Improving the supply of subsidised housing in South Africa
- Authors: Bekker, Jakobus Petrus
- Date: 2017
- Subjects: Housing -- South Africa Housing subsidies -- South Africa , Low-income housing -- South Africa Public housing -- South Africa Housing development -- South Africa
- Language: English
- Type: Thesis , Doctoral , DPhil
- Identifier: http://hdl.handle.net/10948/19553 , vital:28893
- Description: Despite South African citizen’s constitutional right to adequate housing, Government’s housing delivery has been described as a complex, multi-stakeholder, multi-phase problem, exacerbated by political interference and corruption. Housing delivery in South Africa is ideologically and politically designed and executed. However, the government subsidised housing sector remains plagued by: huge and increasing backlogs; corruption; quality concerns, and recipient and stakeholder dissatisfaction. This includes the government subsidised housing construction sector, which faces issues such as: established contractors leaving the sector; late and failed completion; substandard quality; rework; cost overruns; late progress payments; and insolvencies. Moreover, government subsidised housing officials, which forms part of this sector, must contend with abandoned projects and appointing new contractors; shoddy workmanship from sub-standard contractors; remedial work, including demolition and rebuilding; and systemic problems such as staff shortages and under qualified staff. The process of Government’s ideological and political designed and execution may therefore not have considered certain practicalities relative to construction principles and practice. It therefore appears that there may be some relationship between the compatibility of Government’s housing ideological and political designed (policy) and execution and general construction principles and practice. It is clear from the related literature that government subsidised housing construction has mostly been investigated as an exercise observing from the outside in, and not from a construction sector perspective. The main purpose of this study is thus to explore housing policy and practice compatibility as a major obstacle to housing delivery in general and assess whether the current housing policy is sufficiently responsive to the requirements of the government subsidised housing sector by specifically describing and exploring the effects of Government’s housing procurement policies relative to the ability of the construction sector to supply government subsidised housing. More specifically, the study describes and explores corruption, quality; contractors and worker competency, and government capacity as specific consequences of housing policy and practice incompatibility, as well as factors contributing to recipient dissatisfaction and the housing backlog. Finally, based on the finding, a proposed framework for improving the supply of subsidised housing in South Africa has been developed. The methodology for this study adopted a post-positivist philosophy, embracing a quantitative approach using questionnaires, which incorporated mainly five-point Likert type scale, but also multiple-choice questions, as instruments for data collection. Three surveys were conducted, starting with a pilot study and followed by a primary study, during which a total of 2 884 potential participants within the construction sector across South Africa were randomly sampled and solicited to participate, of which 284 responded. The respondents consisted of four groups: general contractors (76); government housing officials (34); built environment professionals (137), and built environment suppliers (37). An electronic questionnaire was sent by email to all potential participants and allowed four weeks to complete the survey. Furthermore, a housing recipient survey was conducted among 100 randomly selected recipients of government subsidised housing in the Nelson Mandela Metropolitan area, by means of a structured interview using a paper based questionnaire, over a period of two weeks. The primary outcome measures used for this study were the ranked mean scores for mainly descriptive analysis and the Chi-square test, the 𝑡-test, Cohan’s d test, ANOVA and Scheffé test, using Cronbach's alpha as a measure of internal consistency of scale and validity, for inferential analyses and hypotheses testing. Hypothesis testing was founded upon Government’s worldview that its policies will not influence the operations of the construction sector relative to housing construction, and therefore tested respondents’ perspectives with respect to the impact that government policies have in terms of contractor operations and contractor success, as well as its contribution towards the housing backlog, substandard housing, recipient dissatisfaction and corruption. The following results were obtained by means of the hypothesis testing:Government housing procurement policies are inappropriate for application in the government subsidised housing sector. Respondents therefore disagree with the notion that government policy and practices do not impact contractor operations and contractor success, and thus the supply of houses; The application of government housing procurement policies leads to inadequate quality. Respondents therefore disagree with the notion that government preferential procurement policies do not impact quality; Government’s housing procurement policies inappropriately target emerging contractors. Respondents therefore disagree with the notion that Government’s targeting of emerging contractors does not impact housing supply; Government has inadequate capacity to address subsidised housing construction sector requirements in terms of housing projects. Respondents therefore disagree with the notion that Government has the capacity to address subsidised housing construction sector requirements in the supply of housing, and Government subsidised houses do not meet recipients’ expectations. Respondents therefore disagree with the notion that government subsidised houses do meet recipients’ expectations. It thus became apparent that housing supply is mostly inhibited by Government’s housing procurement policy, contributing to various factors, such as quality capability, contractor capability, systemic and administrative capacity, and resulting in recipient dissatisfaction. Using Pearson’s product moment correlation, a framework model was developed to illustrate the process flow, which revealed definitive statistical and practical relationships between these factors, and indeed reflects complex relationships between factors inhibiting supply and resulting in recipient dissatisfaction. To find an appropriate framework model for the purpose of improving housing supply, various sources were consulted. Based on the research question, together with the aims and objectives for this study, as well as the realisation that the problems associated with housing supply relate to the project management of the construction phase, which requires interventions for improving supply, it was decided that a results framework would be the most appropriate for this purpose. The proposed framework is therefore a graphical depiction of how the research process may be used to identify problems in the government subsidised housing sector, questioning how these may be resolved, setting strategies to improve the situation, evolving hypotheses and testing these hypotheses to establish the critical factors to be considered in the process of resolving the problem in the housing sector, by means of implementation and feedback.
- Full Text:
- Date Issued: 2017
- Authors: Bekker, Jakobus Petrus
- Date: 2017
- Subjects: Housing -- South Africa Housing subsidies -- South Africa , Low-income housing -- South Africa Public housing -- South Africa Housing development -- South Africa
- Language: English
- Type: Thesis , Doctoral , DPhil
- Identifier: http://hdl.handle.net/10948/19553 , vital:28893
- Description: Despite South African citizen’s constitutional right to adequate housing, Government’s housing delivery has been described as a complex, multi-stakeholder, multi-phase problem, exacerbated by political interference and corruption. Housing delivery in South Africa is ideologically and politically designed and executed. However, the government subsidised housing sector remains plagued by: huge and increasing backlogs; corruption; quality concerns, and recipient and stakeholder dissatisfaction. This includes the government subsidised housing construction sector, which faces issues such as: established contractors leaving the sector; late and failed completion; substandard quality; rework; cost overruns; late progress payments; and insolvencies. Moreover, government subsidised housing officials, which forms part of this sector, must contend with abandoned projects and appointing new contractors; shoddy workmanship from sub-standard contractors; remedial work, including demolition and rebuilding; and systemic problems such as staff shortages and under qualified staff. The process of Government’s ideological and political designed and execution may therefore not have considered certain practicalities relative to construction principles and practice. It therefore appears that there may be some relationship between the compatibility of Government’s housing ideological and political designed (policy) and execution and general construction principles and practice. It is clear from the related literature that government subsidised housing construction has mostly been investigated as an exercise observing from the outside in, and not from a construction sector perspective. The main purpose of this study is thus to explore housing policy and practice compatibility as a major obstacle to housing delivery in general and assess whether the current housing policy is sufficiently responsive to the requirements of the government subsidised housing sector by specifically describing and exploring the effects of Government’s housing procurement policies relative to the ability of the construction sector to supply government subsidised housing. More specifically, the study describes and explores corruption, quality; contractors and worker competency, and government capacity as specific consequences of housing policy and practice incompatibility, as well as factors contributing to recipient dissatisfaction and the housing backlog. Finally, based on the finding, a proposed framework for improving the supply of subsidised housing in South Africa has been developed. The methodology for this study adopted a post-positivist philosophy, embracing a quantitative approach using questionnaires, which incorporated mainly five-point Likert type scale, but also multiple-choice questions, as instruments for data collection. Three surveys were conducted, starting with a pilot study and followed by a primary study, during which a total of 2 884 potential participants within the construction sector across South Africa were randomly sampled and solicited to participate, of which 284 responded. The respondents consisted of four groups: general contractors (76); government housing officials (34); built environment professionals (137), and built environment suppliers (37). An electronic questionnaire was sent by email to all potential participants and allowed four weeks to complete the survey. Furthermore, a housing recipient survey was conducted among 100 randomly selected recipients of government subsidised housing in the Nelson Mandela Metropolitan area, by means of a structured interview using a paper based questionnaire, over a period of two weeks. The primary outcome measures used for this study were the ranked mean scores for mainly descriptive analysis and the Chi-square test, the 𝑡-test, Cohan’s d test, ANOVA and Scheffé test, using Cronbach's alpha as a measure of internal consistency of scale and validity, for inferential analyses and hypotheses testing. Hypothesis testing was founded upon Government’s worldview that its policies will not influence the operations of the construction sector relative to housing construction, and therefore tested respondents’ perspectives with respect to the impact that government policies have in terms of contractor operations and contractor success, as well as its contribution towards the housing backlog, substandard housing, recipient dissatisfaction and corruption. The following results were obtained by means of the hypothesis testing:Government housing procurement policies are inappropriate for application in the government subsidised housing sector. Respondents therefore disagree with the notion that government policy and practices do not impact contractor operations and contractor success, and thus the supply of houses; The application of government housing procurement policies leads to inadequate quality. Respondents therefore disagree with the notion that government preferential procurement policies do not impact quality; Government’s housing procurement policies inappropriately target emerging contractors. Respondents therefore disagree with the notion that Government’s targeting of emerging contractors does not impact housing supply; Government has inadequate capacity to address subsidised housing construction sector requirements in terms of housing projects. Respondents therefore disagree with the notion that Government has the capacity to address subsidised housing construction sector requirements in the supply of housing, and Government subsidised houses do not meet recipients’ expectations. Respondents therefore disagree with the notion that government subsidised houses do meet recipients’ expectations. It thus became apparent that housing supply is mostly inhibited by Government’s housing procurement policy, contributing to various factors, such as quality capability, contractor capability, systemic and administrative capacity, and resulting in recipient dissatisfaction. Using Pearson’s product moment correlation, a framework model was developed to illustrate the process flow, which revealed definitive statistical and practical relationships between these factors, and indeed reflects complex relationships between factors inhibiting supply and resulting in recipient dissatisfaction. To find an appropriate framework model for the purpose of improving housing supply, various sources were consulted. Based on the research question, together with the aims and objectives for this study, as well as the realisation that the problems associated with housing supply relate to the project management of the construction phase, which requires interventions for improving supply, it was decided that a results framework would be the most appropriate for this purpose. The proposed framework is therefore a graphical depiction of how the research process may be used to identify problems in the government subsidised housing sector, questioning how these may be resolved, setting strategies to improve the situation, evolving hypotheses and testing these hypotheses to establish the critical factors to be considered in the process of resolving the problem in the housing sector, by means of implementation and feedback.
- Full Text:
- Date Issued: 2017
The execution of the financial management function in small to medium-sized building contractors as a means of promoting business sustainability
- Authors: Bekker, Jakobus Petrus
- Date: 2004
- Subjects: Contractors' operation -- Finance , Construction industry -- Finance
- Language: English
- Type: Thesis , Masters , MSc
- Identifier: vital:11004 , http://hdl.handle.net/10948/336 , Contractors' operation -- Finance , Construction industry -- Finance
- Description: The objective of this study was to investigate the extent to which small to medium-sized building contractors beneficially utilise the financial management function in their enterprises to improve and ensure business sustainability. Financial management focuses on the principles of decision-making, which requires action, without perfect knowledge of the outcome. To effectively execute the financial function, using the primary inputs in decision-making, financial management requires the ability to: understand and interpret financial statements and reports; make reasoned and objective decisions in controlling the operations of the enterprise; have a thorough knowledge of the internal functioning of the enterprise; and have a thorough knowledge of current and expected future economic conditions in the external environment. To do this, requires an effectively applied financial management function in the enterprises, which includes the utilisation of the financial management criteria to ensure business sustainability. However, without an appreciation of what financial management is, how important financial management is, and how financial management must be applied in the enterprise, small to medium-sized building contractors will find it difficult to effectively perform the financial management function and its different activities. It was therefore important to determine how well owners and construction managers of the average small to medium-sized building contractor deal with and utilise the financial management function in their enterprises. Consequently, a survey was carried out amongst small to medium-sized building contractors in the Nelson Mandela Metropolitan Municipal (NMMM) area, which revealed information that was used to come to certain conclusions: Firstly, it can be concluded that the financial management function is generally exercised superficially. This is supported by the responses of small to medium-sized building contractors, which implied that more than half the contractors do not fully perform financial management tasks. Secondly, it was concluded that the financial management criteria generally do not play a role in the business sustainability considerations of small to medium-sized building contractors. This is supported by the results, which imply that more than half the contractors do not fully utilise the financial management criteria.
- Full Text:
- Date Issued: 2004
- Authors: Bekker, Jakobus Petrus
- Date: 2004
- Subjects: Contractors' operation -- Finance , Construction industry -- Finance
- Language: English
- Type: Thesis , Masters , MSc
- Identifier: vital:11004 , http://hdl.handle.net/10948/336 , Contractors' operation -- Finance , Construction industry -- Finance
- Description: The objective of this study was to investigate the extent to which small to medium-sized building contractors beneficially utilise the financial management function in their enterprises to improve and ensure business sustainability. Financial management focuses on the principles of decision-making, which requires action, without perfect knowledge of the outcome. To effectively execute the financial function, using the primary inputs in decision-making, financial management requires the ability to: understand and interpret financial statements and reports; make reasoned and objective decisions in controlling the operations of the enterprise; have a thorough knowledge of the internal functioning of the enterprise; and have a thorough knowledge of current and expected future economic conditions in the external environment. To do this, requires an effectively applied financial management function in the enterprises, which includes the utilisation of the financial management criteria to ensure business sustainability. However, without an appreciation of what financial management is, how important financial management is, and how financial management must be applied in the enterprise, small to medium-sized building contractors will find it difficult to effectively perform the financial management function and its different activities. It was therefore important to determine how well owners and construction managers of the average small to medium-sized building contractor deal with and utilise the financial management function in their enterprises. Consequently, a survey was carried out amongst small to medium-sized building contractors in the Nelson Mandela Metropolitan Municipal (NMMM) area, which revealed information that was used to come to certain conclusions: Firstly, it can be concluded that the financial management function is generally exercised superficially. This is supported by the responses of small to medium-sized building contractors, which implied that more than half the contractors do not fully perform financial management tasks. Secondly, it was concluded that the financial management criteria generally do not play a role in the business sustainability considerations of small to medium-sized building contractors. This is supported by the results, which imply that more than half the contractors do not fully utilise the financial management criteria.
- Full Text:
- Date Issued: 2004
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