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Introduction
Housing plays a very important role in the human life and its society. Housing has a
tremendous social and economic impact on our lives and the way we live. It has direct
and immediate influence on health, education, economy, environment, political and
social life of any society (Sinha, 1978). The problem of shortage of houses for the low-
income group in developing countries is critical. High levels of poverty and
unemployment, and increased land cost have contributed to the formation of squatter
settlements surrounding many urban centers in developing countries. This form of
urban sprawl mainly represents people who have obtained employment in urban
centers, but cannot afford accommodation within the cities (Bordignon, 1998).
Moreover, Sinha (1978) mentioned that the conventional method is becoming expensive
and the housing provision is very slow considering the speed of the growth of demand.
Yemen is one of the developing countries that suffer from the problem of housing
shortage. The high growth of the population of Yemen and the return of more than a
million of its immigrants after the second Gulf War have caused an increase in the International Journal of Housing
demands of housing. This is also due to the continuous use of conventional Markets and Analysis
Vol. 2 No. 4, 2009
construction method as well as the slow-pace of construction and its increasing cost of pp. 363-372
housing. The problem has worsened as the government is not making the necessary # Emerald Group Publishing Limited
1753-8270
plans or arrangements to meet these demands and solve consequences of this issue. DOI 10.1108/17538270910992809
IJHMA The rapid urban growth has also made the need for adequate housing for the low-
2,4 income group an important concern of the Yemeni government, especially in Sana’a
Djebarni and Al-Abed (2000) and Al-Abed (2003).
The main problem lies in the need for houses particularly for the low-income group.
The problem experienced by the low-income group can be observed clearly through the
informal housing patterns such as the existence of squatter and slum areas, which are
built as an urgent and immediate solution for this group of people. The problem of
364 housing shortage is worsened as the government did not have the necessary plans or
arrangements to meet the increasing demands.
This paper seeks to identify the factors that cause the problems of housing shortage for
the low-income group in Yemen and will recommend some solutions for these problems.
Housing in Yemen
The problem of housing in Yemen does not differ much from that of other developing
countries, in terms of importance and causes. A group of variables that relate to most
aspects of life affects housing. These factors are mentioned in the United Nations
report in (1996). These factors are as follows:
. Population: the increasing number of population; 15,804, 665 persons as of (1994),
16,500,000 in (1997), 19,607,000 in (2002) and 20,727,063 in (2005) (National
Centre for Information, Yemen, 2007).
. Yearly population growth rate was an average of 3.7 percent in (1994) (World Bank,
2000) and 3.5 percent in (2005) (National Centre for Information, Yemen, 2007).
. Average of family size in Yemen is 6.6 people in (1994) (Haglan, 1998), and 6.9 in
2004 where the average of family size in Sana’a is 6.5 people (Yemen National
Census, 2004).
. Number of housing units in Yemen were 2,192,458 units in (1994) and increased
to 2,834,437 units with 267,125 units in Sana’a (Yemen National Census, 2004).
Aldhabebi (2007) mentioned that the housing shortage in Yemen is 787,069 units
including the replacement of some of unsuitable units. This number of housing
shortage excludes the rented units and Islamic organizations’’ ownership units
(wakf) which are 512,919 units (Yemen National Census, 2004). The total housing
shortage in Yemen is 1,299,988 units.
. Yemen has no financial or human resources with which to start any housing
projects, especially projects to cater for the low-income group. It also does not
have the necessary managerial expertise for these projects.
. The city of Sana’a, within its capacity as the capital of Yemen, has undergone
tremendous urban growth in the last half century. It has the fastest-growing towns
in the nation (Yemen National Census, 2004). The Yemen national censuses of 1994
and 2004 show that the number of population in Sana’a city increased rapidly from
1,003,627 in 1994 to 1,747,627 in 2004 with an annual growth of 5.5 percent, which
is an increase of 2.5 percent or more than the annual population growth of Yemen.
The growth has created a higher urban land demand than the previous decades,
leading to significant change of landscape and land uses.
Housing is a big problem in Yemen, especially for political, financial and social planners.
It is most noticeable in large cities, like the political capital, Sana’a that represents a
prime example of the problem. The households of the four main cities (Sana’a, Aden,
Taiz and Hodaidah) represent 12 percent of the population (World Bank, 2000). Urban Housing
dwellers made up 28 percent of the entire population of the Yemeni Republic in 2002. shortage for
Al-Ansi (2006) presents that the growth rate of urban population in the four main cities is
10 percent, where 3 percent is due to natural growth and 7 percent is growth due to low-income
internal migration.
The main causes of internal migration are as follows:
. Economic factors, as most ministries and departments, public institutions, semi- 365
public businesses, and other businesses are in the cities where jobs are available.
. Political factors, resulting from these cities being the center of management,
organizations and media outlets.
. Social and cultural factors represented by the provision of health, educational
services, and a sense of cultural cohesion.
. The existence of old buildings (50 years and above) which have started to
deteriorate, and they must be rebuilt or replaced every year because of the high land
cost. The buildings that are demolished every year are an approximate 2 per cent of
the total housing units in Yemen, which, in turn are estimated at 2,192,458 housing
units. As such, 44,000 units must be built annually as replacements.
. The problem of housing has increased due to the Gulf crisis, as tens of thousands
of Yemeni expatriates returned from various Gulf countries especially from
Saudi Arabia and Kuwait. This has led to a minor housing emergency, which
needs to be dealt by the authorities responsible for housing plans, and a solution
for this problem needs to be found.
Methodology
The sampling frame for the questionnaire in this study was purposive sampling which
was used to select the samples based on the specific purposes of answering a research
question. Data for the study were collected from the questionnaire by interviews with
professionals such as architects, structural engineers, projects managers, and
consultants who are working in the housing sector in the Ministry of Public Works and
consultant companies in which these respondents were deliberately selected to obtain
important information. A total of 60 samples were selected for the professionals’’
interview surveys where 55 samples were finally used in the analysis as five samples
were incomplete and rejected. Twenty-nine percent of the professionals in this survey
are qualified in civil engineering, 49 percent are in architecture, 12 percent are in
project management and 10 percent are working in the housing sector.
Data analysis
Descriptive statistics were conducted for comparing the mean of all factors and their
percentage. The respondents identify variables that they perceived as likely to contribute
to ranking the suggestions of professionals for housing supply, materials and
construction methods for low-cost housing by responding to a scale from 1 to 5. The five
rating Likert scale is 1 ¼ very strong relationship, 2 ¼ strong relationship, 3 ¼ medium
relationship, 4 ¼ weak relationship, and 5 ¼ very weak relationship or no relationship.
This scale was chosen to avoid neutral answers which do not provide answer on the
strongest or the weakest with the statements. Mean score (MS) of each factor was
IJHMA calculated by using the following formula (Chan and Kumaraswamy, 1996; Alaghbari,
2,4 2005; Alaghbari et al., 2007, 2008):
P
ðf sÞ
MS ¼ ð1 MS 5Þ
n
Economic condition
Figure 1 of the result revealed that 60 percent of poor handling of available economic
resources caused housing shortage in Yemen. The result showed that 25 percent of it is
related to the shortage of economic resources. Alaghbari (2008) found that the
economic condition and incertitude cost of exchange money was the fourth significant
factor influencing the housing cost in Yemen.
This result was also stated by Ofori (2000) that the economies of many developing
countries are currently confronted by severe difficulties owing to a combination of lower
commodity prices, higher energy costs, falling exchange rates, and rising inflation. In
addition, UNCED (1992) and CIB/UNEP-IETC (2002) the Agenda 21 for sustainable
Figure 1.
Economic factors causing
housing shortage for
low-income in Yemen
construction in developing countries identified main factors such as using economical Housing
solutions and appropriate cost effective technologies in construction systems can bring
down the cost of construction within the affordability level of the people.
shortage for
The result in Figure 2 indicated that administrative factors caused housing shortage low-income
in Yemen where 42 percent are related to the lack of organization and synchronization
and 36 percent are related to not providing studies on housing.
The housing sector affects the broader economy. As stated in the housing policy paper
of the World Bank (1993), housing investments, employment generated by the housing
367
sector and costs are the real effects that the housing sector has on the economy. In
Figure 3, the results revealed that legal factors also caused housing shortage in Yemen
Figure 2.
Administrative factors
causing housing shortage
for low-income in Yemen
Figure 3.
Legal factors causing
housing shortage for
low-income in Yemen
IJHMA and especially in Sana’a. A total of 90 percent of housing shortage is because of the lack
of legalization and policy of housing. Moreover, the absence of law and legalizations of
2,4 housing caused the absence of encouragement of investments in the housing sector.
Conclusion
The results show that 60 percent of housing shortage was due to poor handling of
available economic resources, while 25 percent was due to shortage of economic
Recommendations
Based on this study, the following recommendations are made:
(1) Sourcing for cheaper building materials, housing systems and appropriate
financial resources need to be taken seriously by the government in the
provision of low-cost housing in Sana’a, Yemen.
(2) The increasing land demand has increased land prices, forcing low-income
people to settle outside the planned boundaries. Therefore, planning procedures
need to be simplified as much as possible. The government needs to be
responsible for functional urban planning and the delivery of serviced land,
which provides offsite infrastructure.
(3) The government should increase land subsidies to control the land cost and to
meet the high demand for land. The government should increase subsidies for
cement and steel to meet the rapid demand for these materials.
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About the authors
Wa’el Alaghbari obtained a BSc in Architectural Engineering in 1995 and has worked as a
Lecturer in the Engineering Faculty, Architecture Department, Sana’a University, Republic of
Yemen. He obtained an MSc in Project Management in 2005 from University Putra Malaysia.
Currently he is a PhD candidate in Architecture Studies, Faculty of Design and Architecture,
University Putra Malaysia. Wa’el Alaghbari is the corresponding author and can be contacted at:
wail42311@yahoo.com
Azizah Salim is a Lecturer in the Faculty of Design and Architecture, Architecture
Department, University Putra Malaysia.
Kamariah Dola is a Senior Lecturer in the Faculty of Design and Architecture, Landscape
Department, University Putra Malaysia.
Abang Abdullah Abang Ali is a Director of the Housing Research Center (HRC), Civil
Engineering Department, Faculty of Engineering, University Putra Malaysia.