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SOCIAL IMPACTS OF FINANCIAL AND REAL ESTATE TURMOIL: A NON EXISTING TOPIC OF THE SPANISH POLITICAL AGENDA.

by JAVIER BURON on Jun 21, 2012

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24TH ENHR CONFERENCE. Lillehammer June 2012.

24TH ENHR CONFERENCE. Lillehammer June 2012.

HOUSING: LOCAL WELFARE AND LOCAL MARKETS IN A GLOBALISED WORLD.

PLENARY 2A: GLOBAL IMPACTS ON NATIONAL AND LOCAL HOUSING MARKETS

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SOCIAL IMPACTS OF FINANCIAL AND REAL ESTATE TURMOIL: A NON EXISTING TOPIC OF THE SPANISH POLITICAL AGENDA. Presentation Transcript

24TH ENHR CONFERENCE. Lillehammer June 2012. HOUSING: LOCAL WELFARE AND LOCAL MARKETS IN A GLOBALISED WORLD.PLENARY 2A: GLOBAL IMPACTS ON NATIONAL AND LOCAL HOUSING MARKETS SOCIAL IMPACTS OF FINANCIAL AND REAL ESTATE TURMOIL: A NON EXISTING TOPIC OF THE SPANISH POLITICAL AGENDA. Javier Burón Cuadrado Urbania ZH Gestión. Partner. Researcher at Ekiten Thinking UPV – EHU. Ex-Cuatrecasas Gonçalves Pereira Public Law Department. Ex-Vice Counselor for Housing of the Basque Government.
“SOCIAL IMPACTS OF FINANCIAL AND REAL ESTATE TURMOIL: A NON EXISTING TOPIC OF THE SPANISH POLITICAL AGENDA.MY APPROACH TO THESE TOPICS: • I’M NOT A POLITICIAN (ANY MORE). • I’M NOT A (PROFESSIONAL) ACADEMIC. • I USED TO WORK AS A LEGAL COUNCELOR FOR ADMINISTRATIONS AND PRIVATE COMPANIES. • RIGHT NOW I’M A BUSINESS MAN IN THE FIELD OF PUBLIC PRIVATE PARTNERSHIP. • LACK OF ACADEMIC DISCIPLINE: A BIT OF LAW, ECONOMICS, POLITICS, BUSINESS, SOCIOLOGY, ETC. • I DON’T HAVE ANY TECHNICAL (ARCHITECTURE, ENGINEERING, BIOLOGY, ETC) BACKGROUND. • MY PRESENTATION IS VERY MUCH DOMESTIC (REFERING TO SPANISH TOPICS). 2
“SOCIAL IMPACTS OF FINANCIAL AND REAL ESTATE TURMOIL: A NON EXISTING TOPIC OF THE SPANISH POLITICAL AGENDA.• SUMMARY : 1. SPANISH HOUSING POLICIES IN THE LAST DECADES. 2. CURRENT EVENTS IN SPANISH HOUSING POLICIES. 3. A PROPOSAL FOR FUTURE YEARS. 3
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES 4
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. FROM THE 60’ TO CURRENT TIMES, IN SPAIN, HOUSING PUBLIC POLICIES HAVE BEENMAINLY GEARED TOWARDS ENHANCING ACCESS ON A PROPERTY SCHEME, BASED ONTAX DEDUCTIONS AND FINANCIAL PUBLIC SUBSIDIES. AT THE SAME TIME, PUBLICBUDGET RESOURCES FOR ACTIVE HOUSING POLICIES HAVE BEEN MARGINAL. • SUBSIDIZED INTEREST RATES (“SUBSIDIACION DE TIPOS DE INTERES”). • FISCAL TAX BREAKS ON PURCHASE (DEDUCCIÓN DE LA COMPRA DE VIVIENDA). • DE-CLASIFIABLE SOCIALLY SUBSIDIZED PRIVATELY OWNED HOUSING (“VIVIENDA PROTEGIDA”). ECONOMIC GROWTH AND EMPLOYMENT, RATHER THAN EQUITY AND ENHANCINGACCESS FOR MIDDLE AND LOW INCOME FAMILIES, HAVE BEEN THE MAIN FOCUS OFHOUSING POLICIES IN RECENT YEARS, THREE DEBATES HAVE ENTERED (AT LEAST NOMINALY) THEPUBLIC AGENDA: • THE EFECTIVE APPLICATION OF THE CONSTITUTIONAL RIGHT TO HOUSING (ART 47 OF THE SPANISH CONSTITUTION AND REGIONAL HOUSING LAWS). • THE NEED TO CONVERGE WITH EUROPEAN HOUSING PUBLIC POLICIES (PUBLIC INTERVENTION, RENTAL STOCK, SOCIAL HOUSING, REHABILITATION, ETC). • SUSTAINABILITY CONSIDERATIONS OF REAL ESTATE ACTIVITY. 5
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. DESPITE THESE FACTS, MOST PRIVATE AND PUBLIC AGENTS IN SPAIN CONSIDER THEMARKET (LATELY, REMARKABLY THE FINANCIAL MARKET) AS THE PRIMARY AGENT INHOUSING PROVISION. MOST PUBLIC INTERVENTION HAS FOLLOWED THE LOGIC OF ACTIVE INVOLVEMENT IN“ROUGH TIMES AND LOCATIONS” (SOCIALIZATION OF PRIVATE LOSSES) AND WITHDRAWAL IN“FAVOURABLE TIMES AND LOCATIONS” (PRIVATIZATION OF BENEFITS). IN SPAIN, THESE TRENDS EVOLVED ALONG WITH PROCESSES OF SPANISH EUROPEANINTEGRATION AND GLOBALIZATION. • IN FLOW OF CAPITAL ATTRACTED BY HIGH SHORT-TERM PROFITS IN REAL ESTATE AND INFRAESTRUCTURE SECTORS. • ALMOST ILIMITED LIQUIDITY-CREDIT WITH MINIMAL OR EVEN NO-RISK EXAM. • SUICIDAL LENDING AND BORROWING PRACTICES INVOLVING PRIVATE AND PUBLIC, DOMESTIC AND EUROPEAN, AGENTS. AND IN A VERY PECULIAR URBAN LEGAL FRAMEWORK. • SPECULATIVE FUTURE LAND VALUE GUARANTEED BY LAW TO OWNERS, IN ADVANCE, AND WITHOUT ANY INVESTMENT/RISK. • HISTORICAL LINK BETWEEN LAND OWNERS AND PRIVATE BANKING SYSTEM AND ABSENCE OF PUBLIC BANKING. • LACK OF PRIVATE PROFESSIONAL ENTREPENEURS IN THE FIELD OF URBANIZATION- CONSTRUCTION. • WEAK PUBLIC INTERVENTION IN THE HOUSING MARKET. • MODEST PUBLIC-VALUE CAPTURING IN THE URBANIZATION PROCESS. 6 • DEREGULATION OF THE MORTGAGE MARKET.
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. THESE SET OF VALUES AND POLICIES WERE IN PLACE FOR SEVERAL DECADES, FIRSTDURING THE DICTATORSHIP REGIME AND LATER ON DURING THE EUROPEAN INTEGRATION ANDGLOBALIZATION PHASES. IT LED SPAIN TO THE FOLLOWING SITUATION:1) HOUSING OVER-PRODUCTION (2.5/20/45 NEW UNITS PER 1000 INHABITANS vs. 2-6 IN MAIN EU MEMBER STATES). • 47 MILLION INHABITANTS; 25.5 MILLION HOUSING UNITS; AROUND 550 UNITS/1000 INHABITANTS (ONE OF THE HIGHEST AMONG EU MMSS). • MORE THAN 20% VACANT UNITS (2/3/6 MILLION, PLUS 15% SECONDARY HOMES).2) SEVERE LAND CONSUMPTION AND ECOLOGICAL FOOTPRINT: 0.4 MILLION HECTARES OF ARTIFICIALIZED LAND (1987-2010); IN THE PREVIOUS 12.000 YEARS 0.8. • 6/25.5 MILLION NEW HOUSING UNITS IN THE LAST DECADE. • PLUS, LAND ALREADY PURCHASED FOR PROSPECTIVE BUILDING OF 2.8 MILLION ADDITIONAL HOUSING UNITS. HALF OF THESE, ALMOST IMPOSSIBLE TO DEVELOP IN FOLLOWING YEARS. • “URBANIZED DESERTS”: LARGE INFRASTRUCTURES RESTING UNUSED. • AVERAGE CONSUMPTION OF 20 TON OF BUILDING MATERIALS PER CAPITA vs. 15 EU AVERAGE.3) SOCIO-ECONOMIC INACCESSIBILITY TO HOUSING: • 1997-2007: HOUSING PRICES UP ABOVE 200% ON AVERAGE. LAND MORE THAN 500%. • 2007-2012: HOUSING PRICES DECLINE NO MORE 20% ON AVERAGE. LAND 80%. • 7-9 ANNUAL SALARIES REQUIRED TO BUY A UNIT (EVEN NOW); MAIN EU MMSS 3-4. 7 • SOCIO-SPATIAL SEGMENTATION AND HOUSING NEEDS UNADRESSED BY STATE/MARKET.
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.4) RISE OF UNEMPLOYMENT: FROM 10% IN THE LAST DECADE TO OVER PLUS 20% CURRENTLY, VERY MUCH RELATED TO CHANGING REAL ESTATE DINAMICS.5) OWNERSHIP IMPOSED CULTURE: • MORE THAN 80% OF OWNERS; LESS THAN 10% OF TENANTS; ONLY 125.000 SOCIAL RENTAL UNITS (LESS THAN 0.5%). • IN THE 60’s MORE THAN HALF OF THE POPULATION LIVED ON RENTAL UNITS. • “TO RENT IS A WASTE OF MONEY” (“ALQUILAR ES TIRAR EL DINERO”) + MARKET AND STATE PROMOTION OF OWNERSHIP.6) FAMILY HYPERLEVERAGE AND DEBT EMERGENCY: • MILLIONS OF OVER-MORTGAGED FAMILIES. • MILLIONS OF UNDER WATER MORTGAGES. • 300.000 FORCED EVICTIONS OF OWNERS AND TENANTS. • HEADING TO 6 MILLION UNEMPLOYED AND 0.5 MILLION EVICTED FAMILIES.7) SYSTEMIC ECONOMIC RISK DUE TO FINANCIAL IRRESPONSABILITY: 200.000 MILLION (2 BILLION - short scale - 109 ) IN REAL ESTATE “DOMESTIC” TOXIC ASSETS (20% SPANISH DGP).8) STILL DEPENDENT ON REAL ESTATE SOCIO-ECONOMIC “COLLECTIVE DRUG”: 60% OF BANK CREDIT FOR PRODUCTIVE ACTIVITIES GOES TO REAL ESTATE; TODAY REFINANCING OLD PROJECTS RATHER THAN FINANCING NEW URBAN DEVELOPMENTS OR OTHER (MORE) PRODUCTIVE ACTIVITIES. 8
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. HYPERPRODUCTION SOURCE: JULIO RODRIGUEZ LOPEZ CYT 161-162 - 2009 9
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.SPAIN AND CHINA WERE WORLD LEADERS IN CRANE CONSUMPTION 10
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.LAND NOT SUITABLE FOR URBANIZATION: DETACHED HOUSES SALE 11
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.DUE TO ITS SIZE, IT’S MORE A EUROPEAN PROBLEM THAT JUST A SPANISH ONE. 12
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.SOCIO-ECONOMIC INACCESSIBILITY TO HOUSING SOURCE: JULIO RODRIGUEZ LOPEZ CYT 161-162 - 2009 13
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. SOCIO-ECONOMIC INACCESSIBILITY TO HOUSINGSOURCE: THE SPANISH CONFEDERATION OF SAVINGS BANKS (CECA) 2012. 14
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.ONLY TWO OR THREE YEARS AGO IT WAS A TABU: THERE WAS NO NEED TO DOWNSIZE THE HOUSING BUBBLE, BECAUSE WE DIDN’T HAVE ONE. 15
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.SALARIES AND HOUSING PRICES DIVERGE TO AN UNSUSTAINABLE LEVEL 16
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.HYPERPRODUCTION IN SPAIN = RISE ON HOUSING PRICES APPARENTLY, WE WERE NOT ALONE … 17
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. FIRST (QUIET) ROUND OF SOCIAL DISCONTENT 18
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.ONLY A FEW URBAN PROFESSIONALS CHALLENGED THE CONSENSUS 19
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. SPAIN HOUSING SITUATION ATTRACTED INTERNATIONAL ATTENTIONMILOON KOTHARI (UN) MARGRETE AUKEN (EP) RAQUEL ROLNIK (UN) 20
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.SECOND (CONSIDERABLE) ROUND OF SOCIAL DISCONTENT: VERY MUCH FOCUSED ON HOUSING, EVICTIONS AND PUBLIC BAIL OUT OF BANKS 21
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. (DON’T STAY HOME, YOU COULD LOSE IT)15M MOVEMENT DOES NOT TALK ONLY ABOUT HOUSING, BUT DOES IT VERY MUCH 22
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. STATE (AND EU) OVER PROTECTION OF THE REAL ESTATE AND FINANCIAL COMPLEX, REVOLVING DOOR AND THE CAPTURE OF THE REGULATOREVICTIONS IS ONLY A PERIFERIC CONCERN FOR POLITICAL AND FINANCIAL ESTABLISHMENT 23
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.MARTINSA FADESA: THE LARGEST BANKRUPTCY IN SPANISH HISTORY 24
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.BANKIA: THE LARGEST BANK NATIONALIZATION IN SPANISH HISTORY … SO FAR … 25
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.CABINET CHANGES THAT DON’T CHANGE PUBLIC HOUSING AND URBAN POLICIES 26
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.HOUSING BUBBLE PIONERS ARE IN CHARGE AGAIN … 27
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. WELFARE STATE? NATIONALIZED BANKIA (“LEADER” IN BAIL OUT, EMPTY HOUSES ANDEVICTIONS), FACES POPULAR DEMOSTRATIONS AGAINST EVICTIONS, PROTECTED BY THE POLICE. 28
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. WELFARE STATE? SPAIN: A COUNTRY WITH MILLIONS WITHOUT A HOME; BANKS, SUPPORTED WITH PUBLIC FUNDS, WITH MILLIONS OF EMPTYHOUSES IN THEIR BOOKS; RIGID PRICES; AND MEANINGLESS AND DECLINING HOUSING PUBLIC POLICIES. 29
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. URBANIZED DESERTS“CITY” OF VALDELUZ (GUADALAJARA – CASTILLA LA MANCHA) 30
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. URBANIZED DESERTS “CITY” OF SESEÑA (TOLEDO – CASTILLA LA MANCHA) 31
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. URBANIZED DESERTS “MARINA” (LAREDO - CANTABRIA) 32
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. URBANIZED DESERTS “AIRPORT” (CASTELLON - VALENCIA) 33
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. URBANIZED DESERTSTHE CITY OF CULTURE (SANTIAGO DE COMPOSTELA – GALICIA) 34
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. URBANIZED DESERTS “HIGHWAY” (RADIALES MADRID) 35
1.- SPANISH HOUSING POLICIES IN THE LAST DECADES. THE SAME DISFUNCTIONAL LEGAL FRAMEWORK PRODUCES, HOWEVER, VERY DISTINCTOUTCOMES ACROSS THE REGIONS (CCAA). SO, HAND IN HAND WITH EXTERNALITIES, WE CAN FIND CRITICAL GOOD PRACTICES. • “RESERVAS DE SUELO PARA VIVIENDA PROTEGIDA” (LEGAL RESERVES FOR AFFORDABLE HOUSING). • “CALIFICACION INDEFINIDA DE LA VIVIENDA PROTEGIDA EN PROPIEDAD” (TERTIUM GENIUS BETWEEN SOCIAL RENTAL HOUSING AND PRIVATE OWNERSHIP GEARED TOWARDS GENERAL INTEREST). • BIZIGUNE (VACANT PRIVATE HOUSING REORIENED TO SOCIAL RENTAL HOUSING). • “DERECHO DE SUPERFICIE” (RIGH TO USE PUBLIC HOUSING UNITS FOR A LONG PERIOD OF TIME). • “VIVIENDAS DOTACIONALES EN ALQUILER” (NON MARKET RENTAL STOCK). • “OBJETIVOS DE COHESION SOCIAL Y SOLIDARIDAD URBANA (PARQUE DE ALQUILER ASEQUIBLE)”. AFFORDABLE RENTAL HOUSING STOCK OBLIGATIONS FOR THE LOCAL ADMIINSTRATIONS. THERE IS NO HOMOGENEOUS HOUSING MODEL IN SPAIN. THE REGIONAL SCOPEMATTERS. 36
2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES 37
2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES PROFOUND SOCIO-ECONOMIC AND URBAN AUTISM THE DECLARED OBJETIVE OF THE NEW SPANISH CABINET IS, ONCE “FINANCIAL REFORM” IS COMPLETED (SOCIALIZATION OF REAL ESTATE LOSSES OF THE PRIVATE BANKING SYSTEM), TO RESUME HOUSING PRODUCTION (MONOPRODUCTION OF NEW HOUSING UNITS FOR PRIVATE OWNERSHIP) AS A CORE SECTOR OF OUR ECONOMY AND A HEALTHY SOURCE OF EMPLOYMENT. • RECENT CALLS OF SENIOR OFFICIALS TO A RETURN TO THE “SPANISH MIRACLE” TIMES … • CALLS FOR THE NEED TO FLEXIBILIZE OUR “HARD” COSTS LEGISLATION IN ORDER TO PROMOTE “DEVELOPMENT” … • TO THE CONVENIENCE OF DISREGARDING SUSTAINABLE DEVELOMENT EFFORTS, SINCE THIS IS A SO-CALLED “FALSE” CONCEPT … • TO THE BENEFITS OF THE POSITIVE HOUSING BUBBLE ... 38
2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES PROFOUND SOCIO-ECONOMIC AND URBAN AUTISM WITHIN THIS FRAMEWORK WE CAN LIST THE FOLLOWING EVENTS: • ADJUSTMENT BY QUANTITY AND NOT BY PRICE. • STOCK PROBLEM: • FROM DEVELOPERS TO BANKS • FROM BANKS TO PUBLIC DEFICIT AND DEBT • FROM THE PRIVATE SECTOR TO CUTS IN THE PUBLIC SECTOR AND SOCIAL RIGHTS • FROM DENIAL TO BAIL OUT AND EU-IMF INTERVENTION. • TAX GASOLINE OVER THE EXTINGUISHED REAL ESTATE FIRE (REINFORCEMENT OF TAX DEDUCTIONS FOR OWNERSHIP, REDUCE VAT FOR HOUSE SALES AND ONLY NOMINAL FISCAL AIDS FOR RENTAL OR RENEWAL). • LONG TERM MORTAGES AND LOW LTV ARE BACK IN THE MARKET. • PUBLIC PROGRAMS TO SUSTAIN THE BANKING SECTOR HAVE BEING INMENSE AND USELESS (FAAF, FROB I, FROB II, NATIONALIZATIONS, PUBLIC GUARANTEES, LIQUIDITY FACILITIES, CAPITAL INYECTIONS, SACRIFICE OF THE SAVING BANKS SYSTEM, ETC = MORE THAN 15% SPAIN GDP … SO FAR). 39
2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES PROFOUND SOCIO-URBAN AUTISM WITHIN THIS FRAMEWORK WE CAN LIST THE FOLLOWING EVENTS: • PUBLIC PROGRAMS TO EASE MORTAGE RISK HAVE BEING SO FAR RAQUITIC AND USELESS. • THE ADMINISTRATION PROMOTING THE SALES OF OWNER PRIVATE HOUSES … BECAUSE “THE PRICES CAN’T GO DOWN ANY MORE”. • EXPANSIVE URBAN PLANNING IN DRAFTING PROCESS, WAITING FOR THE RETURN OF “GOOD TIMES”. • DERROGATION OF LEGAL OBLIGATIONS OF DEVELOPERS (IMPOSED ON BEHALF OF PUBLIC INTEREST) IN ORDER TO REVITALIZE THE MARKET. • MAKING THE RENTAL MARKET STRONGER THROUGH A FAST EVICTION PROCESS? • PUBLIC AIDS TO RENEWAL ALMOST UNUSED. • SELLING RESIDUAL SOCIAL RENTAL (AND THE RIGHT OF USE) PUBLIC STOCK. • ALLOCATION OF SOCIAL HOUSING ONLY TO FINANCIALY SOLID APPLICANTS. • PUBLIC RENTAL AGENCIES AIDING THE PRIVATE SECTOR TO SELL PRIVATE PROPERTY HOUSING. 40
2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES PROFOUND SOCIO-URBAN AUTISM WITHIN THIS FRAMEWORK WE CAN LIST THE FOLLOWING EVENTS: • SEVERE BUDGETARY REDUCTION FOR THE PUBLIC HOUSING POLICIES. • EXTINCTION OF RELEVANT FEDERAL HOUSING POLICY INSTRUMENTS: “RENTA BASICA DE EMANCIPACION” (PUBLIC DIRECT AID FOR RENTAL MONTHLY PAYMENTS), “SOCIEDAD PÚBLICA DE ALQUILER” (FEDERAL RENT AGENCY), HOUSING MINISTER … • THE SAME PROCESS IN MOST CCAA (REGIONAL ADMINISTRATION). • ABORGATION OF FEDERAL AND REGIONAL LAWS ON RIGHT TO ADECUATE HOUSING, SOCIAL COHESION IN THE URBAN SPHERE, PUBLIC RENTAL STOCK, HOUSING PUBLIC SERVICE, ETC. • RESIDENTIAL EMERGENCY (FORCE EVICTIONS AND NONRECOURSE MORTAGES) ADRESS ONLY WITH A VOLUNTARY CODE OF GOOD PRACTICES FOR THE (PARTILLY NATIONALIZED) BANKING SYSTEM. • DEVELOPERS’ LOBBIES DEMANDING THE CONSTRUCTION OF 3 MILLIONS OF NEW HOUSING UNITS IN A COUNTRY WITH 6 MILLION VACANT HOUSES AND A DEPRIVED DEMAND. • BEN BERNANKES SOLUTIONS TO TE (US) HOUSING CRISIS: RENTING FORECLOSED HOMES. NOT EVEN TAKEN INTO ACCOUNT BY SPANISH OFFICIALS AND BUSINESS 41 COMMUNITY.
3.- A PROPOSAL FOR THE FUTURE YEARS 42
3.- A PROPOSAL FOR THE FUTURE YEARS SPANISH URBANISM NEEDS NEW STATEHOLDERS WILLING TO MAKE POSSIBLE: MORATORIUM - CEASEFIRE: SUSPEND NEW HOUSINGDEVELOPMENTS, UNTIL A RELEVANT PART OF THE VACANT STOCK IS ALLOCATED ANDRENEWAL NEEDS ARE FULFILLED. WITH ONLY A FEW LOCALLY JUSTIFIED EXCEPTIONS. REDIRECT VACANT HOUSING PPP ON VACANT STOCK: MARKET - MODERATE – SOCIAL RENTAL PROGRAMMES RUN BY BANKS, ADMINISTRATION, PROFESIONAL MANAGERS AND LOCAL COMMUNITIES. RENTAL RENEWAL 43
3.- A PROPOSAL FOR THE FUTURE YEARSSPANISH URBANISM NEEDS NEW STATEHOLDERS WILLING TO MAKE POSSIBLE: MEANWHILE … ADAPTATIVE URBANISM CO RE• URBAN HARDWARE (PHYSICAL ARTIFACTS) vs. (KNOW HOW AND RELATIONAL NETWORKS) SOCIAL SOFTWARE.• RENTAL + REHABILITACION + REGENERATION + RENEWAL + RETHINK + REUSE + ETC.• NON FINANCIAL OR ADMINSTRATIVE URBANISM: THE NEED OF A NEW INVOLVEMENT OF CITIZENS, COMMUNITIES, NGOs, ADMINISTRATION AND BUSINESS PEOPLE. 44• URBAN SERVICES vs. REAL ESTATE PRODUCTS
3.- A PROPOSAL FOR THE FUTURE YEARSALL OF THIS IT’S OBVIOUS (SELF-EVIDENT FOR A LONG TERM AND GENERAL INTEREST PERSPECTIVE)BUT, I’M AFFRAID, THAT IT WON’T BE DONE (DUE TO MARKET, POLITICAL AND SOCIAL FACTORS OF THE CURRENT POWER BALANCE) 45
BLOG LEOLO FACEBOOK JAVIER BURÓN CUADRADO TWITTER JAVIERBURONC SLIDESHARE JAVIER BURONFACEBOOK DEBATE GROUP VIVIENDA PUBLICA YA EKITEN THINKING http//www.ekitenthinking.org