FACULTY OF ENGINEERING AND THE BUILT ENVIRONMENT

DEPARTMENT OF ARCHITECTURE AND REAL ESTATE

PROJECT TOPIC:

ASSESSING THE IMPACTS OF ENGAGING PRIVATE DEVELOPERS IN SOCIAL

HOUSING DELIVERY IN HARARE CITY.

Done by:

MLAMBO RUTENDO LORRAINE

Supervised by: MR CHAERUKA

 DECLARATION: DISSERTATION SUBMISSION: 2024 MAY

Department of Architecture and Real Estate, UZ

Name as in College Records: Mlambo Rutendo Lorraine

Registration Number: R206492F
Name of Degree Programme: Bsc Honours in Real Estate
Title of Dissertation: Social housing challenges
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DEDICATION
ACKNOLEDGEMENTS
ABSTRACT
TABLE OF CONTENTS
LIST OF FIGURES AND DIAGRAMS
LIST OF TABLES
LIST OF PLATES
CHAPTER 1

1.1 INTRODUCTION

Having access to decent, affordable housing is a major problem for many nations worldwide.
Delivering social housing, in particular, is essential to reducing housing disparities and
guaranteeing that people and families have access to secure and reasonably priced housing.
Social housing in Zimbabwe has historically been the province of the public sector and the
government. Nonetheless, the growing need for housing as the population grows has drawn a
lot of attention recently to the role played by private developers in the delivery of social
housing.
In addition, private developers can add to the overall supply of social housing units and meet
the growing demand for reasonably priced homes with their knowledge, resources, and
inventiveness. Their involvement generates significant issues and challenges that require
attention in addition to possible benefits and implications for the supply of social housing.
According to ZIMSTAT Housing and Population Census, 2022, the distribution of
households shows that Harare City had 653,562 households against the population of
1,491,740 hence the percentage of households was 17.1 in Harare City.

A description of the research methodology is included in this chapter. In addition to the issue
statement, research questions, objectives, and justification, it provides a brief overview of the
study. Therefore, this research sought to comprehensively assess the impacts and benefits of
private developers' participation in social housing delivery. By examining the role of private
developers, this study seeks to shed light on the potential advantages and challenges associ-
ated with their involvement, ultimately contributing to the ongoing discourse on effective
strategies for addressing the housing crisis.
1.2 BACKGROUND

1.2.1 Global view

Globally, the challenge of social housing delivery is being experienced by the residents and
solutions such as involving the private developers to assist in the delivery of social housing is
one of the measures which are being considered. Cities around the world are all faced with an
ever-growing population which upsets the balance between adequate housing provision and
the number of people in need of it. For instance, in Indonesia, Jarkata is facing the problem of
increasing population in the area which also has a population size of about 10 million
residents. With this densely populated, Jarkata has become the target for housing
development to accommodate the increasing population. However, this city already had a
land limitation issue, so the development was directed to vertical housing. Vertical housing
development also increases, due to land limitation issues (Budhiawan, 2017). One of the
vertical housing schemes in East Jakarta is Sentra Timur Residence.

Over the several past years, governments around the world have implemented multiple
methods to provide affordable housing, of which the private developers’ engagement or
involvement is the most recent iteration. Government starts with a front-line delivery role,
gradually retreats from delivery through structural adjustment in the 1980s and returns to a
more active role in the latter 2000s as the symbiotic scaling and de-risking roles of the private
and public sectors begin to be realized. Engagement of private developers based on a sizeable
amount of government subsidy and financial mechanisms that lower overall costs for the
private partner, and where both sectors jointly finance, own, and operate a low-income
housing project and share risk, have been used with great success, according to experience in
developed countries like the USA, Australia, Ireland, and the UK (UN Habitat, 2011).

On the contrary, according to Farha's (2018) report on Homelessness and Human Rights, the
Special Rapporteur for Adequate Housing at the United Nations stated that about 900 million
people live in informal settlements, lacking tenure security, and entire communities have
developed in conditions akin to slums. The governments and profit-driven developers
frequently demolish these communities without giving any prior notice or offering to replace
the lost homes. Housing is now perceived as a means of accumulating wealth and assets
rather than as a social purpose, according to Farha (2018). Taken away from its sense of
belonging, dignity, and community, it has turned into a financial commodity.

This indicates that while private developers and investors are acquiring land and homes to
amass wealth, they are ignoring the social need for housing. To a certain extent, this results in
problems like unaffordable housing, sub-serviced housing, and degraded areas that have an
impact on people all over the world.

It has come to light that Australia's housing system requires radical overhaul. Approximately
3,000 social and affordable homes were being built annually prior to the COVID-19
pandemic, compared to an estimated need of 36,000 homes (727,000 by 2036) (Lawson,
Pawson et al. 2018). A multi-sectoral response is necessary given the scope of the need.
However, the basic costs of building and maintaining rental housing are not covered by the
revenue it brings in, even though the number of managed homes in the not-for-profit
community housing sector more than doubled from 39,800 to 82,900 between 2008–09 and
2016–17 (Milligan, Pawson et al. 2017). Consequently, private developers were brought in to
help with the delivery of social housing in order to keep up with the rising demand.

1.2.2 Regional Social Housing Views

Housing delivery in Africa is always in competition with population growth, so providing

enough housing has seemingly become a regional issue. Governments are under constant
pressure to address this shortage, and when they fail to do so, people lose faith in government
institutions. Private developers are brought in to help address the issue, but their efficacy and
efficiency may not always be apparent because of their competing interests in providing
social housing. While there are national variations in the origins of this problem, Mjanga
(2016) claims that there is evidence that most big cities are unable to meet the demand for
social housing, particularly from the impoverished.

From the time of colonization, Botswana's government has been in charge of acquiring,
maintaining, allocating, and managing land for urban development. After independence, the
Ministry of Local Government and Lands—later known as the Ministry of Local
Government, Lands and Housing—took over this duty, which had been under the Public
Works Department (PWD) during the colonial era. The main piece of law controlling land
delivery and servicing in communities designated as "planning areas" is the Town and
Country Planning Act (TCPA) of 1977, which underwent significant amendments in 2013.

The Act further stipulated that land must be developed in both urban and rural settlements in
an orderly and progressive manner, that amenities must be preserved and improved, that land
development permits must be granted, and that land use must be closely monitored. The
Minister of Local Government and Lands in Botswana was primarily responsible for the
aforementioned activities. The construction industry made the decision to involve the private
sector in development projects to help curb the rising demand for social housing with well-
serviced housing communities.
Lombard (1996) pointed out that the growth of informal settlements surrounding developing
countries' cities and urban migration in the 1950s and 1960s typically drew negative reactions
from governments; as a result, private developers are being hired to help meet the rising
demand. By the 1960s, South Africa had public housing programmes in place as a result of
political pressure on governments to step in and help the poor by intervening in the housing
market and worries about planned urban expansion (Lombard, 1996).

According to Harvey (2005), housing policies in the majority of African nations started out as
a deliberate disregard for housing issues and developed into slum clearance without
consideration for the social repercussions. One such example of this is Zimbabwe's Operation
Murambatsvina in 2005. Tibaijuka (2005) claims that Operation Murambatsvina was
intended to end illegal housing, which had an immediate impact on many urban poor people.

1.2.3 Local Social Housing Views

The ability of the government to supply this fundamental need is the main issue that cities in
Zimbabwe face when it comes to housing demand and private developers are also involved
and are expanding their influence on the provision of social housing. The majority of
researchers, however, have taken issue with the way governments, particularly those in
developing countries, have approached the housing problem, citing Zimbabwe as a case in
point (Moyo, 2014; Ngwenya, 2017; Mutembedzi, 2012; Masimba, 2016).

Following Zimbabwe's 1980 declaration of independence, the government took a socialist

stance toward housing, viewing the state as the supplier of completed homes to the
underprivileged (Chaeruka and Munzwa, 2009; Mutembedzi, 2012; Murisa, 2010;
Government of Zimbabwe, 2009). However, because of a lack of resources, the strategy was
unable to provide homes sustainably. The housing stock deficit grew from 20,000 to 100,000
units between 1995 and 1999, according to the National Housing Policy (NHP) of 2000.

The Zimbabwean government has implemented various housing policies since independence,
including the national housing fund, site and service policies, majority home ownership,
building brigades, housing cooperatives, and waiting list creation (Chaeruka, 2009; Vakil,
1995, 1996; Auret, 1995; Tibaijuka, 2005). According to Tibaijuka (2005), the National
 Housing Delivery Policy (NHDP) of 2000 acknowledges "serious shortfalls in housing
delivery and a cumulative backlog of over one million housing units."

Housing should be planned for and provided in due time with all its services like sewer, water
reticulation and roads being incorporated into it (Moyo, 2014). The engagement of private
developers to help meet an increased demand for social housing needs to be taken into
consideration. As a result, local authorities are currently faced with growing responsibilities
and tasks, which include planning and land management, development control, and an
increase in service demand (Masimba, 2016).

1.3 PROBLEM STATEMENT

Despite the growing demand for affordable housing and the critical need for social housing
provision, there is a lack of comprehensive research that examines the potential challenges
and considerations associated with private developer involvement, which is crucial for
ensuring successful and equitable social housing outcomes (Mosha, 2003). Therefore, there is
a need for a systematic and in-depth analysis that assesses the impacts, benefits, challenges,
and considerations of private developer engagement in social housing delivery. If this
challenge is not assessed and rectified, there may be increased delivery of poor social
housing, an increase of slums and informal settlements.

1.4 Purpose of the study

1.4.1 Aim of the study

The research aims to examine the motivations, incentives, drawbacks, and challenges
associated with private developers' participation, while also evaluating how their involvement
influences the quantity and quality of social housing units.

1.4.2 Objectives

i. To examine the impact of private developers' involvement on the quantity and quality of
social housing units produced in Harare city.

ii. To assess the motivations and incentives driving private developers to engage in social
housing delivery.
iii. To document the challenges being faced by private developers in social housing delivery
in Harare.

iv. To proffer possible solutions that can be implemented in sustainable social housing
through the engagement of private developers.

1.5 Research questions

i. What are the impacts of private developers’ involvement in social housing delivery?

ii. What are the motivations and incentives driving private developers in social housing
delivery?

iii. What are the challenges being faced by private developers in social housing delivery?

iv. What are the possible solutions that can be implemented to deliver sustainable social
housing through the engagement of private developers?

1.6 Justification

The research seeks to unearth the various ways cities can incorporate to achieve efficient and
sustainable social housing through the engagement of private developers. While Farha
(2018), speaks of the issue of affordability which is fueled by profit-driven developers and
investors who have neglected the social need of housing. Maahan (2006) and Cloete (2005)
point out other factors including availability and access to land as well as security of tenure as
the causes of inadequate and unsustainable social housing worldwide.

This research will be helpful to policymakers, academic students, housing practitioners,

private developers, and marginalized communities. Policymakers will gain evidence-based
insights to develop effective housing policies, while housing practitioners can optimize
resource allocation and partnerships. Private developers will enhance their reputation and
market opportunities. Most importantly, marginalized populations will benefit from improved
housing strategies that prioritize affordability, accessibility, and overall well-being.
1.7 Study Area
Harare metropolitan city was selected as the research area for a case study of the Hatcliffe
residential area, this was due to the problems being encountered by the residents of that area
due to the delivery of social housing by private developer

Fig 1.1 Harare City Map

Adapted from Google Maps 2015

FIG 1.2 A map of Hatcliffe

Source: Google Maps, 2015

1.8 Definition of key terms

a) Social housing refers to housing units that are specifically designated for individuals or
families with low incomes or other housing (Mutembedzi 2012).

b) Private developers refers to Commercial entities that engage in the development, sale or
rental of social housing properties (Santana et al, 2021) These can be individuals, companies
or organizations who undertake development as part of their business operations. Some
examples of private developers include, real estate developers, construction companies and
infrastructure developers.

c) Housing quality refers to the physical condition, amenities, and standards of a housing
unit. It encompasses factors such as the structural integrity, safety, liveability, and
functionality of the dwelling, including aspects such as space, ventilation, heating, plumbing,
and overall building maintenance (Rhodes, J. 2012).

d) Policy frameworks refers to the set of principles, guidelines, regulations, and strategies
established by government authorities to guide decision-making and actions related to a
specific area, in this case, social housing (Desmond, M. 2016)
e) Affordable housing usually refers to as Housing that can be bought, or rented, by a low to
moderate-income household, at a cost of maximum 30% of their income (Henry, 2020)

.f) Local authorities, which include cities, towns, municipalities, counties, and boards, are
the official administrative organisations in charge of all public services within designated
geographic areas. Through the use of monies generated from local communities, loans and
grants from the federal government, and other sources, local authorities are responsible with
assuring the provision and upkeep of public services to local citizens (Zimbabwe Institute,
2005).

1.9 Chapter Outline

The research report is structured as follows:

Chapter 1: Gives a brief overview of the study's history and context. It also contains
geographical maps of the study area. The issue statement, research questions, goals, and
objectives are then followed by a justification for the investigation.

Chapter 2: Reviews the literature behind the factors which pose an asessment on the impacts
of private developer’s engagement in social housing delivery in Zimbabwe.

Chapter 3: It will discuss the research methodology constructed for the purposes of this
research. It will also explore the requirements and limitations of each of the methods used.

Chapter 4: The chapter entails data collection using various methods and tools discussed in
Chapter 3 and it seeks to present and analyse the findings of the research.

Chapter 5: This chapter will conclude the research by providing a summary of the research
findings and the limitations faced. Recommendations for future research will also be outlined
in this section.

Chapter Conclusion
To sum up, this chapter has provided an overview of social housing delivery, including
background information on a global, regional, and local level—specifically, Zimbabwe and
Harare. The research gap, the goal of the study, which leads to an outline of the aim and
objectives of the research, the research questions on the study, and a justification of the study
were also outlined in this chapter. An explanation of essential terminology was provided, and
the chapter also clarified an area of study and included a map of the region of study. This
chapter included the chapter outline as well.
CHAPTER 2: Literature Review

2.1 Introduction

According to Fink (2004), a literature review is an assessment of data from the literature that
is pertinent to the research being done. The aim of this is to present current understanding of
the topic while pointing out gaps and suggesting ways to make the knowledge base stronger.
According to Thompson Rivers University (2013), a literature review can stimulate future
research into an area that was previously unexplored or understudied by providing familiarity
with current ideas and research on a given topic. A literature review serves several purposes
for a researcher: it gives the research context, justifies its necessity, ensures that similar
research hasn't been done before, allows the researcher to draw lessons from earlier theories
on the topic, and identifies weaknesses in the previous research (Calabrese, 2006)

This chapter reviewed the most recent and pertinent data regarding the provision of social
housing through the involvement of private developers in this housing delivery. The
assessment covers the effects of private developers' involvement in the provision of social
housing, the difficulties faced by residents of privately developed areas and potential
solutions to these issues, as well as an analysis of the incentives and motivations behind
private developers' involvement in the provision of social housing and a guide on potential
solutions that could be put into practice to ensure the delivery of social housing in a
sustainable [Link] literature that is used consists of books, journals, the internet, and
other pertinent materials. Based on recognised schools of thought, the literature serves as the
foundation for discussion and recommendations.

Therefore, a literature review is the selection of relevant published and unpublished works
that address a given topic and offer insights into its nature, methods of investigation, and
other aspects. It also assesses these works in light of the study and provides information,
ideas, data, and evidence written from a particular viewpoint to achieve specific goals.
2.2 Conceptual Framework

Fig 2.2.1

GOVERNMENT PRIVATE SECTOR

Policy frameworks development partnerships

PRIVATE DEVELOPERS; PROPERTY

SOCIAL HOUSING AUTHORITIES/ AGENCIES
INVESTORS, REALTORS

Implementation Housing developments

SOCIAL HOUSING PROJECTS HOUSING UNITS

INCREASED HOUSING UNITS DELIVERY

Source: Adapted from the handbook by Albino et al, 2020.

2.2.1 A brief explanation of the above diagram.

i. Social Housing Authorities/Agencies

Social housing authorities/agencies are responsible for implementing social housing

programs and collaborating with private developers. They establish partnerships, allocate
 funding, and ensure compliance with affordable housing requirements (Reed et al., 2015).
These entities work closely with private developers to identify suitable development
opportunities and facilitate the delivery of social housing projects (Davies et al., 2015).

ii. Policy Framework

The policy framework provides the guidelines and mechanisms for public-private
collaborations in social housing delivery. It may include provisions for public-private
partnerships (PPPs), mixed-income developments, or inclusionary zoning (Haffner et al.,
2016). Such frameworks aim to balance private sector interests to provide affordable
housing to low-income populations (Gilbert & Varady, 2017).

iii. Development Partnerships

Development partnerships between social housing authorities/agencies and private

developers are crucial in achieving successful outcomes. These partnerships involve
negotiations, agreements, and contractual arrangements that define the roles,
responsibilities, and financial arrangements between the parties (Albino et al., 2020).
They foster collaboration, knowledge sharing, and resource pooling to ensure efficient
and effective housing delivery (Liu et al., 2019).

iv. Private Developers

Private developers bring their expertise, resources, and market knowledge to the delivery
of social housing. They contribute to the construction, financing, and management of
housing projects (Malpass & Murie, 2019). Private developers' involvement can help
address the shortage of affordable housing units and accelerate the pace of housing
production (Wachter & Cho, 2017).

v. Private Sector

The private sector encompasses a range of stakeholders, including private developers,

investors, financial institutions, and construction companies. These entities contribute
financial resources, innovation, and efficiency to social housing delivery (Power et al.,
2016). The involvement of the private sector can enhance the quality, design, and
sustainability of housing projects (Albino et al., 2020).
vi. Implementation

The implementation phase involves the actual development and construction of social
housing projects by private developers. This phase includes activities such as site
selection, design, construction, and project management (Davies et al., 2015). Private
developers' expertise and experience in the housing market can help ensure the successful
execution of projects (Malpass & Murie, 2019).

Vii. Government Policies

Government policies play a crucial role in shaping the involvement of private developers
in social housing delivery. These policies may include legislation, regulations, and
incentives that encourage private sector participation (Van Dijk, 2018). For example, tax
breaks, subsidies, or density bonuses can incentivize private developers to include
affordable housing units in their projects (Ong, 2018).

viii. Housing Units:

The ultimate outcome of involving private developers in social housing delivery is the
creation of affordable housing units. These units are made available to low-income and
vulnerable populations, addressing the critical need for affordable housing (Reed et al.,
2015). The involvement of private developers can help increase the overall supply of
social housing units and reduce waiting lists (Van Dijk, 2018).

Conclusively, increased housing units is the outcome expected of the concept of the
engagement of private developers in the provision of social housing in Harare town.
2.3 Theoretical Framework

2.3.1Theory of Housing Needs

In 1955, Rossi introduced the notion of "housing needs" as a theoretical construct to explain
the connection between residential happiness and dissatisfaction. According to Rossi's theory,
as a household moves through different stages of life, there is frequently a mismatch between
the circumstances of their housing and the neighborhood, which results in shifting housing
needs and goals. Families have changing housing needs and preferences as they move
through different stages of the life cycle. This notion is consistent with Maslow's hierarchy of
needs, which postulates that there may be differences in a family's needs, housing
circumstances, and neighborhood conditions (Abraham Maslow, 1943).

The idea that families may express dissatisfaction with their current living situation is also
emphasized by the theory of housing needs. Depending on how the life cycle changes, the
element of need may change. This suggests that residences might not fully satisfy the
standards and expectations of social housing for their occupancy. According to Abraham
Maslow (1943), Maslow's hierarchy of needs prioritizes basic needs like safety, esteem,
belongingness, and self-actualization, highlighting their significance in meeting basic needs,
empowering individuals to realize their full potential, and facilitating their integration into a
society that provides fair social amenities. Families may consequently experience social
issues and environmental difficulties like potholes and gullies as a result of these unmet
needs.

Variations in the life cycle can result in different space needs, which is thought to be an
important aspect of housing needs. This means that a household is likely to feel unsatisfied
and present several challenges if their current housing and neighborhood do not meet their
residential needs and goals hence further measures of mitigating social housing challenges
need to be taken into consideration (Rossi, 1955).

2.3.2 Housing deficit theory

According to Janice Perlman (1976), an additional idea that pertains to social housing is the
Housing Deficit Theory. Concerning the dynamics of supply and demand in the social
housing industry, this theory primarily addresses the idea of a housing deficit or shortage.
Within the social housing context, the Housing Deficit Theory posits that the demand from
low-income individuals and families with specific needs is greater than the supply of suitable,
affordable housing.

The deficit is the result of multiple factors, including population growth, the restricted
construction of affordable housing, insufficient funding from the government, and
socioeconomic disparities. The theory focuses on how people living in social housing are
affected by this shortage of housing. It acknowledges the difficulties that low-income people
and families may have in finding appropriate housing, which can result in overcrowding,
poor living conditions, and homelessness. According to the theory, this deficiency hurts
people's general quality of life, social integration, and well-being.

Furthermore, when private developers are involved in the delivery of social housing in many
states as a tactic to reduce the deficit, the Housing Deficit Theory highlights the importance
of social housing policies and interventions in addressing the deficit. It implies that policies
aimed at improving housing affordability, expanding the supply of affordable housing units,
and guaranteeing that social housing satisfies the wide range of demands of its occupants
must be put into place by governments and housing authorities. This theory also recognizes
the significance of addressing the housing deficit from a holistic perspective. The statement
underscores the necessity of not only building new, affordable housing units to address the
deficit but also maintaining and restoring the current stock of social housing (Janice Perlman,
1976).

To sum up, it emphasizes how important supportive services are to boosting the success of
social housing projects, including social assistance, counseling, and job training. The
Housing Deficit Theory emphasizes the lack of affordable and suitable housing, which causes
shortages and related difficulties for low-income individuals and families. This is especially
relevant when discussing social housing. It emphasizes how crucial comprehensive strategies
and policy changes are to addressing the deficit, enhancing housing quality, and encouraging
social inclusion for social housing occupants.

2.3.3Social justice theory

In order to address the underlying socioeconomic disparities and advance fairness in the
distribution of housing resources, social justice theory is a significant framework in the field
of social housing, according to John Rawls (1971). As a fundamental human right and a
significant factor in determining social well-being, this theory acknowledges that access to
safe, cheap, and suitable housing is important. Essentially, social justice theory promotes an
egalitarian approach to social housing, in which all individuals have equal possibilities to
obtain and benefit from housing, irrespective of their history, income, or social standing.

It strives to address these injustices by giving targeted help to underprivileged and

marginalized individuals as well as communities, challenging the structures that sustain
housing inequality. Social Justice Theory advocates for policies and practices that give
priority to the needs of marginalized groups, low-income persons, and families in the context
of social housing. It acknowledges that these populations frequently encounter institutional
impediments and prejudice while trying to find acceptable housing and works to lessen these
differences.

In addition, the Social Justice Theory emphasizes how crucial inexpensive housing is for
promoting social inclusion and reducing poverty. Private developers, who prioritize profit
over social housing values, can help achieve this goal. According to Rawls (1971), the
acknowledgment is made that reasonably priced and secure housing can offer people and
families a strong basis to pursue jobs, education, and other prospects, eventually ending the
poverty cycle.

Participation and community engagement are important aspects of social housing efforts,
according to social justice theory. It acknowledges the need for inclusive decision-making
processes that incorporate locals' voices and viewpoints. This minimizes complaints and risks
associated with private developer involvement in the delivery of social housing by ensuring
that social housing policies and programs are responsive to the unique needs and aspirations
of those they are intended to serve, particularly in privately developed areas (Rawls (1971).

Furthermore, social justice theory demands that amenities and support services be included
in social housing developments. In certain areas of Harare, the delivery of social housing by
private developers has made it impossible to sustainably achieve one of the fundamentals of
social mobility—access to healthcare, education, transportation, and other essential services
—for the well-being of the populace and their prospects for upward social mobility (Rawls,
1971).

Furthermore, it underscores the significance of tackling housing inequalities, advocating for

reasonably priced housing, involving communities, and offering assistance in order to
establish a fairer and more balanced community (Davoudi et al., 2013). This theory can be
used to assist social housing policies and practices in their efforts to lessen housing disparities
and guarantee that all residents of Harare have access to private developers' safe, suitable, and
reasonably priced housing options in all neighborhoods.

Finally, community development theory and social sustainability shed light on the social
effects of private developer participation in social housing. Social sustainability theories
highlight how crucial it is for housing interventions to advance social justice, inclusiveness,
and community well-being (Davoudi et al., 2013). The theory emphasizes the significance of
taking into account the long-term social benefits, community involvement, and social
cohesion of private developer involvement in social housing projects.

2.4Assessing the Impacts of Private Developer Engagement

This section reviews the methodologies and approaches used to assess the impacts of private
developer engagement in social housing projects. Various evaluation frameworks, indicators,
and performance measures have been developed to assess the economic, governance, and
social impacts of such engagements (Smithson et al., 2019). Common assessment criteria
include affordability, quality, sustainability, community participation, and social cohesion
(UN-Habitat, 2016). The literature suggests the importance of using a multidimensional
approach that considers both quantitative and qualitative data to capture the diverse impacts
of private developer involvement.

2.5 Challenges Encountered by private developers in the delivery of social housing.

”2.5.1 Land Scarcity

It is well acknowledged that problems with land and housing are closely related, to the point
that obtaining property is a necessary requirement for beginning any kind of housing process
(Lombard, 1996). According to Mutembedzi (2012), there is such a severe land scarcity in
Zimbabwe's urban regions that, over the past 10 years, both the national government and
local authorities have mostly built infill stands as a kind of housing. According to Mjanga
(2016), Queen Victoria signed the Royal Charter in 1889, which is when Zimbabwe's land
issue began. Mutembedzi (2012) adds that as property surrounding metropolitan regions has
not been made available since 1997, private developers are finding it challenging to fill the
void that is needed to be filled in the social housing delivery.
The availability of appropriate land is a main concern for the developers, as much of it within
the confines of Harare has been utilized thus forcing the city to sprawl further out into areas
like Mount Hampden, Ushehwekunze, Southlea Park as is the shortage of land for social
housing development in Harare town.

Land-related concerns are typically political in character, with strong emotional ties to the
past. In the instance of South Africa, these stem from the eighteenth-century land rights
conflict between white settlers and black tribes (Lombard, 1996). With their better weapons,
individualistic beliefs, and creation of a land market, the white people typically benefited at
the expense of the black people.

Masimba (2016) claims that housing cooperatives, which are associated with political parties
and exist to advance political goals, have encroached upon property designated for private
developers' future development. All of this is done in the name of empowerment through land
allocations for social housing, but later on, when no services are provided or maintained by
accountable authorities, the informal settlements took over and became the focus of criticism,
with the private sector being held accountable for housing while some private developers
struggle to secure the necessary land for development. Makunde (2016) further argued that
the main barrier to the sufficient supply of affordable urban housing in emerging nations is
land scarcity and high cost.

Furthermore, Mutembedzi (2012) notes that because of its high cost, land intended for low-
income housing has instead been distributed to middle-class and upper-class groups that can
pay the property costs. By contrast, Lombard (1996) contends that political, social, and
institutional limitations rather than a complete lack of essential resources are often the cause
of land and housing supply constraints. As a result, private developers may encounter
challenges in creating social housing that is within the means of the lower-class population.

Regarding the land scarcity issue, Mjanga (2016) stated that recommendations are being
made to local authorities via the National Housing Policy to take into account building high-
rise apartments that don't require large amounts of land. When compared to high-rise
buildings, the typical low-rise buildings found in most cities take up a lot of area (Ngwenya,
2017). Within the framework of the National Housing Delivery Programme (2014–2018), the
government has mandated that twenty percent of the land designated for housing
development be set aside specifically for apartment block.
Rather, Moyo (2014) refutes this claim, arguing that the enormous costs of constructing high-
rise structures individually make it impractical to build apartments, which puts an end to the
concept of inexpensive housing options. The majority of property developers find it
challenging to provide social housing since apartments demand a significant financial
investment which is capital intensive hence it needs a lot of money and on completion, the
prices or rentals of those flats are most probably high and eliminating the affordability factor.

Thus, the government, which owns the land surrounding metropolitan areas, can aid in
resolving the housing shortage issue by giving private developers inexpensive property on
which to build affordable homes. There is no more room since the city's outskirts are seeing
an increase in growth (Mutembedzi, 2012).

2.5.2 Policy Adherence

"Policies to improve housing delivery and order respectively" have been developed by the
national and local governments. In an effort to bring housing policy into line with practice, it
is evident that there are many obstacles and limitations (Mashoko, 2012). According to
Tadesse et al. (2008), the obstacle to providing housing for everyone is the absence of
housing policy that closes the gap between housing development and the demand for housing
brought on by urbanization.

Adherence to a policy helps establish confidence among the populace and state credibility
when interacting with foreign parties like investors. Given that informal settlements are
assumed to arise due to a shortage of housing, housing policy is considered the primary
mechanism for addressing the informal settlement phenomenon (Marx, 2003). Even private
developers are unable to put an end to informal settlements in order to provide high-quality
social housing for the populace because doing so frequently exposes the state to public
criticism when such policies yield little to no results.

According to Chatiza and Mlalazi (2009), there has been significant under-provisioning and
neighborhood decay as proof that post-colonial housing policies implemented forty years
after independence were insufficient. Low-income earners' housing needs have been
marginalized by trends in housing policy since 1980, according to Moyo (2014). A number of
housing-related policies have been implemented, involving private developers, but they
typically yield minimal results. According to Katsande et al. (2014), there are legal and
policy frameworks in place in Zimbabwe for the government to build a stock of affordable
and accessible housing, but the implementation of these frameworks is being hindered by the
tensions surrounding the realization of the rights of urban dwellers.

According to Mushota (1991), earlier policies that were introduced and put into place without
sufficient understanding of the nature and breadth of the housing problems are mostly to
blame for the lessons learned from past failures in housing provisions. Local governments
have implemented these laws in an attempt to permanently alleviate the housing scarcity;
however, as Mutembedzi (2012) argued, they don't deal with the fundamental issue that
prevents low-income people from obtaining decent homes, which is the involvement of
private developers.

The targeting tactics used by the housing sector, according to Masimba (2016), impede the
effective functioning of these programmes because they focus on individuals who have
limited resources and ability to repay housing bills. Governments ought to ensure that the
legal frameworks are optimal for those with low incomes, as stated by Mjanga (2016).
Adopting user-friendly housing ordinances with the intention of housing the urban poor is
necessary if the housing crisis is to be addressed.

2.5.3 Financial Constraints

According to Moyo (2014), a National Housing Policy Fund was established in 1982 as a
first of such attempts to support home ownership. Moyo (2014) is also of the view that the
government of Zimbabwe propounded that the Housing Guarantee fund and National
Housing fund allowing full participation of building societies serves as a means to finance the
delivery of low-cost housing hence this may enable even the private developers to access
finance and deliver social housing to the residents at low cost and with improved services.

However, due to annual budgetary allocations that fell short of private developers' demands
for the supply of social housing, the government was compelled to borrow money from
abroad and was unable to support itself. Mutekede (2007) highlights that the primary issue
with internal financing for affordable housing is the scarcity of internal revenue streams,
which leads to a reliance on central government loans for project implementation.

"Zimbabwe's housing problems reflect insufficient funding in the housing development

sector due to the liquidity problems," the policy document states. Local and foreign
sources of funding are being reduced, and cycles of savings and lending have been
disturbed, as have public sector capital funding streams. (“national housing policy set
to ease accommodation woes.” The Herald 26 June 2013).

In the social housing delivery industry, private developers have access to borrowing as an
additional revenue stream, as noted by Chilunjika and Zhou (2013). Nevertheless, the World
Bank (WB) and International Monetary Fund (IMF) withdrawal in the late 1990s hindered
local authorities' ability to develop and maintain both on- and off-site infrastructure, which
meant that private developers could not borrow the necessary funds to build social housing.
This was noted in the National Report for Habitat III (2015), which stated that "there has not
been any meaningful foreign direct investment in housing development ever since the
withdrawal of the same."

Furthermore, private developers in the social housing delivery sector also had the option of
borrowing money for the creation of social housing. Unfortunately, this option was unfeasible
due to the nation's ongoing hyperinflation and economic recession, which began in 2017 with
the introduction of new local currency in the form of bond coins and notes. This resulted in
high interest rates on funds intended for property development, which discouraged borrowing
for those projects and prevented private developers from increasing the number and quality of
social housing units (Chita, 2014). According to Dewa et al. (2014), private developers ought
to either outsource or start recapitalizing their revenue-generating ventures.

2.5.4 Affordability

The concept of affordable housing highlights the needs of households whose wages are
insufficient to enable them to purchase good home on the market without assistance,
according to Milligan et al. (2009). "Affordability, or the ability of low-income workers to
purchase affordable housing—including mortgage packages provided by financial institutions
—is therefore a key concern in the provision of affordable housing. According to
Mutembedzi (2012), the problem of housing affordability has been exacerbated by declining
real income, poor financial planning by the government, skyrocketing inflation, and a rise in
unemployment since independence. According to Farha (2018), property speculators now
view housing as a means of accumulating wealth and assets, and it no longer serves a social
purpose. Its link to community, dignity, and the concept of home have been taken away, and
it is now only valued financially.

The ability of particular groups of people to rent or purchase adequate home at a cheap cost
while also enabling them to meet other basic necessities on a sustained basis is referred to as
affordable housing (Betsetswe, 2014, as quoted by Mjanga, 2016). When the private
developer finishes building social housing for rental purposes, for example, will prospective
tenants be able to pay the appropriate rental amounts? Since properties are not easily
convertible to liquid, private developers might be discouraged from creating more communal
housing to rent or sell.

The urban poor, low-income workers, and private developers all struggle with housing
affordability since these groups are unable to provide enough affordable homes for the
growing population for a variety of reasons (Ngwenya, 2017). Mutembedzi (2012) notes that
low-income populations are being shut out of the housing land markets due to the high
demand for land and its scarcity, which has led to price hikes on the best property. Low-
income individuals have been overlooked by rising housing costs because private developers
must also pay for the expensive cost of land.

According to Mutekede(2007), most urban dwellers cannot afford adequate housing without
aid, and these private developers are unable to meet the costs of providing decent housing on
their own. While some housing help is supplied through government housing incentives,
Masimba (2016) concurs with Mutekede (2007) that the process for obtaining these
incentives is still mainly unstructured.

However, Butcher (1986) noted that people are forced to rent or set up squatter camps due to
the low cost of residential stands. As private developers in Harare have failed to offer
affordable accommodation for the city's residents, it should be highlighted that the urban poor
have been forced into squatter camps, such those seen in Mbare, Matapi (Ngwenya, 2017).
Problems with squatter settlements include the rapid spread of diseases and the
encouragement of immoral behaviour such as prostitution and criminality.

2.5.5 Economic Challenges

The Reserve Bank of Zimbabwe (2011) states that significant macroeconomic instability
struck Zimbabwe between 2000 and 2008, which resulted in a drop in the provision of
services by private developers. According to Chita (2014), municipal councils in Zimbabwe
faced a number of difficulties starting in the year 2000, including hyperinflation, a declining
national economy, a lack of foreign exchange, and high borrowing rates.
According to Musekiwa and Chatiza (2015), there was a significant reduction in local income
due to the post-2000 economic instability, which also limited the ability of the central
government and private developers to obtain external financing. Imedi (2016) concurs,
adding that private developers have faced real challenges in collecting their dues from tenants
and other stakeholders regarding lettable buildings and payment arrears during the
hyperinflation period of 2000–2008.

Over the past ten years, the economic climate in Zimbabwe and other nations in the region
has not been good for the construction of homes and other infrastructure. (Zimbabwe
economic monthly review, 2014). The current economic climate is making it difficult for
local authorities to provide affordable housing. Due to these difficulties, a number of housing
developments have received funding from private initiatives, which has led to their charging
astronomical prices (Moyo, 2014).

2.6 Knowledge Gap

In the implementation of private sector engagement in the delivery of social housing in
Harare, has got its knowledge gap which may worsen the situation if not taken into
consideration and come up with resolutions concerning that gap (Murie, A., 2010). This gap
may include factors such as Long-term sustainability that is, while engaging private
developers in social housing delivery, it can bring immediate benefits and after sometime
there may be negative consequences therefore, there may be a need to examine the long-term
sustainability of these private developer engagements in social housing delivery. Research
could focus on understanding the longevity and effectiveness of public-private collaborations
in maintaining affordable housing units over time.

Also, equity considerations should be taken into consideration in the sense that it would be
valuable to explore the potential equity implications of involving private developers in social
housing projects. This could involve investigating whether the involvement of private
developers disproportionately benefits certain income groups or exacerbates existing
inequalities in access to affordable housing. Further research could explore the extent to
which community engagement and participation are integrated into the process of engaging
private developers in social housing delivery. Understanding the role of community input in
decision-making, design, and ongoing management of social housing projects can help ensure
that the needs and preferences of residents are adequately addressed (Willis, K. et. al, 2017).
Furthermore, there may be a need for more comprehensive evaluations of the outcomes and
impacts of engaging private developers in social housing delivery (Carswell, A. T. et .al,
2012) . This could involve assessing factors such as the quality of housing, social cohesion,
neighbourhood revitalization, and the overall effectiveness of public-private partnerships in
achieving affordable housing goals.

While government policies play a crucial role in facilitating private-sector involvement, it

would be beneficial to assess the effectiveness of these policies in achieving their intended
objectives. Research could focus on analyzing the outcomes of different policy approaches,
identifying best practices, and understanding any unintended consequences or limitations
associated with specific policy frameworks (Whitehead, C. M., 2016).

2.7 chapter conclusion

This chapter presented a comprehensive literature review on the impacts of engaging private
developers in the delivery of social housing in Harare. A conceptual framework integrating
housing economics, urban governance, and social sustainability theories was proposed to
guide the assessment of impacts. The chapter also discussed the historical context,
motivations, assessment methodologies, and case studies related to private developer
involvement in social housing. The findings of this literature review will serve as a
foundation for the subsequent empirical research and analysis in the following chapters.
CHAPTER 3
3.0 INTRODUCTION

The methods and procedures that will be used to carry out this research in order to meet the
predetermined goals are presented in this chapter. The utilization of primary and secondary
data collection tools will yield authoritative information regarding rising difficulties related to
housing delivery in the modern world. Research tools that will be deemed suitable for
determining the status quo include surveys, interviews, and document analysis. The
justification for using each of the data collection tools mentioned above will be provided in
order to demonstrate their validity.

This chapter also describes the methodology, sample strategies, research design, and research
procedures that will be applied to this study. The researcher also provides justification for the
instruments and techniques listed above, which will be employed in the data collection
process. The final section of the chapter will concentrate on data gathering tools, data
collection process, ethical issues, data analysis, and chapter summary.

3.1 RESEARCH PARADIGM

The Interpretivist Research Framework

Interpretivists maintain that even while there might be only “one” reality, each person’s
interpretation of it is unique. This indicates that various social groups have varied
perspectives on and understandings of reality. Additionally, they hold that every study is
shaped and influenced by the ideologies and worldviews of the researchers. As a result,
interpretivist researchers employ qualitative approaches and methodologies in their work.
Examples of this include conducting focus groups, interviews, and data collection on
phenomena. To include both qualitative and quantitative methods of data research, the
researcher will, however, use a triangulation and mixed-method approach in this study.
3.2 RESEARCH APPROACH

To collect data pertinent to the investigation, a mixed-method technique will be employed in

this research. ”To take both the qualitative and quantitative research approaches into
consideration, the researcher will employ methodological triangulation and a mixed method
approach. It is easier to provide reliable explanations and descriptions of human occurrences
when both qualitative and quantitative methodologies are used. People can freely share their
opinions and beliefs when both approaches are used.

A qualitative research approach aims to illustrate a topic, phenomenon, issue, or event.

Mouton and Babbie (2001) refer to qualitative field research as an inductive method of
description and explanation. This method serves to emphasise the diversity of the different
cultural, social-economic, and environmental factors. Since it enables the researcher to
interact with the natural world, the qualitative approach will be employed (Gutsa and
Choguya, 2013).

A quantitative research approach, according to Naoum (2012), is an analysis of a social or

human problem based on testing a theory or hypothesis made up of variables that are
measured using numerical values and statistically evaluated to determine the validity of the
theory or hypothesis. Quantitative research was chosen because of its ability to assess and
characterise correlations, look into cause and effect, and examine interactions between
variables (Burns & Grove, 2005).

Since quantitative research often uses facts or statistics, it is usual to have an objectivist
perspective of the objects under study and a positivist or natural science paradigm.
Quantitative information on the challenges impacting the delivery of social housing can be
obtained by measuring the number of units produced above predefined parameters, such as
the number of stands or homes delivered in response to a given demand.

Methodological triangulation and mixed-method approach which entails using many options
to obtain data, such as observations, questionnaires, documents, and interviews, is what the
researcher will employ for the study. By using many techniques for gathering and analyzing
data, a situation's acquired picture can be strengthened and verified through triangulation
(Greener, 2008). Furthermore, it offers a validation of results obtained using a specific
technique. After analyzing the data, Abdullah (2013) came to the conclusion that integrating
various approaches would help explain the phenomenon better because it could uncover
details that a single methodological technique would miss.

3.3 Research Design

According to Berg, 2001, a research study's research design serves as a planned road map. He
goes on to say that the goal is to visualize and imagine the manner in which the research will
be conducted, the kind of data that will be gathered, and the amount of time the researcher
will need to dedicate to it. Put simply, it makes it possible for a researcher to gather pertinent
information from which to derive a conclusion, Berg (2001).

Table 1: Research design matrix

Research purpose Data to be Data Source of Data
questions collected collection data analysis
techniques methods

What are the For - affordability Interviews -Housing -descriptive

impacts of examination of social Authorities statistics
questionnaires
private of the impact housing units
-residents
developers' of private observations
-quality of
involvement developers' -private
social housing
in social involvement developers
units
housing on the
delivery. quantity and -accessibility
quality of of social
social housing housing units
units
produced in
Harare city.

What are the For -financial Interviews -private -descriptive

motivations assessment of benefits that developers statistics
questionnaires
and incentives the drives and are obtained
- Local -thematic
driving incentives by private observations
Authorities analysis
private driving developers
under housing
developers in private
-government department
social housing developers to
policies in
delivery? engage in
social housing
social housing
delivery. -market
demand for
social housing

What are the For document -regulatory Interviews private -descriptive

challenges action of the barriers and developers statistics
questionnaires
being faced challenges complexities
-thematic
by private being faced
-land analysis
developers in by private
acquisition
social housing developers in
challenges
delivery? social housing
delivery in -financial
Harare. difficulties
-community
resistance

What are the To proffer -best practices -interviews -social -sentiment

possible possible of public- housing analysis
solutions that solutions that private experts
- -comparative
can be can be partnerships
questionnaires -academic analysis
implemented implemented
-innovations publications
to deliver in sustainable -thematic
in financing
sustainable social housing -social analysis
and incentives
social housing through the housing
through the engagement -strategies for reports and
engagement of private community social housing
of private developers. engagement documents
developers? and
participation

3.5 Population
3.5 .1 Target Population
All individuals who satisfy the specific criteria listed for a research study are referred to as
the target population (Alvi, 2016). We hope that this population will benefit from the findings
of our research. The study's target population ought to be pertinent. For more accurate
outcomes, they ought to be knowledgeable about the relevant field and the issue at hand. Key
informants included a range of departments within the social housing delivery sector, such as
the Department of Engineering, Town Planning, Housing and Community Services, Private
Developers, Health Services, Estates Departments, and Financial Services.

In order to educate readers on the topic and highlight the social housing delivery experiences
in the city of Harare, Harare City was selected. Through insights into local government
structures, the Harare case aids in the development of a distinctive perspective and a more
thorough study of the issues surrounding the delivery of social housing and the elements that
contribute to these issues.

3.5.2 Sampling and Sample Size

Sampling is the process of selecting a subset of respondents from the larger population (the
sampling population) in order to estimate the prevalence of information of interest to the
participant (Kumar, 2011).
According to Kothari (2004), the ideal sample is one that satisfies the following criteria:
reliability, flexibility, representatives, and efficiency hence the researcher decided to take a
sample of thirty-three residence and nine from the city council supervisors. Given the topic's
greater level of specialization and the fact that only local authorities were sampled to provide
a fair representation, the sample size is acceptable for the study. However, as noted by
Bryman and Bell (2003), a large sample size does not always imply precision in the sample.
Since the sample is a subset of the population that reflects the study's primary goal, the study
solely focused on senior public sector employees in order to reduce error (Collis & Hussey,
2003).

3.5.3 Sampling Techniques

Purposive sampling and convenience sampling are two non-probability sampling techniques
that will be used in this study to "obtain valuable information relating to the challenges and
opportunities in the provision of affordable housing." These techniques rely on conclusions
regarding the characteristics of a sample. Choosing a sample based on expertise or experience
is made easier when a researcher uses purposive methodologies, which increases the
possibility of gathering meaningful data.

a. Purposive Sampling
According to Kumar (2011), intentional sampling is a sampling strategy where the researcher
chooses participants only on the basis of who they believe is most likely to have the
information they need and be willing to provide it with them. Purposeful sampling is a
commonly used technique in qualitative research, particularly in case studies or grounded
theory, where samples and populations are very small (Greener, 2008). Choosing a sample
based on the researcher's personal knowledge of the population, its constituents, and the
nature of the study aims is referred to as "purposeful sampling" (Babbie, 1997).

In order to guarantee that the samples are relevant to the research questions being posed, the
study benefits from intentional sampling, which makes participant selection possible
(Bryman, 2012). "The only people included in the study's sample will be those who can shed
light on the challenges posed by the engagement of commercial developers in the provision
of social housing. Purposeful sampling is a need-based criterion in a programme where the
components chosen fulfil a particular requirement. The researcher for the study will profit
from this sampling approach since it will save time in figuring out who is qualified to be
included in the sample (Laher and Botha, 2012).

Purposeful sampling will be used in particular to get data from the beneficiaries, who are
knowledgeable about housing-related issues. Purposeful sampling might function effectively
in this study because it costs less money and takes less time. The investigator will therefore
be able to finish the investigation by the deadline. In addition, this sampling approach has the
advantage of keeping irrelevant or superfluous random elements from inadvertently entering
the sample (Henning!).

Anorld (1970) pointed out certain drawbacks of purposeful sampling that should be avoided
in this study. Bias or prejudice have ample room to exist, particularly if the researcher has
any influence over the population selection.

b. Convenience Sampling
Another technique the researcher employed to connect with each respondent individually was
convenience sampling. However, in order to prevent bias and obtain information from a
single source, the researcher sampled several remote locations in order to obtain diverse data.

3.6 Primary Data

This is the data obtained by means of a survey methodology that proposes likely causes for
particular relationships between variables. It is important because it gives the researcher more
control over the research process and because, with sampling, it is possible to get findings
that are representative of obtaining data for the entire population at a lesser expense than
doing so. Use was made of reports on preventive measures. These origins were also explained
by Basera et al. (2019).

3.6.1 Data collection tools

a. Interviews
Law et al. (1998) state that an interview entails verbal discourse of some kind in which the
participant gives the researcher information through spoken exchanges or conversations.
Interviews are conversations between two or more people and are typically qualitative in
nature. They can be used to investigate the opinions, experiences, motivations, and beliefs of
specific participants. The narrative behind a participant's experiences was best obtained
through interviews. The interviewer is able to go further into the subject matter. In this
research copy of the interview guide will be made for the researcher to be guided and
reminded of what she is supposed to interview and the interviews are going to be carried out
with the experts in housing, housing personnel under city of Harare council, central
government personnel and private developers ( appendices, 3,4,5 and 6).

Interviews can be divided into two categories: structured and unstructured. The research will
employ unstructured interviews due to their adaptability (Mentz, 2012). It will also be
advantageous since interview questions can be changed to fit the context and interviewees
(Kawulich and Holland, 2012). It is possible to get information informally and sometimes the
subjects won't even realize they are being questioned. According to Kawulich and Holland
(2012), the researcher would be free to pursue unanticipated leads and steer interviews in
more productive directions in the collection of data for social housing in Harare

b. Questionnaires
To gather pertinent data, semi-structured questionnaires will be utilized to elicit descriptive
answers from the interviewers, and open-ended questions will be employed to prompt the
interviewees which is appendix 3,4,5 and 6 to elaborate on certain topics. The researcher will
use the questionnaire technique since it encourages respondents to provide thoughtful,
independent answers which is appendix 1 and appendix 2. Hatcliffe residents may be able to
answer more effectively if given the freedom to complete the self-administered questionnaire
on their own schedule, and the decision to employ one will be founded on the knowledge that
such a questionnaire is helpful in situations where it is not feasible to monitor directly.

According to Morse et. al, 2015, the determination of a sample size for a qualitative data
research varies depending on the participants' availability and level of research expertise
(Barkhuizen, 2018) have influenced the choice of how many participants to include in the
qualitative research. As a result, the research indicates that there are no clear guidelines for
determining participant numbers. For instance, the experts listed above provided varying
viewpoints on how to choose the sample for a qualitative study. Therefore, the selection of a
small sample size was recommended since it has the outlined number of advantages that it
carries in qualitative research. One of the advantages of considering small sample sizes was
mentioned by Francis, Hong & Cross, 2020, p. 6, he said a small sample size enables the
researcher to provide a thorough explanation, which is difficult with bigger samples. Hence,
the researcher of this project is going to take a sample size of just thirty-three residents from
Hatcliffe extension residents to whom she is going to distribute questionnaires.
.
c. Observations
The qualitative method in this field of study will include the utilization of observations (see
appendix 7). Smith and Dell (2009) define observations as first-hand observation or tracking
of events connected to a research field. The researcher typically conducts observations
without asking the target community for information. They are typically carried out to get
specific data on the research area. Abdullah (2013) asserts that observations enable the
researcher to obtain firsthand knowledge that could be highly helpful in elucidating the
situation on the ground.

3.7 Secondary Data

Secondary data to be captured includes literature brought forward by other scholars on the
issue of social housing delivery in Zimbabwe and the world. Secondary data will be analyzed
in an attempt to understand the nature of the problem and how it has grown over the years.
Hence secondary data on challenges in social housing delivery will be pointing out how
solutions brought forward by scholars on the matter have failed to be implemented by the
engagement of private developers.

In order to employ secondary data in the context of the research project, it will be examined
and analysed. An assessment of the data and its source is required prior to utilising secondary
data. The temporal range of the secondary data, source bias, measurement error, reliability,
and the terminology employed should all receive special consideration.

In addition, government publications can serve as supplementary sources of data for

evaluating the institutional frameworks for local service delivery. To provide additional
information on the research issue, media publications from newspapers, online articles, online
journals, and newspaper stories will be used. Information about the research topic will be
analyzed using the objective consensus, viewpoints, and arguments presented in various
sources
3.8 Ethical Consideration

To respect people's rights to privacy, safety, confidentiality, and protection from dishonesty
while pursuing scientific endeavors, ethical concerns are essential (Polit and Hungler, 1998).
According to Neuman (2011), doing ethical research necessitates striking a balance between
the importance of expanding knowledge and the importance of not meddling in other people's
lives. Thus, research mustn't injure the subjects of the study (Anorld, 1970).

The study makes sure that taking part in the research won't hurt participants in any manner. If
someone feels humiliated when their identity is revealed, they could suffer consequences.
Once it is disclosed to the participant that they will be a part of the study, there may be an
emotional injury that could damage their reputation (Kawulich and Holland, 2012).
Anonymity denotes that the participants' identities are unknown to the researcher (Bryman,
2008). According to Bryman (2008), confidentiality is the knowledge of the participants'
identities by the researcher but their refusal to share them.

3.9 Data Analysis and Presentation

According to Kawulich and Holland (2012), data analysis is a collection of techniques and
procedures that help us translate the qualitative information we've gathered into an
explanation, understanding, and interpretation of the subjects and the issue under
investigation. It is crucial to concentrate on the two methodologies' integration for the
objectives of this study. The process of editing and verifying the accuracy of raw data will
entail a review of the goals and presumptions. The response rate of both questionnaires and
interviews will be displayed using a variety of techniques, such as verbal exposition,
variability, and interpretation of data provided in graphs, tables, and pie charts.

Data entering, data cleaning, and coding will make up the data processing. Attempting to
compile information into a form that is manageable and creating a story around it is the idea.
While the researcher attempts to assess trends rather than examine every single piece of data,
some numerical data will be displayed. Therefore, data displays will be used to assess the
data obtained from the investigation. Frequencies, percentages, and means will be used in the
analysis and interpretation of data. To facilitate straightforward comparison and situational
projection, the data will be displayed using tables, graphs, and charts (Shenton, 2004).

By examining each question in turn and identifying recurring themes, patterns, and
connections, the data will be analysed (Shenton, 2004). Following a thorough analysis of the
collected data in relation to the predetermined goals, the relevant conclusions will be drawn.
A thorough examination of these findings will be provided in chapter four.

3.10 Chapter Summary

The study methodology, design, and tools employed were covered in this chapter. The study
was focused on the city of Harare and used questionnaires and interviews to collect data. For
the study, a sample of the population that is reasonably representative of the whole will be
chosen. Purposive and convenience sampling techniques will be used to choose sample
members of the population for the research. Given the careful management of the population
and sample, a high response rate is possible. Data validation was further aided by the use of
triangulation of instruments.
.
CHAPTER FOUR: DATA PRESENTATION, ANALYSIS AND
DISCUSSION
4.0 Introduction

The research on the evaluation of private developers' engagement in the provision of social
housing in Harare, with a particular focus on the Hatcliffe neighbourhood, is presented in the
chapter that follows. The gathered data was evaluated, scrutinised, and interpreted in
accordance with the goals and study questions to facilitate easy conceptualization. The data
was presented using tables, pie charts, and bar graphs to help with comprehension. As
demonstrated in the chapter before, the targeted groups were surveyed and interviewed in
order to obtain the necessary information.

The study is guided by a set of objectives that include documenting the difficulties faced by
private developers in the delivery of social housing and offering potential solutions that could
be implemented in sustainable social housing through the involvement of private developers.
Examining the impact of private developers' involvement on the quantity and quality of social
housing units produced in Harare city, evaluating the incentives and motivations driving
private developers to engage in social housing delivery.

4.1Demographic information of respondents.

4.1.1 Response Rate

The study was carried out in Hatcliffe in Harare city. Questionnaires were administered to the
residents of Hatcliffe as a whole and interviews were conducted with the targeted key
informants.

Table 4.1: Response Rate of all Respondents

Sample Respondents Response
Rate
Residents 33 24 73%
Harare city Supervisors 9 9 100%

Source: Questionnaire for Hatcliffe residents and Harare city council.

Thirty-three (33) questionnaires were distributed within Hatcliffe and a total of 24 were
returned fully answered. The level of response (shown on Table 4.1) by city council
supervisors indicates a high level of cooperation and a spirited attitude towards service
delivery. The key informants like the representatives from various departments within Harare
City Council participated very well in the questionnaires. The response rate was achieved
because the participants, who were given the questionnaires, are those who agreed to be given
a questionnaire to take with them. Most of the time the researcher had to wait a period of two
days for questionnaires to be filled by city council workers as they were often busy and easily
diverted from answering the questionnaire so the researcher served as a constant reminder to
those who had forgotten.

Table 4.2: Demographic data of Harare City Council Supervisors

Age Group Gender Total Total %
Male
Female
20 -30 1 0 1 11.11%
31- 40 1 2 3 33.33%
41- 50 1 3 4 44.44%
51-60 0 1 1 11.11%
Total 3 6 9 100%
Source: Questionnaire for Harare City Council Supervisors
Fig 4.1: Gender representations of Council employees.

5
Number of People

0
Gender

Male Female

Source : Questionnaire for City Council Supervisors

The majority of respondents are males who dominate most of the higher offices at Harare
City Council. A few women are found in middle level and senior levels hence the low
response participation in this research. Most women at Harare city council play secretarial
positions reporting to middle and senior management which disqualifies them from being
suitable respondents as they will refer you to give questionnaires to or to interview their
supervisors instead of them. The City council has a majority of workers within the age group
of (31 to 50) years, which comprises the middle and supervisory levels. 51 years and above
are considered as seniors who by virtue of age and experience are on the senior level of
management. All of the sampled respondents (100%) acknowledge the importance of social
housing.
4.1.2: Age Range for Residents

Table 4.3: Demographic data of Hatcliffe Residents

Age Group Gender Total Total %
Male Female
20 -30 2 1 3 9.09%
31- 40 4 2 6 18.18%
41- 50 11 5 16 48.48%
51-60 6 2 8 24.24%
Total 23 10 33 100%
Source: Questionnaire for Hatcliffe Residents

Fig 4.2: Gender classification for Hatcliffe housing ownership status

25

20
number of people

15

10

0
Gender

Male Female

Source: Questionnaire for Hatcliffe Residents

Table 4.3 shows that the age group in need of housing is between 41-50 years which
represents 48.48% of the total respondents. A critical analysis of this age group indicates that
these are the people with the responsibility of taking care of families as breadwinners. Most
of the people in this category will have finished school and exploring various livelihood
strategies. However, it is also important to take cognizance of the fact that some people who
applied for housing while they were between the ages of 18 to 29 might be still on the waiting
list hence a rise in the 41-50 range.

Fig 4.3 showing ownership status for Hatcliffe residents

Ownership status for Hatcliffe residents

25%
landlords
tenants

75%

Source: Hatcliffe residents’ questionnaire

Landlords make up 75% of the selected residents that completed questionnaires. Most of the
Landlords in Hatcliffe are by virtue of being a squatter settler in that state land before it was
acquired by private developers to develop the area for social housing. A quarter of the
population under study consists of tenants with leasehold ownership; some are on the waiting
list, some are unaware or careless about its existence, and some are aware but eager to
purchase real estate from recently developed neighbourhoods by other different private
developers, such as Raihnam Park, which is located along Kikman Road.

When pressed to explain their exclusion from the waiting list, they claim they were unaware
of it and that the housing waiting list is unproductive, with dishonest techniques often used in
the stand distribution process. That being said, the length of time someone has been on the
housing waiting list—which ranges from five to ten years—confirms this. It seems like a long
time to wait for a place to live. When asked about the public housing service provided by
stands or housing spaces in recent years, the majority of respondents gave the endeavour a
low rating compared to what they had anticipated.

As a result of the Harare City Council's progressive decline in service delivery, the public has
lost hope in ever receiving a house from the government because the procedure is now
bureaucratic. This has led to the problem of fake developers who prey on those in need of
housing and the continued poor quality of social housing delivery.

Fig 4.4: Occupational status for Hatcliffe Residents

occupation status
16

14

12
number of people

10

0
Govenment Private sector unemployed other

classes of occupations

occupation status

Source: Questionnaire and interviews for Hatcliffe Residents

Since communal housing was enforced for former illegal settlers in Hatcliffe during the 2005
operation Murambatsvina, the bulk of the population has been unemployed. The social
housing policy allowed the acquisition of land for this purpose by private developers. Based
on the bar graph, it is evident that the households in Hatcliffe Subdivision have a diverse
range of jobs, but the non-working class, which were represented by 15 out of the 33
individuals chosen for the sample, are the one with the highest concentration. There are
respondents who work for themselves and others who run enterprises in the unofficial
economy.

Fig 4.5: Levels of education for City of Harare Supervisors

level of education

20%

80%

udergraduate degrees masters degrees

Source: Questionnaire for City of Harare Supervisors

There were also inquiries made regarding the supervisors' educational backgrounds in order
to ascertain the ability of local authorities to provide affordable housing. Twenty percent of
the municipal council supervisors own a master's degree, whereas the remaining eighty
percent of the sampled population had an undergraduate degree. Insofar as it provided an
overview of the cognitive abilities of elected and appointed council members in devising
novel ideas for the housing delivery system, the data was relevant. Since most of the staff has
earned undergraduate and graduate degrees to pursue their different fields, the research
determined that the Harare City Council has a highly educated workforce.

Data on educational attainment was relevant since it addressed the issue of knowledge gaps
as presented by Akeju (2007). According to Akeju (2007), the term "knowledge gap" merely
refers to the institutional capability determined by the quality of supervisors. However, if the
nation's socioeconomic standing is to improve, an examination of the data shows that more
educated leadership is required. It is essential to note that a lack of professionalism or
education can also be a barrier to advancement. Akeju (2007) states that most local
authorities are concerned about the knowledge gap since it hinders development.

4.2 Challenges faced by Local Authorities which hinder housing delivery in Harare.

The results showed that HCC faced social housing issues that made it more difficult to
provide housing hence the social housing policy was made flexible to accommodate private
developers in social housing delivery projects. These issues included, but were not limited to,
the collapse of the economy, which led to a brain drain, the inability to buy equipment and
understaff, a lack of funds, unrealistic housing policies, a lack of planning expertise, and a
shortage of land.

4.2.1 Availability of Land

Fig 4.6.1: Pie Chart showing responses on the availability of land.

availability of land

30%
there is still land
there is no land
70%

Source: Questionnaire for Harare City Council Supervisors

There is no enough land for houses, according to 70% of respondents who seemed very
certain of this. Several explanations were given by the respondents who all concurred that
Harare City Council no longer have land. Some emphasised that, in accordance with the Land
Acquisition Act, the Harare City Council is still able to purchase whatever land it sees fit in
order to carry out future development projects should the necessity arise.

For a long time, the issue of land availability has been crucial. Given the sluggish annual rate
at which they are able to obtain stands for public residency, it is apparent that local
authorities in Zimbabwe as a whole either have run out of land or have exhausted it. Though
land does not expand, cities do.

Fig 4.6.2 multiple bar graph showing review points on the master plan of Harare City

m as ter plan over view

extension of the masterplan the masterplan is good
20
18
16
number of respondents

14
12
10
8
6
4
2
0
harare city supervisors private developers Hatcliffe residents government respondents
categories of respondents
So
urce: questionnaires and interviews for social housing issues

Fig 4.6.2, in support of this claim, some respondents with the average of 51% mentioned that
the Harare City Council is supposed to expand its master plan whilst the other 49% are
disagreeing with that due to various reasons which include; land outside the city limits is
owned by another urban local authority or the Rural District Council, and additional land has
been sold to private developers, making master plan adjustments impossible. However, this is
possible in terms of development into public spaces, which is why some private developers
are buying such land and converting it into social housing for Harare residents. For instance,
the Hatcliffe Extension, which was first designated for agricultural use, is now home to
residential areas.

From Fig 4.61 above 30% of the respondents highlighted the fact that land is still available
which is evident given the continued availing of stands to the private developers by Harare
City Council on an annual [Link] is land available. The rising demand for social housing
cannot be met by Harare City Council due to its financial limitations in obtaining more
serviced stands. Harare City Council's ability to partition and build residential stands on land
originally designated for school sites was another argument for why it still possesses more
property.

Local government officials also mentioned the point that land for social housing in Harare is
very scarce therefore they are trying to look for other alternatives to meet the increased
demand for social housing in Harare urban. Fig 4.6.2 shows that 40% of the government
officials were suggesting the expansion of the master plan and the authority said to be given
through the interviews done by the [Link] is due to their statements that they had
permitted the acquisition of nearby farms for residential development, and some of them also
mentioned expanding the municipal boundaries. One respondent went so far as to suggest
accelerating expansion by a 40–50 km radius.

Fig 4.6.2 shows that since private developers are able to service farms to become social
housing space, the 33% of the respondents at city of Harare Housing officials are allowing
them to acquire farms and convert them to residential stands in an attempt to curb the need
for social housing. However, the private developers can only partially service the land and
overprice the stand, which could put a strain on those who are in need of social housing or
cause them to fail to purchase. This research concludes that land is insufficient to meet the
increased demand for social housing in Harare.

4.2.2 Availability of Plant and Machinery

Fig 4.7: Showing responses on availability of plant and machinery

 avilability of plant equipment

20%

there is equipment
there is no equipment

80%

Source : interviews and questionnaires for Harare City Council Supervisors

A significant equipment shortage prevented Harare City Council staff from maintaining the
area intended for social development. The lack of sufficient personnel with the necessary
expertise has prevented Harare City Council from providing adequate maintenance for its
residential stands. It was found that a major barrier to the provision of services is the poor
state of equipment in all categories of local administrations. The majority of municipal
administrations, according to Chatiza et al. (2013), lack or malfunction the necessary
equipment. Based on the data shown in Figure 4.7, 80% of the participants disputed that
Harare City Council still has sufficient gear and plant to effectively service stands.
Harare City Council was forced to pre-sell stands to private developers who would waive the
expense of stand maintenance due to the cost of procuring new plant given their financial
difficulties. One of the main issues facing Harare City Council while providing housing for
the general people is the lack of equipment and machinery, as stated by the respondents,
some of whom strongly agreed with this statement. HCC found it difficult to service the
stands internally due to a lack of machinery and equipment. In order to remedy the situation,
Harare City Council has involved the home seekers; however, the home seekers are required
to cover the cost of their stands.

4.2.3 Stakeholder Involvement

Ranked by Highest Involvement using the mode which is the most appearing score:

Table 4.4: Stakeholders partnering with HCC in social housing delivery.

Name Rank Modal Score (0-10) Percentage

Property Developers 1st 7 70%
Banks 2nd 2 20%
Housing Cooperative 3rd 0.5 5%
Non-Governmental Orgs 4th 0.5 5%

Source: Questionnaire for City of Harare Supervisors

Fig 4.8: Graph showing level of stakeholder involvement in social housing provision

stakeholder involvement level

80%

70%

60%
rate of involvement

50%

40%

30%

20%

10%

0%
Private Developers Banks Housing Cooperatives Non-govenmental
Organisation
Stakeholders

stakeholder involvement level

Source: Questionnaire for City of Harare Supervisors

Property developers are the primary stakeholder that the Harare City Council has decided to
collaborate with, based on the information shown in Table 4.4 and Figure 4.8. This is because
the majority of real estate developers are foreign contractors, which makes them a source of
foreign investment in a way, and they are essential to the provision of social [Link] to
their ability to purchase land through the pre-sale of virgin land, property developers are able
to service the land at their own expense and subsequently recoup the costs by charging home
seekers for the property, which is why they frequently deliver large quantities of social
housing—even though the units may not be well-serviced.

The decision to work with private developers was made by local authorities since they are
unable to continue providing social housing on their own without assistance from other
parties. As a result, in order to provide affordable housing, local governments had to include
other parties. Banks, cooperative housing, and PPP initiatives are a few of the participants.
The provision of housing has grown to be a massive goal for local governments since they are
unable to effectively provide social housing on their own without the assistance of numerous
partners, most notably private developers. Involving stakeholders ensures that they receive
support in the form of funding, machinery, and increased skill sets.

Table 4.5 showing the motives of stakeholders which are involved in social housing
delivery

Profit oriented Non-profit oriented Total participants

Private developers 8 2 10

Banks 4 6 10

Cooperatives 1 9 10

NGOs 2 8 10

Total 15 25 40

Source: interviews for housing expert in Harare

The above Table 4.5 illustrates how the involvement of private developers has not succeeded
in addressing the issue of housing affordability, as the majority of these players appear to be
motivated by profit, which accounts for the exorbitant costs of houses.

Working with real estate developers has been perceived as a strict means of isolating low-
income individuals since it is represented by 8 private developers who are profit oriented.
Farha (2018) pointed out that housing is no longer recognised as a social good but rather as a
means of accumulating money and assets. Exorbitant costs are charged by property
developers for their stands, which are only affordable by a select few rather than by those
with modest incomes who are in dire need.

Banks, which are 40% profit-oriented in table 4.5 above, are the second significant partner of
HCC, as indicated by the findings. FBC, CBZ, and Old Mutual are just a few examples of
local banks. HCC collaborates with banks to undertake significant capital projects since
banks pretend to be financiers of development projects. When HCC wishes to embark on
low-cost housing projects, they approach banks for financial assistance.

.
The housing expert noted that the housing cooperatives took action to try to help the residents
obtain social housing in Harare because there was a shortage of suitable social housing. The
well-known mother cooperative, the Zimbabwe National Association of Housing
Cooperatives (ZINAHCO), is a partner of HCC. Housing cooperatives are also partners of
HCC. ZINAHCO's job is to help housing cooperatives register, buy land, and acquire
building supplies. The municipal council gives cooperatives land, and the cooperatives buy
the land, supplies, and construct the homes for their members.

4.2.3 Shortage of Finance

Fig 4.9.1 showing the availability of funds for land servicing by city council by city supervisors

availability of funds for land servicing

no sufficient funds

Source: Questionnaire for city council supervisors

Fig 4.9.1 above shows that, 100% of city council supervisors who were under study also
concurred that financial shortages had been a nightmare for local government over the past
few decades. This funding is used to support housing-related council projects. The municipal
council's other supporting services, such as social housing and stand maintenance standards,
have declined due to a lack of funding.

Fig 4.9.2 showing the response on the availability of funds by residents.

 availability of funds

30%

70%

they are misusing funds

no sufficient funds

Source:questionnaire for Hatcliffe residents

Of the respondents of the residents of Hatcliffe, 70% strongly agreed that the lack of funds
hinders Harare City Council's ability to carry out its operations. Additionally, respondents
mentioned that misallocation or misuse of funds within HCC plays a role in the organization's
inability to meet its goals and provide services. Additionally, they think that because of
dishonest tactics, council members employ bribes and backroom deals to choose who gets to
stand ahead of the general people when it comes to stand distribution.

Fig 4.10 showing the number of stands which were issued by private developers in
Hatcliffe
 stands which were provided by different developers in
Hatcliffe
1600 1500

1400

1200
Quantity of stands delivered

1000 900
850
800 750

600

400

200

0
DEVELOPER A DEVELOPER B DEVELOPER C DEVELOPER C

Axis Title

Number of stads which were provided by different developers in Hatcliffe

Source: Interviews for private developers involved in Hatcliffe social housing delivery

Nearly 4000 residential stands in Hatcliffe were provided by private developers, as seen in
Fig. 4.10 above. According to private developers, they occasionally run into financial
difficulties, which is why they just partially service the land or pre-sell undeveloped virgin
land to prospective homeowners in an effort to raise the money needed for servicing.
However, they might ultimately be unable to offer those seeking housing adequate social
housing for other reasons, such as inflation, improper handling of money that residents pay
for maintenance, and currency fluctuations, all of which would prevent them from providing
residents with adequate social housing.

When it comes to social housing projects, such as land servicing and road networking to
connect with newly developed areas like Hatcliffe, the Harare City Local Authorities in the
Housing Land Servicing Department also mentioned that the Harare municipality was not
allocating enough funds. This is when the housing policies became sufficiently flexible to
allow private developers to be accommodated, even though their primary goal was to make
money on real estate through the sale of partially or unserviced stands and the ongoing
collection of money from homeowners or prospective homeowners under the guise of land
maintenance, which is unfair and puts a pressure on the populace because the majority of
citizens are unemployed, which contributes to the growth in socioeconomic constraints.
4.3 Challenges faced by Hatcliffe residence due to poor and inadequate social housing in
the area.

4.3.1 Overcrowding

The observation states that there is a lack of affordable housing, which has caused people to
live in small spaces and increased the risk of disease epidemics. According to the Zimbabwe
Red Cross Society's 2013 Vulnerability Assessment, Hatcliffe has 11658 dwellings and a
population of around 45,000. A lack of appropriate social housing and residential space
contributed to overcrowding, which in turn encouraged an increase in crime rates, illness
outbreaks, illegal settlements, and in extreme cases, destitution, according to questionnaire
responses and interviews conducted by the Hatcliffe residence.

”4.3.2 Land is still not serviced

Fig 4.11.1 Showing unserviced land

Source: observation for Hatcliffe surbub

Fig 4.11 above shows that, most of the newly developed areas in Harare are not yet serviced
and some are partially serviced including areas like Hatcliffe and its peripheries. The roads
are not well-constructed and they are still not yet tarred, there are no working traffic lights, at
night the area is dark as they are no adequate provisions for street lights or tower light, in
some parts there is no proper sewer system they use small septic tanks which can get full
easily and the collection of that waste is said to be expensive for the residence. This has
encouraged a high rate of spreading of waterborne diseases such as cholera. of criminal
activities such as theft.

Through the interview that was done by the researcher to the housing expert, he also pointed
out that the private developers have a habit of leaving the new developed are partially
serviced and once they have sold all of the stands for residential purposes at that area, they
are done with the area and they can freely move to other areas to develop and do the same at
the expense of adequate social housing delivery to the society. The housing expert also
pointed out that the developers are highly charging the home seekers with the justification of
servicing fees whilst they are not servicing the areas as per say, which is unfair to the home
seekers and unethical practice as well.

Fig. 4.11.2 Showing,the status of land servicing in different parts of Hatcliffe.

servicing status in parts of Hatcliffe

16

14

12
number of respondents

10

0
unserviced partially serviced

servicing status in parts of Hatcliffe

Source: Questionnaire for Hatcliffe residents

From Fig.4.9 above shows that almost 66% of the respondents are confirming that the land is
not yet serviced and 38% of the respondents shows that local residents were complaining
saying that the private developers are cheating since they want more money from them
especially after they have paid an amount for a complete stand which should be fully serviced
and the developer will be nowhere to be found and the residence are suffering the
consequences of this poor social housing delivery. On the other hand the private developers
are saying the residents are reluctant to pay for the services fee to be offered to them and they
need to continue receiving money for servicing the land.” ”

4.3.3 Poor road connectivity

Respondents including housing experts also pointed out that roads are in a dreadful state
“with large potholes and rocks filling most of the dust roads. Also, through the observation
that was done by the researcher, she found out that the situation is more intense during the
rainy season as the roads are always flooded and there is thick vegetitian around and in the
road. The residents said most public transport operators were now shunning the area because
of the impassable roads, with some dropping off passengers far from their homes. As such
they do not have other options but to navigate across the water which is waist high rather than
to use the long routes which are riskier and also when it is raining those meandering road
turns to meandering streams and the residence find it difficult to walk along those roads, to
cross or even to ride using those meandering gullied roads.

Fig 4.12 showing poor roads in Hatcliffe

” source: Herald news, 2023

4.3.4 Health Concerns

There is a potential health hazard in Hatcliffe due to the construction of pit latrine-style
toilets by some households, which is against WHO and Harare City Council health standards
regulations. Some of these toilets are located within a few metres of their nearest water wells,
which may also be uncovered. The Hatcliffe area has documented cases of infectious diseases
like cholera, typhoid, and tuberculosis due to inhumane living circumstances.

Fig 4.13 showing pit latrine toilets in Hatcliffe

Source: observation for Hatcliffe

Since the suburb's Hatcliffe extension was developed some time ago, the homes that are part
of it do not have running water. As evidence for the aforementioned, this study found that a
considerable portion of Harare's population has suffered from a variety of issues, including
potholed roads, uncollected trash, irregular water supplies, and sewage obstructions.

Fig4.13.2 showing a long queues on a single borehole

Source : observation for Hatcliffe

4.4 Measures implemented by Harare Local Authorities in trying to address

the social housing delivery issue.

 The Harare City Council decided to "buy land for encroachment to the peri-urban
areas so as to house the ballooning waiting list and also allocate other residential
 space to private developers who can assist in the delivery of social housing" in order
to address the land shortage for residential stands. It will buy property for
encroachment using the proceeds from the sale of residential spaces to private
developers. But purchasing land outside of the purview of the Harare City Council is
not easy because the area is already under the jurisdiction of nearby rural district
councils, such as the Domboshava Rural District Council, thus the procedure might be
tedious.

Harare City Council officials also succeeded in identifying the following actions that have
been taken in recent years. These consist of;

 Examining the urban growth portion of the Harare City Master Plan. City Council
can increase its boundaries at an appropriate 40–50 km radius by evaluating its master
plan.
 Nearly 20, underdeveloped stands were reported to have been repossessed, and an
additional even if the Urban Council's Act Chapter 29:15 permits the repossession of
undeveloped stands, the policy has drawn criticism for showing little empathy for the
condition of the underprivileged (Mashoko, 2012).
 The private developer's pre-sale of partially serviced stands, even while at some point
it is thought that including private developers in the delivery of homes is not a good
way to alleviate the situation of urban poor home seekers, can provide profitable
outcomes if done right.
 Nevertheless, this raises concerns about accountability and transparency in order to
lessen the land developers' enormous profits. Subsidised stands maintained by private
developers are available through stringent oversight and assessments. As a result, City
Council must step in and regulate the prices set by private developers for these stands,
or create an ordinance that does so.
”

4.5 Policy framework overview

The study has revealed that private developers have differing opinions about the regulatory
landscape and policy framework. While some developers have expressed contentment with
specific regulations and policies, others have pointed out shortcomings and areas of worry.
The analysis revealed the following themes:

4.5.1. Effectiveness of Regulations and Policies:

Private developers provided insights into the effectiveness of specific regulations and
policies. They identified areas where the existing framework facilitated social housing
initiatives, such as streamlined approval processes, financial incentives, and land allocation
policies. Developers appreciated regulations that encouraged affordable housing development
and provided clear guidelines for project implementation. These positive aspects were seen as
conducive to the successful delivery of social housing projects. policies

Conversely, private developers also highlighted instances where regulations were perceived
as burdensome, bureaucratic, or lacking clarity, hindering the smooth implementation of
social housing projects. Issues such as complex documentation requirements, lengthy
approval timelines, and inconsistent interpretation of policies were identified as challenges
that impeded progress in social housing initiatives. Developers expressed frustration with the
perceived inefficiencies and barriers posed by these regulations.

4.5.2. Inadequacies and Challenges:

Concerns were raised by private developers over a number of shortcomings in the legislative
and policy framework. Among these difficulties were: Zoning Restrictions: The developers
stated that Harare's potential for social housing development was limited by restrictive zoning
laws because some areas were allegedly not developed for social housing, but it was later
discovered that some illegal settlers were now occupying those areas, which lacked social
services. Additionally, zoning laws that restricted construction too expensive or commercial
projects made it difficult to create inexpensive housing alternatives. One example of this is
the Hatcliffe extension created by private developers.

.
Additionally, developers identified a major barrier as limited access to funding, or the
absence of readily available financing choices. They discussed the challenges they had in
obtaining reasonably priced loans or funding especially designed for social housing projects,
such as the 60% interest rate offered on Zimbabwean home mortgages. The lack of financial
tools, including loan guarantee schemes or subsidies, was thought to make social housing
projects less viable.

Private developers also brought up the subject of complicated land acquisition procedures,
citing their ambiguity and complexity as a significant obstacle. Complicated procedures, such
as ambiguous rules, drawn-out bureaucratic procedures, and overlapping jurisdictional
obligations, were blamed for the delays in finding suitable land for social housing projects.

Additionally, the private developers brought up the subject of permit and approval delays,
expressing their dissatisfaction with how time-consuming it is to get the required permits and
approvals. They claimed that there were considerable delays in the approval procedure, which
led to higher project expenses and delays. One of the contributing factors was the ineffective
coordination amongst the pertinent government bodies participating in the approval
procedure.

4.6 Measures to prevent negative impacts of poor social housing delivery

The researcher interviewed the housing expert on the negative impacts of poor social housing
delivery to Harare residents specifically Hatcliffe residents and found out that, it is important
to consider the potential negative impacts associated with social housing initiatives in Harare,
such as gentrification and displacement. Gentrification refers to the process of urban renewal,
often accompanied by rising property values and the displacement of lower-income residents.
Displacement, on the other hand, refers to the forced relocation of individuals or communities
due to various factors, including redevelopment projects.

-Policy and Planning Measures: Analyzing the existing policy and planning measures can
provide insights into minimizing negative impacts. This includes ensuring comprehensive
urban planning that considers the social, economic, and environmental aspects of housing
development. Policies that prioritize mixed-income communities, affordable housing quotas,
and rent control regulations can help mitigate gentrification and displacement.

-Community Engagement and Consultation: Involving the affected communities in decision-

making processes can minimize negative impacts. Collaborative approaches that actively
seek community input and participation can help identify potential issues and develop
strategies to address them. This can involve conducting community impact assessments,
establishing community land trusts, or implementing community-driven development models.

-Affordable Housing Preservation: Protecting existing affordable housing stock is crucial in

preventing displacement. Implementing regulations or incentives that preserve and maintain
affordable housing units can help ensure that low-income residents are not pushed out due to
rising costs. This can include strategies like rent stabilization, inclusion zoning, or the
provision of long-term affordable housing agreements.

-Supportive Services and Resources: Providing support services and resources to vulnerable
communities can help minimize displacement and address the impacts of gentrification. This
can include access to affordable legal assistance, financial counseling, and relocation
assistance programs. Additionally, investing in community infrastructure, such as schools,
healthcare facilities, and public transportation, can contribute to the overall well-being of
residents and reduce the likelihood of displacement.

4.7 Lessons learned from other cities

Through the interviews that were done by the researcher with the housing expert ,it was
pointed out that it is important to examine successful social housing initiatives implemented
in other cities. Lessons learned from these initiatives can inform strategies and approaches
that can be applied in Harare to enhance the effectiveness of social housing delivery through
the engagement of private developers.

-Holistic Approaches: Successful social housing initiatives often adopt holistic approaches
that address not only the provision of affordable housing but also consider social, economic,
and environmental factors. This includes integrating social services, employment
opportunities, and sustainable design principles into housing projects.

-Partnerships and Collaboration: Collaboration among various stakeholders, including

government, non-profit organizations and community groups, is crucial for success. Building
strong partnerships and leveraging the expertise and resources of different entities can lead to
more sustainable and impact social housing initiatives for example, the Private Public
Partnership scheme that was implemented in Masvingo and manged to increase social houses
in the city of Masvingo
- Community Empowerment: Empowering communities by involving them in the decision-
making and implementation processes is a key factor in successful social housing initiatives.
Engaging residents in the design, planning, and management of housing projects fosters a
sense of ownership and promotes long-term sustainability.

-Innovative Financing Models: Exploring innovative financing models can help overcome
financial barriers in social housing delivery. This can include public-private partnerships,
community land trusts, social impact bonds, or creative funding mechanisms that attract
investment and ensure long-term affordability.

4.9 Opportunities available to Harare Local Authorities in terms of

improving social housing delivery;

 There is need for policy reviews with respect to meeting the lowest income earners of
society. According to Mtizwa-Mangiza (1985), policy reform measures create a
conducive environment for donor support and private public partnerships in the
delivery of affordable housing.
 There is need for “local authorities to be objective and not subjective in the
implementation of policies. This was mainly cited with reference to the distributive
inequalities realized in the allocation of stands where politicians seem to be grabbing
the lion’s share at the detriment of the disadvantaged members of society.”
 There is “serious need to eradicate policies such as first come first serve basis which
ignores the existence of a waiting list. This is justifiable if we are to take into
consideration of people who have been in the waiting list for periods longer than 10
years and who are subject to yearly subscriptions in order to stay on the list.”

 City council should “permit low cost building methods for construction to be applied
even by private developers so that they may be able to provide affordable well-
serviced housing given the spiking price levels of building materials.
 Government should support the housing project by also assisting local authorities by
financing the projects and also to avail state land to both council and private
developers for future developments.”
 Urban expansion by a radius of 40-50 kilometers, acquisition of adjacent farms for
residential developments, convert uses of idle land within the urban areas,
 Subsidizing land prices so that stands can be affordable to all home seekers.
4.10 Chapter Summary

The process of “gathering data revealed quite a number of pressing issues that the Local
Authorities of Harare City should attend to in order to address the challenges of affordable
housing. The findings are however in tandem with information available in literature.
Research findings concurred with challenges such as rapid urbanization, economic constrains,
financial shortages, shortage of land, unaffordability, ineffective housing policies etc. as
outlined in literature to be the major setbacks to affordable housing. As revealed by the
escalating housing waiting list each year, local authorities need to come up with feasible
solutions to address issues of affordable housing.

Most responses through questionnaires concurred with the assertion that lack of proper
housing has detriment effects on health and education. Having established all the necessary
facts on the status quo, the next chapter will try to consolidate all the findings and suggest
possible opportunities available to local authorities in striking a balance between the supply
and demand housing ratio.”

Way forward
1) Improve chapter 4
2) Write chapter 5
3) Submit the full dissertation – everything included for my last read.
 CHAPTER 5

As proved by the research findings, the issue of private developer engagement in the delivery
of social housing as seen as an issue which arose with issues of unaffordable housing
provision and lack of services in those housing stands which are being provided by private
developers and some unethical practices which the private developers are practicing being
stimulated by their motive of profit making hence the issue of affordable housing remains a
serious issue to local authorities and governments alike. Having identified challenging factors
to the delivery of affordable housing, local authorities are still obliged to champion housing
programs in their localities. With this being the case, local authorities are therefore required
to explore all possible opportunities towards this cause. This chapter will try to sum up all the
highlighted points in this research and try to draw conclusions premised on the outcomes of
the surveys made. Ultimately, recommendations will also be given in an effort to find the
lasting solutions to the challenges.”

5.1 Summary

Chapter One outlined the objectives of the topic which was under study and these included
the;

i. To examine the impact of private developers' involvement on the quantity and quality of
social housing units produced in Harare city.

ii. To assess the motivations and incentives driving private developers to engage in social
housing delivery.

iii. To document the challenges being faced by private developers in social housing delivery
in Harare.
iv. To proffer possible solutions that can be implemented in sustainable social housing
through the engagement of private developers.

The research study was focused on a density suburb Hatcliffe in the city of Harare. The
background of the study highlighted that the social housing problems in Harare emanated in
the post-colonial era and over the years the situation had worsened. The repealing of the
colonial policing had led to an increase in the rural- urban migration hence causing the
increase in demand for social housing which was tried to be curbed for by engagement of
private developers in social housing delivery projects and they were given access to acquire
state land for those projects. Since the housing backlog escalated to a number beyond the
possible demand for eradicating the shortage and also overcrowding which saw an increase in
the number of squatter camps had continuously increased reflecting the housing poverty in
the city of Harare.

The statement of the problem queries that ddespite the growing demand for affordable
housing and the critical need for social housing provision, there is a lack of comprehensive
research that examines the potential challenges and considerations associated with private
developer involvement, which is crucial for ensuring successful and equitable social housing
outcomes. Challenges in the provision of sustainable social housing through the engagement
of private developers had become more prevalentt in Harare. Barriers of progress in the
housing provision encompassed urbanization, economic instability, shortage of land, financial
constraints, shortage of plant and resources for servicing stands and weak policies.

The literature reviewed showed that social housing delivery through the engagement of
private developers need review of existing relevant and recent information about social
housing delivery through the engagement of private developers in this housing delivery. It
assesses the impacts of private developers’ engagement in social housing delivery, the
challenges that are being encountered by the residents of privately developed areas and
possible challenges to such difficulties, and an assessment of the motivations and incentives
driving private developers to engage in social housing delivery as well as the guide on the
possible solutions that can be implemented in sustainable social housing delivery through the
engagement of private developers in social housing delivery. Shortage of housing had
negative effects on the health, access of basic services, living conditions, education and this
caused socio- economic problems.

To ease the housing problems the vertical housing was adopted to efficiently use the available
land. South Africa on the other hand witnessed an increase on the urban population and to
address the situation the government of South Africa had resolved to construct low income
housing for the urban poor.

For the research approach the researcher employed the qualitative and the quantitative
approach to assess social housing delivery in through the engagement of social housing
delivery. This allowed the exploration of the in depth information, views and perspectives of
different individuals on the topic under study. The descriptive approach was administered for
research. The target population was residents for Hatcliffe and the sample size of 33
respondents was established.

The convenience sampling and the purposive sampling were also employed to capture
different view ad perspectives from different people. The data collection was conducted
through observation, interviews and questionnaires. The results from the data collected was
presented in tabular form, graphically, statistically and descriptively analyzed. The findings
revealed that there are some challenges which are faced by Hatcliffe residents due to private
developer’s engagement in the social housing delivery and housing and also some
recommendations for resolution was outlined through this research.

5.2 Conclusions

Findings from the research process on the million dollar question of whether the engagement
of private developers in social housing delivery is effective I resolving the issue of inadequate
social housing provisions in Harare hence were presented logically to make a clear analysis.
In terms of the challenges that are being faced by both private developers and local
authorities are economic constrain and financial shortages which emerged to be the biggest
challenge. According to the findings, this is mainly due to high levels of unemployment and
competition over limited resources due to population growth caused by rapid urbanization
and natural births. The national recession also contributed significantly to poor social housing
delivery through the engagement of private developers.

The researcher concluded that:

1. Harare City Council was encountering challenges in the provision of adequate social
housing to its population which had the rapid increment in demand for social housing and the
problem had been in existence in the post-colonial period.

2. Outsourcing the servicing of residential stands paved the way to the private developers for
them to be also involved in the delivery of social housing to home seekers. Unfortunately,
they took it as an opportunity to make more profits at the expense of urban poor people’s
welfare.

3. Economic instability, lack of machinery, financial constraints and shortage of land are
chief factors impeding the provision of social housing in Harare.

4. Lack of adequate social housing led multitudes of squatter camps where people enjoyed
the freedom of not paying any fees for stay.

Hence, one can conclude that social housing delivery through the engagement of social
housing delivery needs the partnership of local authorities to work hand in hand with each
other so as to come up with better results. To address the social housing challenges through
the engagement of private developers, this study is suggesting the recommendations
mentioned below.

5.3 Recommendations

 There is need for BCC to adopt the vertical construction of housing when building the
houses so as to fully utilize the available land efficiently especially one which is
confined within the urban areas. Vertical construction saves on land as construction is
upward and also it does not require a lot of servicing in terms of roads and sewer.

 Also infill stands, which require little or not much servicing, should be opened up to
accommodate the poor in a transparent manner. In line with this, some building
 materials that do not need further processing e.g. pit sand, river sand, gravel etc.
should be availed for free with transportation and labour costs only.

 It is essential that local authorities and the government prioritize on housing provision
as it does to other services like water and agriculture. “The prioritization will mean
that the large chunk of the budget will be addressing the housing provision. As such
City Council should compile information collected through house hold surveys or on
supplementary valuation rolls so as to come up with accurate and complete profile of
housing and land market. Furthermore it is also recommended that all councils should
up-date their housing waiting lists so that the people that respond will be very genuine
ones.”

 BCC should foster and promote public private partnerships especially with private
developers who have the machinery and expertise required to avail housing and to
partner with financial institutions i.e commercial banks and building societies which
will serve as a means for backup finance.

 BCC has to encroach to the state land and expand the city to the peri- urban areas by a
radius of 40- 50 kilometers so as to have land to house the home settlers and also
acquiring adjacent farms for residential development.

 Barren land designated for other purposes in the master plan can be sold to housing
cooperatives and private developers for the construction of low cost housing and
involving the donors or non-governmental organizations in the construction of low
cost housing as is done in South Africa so as to house the squatters.

 BCC has to act as a regulator in the pricing of the residential stands; it has to have an
oversight role to ensure that the stands are accessible to everyone including the urban
poor. Failure to adhere to the statutes that regulate the pricing of residential stands
should lead to the imposition of deterrent penalties to the offenders.

 There is need for BCC to revise its building codes to “enable the construction of low
cost housing using cheap materials which are durable since the current pricing of
building materials has gone out of hand. In light of this recommendation, there is also
a need to use any locally available suitable building materials. Some local authorities
 have introduced use of farm bricks while stones have also been used to construct the
walls. These materials are available locally and they are cheap.”

4.8 Solutions recommended for Harare City to adopt in order to improve

social housing delivery through the engagement of private developers to
take part in social housing delivery?

The respondents each gave his/her best recommendation on what they think City of Harare
Local Authorities should go about in trying to enhance and improve the standards of social
housing delivery in Zimbabwe as a whole. Some of the recommendations are as follows;

 Engagement of private sector for financial backup for housing projects to finance
either the city council or the private developers for servicing of the land.
 Enforcement of policies on the issuing of development permits to private developers
for instance, they should issue the development permit for only a well serviced land.

 Local authorities and private developers must be mandated to produce reports on a

regular basis by the central government with information relating to the number of
home seekers, challenges encountered by people in constructing their homes or their
views and recommendations to the City Council, as a means of monitoring and
evaluation.

 Local authorities should apply to Reserve Bank of Zimbabwe and be granted

permission to operate as building societies there by granting home seekers loans at
low interest rate which is affordable which are to be paid back in installments by
home seekers.
 Introduce realistic terms as far as the payment of stands is concerned.
 Community involvement in social housing delivery since there will be sustainability
and longevity that is social housing projects that prioritize community participation
are more likely to be sustainable and have long-lasting impacts. Engaging residents
ensures that housing solutions are tailored to their specific needs, increasing the
likelihood of successful implementation and long-term maintenance
  Smart city and new urbanism practices, and should incorporate standards of well
developed countries where applicable.
 Streamline Approval Processes.
 Improve Land Acquisition Procedures.
 Strengthen Collaboration and Coordination.
 Review Zoning Regulations.
 Provide Technical Assistance and Capacity Building.

 I recommend that Bulawayo City Council should strongly engage community

participation in decision making. In order to address challenges of affordable housing,
city fathers need to involve the citizens in their planning rather than to plan for them.
It has been noted that involving the community in matters concerning them yields
positive results through a shared responsibility of ideas. Sharing of ideas is believed to
yield positive change.

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APENDICES
Questionnaire:

Appendix 1: A Questionnaire to the Residents of Hatcliffe

To Whom It May Concern:

Dear Sir/Madam

My name is Mlambo Rutendo Lorraine, currently doing 4th year of the Bachelor of Science
(Honours) Degree in Real Estate Management under the Department of Architecture and Real
Estate. I am carrying out a research titled: “Assessing the impacts of engaging Private
Developers in social housing delivery in Harare City.

I would like to invite your participation in this research by filling in this questionnaire. The
answers you provide will solely be used for academic purposes and are highly confidential. I
would greatly appreciate if you could take a few minutes to complete this form for me.

Thank you in advance for your assistance.

Please tick or indicate otherwise your answers in the boxes and write in the spaces provided.

Section A: Personal Information

Please tick in the appropriate box ☐

1. SEX: Male ☐ Female ☐
2. Age: (20-30) ☐ (31-40) ☐ (41-50) ☐ (51-60) ☐ (61 and Above) ☐

3. Occupation/Employment:

Government ☐ Private ☐ Self-employed ☐ Unemployed ☐ Other ☐

Section B: Housing Issues
4. Indicate your housing status: Tenant ☐ or Landlord ☐
b) If you are a Landlord, how did you acquire your property?

Harare city (Housing Waiting List) ☐

Bank ☐
Private Developer ☐
Outright Purchase ☐
Other (Specify) ☐....................................
5. Are you aware of the Harare City Council Housing Waiting List?
Yes ☐ No ☐
6. If yes, are you registered with the Housing Waiting List?

Yes ☐ No ☐
b. If No, why
not? ........................................................................................................................................
................................................................................................................................................
................................................................................................................................................
....................
c. If Yes, How long have you been on the Housing Waiting List?

………………………………………………………………………………………………
………………………………………………………………………………………………
……

7. In your view, how important is social housing to Harare residents?

Extremely Important Important Not sure Not important

8. Comment on the efforts of the Private developers in trying to provide social housing.

Highly Satisfactory Satisfactory Neutral Weak Very Weak

 9. Are there any challenges you face as a result of poor social housing delivery?

Yes ☐ No ☐
If yes what are the problems?
………………………………………………………………………………………………
………………………………………………………………………………………………
……
………………………………………………………………………………………………
………………………………………………………………………………………………
………………………………………………………………………………………………
………
11. Indicate the extent to which you think the following challenges affect the Harare City
Council in providing adequate social housing.

Challenges Strongly Agree Neutral Disagree Strongly

Agree Disagree

Shortage of finance to service land

Shortage of Land

Ineffective Housing policies

Inadequate planning skills

Lack of expertise in social housing

delivery

Political Interference

12. In your opinion, are the private developers being interested to help residents of

Harare through social housing delivery or they have other interests behind?

…………………………………………………………………………………………..

13. What recommendations/ suggestions would you give to Harare City Council in order

for them to improve social housing delivery?

 ………………………………………………………………………………………………
………………………………………………………………………………………………
………………………………………………………………………………………………
………………………………………………………………………………………………
………………………………………………………………………………………………
………………………………………………………………………………………………
………………

.Please feel free to provide any additional comments, insights, or suggestions related to
private developers' involvement in social housing delivery in Harare.

Thank you for your participation! Your input is valuable to this research study. If you have
any further questions or concerns, please contact [Researcher on 0783791573/
mlambolorraine9@[Link]].

Appendix 2: Questionnaire for Harare city supervisors

Please tick or indicate otherwise your answers in the boxes and write in the spaces provided.

Section A: Personal Information

Please tick in the appropriate box ☐

1. SEX: Male ☐ Female ☐
2. Age: (20-30) ☐ (31-40) ☐ (41-50) ☐ (51-60) ☐ (61 and Above) ☐

3. Department:
 New developments ☐ services providers ☐ property valuation ☐ other ☐
4. Working experience, state number of years……………………….

Section B: Housing Issues

Indicate your housing status: Tenant ☐ or Landlord ☐

b) If you are a Landlord, how did you acquire your property?

Harare City Council (Housing Waiting List) ☐

Bank ☐
Private Developer ☐
Outright Purchase ☐
Other (Specify) ☐..................................

5. Are there any challenges you are facing in social housing delivery?

Yes ☐ No ☐
…………………………………………………………………………………………
…………………………………………………………………………….................

6. In your view, how important is social housing?

Extremely Important Important Not sure Not important

7. Comment on your efforts as City of Harare in trying to provide social housing .

Highly Satisfactory Satisfactory Neutral Weak Very Weak

11. Indicate the extent to which you think the following challenges affect Harare City
Council in Social Housing Delivery to the Public.
 Challenges Strongly Agree Neutral Disagree Strongly
Agree Disagree

Shortage of finance to service land

Shortage of Land

Ineffective Housing policies

Inadequate planning skills

Lack of machinery to service land

Political Interference

12. What recommendations would you give for the improvement of social housing

delivery in Harare?

………………………………………………………………………………………………
………………………………………………………………………………………………
……………………
…………………………………………………………………………

Appendix 3 Interview Guide for Private developers.

My name is Mlambo Rutendo Lorraine, currently doing 4th year of the Bachelor of Science
(Honors) Degree in Real Estate Management under the Department of Architecture and Real
Estate. I am carrying out a research titled: “Assessing the impacts of engaging Private
Developers in social housing delivery in Harare City.

1. Can you provide an overview of your organization and your involvement in social housing
projects in Harare City?
2. How many housing projects have you undertaken in Harare City over the past five years,
and what is the scale of these projects?
3. Who are the target beneficiaries of your social housing projects? Are there any specific
demographic groups you aim to serve?
4. What motivated your organization to engage in social housing projects, and what goals or
objectives are you aiming to achieve?
6. What measures do you take to ensure the construction quality and durability of the housing
units you develop?
7. Can you discuss any collaborations or partnerships you have established with the
government or other stakeholders to facilitate social housing delivery?
8. What are the benefits, challenges, and lessons learned from these collaborations or
partnerships?
9. How do you perceive the existing regulatory environment and policy framework for social
housing delivery in Harare City? Are there any specific regulations or policies that you find
effective or inadequate?
10. Based on your experience, what recommendations or suggestions do you have for
improving the regulatory environment to support social housing initiatives?

Appendix 4: Interview Guide for Housing expert

My name is Mlambo Rutendo Lorraine, currently doing 4th year of the Bachelor of Science
(Honors) Degree in Real Estate Management under the Department of Architecture and Real
Estate. I am carrying out a research titled: “Assessing the impacts of engaging Private
Developers in social housing delivery in Harare City

1. What are the main challenges to social housing delivery in Harare City?
2. How effective is the involvement of private developers in addressing housing needs in
Harare?
3. What successful strategies promote affordability in social housing projects in Harare?
4. What role should local authorities play in regulating private developers engaged in social
housing?
5. How can negative impacts like gentrification and displacement be minimized in Harare?
6. What lessons can be learned from successful social housing initiatives in other cities?
7. How important is community participation in social housing projects in Harare?
8. What policy changes would enhance the effectiveness of private developers in social
housing delivery in Harare?
9. Are there financing models that support social housing projects with private developers in
Harare?
10. How can the long-term sustainability of social housing developments in Harare be
ensured?
Appendix 5: Interview Guide for Local authorities
1. Can you provide an overview of the current housing situation in Harare City, particularly
in terms of the housing challenges?
2. What is your role in facilitating social housing delivery in Harare City?
3. How do you engage with private developers in addressing the housing needs of the city's
residents?
4. What criteria do you use when selecting private developers to participate in social housing
projects?
5. Are there any specific policies or regulations that govern the involvement of private
developers.
6. What strategies or mechanisms are in place to ensure that the housing units developed by
private developers meet quality standards and are suitable for the intended beneficiaries?
7. How do you balance the need for affordable housing with the profit-driven motives of
private developers?
8. What measures are taken to ensure that social housing projects are inclusive and cater to
different income groups within the city?
9. Based on your experience, what are the key lessons learned and recommendations for
improving the standards on the engagement of private developers in social housing delivery?
Appendix 6: Interview Guide for a Government Official in Housing
Department.
a) Age…………………………
b) Working experience in social housing………………….
2. What is the role and responsibility of the government housing department in addressing the
housing needs of the population?
3. What are the main challenges and barriers the government faces in providing affordable
housing to the citizens?
4. How does the government collaborate with private developers and other stakeholders to
facilitate housing delivery?
5. What policies or regulations does the government have in place to ensure the quality and
affordability of housing projects?
6. Can you provide examples of successful government-led housing initiatives that have had a
positive impact on the community?
7. How does the government prioritize the allocation of housing resources to different income
groups and vulnerable populations?
8. What strategies does the government employ to promote inclusive and ensure access to
housing for marginalized communities?
9. How does the government assess the social and economic impact of housing projects on
the local communities?
10. What measures are taken to address issues such as gentrification, displacement, and the
preservation of existing communities during housing development?
11. How does the government monitor and evaluate the effectiveness of its housing programs
and policies?

APENDIX 7. OBSERVATION GUIDE

1. Observe the completed social housing projects developed by private developers.

- Note the quality and affordability of the housing units.
- Assess the impact of the projects on the surrounding communities.
- Evaluate the social and economic integration of the housing projects within the broader
neighborhood.
[Link] the types of incentives offered to private developers for engaging in social housing
projects .
- Note the presence of any public-private partnerships or collaborations in the development
process.
- Assess the developers' stated motivations and goals for engaging in social housing.
- Observe any specific strategies employed by private developers to ensure profitability while
delivering affordable housing.
3. Observe the interactions and communication between private developers and relevant
government agencies throughout the project development process.
- Note any delays or obstacles encountered during the approval and permitting stages.
- Assess the financial challenges faced by private developers in securing funding for social
housing projects.
- Observe any legal or regulatory barriers that hinder the involvement of private developers in
social housing delivery.
[Link] successful models of public-private partnerships in social housing delivery.
- Note any innovative financing mechanisms used to support private developers in delivering
sustainable social housing.
- Assess strategies employed to ensure long-term affordability and maintenance of social
housing units developed by private developers.
- Observe any community engagement initiatives or participatory approaches implemented to
involve stakeholders in decision-making processes.