The Tribune

By NEIL HARTNELL

TRIBUNE Business Editor

nhartnell@tribunemedia.net

MORE than 63 percent of households presently living in a Freeport neighbourhood targeted for the Government’s $50m affordable housing initiative are unable, or struggling, to make ends meet with many living in leaking homes without water and light.

A survey of living and economic conditions in the Garden Villas, Drake Apartments and Bain Apartments areas, which are to be transformed into some 420 units spread across 35 buildings via the Inter-American Development Bank (IDB) financed project, also revealed that more than 45 percent of households interviewed were living in insecure “informal occupancy” with more than one-quarter fearing for their safety and security if relocated.

The report, which has been obtained by Tribune Business, exposes the dire living conditions, plus poverty and financial related-challenges, confronted daily by working class and lower income Bahamian families in an economic climate where cost of living pressures continue to escalate with little to no relief in sight.

The Bahamas National Statistical Institute (BNSI) survey, which was prepared for the Ministry of Housing and Land Reform that is overseeing the ‘SHOUT’, or Sustainable Housing Opportunities for Urban Transformation project alongside the IDB, revealed that 88 percent - almost nine out of every ten - households in these communities earn less than $1,500 per month, creating challenges in relocating them let alone their ability to cover living costs.

Of the 33 households in Garden Villas and the Drake Apartments who were interviewed, the survey found that close to two-thirds reported experiencing major financial difficulties and struggling to cover all their regular daily expenses during the previous year.

”Twenty-one households (63.6 percent) reported experiencing significant financial difficulties or unexpected expenses during the 12 months preceding the survey. Eleven households (33.3 percent) did not report such difficulties, while one household (3 percent) preferred not to answer,” the BNSI socio-economic evidence gathering disclosed.

“The survey also assessed whether monthly household income usually covered monthly expenses. Eleven households (33.3 percent) reported that their income did not cover their expenses, while ten households (30.3 percent) indicated that it covered expenses only sometimes. Together, these groups represented 21 households, or 63.6 percent of those surveyed.”

Many residents revealed that they were in insecure “informal occupation” of their present homes with just 13 households describing themselves as tenants and just one stating that they owned their unit. Much of the existing occupied housing in Garden Villas and the two apartment complexes was found to be falling into disrepair due to water intrusion and leaks, which also present health and safety hazards.

“Field observations indicated that the occupied buildings were also in poor physical condition,” the BNSI study disclosed. “Many households lacked access to essential utilities, including water and electricity.

“Extensive roof damage resulted in water intrusion and leaks affecting apartments on both the upper and lower floors. These conditions highlight the overall deterioration of the housing stock and provide important context for assessing residents’ housing circumstances, vulnerability and potential resettlement needs…

“The surveyed households reported several types of occupancy arrangements. Informal occupancy was the most common, reported by 15 households (45.5 percent), while 13 households (39.4 percent) identified themselves as tenants. Four households (12.1 percent) reported another occupancy arrangement, and only one household (3 percent) reported ownership.”

As for the income earnings enjoyed by existing Garden Villas and Drake Apartments residents, the BNSI report added: “Reported household income was concentrated in the lower income categories. Twenty-nine households (87.9 percent) reported approximate monthly income below $1,500.

“This included nine households reporting income below $500 and ten households in each of the $500–$999 and $1,000–$1,499 categories. Four households (12.1 percent) reported monthly income between $1,500 and $1,999, and none reported income of $2,000 or more.

“The concentration of households below $1,500 per month indicates limited financial capacity to absorb relocation-related costs, temporary income losses, increased transportation expenses, or other unanticipated expenditures.” This likely means that the Government will have to help pay for, and finance, any relocation of Garden Villas and Drake Apartments residents while construction activity to revive the area’s housing stock is underway.

The Bain Apartments are presently unoccupied, while Garden Villas and the Drake Apartments feature 12 and nine buildings, containing a total of 48 and 36 dwelling units, respectively. Of the 84-strong total, only 34 were found to be occupied with the majority - 50 - vacant. The survey found that ten households reported owning or operating a business, with six of these located within these communities and likely to be home-based.

“The six businesses reported combined gross monthly revenue of $7,700. Reported revenue varied considerably among businesses, ranging from $300 to $2,500 per month. The businesses reported average monthly revenue of approximately $1,283 and median monthly revenue of B$1,500,” the BNSI survey found.

“Five of the six business-owning households included in the analysis (83.3 percent) believed that their businesses could continue operating if relocation occurred. One household (16.7 percent) was unsure. None reported that continued operation would be impossible.” Temporary relocation as a result of the $50m affordable housing project was cited by 60.6 percent of surveyed households as posing the greatest impact.

“Households could report multiple concerns about possible resettlement. The location, quality or affordability of replacement housing was the most frequently reported concern, identified by 15 households (45.5 percent). Transportation costs or distance from work was the second most common concern, reported by 11 households (33.3 percent),” the BNSI survey found.

“Safety and security concerns were reported by eight households (24.2 percent), while seven (21.2 percent) were concerned about access to schools, healthcare or other essential services. Four households (12.1 percent) expressed concern about the adequacy of compensation or relocation assistance.”

Summing up what this means, the BNSI study said: “Residents face overlapping vulnerabilities related to income, tenure, age, disability, health, documentation and livelihoods. Nineteen of the 33 households were classified as having medium or high vulnerability, including four assessed as having high vulnerability….

“The relocation process should seek to prevent homelessness, avoid further impoverishment and help affected households establish stable living conditions. Residents consistently emphasised two priorities: Achieving greater residential stability and remaining well-informed and heard throughout the process.”

Besides Freeport, the IDB-financed affordable housing initiative is also focused on the development of 30 new homes at the Clifford Darling Estates subdivision, just south of Pinecrest Drive in southern New Providence, as well as housing projects for Central Pines in Abaco, where 35 additional single family homes are planned.

When combined, the 30 Clifford Darling Estates single family homes, plus the 35 eyed for Central Pines, join the 35 buildings and 420 units planned for Freeport’s Garden Villas as totalling some 105 new, renovated affordable properties and as many as 485 individual units across The Bahamas’ three most populated islands.

In Freeport, the focus is on Garden Villas with the goal of improving “housing conditions through the redevelopment of aging residential properties and the provision of safe, affordable and climate-resilient housing”. The Government is said to be in the process of acquiring the necessary land for the initiative, with three parcels in particular being targeted.

These are the Garden Villas site, “which contains occupied residential structures in advanced states of deterioration”, plus the Bain buildings that feature “unoccupied deteriorated apartment buildings” and, finally, the Drake Apartments site on which sits “partially occupied apartment buildings in a deteriorated condition”.

“Following their rehabilitation, the site will serve as the permanent location for residents displaced during the redevelopment,” a previous IDB report pledged. “The project area is situated within an established urban neighbourhood characterised primarily by residential land uses, together with local commercial establishments, public roadways, community facilities and places of worship.

“Existing municipal infrastructure, including road access and utility services, is available throughout the surrounding area. The Government of The Bahamas is in the process of acquiring the parcels required for redevelopment.

“Following property acquisition and the relocation of affected residents, the project will involve demolition of unsafe structures, site clearance and remediation, construction of new climate-resilient housing, installation or upgrading of supporting infrastructure and utilities, landscaping and other associated site improvements.”

Footnote

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Headline

More than 45% of families

enjoy ‘informal occupancy’