new

residential multi-unit buildings in the city.

(Number) 11

If the restriction is on building height, given in

meters, rather than in number of stories, then

divide the number by 3.5 to get an estimate of

the number of stories.

For multi-family development (i.e., town houses and row

houses) the height of an infill building shall not exceed two (2)

storeys. However, three (3) storeys may be permitted where the

design allow. Source: Development & Investment Manual

Chapter 10 -Residential Multi-family Development. Residential

Apartment Development as follows:

(a) Two (2) storeys where the allowable density is 75 h.r.p.h

(b) 3 to 4 storeys where the allowable density of development is

125 h.r.p.h; (c) 5 - 6 storeys where the allowable density of

development is 250 h.r.p.h; (d) 7 - 10 storeys where the allowable

density of development is 375 h.r.p.h; (e) over ten (10) storeys

will be determined by the relevant authorities. Source:

Development and Investment Manual, Chapter 11.

R4.4

Maximum allowable density in new housing

developments (persons per hectare). 501

If density restrictions are expressed in dwelling

units per hectare, please multiply by the

average household size: e.g., if maximum

allowable density if 50 units per hectare, and

average household size is 5.0, then maximum

allowable density is 250 persons per hectare.

For multi-family infill development it is 270 persons per hectare

(75 h.r.p.h.X 3.6). For apartment development 270 p.p.h (75

h.r.p.h) on the urban fringe; 1,350 persons per hectare (375

h.r.p.h) in the core of the town. Where the land space is

approximately 0.3 hectare, apartments can be located in

residential areas as infill but should not exceed a density of 450

persons per hectare (125 h.r.p.h). Source: Development and

Investment Manual, Chapters 10 and 11.

R5

Processes to meet land and housing

regulations are not burdensome or costly 0.63

R5.1

What is the number of days required to register

a property? 41

Consult with a private builder or municipal

building department. If information is not

available, consult the World Bank Doing

Business Survey www.doingbusiness.org.

Source: Registering Property in Jamaica, 2011 IFC, The World

Bank Group

27



R5.2

What are the typical costs involved in

registering a property? (in local currency) 269,500

Consult with a private builder or municipal

building department. This should include the

typical costs or fees that are involved in

obtaining a title. Specify how this cost is

calculated in the comments section.

Land value in open market subdivision - J$3,500.000.00:

Checking of documents J$1,000.00; Checking that land is not

registered J$1,000.00; Witnessing of the transfer instrument

J$5,000.00; Stamp Duty 3.0% of property value; Transfer tax

4.0% of property value; Registration 0.5% of property value

(J$3,500,00.00). Total

J$269,500.00

R5.3

What is the number of days required to obtain

building permits for residential construction. 190

Consult private builder or person familiar with

municipal codes and regulations.

Source: Registering Property in Jamaica, 2010 IFC, The World

Bank Group

R5.4

What is the number of agencies that an

individual is required to visit to obtain a permit

for new construction? 5

Consult private builder or person familiar with

municipal codes and regulations. Specify the

names of agencies in the comments section.

Local Planning Authority; Real Estate Board; National

Environment and Planning Agency; National Water Commission;

Government Electricity Inspector.

R5.5

What are the typical costs associated with

obtaining a building permit? (in local currency) 43,430

Consult with private builder or municipal

building department. Specify how this cost is

calculated or whether it is based on value of

construction or a fixed fee in the comments

section.

Single lot land development cost in open market subdivision with

land valued at J$3,500.000.00 as follows:

(1) Parish Council subdivision approval for 51 lots at 0.5% of

unimproved value of the land (b) assessment fee for roads if any;

(2) Real Estate Board (a) registering development fixed fee for

categories of number of lots (b) fees per lot at fixed fee per lot;

(3) National Environment and Planning Agency -permit and

licence fees (a) registering development fixed fee for categories

of number of lots (b) fees per lot at fixed fee per lot (c) permit fee -

fixed fee (d) licence fee - fixed fee; (4) National Water

Commission (a) processing fee fixed for certain number of lots (b)

sterilization fee fixed (c) connection fee; (4) Parish Council fee for

on-site sewage disposal fixed fee per lot; (6) National Land

Agency (a) pre-checking of survey plan fixed fees for categories

of land values (b) Fast Track process for splinter titles at fixed fee

per title; (7) Electricity Inspectorate fixed fee per lot.

R5.6

Can alternative documents be used in place of

official property title to obtain construction

permits? (Yes=1/No=0) 1

Consult person familiar with municipal codes

and regulations

In the absence of a registered title a number of documents may

be used in combination including a letter of authorization from the

owner if the owner is not the applicant.. Source: www.ksac.gov.jm

R6 Incremental building practices are allowed. 0.00

R6.1

Land regulations require that new residential

land be fully serviced before it is occupied

(Yes=1/No=0) 1

Consult actual documents. "Fully serviced"

denotes working connections to utilities such

as water, sewerage, and electricity.

In order to obtain splinter titles for a subdivision the Kingston &

St. Andrew Corporation must issue a Certificate of Compliance

indicating that all infrastructure work has been completed to the

satisfaction of the City Engineer. Source: www.ksac.gov.jm

28



R6.2

The building code requires that houses be

completed before they are occupied

(Yes=1/No=0) 1 Consult actual documents.

The IRC requires that no building or structure be occupied until a

building official has issued a Certificate of Occupancy. This will

apply when the new Building Law is enacted and the Small

Building Code becomes enforceable.

R7

Residential development is not permitted

on environmentally sensitive or hazardous

land. 0.83

R7.1

Recent municipal documents and maps

designate areas to be protected from

development. (Yes=1/No=0) 1 Consult actual documents.

The new Kingston and St. Andrew Development Order indicates

areas which should be protected.

R7.2

Illegal or irregular construction in protected

areas is demolished. (Always=3, sometimes=2,

never=1) 2

Consult a person familiar with municipal

policies regarding the protection of open

space.

R7.3

In earthquake prone areas, do building codes

require earthquake resistant construction

standards? (Yes=1,No=0 or 100 if not

applicable) 1

Consult actual documents or person familiar

with municipal building codes.

The new Code provides construction standards that resist all

natural disasters that affect Jamaica: hurricanes, floods,

earthquakes, landslides and storm surges.

R8

There is an ample supply of land for

residential development. 0.33

R8.1

The most distant year for which populations

projections for the metropolitan area of the city

are available to municipal or metropolitan

planners (Year). 2050

Consult actual documents. Please note that

"most distant year" should refer to a year in the

future.

The new Kingston and St. Andrew Development Order prepared

by the National and Environment Planning Agency (NEPA) does

not provide population projections. In fact, the document is not

based on future growth but the current situation on the ground.

R8.2

Estimated number of years it would take for

raw land where residential development is

allowed on the periphery of the city to be filled

up, given present densities and present annual

levels of land consumption. (Years) 0

Consult the municipal planning office or real

estate experts, how much land, on average, is

converted to residential use every year. Divide

total area reserved for residential development

by that number.

This information is not available as the National Environment and

Planning Agency does not collect these data.

R8.3

Does the city have an urban planning

document designating areas for urban

expansion. (yes=1, no=0) 0 Consult actual documents.

As above, there is no document indicating areas for urban

expansion.

R9

Home-based businesses and mixed land

uses are allowed. 0.50

R9.1

Municipal regulations allow the operation of

home-based businesses in residential

communities (Always=3, sometimes=2,

never=1) 2 Consult actual documents. It depends on the zoning regulations in the development order

R9.2

Municipal zoning regulations allow mixed-use

zoning of residences, stores and productive

establishments (Always=3, sometimes=2,

never=1) 2 Consult actual documents.

The 1966 Kingston Development Order is based on single-use

zoning. However the new Kingston and St. Andrew Development

Order has adopted the concept of mixed zoning particularly in

residential areas undergoing change.

29



R9.3

Degree of segregation of different land uses in

the city (Rank 1 to 5, 5=highly mixed, 1=highly

segregated). 3

Question concerns segregation of residential,

commercial, and industrial areas.

The new Kingston and St. Andrew Development Order is moving

away from highly segregated land uses.

R10

Condominium and cooperative housing

laws are in operation. 0.60

R10.1

There is a condominium law and it is

operational (Yes=1/No=0) 1 Consult actual documents.

The Strata Act was amended in April 2010 to establish a

Commission of Strata Corporations, All strata properties must

register with the Commission. Source: www.reb.gov.jm

R10.2

There a cooperative housing law and it is

operational (Yes=1/No=0) 0 Consult actual documents.

A number of urban multi-family housing schemes were organized

as housing co-ops in the 1970s but a law was never enacted and

all have now been divested.

R10.3

If yes to R10.1 or R10.2, are common

elements of apartment buildings also

privatized? (Yes=1/No=0) 1

Consult actual documents. "Common

elements" are defined as roof, hallways,

commercial or storage spaces that are part of

the building as well as the adjacent land.

The strata cooperation does not own any land and the ownership

of the common area is held by the lot owners as tenants-in-

common according to their unit entitlement. Source:

www.nla.gov.jm

R10.4

There are regulations allowing for restrictive

covenants in residential communities

(Yes=1/No=0) 1

Restrictive covenants are binding regulations

that accompany the purchase of a dwelling unit

in a residential community.

Restrictive covenants are endorsed on the face of the Certificate

of Title. Source: www.nla.gov.jm

R10.5

There are regulations that allow the creation of

formal community organizations (Yes=1/No=0) 0

Consult community organizers in low-income

residential areas.

There are no regulations but the policy of the government is to

encourage and support the development of Community

Development Councils and Parish Development Committees as

set out in Ministry Papers 8/93 and 7/03.

R11

Rent restriction or rent control is phased

out 0.38

R11.1

Rental units as a percentage of total housing

units. (%) 36.0 Consult person familiar with the rental market.

This information is not available. In 2010, I spoke to the President

of the Realtors Association of Jamaica and he informed me that

every year he fills out a questionnaire for the Royal Institute of

Chartered Surveyors and this question never gets answered. An

estimate was made using the the 2001 Population Census

estimate of rental premises for the KMA, 59,970 and the 2001

Population Census estimate of the total dwelling units in KMA

164,979. This is likely underestimated since many rental

properties are not formally registered.

30



R11.2

The percentage of total rental units now under

rent restriction or rent control in the [capital]

city (0-100%) 83.4 "

The Rent Restriction Act requires that all rental premises in

Jamaica register with the Rent Assessment Board for the

purpose of assessment and regulations. Because the fees to

register are extremely low few landlords chose to register or are

unaware that they are required to register their premises. In

practice, the Rent Restriction Act applies mainly to low-rent

housing. The Rent Board is currently setting up a data base and

therefore estimates that there are approximately 50,000

registered properties in the KMA and 80,000 island-wide.

According to the 2001 Population Census there are 59,970 rental

premises in the KMA and 160,993 island-wide.

R11.3

What is the ratio of the estimated average

market rent to the average rent in a similar rent-

controlled or restricted unit in the city? (100 if

no rent control) 2.2 "

The average rent paid for persons paying rent under rent control

for a typical unit in the KMA is J$18,000.00 while the free market

rent for the same type of property is J$40,000.00.

R11.4

New rental units are not rental controlled or

rent restricted (Yes=1/No=0) 1 " New rental units are subject to control.

R11.5

The dismantling of rent control or rent

restriction on new rental units is addressed in

recent policy documents.(Yes=1/No=0 or 100 if

no rent control) 0 Consult actual documents.

In the 2008/9 Budget Debate the Minister of Water and Housing

announced that the Rent Restriction Act was to be amended to

ensure that the rights of landlords and tenants are equally

protected. In April 2011, the new Chairman of the Rent

Assessment Board announced that legislation had been drafted

and among the changes was a renaming of the act to the Rent

Act. Source: Jamaica Observer, April 26, 2011.

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Documents

Survey Instrument - Global Housing Policy Indicatorsglobalhousingindicators.org/sites/globalhousingindicators... · 2012. 6. 12. · P2.2 Estimated percent of all the properties in