OURs都市改革組織

1. Housing Policy Advocacy in Taiwan:
Experiences and Reflections
2010～2016
彭揚凱 Peng Yang-Kae
General Secretary, The Organization of Urban Re-s
Chairman, Social Housing Advocacy Consortium
Originator, Housing Movement 2.0
1

2. About Us
1989 Snails Without Shell Housing Movement
Tsuei Ma Ma Foundation(TMM)
Housing Service
Rental housing service
Evaluating Moving company
The Organization Of Urban Re-s
Urban and Housing Issue
Policy advocacy and supervision
Practically Participatory design
2010 Social Housing Advocacy Consortium
Initiated by OURs&TMM
2014 Housing Movement 2.0
Originating and Connecting with
more NGOs
2

3. Why did not this
movement make
any positive effect
on housing policy ?
The reflection on
1989 Snails Without
Shell Housing Movement
3

4. 1989
Snails without shell
2010~
Housing Movement2.0
Right to buy
(Property right)
1.Housing purchase loan
2.Public housing(for sale)
Right to house
(Housing right)
 Without challenging and
changing:
1. The 「commodification」 of
housing
2. The 「 role 」 of government
responsibility (market lead)
4

5. 1989
Snails without shell
2010~
Housing Movement2.0
One-shot
mega event
Constant
advocacy
1.Full-time colleagues
2.Research and discourse
3.Collaborate with different
agents
 Without :
1.stable organization
2.sustainable advocacy
？
5

6. Compared to 1989,
what we face now?
Current housing
and social
situations in Taiwan
6

7. Unreasonable Housing Situations
Three High
1) Price: Housing/income
ratio,15.01 in Taipei ,
second only to Hong Kong
(2014 Q1)
2) Ownership rate : 85% ,
second only to Singapore
(2012)
3) Vacancies rate : 10.5%,
860,000 units (2014)
Three Low
1) Tax : property(＜0.1 %) ,
transaction(＜3％),
almost the lowest in the
world
2) Public rental housing(PRH) :
0.08% (about 7,000 units)
3) Capability /Price: illegal
extension, aging housing7

8. Distorted Structure:
Over-loaded on Purchase Market
Without
housing safety
network for the
disadvantaged
Purchase market
85.34 %
Rental market
10.9%
Almost none
Black and
unhealthy
market
Not able to be
a wise and
dignified choice
High price
Speculation commodity,
Unaffordable for civilians
PRH
0.08% 8

9. Situations and Opportunities
0
50
100
150
200
250
300
35,000
36,000
37,000
38,000
39,000
40,000
1998 2000 2002 2004 2006 2008 2010 2012 2014 年
Source: Sinyi real estate company ;
Directorate General of Budget, Accounting and Statistics, Executive Yuan
36,749
36,121
1: unaffordability is the top one public anger (2009)
2: housing price has risen several times,
but the salary is basically the same
Politicians
MUST faced!
9
Top 1: so high the
housing price

10. Our Strategies
and
Approaches
Facing different housing
problems, how do we set
the agenda？
10

11. 1. Start from public rental
housing (PRH)
• Not to challenge vested interests
and housing price
• Easy to discourse and understand
2. Accumulate experiences
and push new issue further
PRH
Rental
Market
Purchase
Market
Combine with elections
1. Setting goals to respond
each election
(central and local)
2. To make housing as one of
key issue during campaign
Strategies Setting
11

12. 2010 2012 2014 2016
Official calls to President Ma
Agenda Setting
「Switch on」PRH
Lobbied the opposition party to
purpose firstly
Local
Pubic rental housing Started!! 12

13. 2010 2012 2014 2016
Agenda Setting Give birth to laws
( Housing Act, and actual price registration)
Central
1. Connecting with
other fields
(housing, social
welfare, tax)
2. lobby and pressure
by public hearing,
press conference
13

14. 2010 2012 2014 2016
Taipei
50,000 units
(8 years)
New Taipei City
7,000 units
(4 years)
Taoyuan City
20,000 units
(8 years)
Taichung City
10,000 units
(8 years)
Agenda Setting
Concrete promise on PRH
Housing Movement 2.0, to lay down and
camp on the most expensive place in
Taiwan(2014.10.04)
Local
Four mayors signed and promised!!14

15. 2010 2012 2014 2016
Agenda Setting
1.Transaction tax reform
2.Specific commitments
1. Pushing real estate tax reform
successfully (first time since 1990)
2. New President purposed housing
policies, including :
a. building 200,000 units PRH
b. enacting Rental Housing Act
c. reforming Property Tax
Central
To protest in front Executive Yuan
New President promise on
housing policies!!!! 15

16. Multiple approaches
Social welfare,
labor , youth,
tax,
forcibly eviction
•Cooperate with elected
representatives
•Official calls on the
politicians or candidates
Protest,
mega
event
Lecture, seminar,
international
conference,
visiting, media
cooperation
WE
Bridge
with other
groups
Political
advocacy
Campaign,
press
conference
Promotion
and spread
ideas
16

17. Stage Achievements (2010~16)
1. 「Publicizing」 housing issue :
public issue and the government responsibility
2. To 「enact」 policies and laws:
a. Public Rental Housing
 Central government: New President promised to build 200,000 in
8 years(about 2 % total housing stock)
 Local government: Taipei City (50,000), New Taipei City (7,000),
Taoyuan City(20,000), Taichung City (10,000)
b. Housing Act
c. Actual price registration
d. Integrated housing and land tax system ( real estate
transaction tax reform) 17

18. NEXT
What is our future
goals and plans ?
18

19. Setting the agenda
Complete housing
safety network
Empower and
develop
rental market
Strengthen
purchase market
Short Mid Long
•Raise PHR stocks
•Utilize market vacancies
•Fair trade on the ground
(Transparentize tax )
•Enact Rental Housing
Act
•Complete and actual
information
•Reasonable and fair
property tax
19

20. Promotion Schedule(2016-20)
1. Short term(2016)
a. Revise Housing Act: government responsibility, key mechanisms for PRH(land, pool,
fund, corporation , percentage for the disadvantaged, affordability)
b. Tax in rental market：make the trade on the ground for further management (above
90% landlords do not pay tax in Taiwan)
2. Mid and long term(2017-19)
a. Rental Housing Act: clear rights and obligations between landlords and tenants;
professional service developing strategies
b. Real estate information : uncovering data in time, correctly, and completely
c. Safety and quality: forcible checking and assisting to the aging, implementing norms
to the new
d. Tax reform: focusing on property tax, taxation by real price, safeguarding self-
inhabitants, step by step
20

21. Conclusions
and
Reflections
21

22. 1. Gradual Reform：pushing housing issues forward step by
step in following processes, (1)clarifying problems, (2)
analyzing circumstances, (3) setting goals, (4) supervising
consistently (EX:PRH→rental market)
2. Not Perfectionist: not binary opposition(0 V.S. 100) , partly
compromised, a bird in hand better than two in the bush(EX:
real estate transaction tax reform)
3. Constant Supervision: a lot of beefs in elections, but what
the most important is to persistently supervise
Summary and Rethinking!!
22

23. 23
Promote real
estate market
de-regulation
Housing
price
rise
Economic
development
Income
increase
Purchase
Housing
Speculation
Real Restate Hegemony Myth
The real estate myth, 「 illusive 」 increase of value, still
「 naturalized」 surrounds the majority of people
(70% with one ownership)
The toughest key challenge in housing reform.
Just beginning now! Have a long way to go! Fighting!

24. Thanks
24