COLLEGE OF URBAN DEVELOPMENT AND ENGINEERING

DEPARTMENT OF URBAN PLANNING AND DEVELOPMENT

Post-Occupancy Challenges of Condominium Residents: The Case of Koye Feche

Condominium Project 11

By

Dureti Sheko Feto

A Thesis submitted to Urban Planning and Development Department in partial fulfillment

of the requirements for the award of a Master Degree in Urban Planning and Development

Under the Supervision of Yeshitla Agonafir (Ph.D. Candidate)

May, 2023

Addis Ababa, Ethiopia

 Declaration
I Dureti Sheko Feto, Registration Number/I.D. Number ECSU2100132, do hereby declare that
this Thesis is my original work and that it has not been submitted partially; or in full by any other
person for an award of a degree in any other universities or institutions.

Name of participant: - dureti sheko Signature …………. Date………..

This Thesis has been submitted for examination with my approval as collage supervisor

Name of Advisor: - Yeshitla Agonafr Signature…………. Date……….

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 Approval
The undersigned certify that they have read and hereby recommend to the Ethiopian Civil
Service University to accept the Thesis submitted by Dureti Sheko Feto, and entitled “ Post-
Occupancy Challenges Of Condominium Residents; in case of Koye Feche Condominium
Project 11”, in partial fulfillment of the requirements for the award of a Master‟s Degree in
Urban Planning and Development.

Name of Advisor ___________________________ Signature ____________

Date ________________

Name of Internal Examiner ___________________________ Signature ____________

Date ________________

Name of External Examiner ___________________________ Signature ____________

Date ________________

Name of Department Head ___________________________ Signature ____________

Date ________________

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 Abstract
This study aims to investigate the major post- occupancy challenges of condominium residents in
Koye Feche condominium particularly in project 11 with review of relevant literatures. The
finding of the study was presented by using charts, tables and figures. The necessary data were
gathered through observations, interviews, and both close-ended and open-ended questionnaires.
This study shows that residents of Koye Feche are struggling with several challenges since their
occupancy. The findings of the study indicate that the main challenges residents facing are;
unavailability of basic infrastructure and services, low satisfaction with their employment
condition, social life in this new neighborhood and quality of the buildings. As the result of the
study shows the major challenge of the residents is unavailability or lack of basic infrastructure
and services. The other identified problems are directly or indirectly linked to lack or
unavailability infrastructure and services. Ethiopia started the Integrated Housing Development
Program aiming at building and delivering affordable housing for low income communities, at
least with minimum standard acceptable. However, the housing units delivered to beneficiary
without providing basic infrastructure: electric power, water supply and other social services-
school and health center. Therefore, lack of these basic infrastructures cause unlivable and
inadequate living environment for the residents of Koye Feche condominium. The houses were
delivered in 2013 E.C. before two years, but the information gathered from Housing Corporation
office shows that only 10% of housing units occupied. This implies that, home owners
discouraged to live in their own home and subjected unnecessary rent expenses. Based on the
findings the researcher has forwarded the following: for the Housing Development Corporation
to integrate with other service provide institutions like electric utility, water supply and telecom
organization to provide a livable and adequate; to control quality of the building during
construction as per the intended specifications and quality; to avoid politician‟s intervention
through commitment and developing a strong institution which stands for the community. For
Home Owner‟s Association, to cooperate with Housing Development Corporation and other
service provider to solve the problems as soon as possible and to build a strong association to
facilitate common issues and social life of the residents.

Key Words: Housing, Condominium, Residents, Infrastructure, Services, Challenges

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 Acknowledgement
Before acknowledging individuals and institutions, I would like to thank Allah, for giving me the
strength and patience to reach this far. It truly needs effort and tolerance to pass through various
steps, which would be impossible without the support of my family and friends. Thus, I would
like to take this opportunity to forward my deepest appreciation to individuals who in one way or
another to the accomplishment of this Thesis.

I am deeply indebted to my advisor Ato Yeshitla Agonafr (Ph.D. Candidate), for his commitment
crucial and guiding invaluable advice, quick reply of my paper with constructive comments from
the start of the research project up to its final stage.

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 Table of Contents
Declaration.................................................................................................................................................... i
Approval ...................................................................................................................................................... ii
Abstract....................................................................................................................................................... iii
Acknowledgement ...................................................................................................................................... iv
List of figures ............................................................................................................................................ viii
List of tables................................................................................................................................................ ix
Acronyms ..................................................................................................................................................... x
CHAPTER ONE ......................................................................................................................................... 1
INTRODUCTION....................................................................................................................................... 1
1.1 Introduction ....................................................................................................................................... 1
1.2 Background of the Study .................................................................................................................. 1
1.3 Statement of the Problem ................................................................................................................. 2
1.4 Objective of the Study ...................................................................................................................... 3
1.4.1 General objective ....................................................................................................................... 3
1.4.2 Specific objectives ...................................................................................................................... 3
1.5 Research Question ............................................................................................................................ 3
1.6 Significance of the Study .................................................................................................................. 3
1.7 Scope of the Study ............................................................................................................................. 4
1.8 Limitation of the Study ..................................................................................................................... 4
1.9 Organization of the Thesis ............................................................................................................... 4
CHAPTER TWO ........................................................................................................................................ 5
REVIEW OF RELATED LITERATURE ................................................................................................ 5
2.1 Introduction ....................................................................................................................................... 5
2.2 Definitions of Terms and Concepts ................................................................................................. 5
2.3 Background of Housing .................................................................................................................... 6
2.4 Theoretical Literature Review ......................................................................................................... 6
2.4.1 Affordable housing..................................................................................................................... 6
2.4.2 Theory of Condominium Housing ............................................................................................ 6
2.4.3 Infrastructure and service ......................................................................................................... 7
2.4.4 Common Property ..................................................................................................................... 7
2.4.5 Home Owners Association......................................................................................................... 7

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 2.5 Empirical Literature Review ........................................................................................................... 8
2.5.1 Housing policy ............................................................................................................................ 8
2.5.2 Condominium by - Laws ......................................................................................................... 13
2.6 Research Gap .................................................................................................................................. 14
CHAPTER THREE .................................................................................................................................. 15
RESEARCH METHODOLOGY ............................................................................................................ 15
3.1 Introduction ..................................................................................................................................... 15
3.2 Description of the Study Area ........................................................................................................ 15
3.3 Research Design and Approach ..................................................................................................... 15
3.4 Research Method ............................................................................................................................ 17
3.5 Sampling Design .............................................................................................................................. 18
3.5.1 Population ................................................................................................................................. 18
3.5.2 Sampling Frame ....................................................................................................................... 18
3.5.3 Sampling Unit ........................................................................................................................... 18
3.5.4 Sampling Techniques ............................................................................................................... 18
3.5.5 Sample Size ............................................................................................................................... 19
3.6 Method of Data Collection ............................................................................................................. 19
3.7 Source of Data ................................................................................................................................. 19
3.7.1 Primary Data Source ............................................................................................................... 19
3.7.2 Secondary Data Source ............................................................................................................ 20
3.8 Data Analysis and Interpretation .................................................................................................. 20
3.9 Ethical Consideration ..................................................................................................................... 20
CHAPTER FOUR ..................................................................................................................................... 21
DATA ANALYSIS, PRESENTATION AND INTERPRETATIONS ................................................. 21
4.1 Introduction ..................................................................................................................................... 21
4.2 Response Rate.................................................................................................................................. 21
4.3 Demographic Data .......................................................................................................................... 22
4.3.1 Sex Structure of the Respondents ........................................................................................... 22
4.3.2 Age of Household Heads .......................................................................................................... 22
4.3.3 Household’s Family Size .......................................................................................................... 23
4.3.4. Time since they started living in the study area ................................................................... 24
4.3.5. Tenure Type ............................................................................................................................ 25

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 4.4 Results and Findings ....................................................................................................................... 25
4.4.1 Assessment of availability of basic infrastructure and services ........................................... 25
4.4.2 Evaluation of satisfaction of the residents ............................................................................. 31
4.4.3 Assessment of quality of the building ..................................................................................... 33
CHAPTER FIVE ...................................................................................................................................... 37
CONCLUSION AND RECOMMENDATION ...................................................................................... 37
5.1 Introduction ..................................................................................................................................... 37
5.2 Conclusion ....................................................................................................................................... 38
5.3 Recommendation............................................................................................................................. 39
References .................................................................................................................................................. 42

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 List of figures
Fig 4. 1 Age of HH heads ............................................................................................................. 23
Fig 4. 2 Family Size ...................................................................................................................... 24
Fig 4. 3 Water supply problem ..................................................................................................... 27
Fig 4. 4 Getting water from other area using horse cart and overused electric power meter ....... 28
Fig 4. 5 Shows both absence of communal kitchen and lack of electric power to make food ..... 29
Fig 4. 6 Woman carrying water on her back ................................................................................. 30
Fig 4. 7 Absence solid waste disposal system and site ................................................................. 32

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List of tables
Table 3. 1 Operational framework for the proposed research ................................................................. 15
Table 4. 1 Sex of household head ……………………………………………………………22

Table 4.2 Age of Household Heads ............................................................................................. 22

Table 4. 3 Household‟s Family Size ............................................................................................. 23
Table 4. 4 Occupation time period ................................................................................................ 24
Table 4. 5 Tenure Type ................................................................................................................. 25
Table 4. 6 Unavailable infrastructures and basic services in the study area ................................. 26
Table 4. 7 Expense for services .................................................................................................... 30
Table 4. 8 Role of Owners Association ........................................................................................ 31
Table 4. 9 Residents Satisfaction .................................................................................................. 32
Table 4. 10 Job Opportunity Rating .............................................................................................. 33
Table 4. 11 Social Life Rating ...................................................................................................... 33
Table 4. 12 Quality of Building Rating ........................................................................................ 34
Table 4. 13 Items maintained/changed ......................................................................................... 34
Table 4. 14 Expense for maintenance/change............................................................................... 34
Table 4. 15 Expense for maintenance/change in birr ................................................................... 35

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Acronyms
BSUP Basic Services for the Urban Poor

CSA Central Statistics Agency

IHDP Integrated Housing Development Programme

IHSDP Integrated Housing and Slum Development

MoHUPA Ministry of Housing and Urban Poverty Allevation

NUHHP National Urban Housing and Habitat Policy

OECD The Organization for Economic Cooperation and Development

UN United Nations

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 CHAPTER ONE

INTRODUCTION
1.1 Introduction

Everyone has fundamental human right to housing, which ensures access to safe, secure,
habitable and affordable home. Housing is more than just a roof; it‟s the opportunity for better
lives and a better future. Access to housing is a precondition for access to employment,
education, health and social services (UN-HABITAT, 2010).

1.2 Background of the Study

Housing is one of the three most essential human needs. According to the United Nations
Universal Declaration of Human Right (1948), “Everyone has the right to a standard of living
adequate for the health and well-being of himself and of his family, including food, clothing,
housing and medical care”. This implies that everyone has a right to live in a house that fulfills
the minimum standards i.e., the house should be accessible; there should be access to safe
drinking water, electricity, and etc. However, in Ethiopia most of the houses have no such
facilities. According to (Mekonen, 2021), even in the capital city Addis Ababa, where 80% of
the total housing stock is found, most of the housing units are old, dilapidated, and substandard,
overcrowded and have no kitchen, toilet, and bathing facilities. Hence, they are not fit for healthy
life.

The government of Ethiopia initiated the Integrated Housing Development Program in order to
reduce this shortage of housing and provide a house that meets the minimum standards (kitchen,
toilet and bath facilities) to low and middle income people and achieve its target in reducing
poverty. But this program only satisfied a small amount of the housing demand (UN-HABITAT,
2010).

The initial goal of the Comprehensive Housing Development Program is to build 400,000
condominium units, create 200,000 jobs, promote the development of 10,000 micro, small and
medium enterprises, improve the capacity of the construction sector, the aim was to revitalize the
slums of the city center and encourage home ownership for low income households.

IHDP was successful in many ways. While this large-scale program has not achieved all of its
original targets, 171,000 homes have been built to date, which is significant given the limited

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capacity of Ethiopia's housing sector to date. The program will benefit the housing market by
increasing the supply of condominiums and rental units, while significantly increasing the
number of homeowners who otherwise would never own a home. The program also strengthens
the capacity of the construction sector, addressing existing slums and becoming a major
generator of employment opportunities (UN-HABITAT, 2011).

However, after being delivered to beneficiaries, the communal services and utilities has been
challenging for residents. This can be understood simply by observing and complains from the
residents. Therefore, this study will assess the post-occupancy challenges of condominium
residents of Koye Feche project 11 in terms of their social life and economic activity, how their
livelihood changed, the challenges they are facing in terms of lack of basic infrastructure and
services, the quality of the houses, the expenses for maintenance.

1.3 Statement of the Problem

Housing is basis of stability and security for an individual or family. The center of our social,
emotional and sometimes economic lives, a home should be sanctuary- a place to live in peace,
security and dignity. Housing is a right, not a commodity. Increasingly viewed as commodity,
housing is most importantly a human a right. According to international law, decent housing
means having a safe place to live. It means living in a place that reflects your culture and having
access to the right services, schools and jobs (UN Human Right Commission, 1997).

Addis Ababa city administration initiated a program, „Integrated Housing Development

Program‟ which started in 2005 with the aim of finding practical solution to the country‟s
previously uncoordinated and inefficient housing sectors.

To manage the Integrated Housing Development Program the Addis Ababa city administration
has developed and implemented a law on how condominium should be established and regulated.
The major parties here are the government, owners of condominium units, and their board of
associations the FDRE condominium proclamation number 370/2003 reveals that the association
in charge of administering the post transfer condominiums should be established and act on
behalf of all owners of house units in the utilization of communal services.

Despite constructing and transferring condominium housing a little attention is given to how the
condominium sites could be livable and safe neighborhood, where basic infrastructures and

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services are provided, center for social and economic activities. Not only challenging for the new
occupants but discourage the other urban residents to move to such new condominium projects.
So, because of these issues effectiveness of the housing projects is under question. If these low
cost houses are not livable, accessible, safe and attractive: the expected results which are
resolving the housing problem of the city will still be remaining unresolved.

This study focus on challenges of new occupants of koye feche project 11 condominium
housings in terms availability of basic infrastructure and services, satisfaction of residents,
quality of the houses.

1.4 Objective of the Study

1.4.1 General objective

The general objective of the study is to assess and fully understand the post-occupancy
challenges of condominium residents of Koye Feche project 11.

1.4.2 Specific objectives

1) To assess the availability of basic infrastructure and services.
2) To evaluate satisfaction of the residents.
3) To assess the quality of the houses.
1.5 Research Question
 What are the basic infrastructures and services are not available in the neighborhood?
 Are residents satisfied by the provision of basic infrastructure and services?
 Does the quality of the houses fulfill the minimum standard of low income
condominium housing standards?
1.6 Significance of the Study

This study will attempt to fill the gap on the understanding of the post-occupancy challenges of
the condominium residents in the case of Koye Feche Project 11. Most of studies focus on
housing problem and its affordability not on post-occupancy challenges. The study also provides
information and insights on the availability of integrated basic services and infrastructure,
housing quality and resident satisfaction.

In addition to academic purpose this study intended to create awareness among authorities and
housing project agencies. Most of the time condominium housings are delivered without

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integrated basic services and infrastructure which makes the projects ineffective and do not
fulfill the expected results which is spilling the housing problem of urban areas.

1.7 Scope of the Study

This study will be limited to assessing the post-occupancy challenges of condominium residents.
Geographically this study limited to Koye Feche Project 11 condominium. Thematically assess
the availability of basic services and infrastructure, satisfaction of the residents and quality of the
houses.

1.8 Limitation of the Study

Following the geographical vastness of the study area which has 118 blocks with only about 10
% of housing units occupied, distributing and collecting the questionnaires was a challenging
task for the researcher.

The housing development office has poor documentation system and some officials and authority
are not willing to give the full required information and the others officials who can give an
information are not available in their work place due to different reasons.

1.9 Organization of the Thesis

The research will be categorized into five chapters. The first chapter discusses the study's
background, problem statement, objectives, research questions, description of the study area, the
significance of the study, the scope of the study, and ethical considerations. The second section is
a review of related literature; the third section is Research Design and Approach, method of data
collection, sampling techniques, data types, and sources. The forth chapter discuss Data Analysis
and Interpretation, Operationalization Framework, and Data Presentation. The last chapter will
be conclusion and the recommendations.

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 CHAPTER TWO

REVIEW OF RELATED LITERATURE

2.1 Introduction

This chapter will discuss different related empirical and theoretical literature review in global
and local level. Theoretical literature review includes affordable housing, theory of
condominium housing, common property and home owners association. Under empirical
literature it discusses Housing Policy and Condominium by – Laws.

2.2 Definitions of Terms and Concepts

Housing: Cambridge dictionary defines Housing as “Buildings that people live in, or the
providing of places for people to live”. Housing refers to the construction and assigned usage of
houses or buildings individually or collectively, for the purpose of shelter. Housing ensures that
members of society have a place to live, whether it is a home or some other kind of dwelling,
lodging or shelter (Wikipedia).

Condominium Housing: the word „Condominium‟ is derived from Latin, „con‟ means „together
with‟ and „dominium‟ means „right of ownership‟. Together it gives the meaning a person‟s right
of ownership in property together with others (Robert, 2019).

Housing Unit: a separate and independent place of abode, either intended for habitation or not
but occupied as a living quarter by a household at a time of the census (CSA, 2010).

Infrastructure: Infrastructure is the set of facilities and systems that serve a country, city or
other region and includes the services and facilities necessary for the functioning of economies,
homes and businesses. Infrastructure consists of public and private physical structures such as
roads, railroads, water supplies, sewers, power grids, and communications. In general, it can be
defined as the physical components of interconnected systems that provide goods and services
that are essential to the realization, maintenance and improvement of social living conditions and
the preservation of the surrounding environment (Wikipedia).

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2.3 Background of Housing

Cambridge dictionary defines Housing as “Buildings that people live in, or the providing of
places for people to live”. Housing is one of the basic necessities for human beings. The
evolution of human history demonstrates that housing is a basic human need that has become a
pressing concern for the public and is being acknowledged as a crucial issue for governance.
The ideal housing method demonstrates that because it generates high returns on invested capital,
it is viewed as a catalyst for economic expansion. Housing investments help households build
wealth and provide shelter, but they also create job possibilities and raise tax income (Aldrich
and Sandhu, 1995).

However, millions of underprivileged people live in developing nations, and Ethiopia is no

exception (Bihon, 2007). Urban areas in Ethiopia are notable for their underdeveloped economic
infrastructure. The majority of Ethiopia's cities and towns, like most metropolitan centers in
developing nations, struggle with a number of issues, including an acute and deteriorating
housing scarcity (Solomon and McLeod, 2004).

2.4 Theoretical Literature Review

2.4.1 Affordable housing

The theoretical aspects of cheap housing reconcile the fact that the social and urbanized
development processes are hampered by housing issues. As a result, governments and city
management must seek to create institutions, financial systems, legal and technical frameworks
to solve these issues. Furthermore, there is a need for additional tools to appropriately handle the
problem because supply and demand for housing are imbalanced. To balance these two sides, a
lower-cost housing with higher quality and quantity is required (Balchin and Rhoden, 2002).

As a result, the theoretical underpinning of housing represents a paradigm shift toward the need
to provide adequate, suitable, and fair housing, and it establishes poor-first housing as a major
priority of every government. According to the housing model, governments and municipal
administrators must meet the conditionality of appropriate housing. According to the United
Nations, sufficient housing must meet the following criteria: security of tenure, availability of
services, resources, amenities, and infrastructure, affordability, habitability, accessibility,
location, and adequacy.

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2.4.2 Theory of Condominium Housing

Condominium is an ownership structure whereby a building is divided into several units, each
individually owned and surrounded by common areas that are jointly owned. Condominium in
modern property, Individual ownership of a dwelling unit within an apartment block, with
undivided ownership of the land and other parts of the building, shared with other unit owners
within the building. In Europe, since the late middle Ages, there have been various forms of
ownership of condominiums. In the United States, condominium ownership emerged in the late
19th century and became commonplace in crowded urban areas.

2.4.3 Infrastructure and Service

The term infrastructure has been used since 1927 to refer collectively to the roads, rail lines,
electric supply and telecommunication networks, and similar public works that are required for
an industrial economy, or a portion of it, to function (Oxford Dictionary). In this view,
infrastructure encompasses basic power, water, sewerage, and communications services provided
across geographical boundaries as public or quasi-public commodities via a standardized service
delivery system (Dupuy, 2000). Thus, infrastructure is often understood to be an integrator of
urban environments, tying neighborhoods, cities, regions, and nations together into functional
geographical and political wholes (Graham & Marvin, 2001).

2.4.4 Common Property

In condominium housing, common property refers to natural or man-made properties that cannot
be excluded from reaping advantages from their use. Communal services include a green space, a
playground, parking, septic tanks, and a shared kitchen, among other things (United Nations,
2011).

2.4.5 Home Owners Association

A home owners associations refer to all members manages the condominium through a board of
directors elected by the membership. Different names used interchangeably for owners
association: unit title, sectional title, common hold, strata council, tenant owner‟s association,
body corporate, owners‟ corporation, and Condominium Corporation. Condominium can be
found in both civil law and common law legal system as is purely a creation of statute (Tewelde,
2010).

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2.5 Empirical Literature Review
2.5.1 Housing policy

World Bank states that 3 million people move to cities every week worldwide in its journal
“Housing Policies that save (and improve) lives, protect assets and shield economies”. This
journal also discusses the opportunities of urbanization: growth of cities with half a million and
above population in 2030, poverty diminishes with higher rates of urbanization, 3 billion
consumers expected to join global middle class by 2030. Housing the main challenge of
urbanization as stated on this journal 96,150 housing units required per day through 2030.
World Bank Global implements interventions to address housing challenges by improving city
planning, building regulations, and access to land; investing in basic pro-poor infrastructure,
slum upgrading, and housing retrofitting; strengthening the residential rental market;
strengthening the local construction and building materials sector; supporting private housing
development; and expanding access to housing finance. The other solution World Bank proposed
is the right policy mix; Policies and Subsidies, Demand and Supply, Build New and Retrofit
Used, Ownership and Rental, Middle- Class and Poor, Access to Housing and Access to the City.

2.5.1.1 Housing Policies in the United Kingdom

The affordability dilemma in the United Kingdom has been building quietly over the previous 40
years. Real property prices and, therefore, real private rents have grown faster in the UK than in
any other OECD country (Hilber and Vermeulen, 2016). The initial concern was how younger
and lower-income households, in particular, struggle to get their feet on the housing ladder. The
key housing policies that were adopted and implemented in the past and, especially in recent
years, not surprisingly, thus reflect the stylized fact that housing affordability has been the key
concern of the government. One of the policy United Kingdom implemented with the intent to
address the affordability crisis is “Social Housing”. Hilber & Schoni discuss this policy as
follows.

Social Housing: began in the United Kingdom in 1919, and is offered by local governments to
assist low-income households and the most vulnerable people in obtaining more adequate
housing than they might have without such involvement. Until 2007, local authorities were the
primary provider of social housing in the United Kingdom. Housing associations outnumbered
local governments or authorities in providing the bulk of social houses in the UK in 2008.

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Despite providing affordable housings there some arguments which says, through the
concentration of low-income households, social housing may be associated with negative peer
effects, because of highly dense and deprived neighborhood which is characterized by high
unemployment rates extremely low qualification rate.

Challenges of Residents of Council/Social Housing of the UK

Sub-standard homes: almost one in seven council housing do not meet the national decent homes
standard- be free from any hazard that poses a serious threat to health or safety, be in reasonable
state of repair, modern facilities, efficient heating and insulation.

Safety issues: the biggest threat to resident‟s health and wellbeing include, exposed electrical
wires, overloaded electricity sockets, dangerous boilers, leaking roof, security risks. The local
authorities are responsible to act on these problems but most of the time residents‟ complaints
are ignored.

Damp: in England 364,000 social homes are in state of substantial disrepair. Damp is thought to
affect more than 205,000 social housing properties. This problem is caused by leaks and poor
ventilation, which create ugly damp spots and peeling wallpaper.

Mental health problem: Four out of five people with mental health problems believe that housing
conditions are having a negative impact on their mental health. A survey conducted by the
mental health charity Mind found that 79% of residents with mental health problems felt their
housing situation worsened their mental health. This problem leads to a negative spiral. Poor
mental health makes housing problems more difficult to deal with, and housing problems lead to
poorer mental health for residents.

2.5.1.2 Affordable Housing Policy of India

In India, the term "affordable housing" is mostly used in the urban environment. Housing and
human settlements in urban areas are the responsibility of the Ministry of Housing and Urban
Poverty Alleviation at the national level. It is the latter ministry that has pushed the notion and
policy of affordable housing. The policy framework for affordable housing is provided by the
National Urban Housing and Habitat Policy (NUHHP, 2007), along with the Jawaharial Nehru
National Urban Renewal Mission (JNNURM, 2005), Basic Services for the Urban Poor (BSUP),
Integrated Housing and Slum Development Programme (IHSDP) and the Rajiv Awas Yojana.

9
The NUHHP 2007 outlines several goals, including urban planning, land availability, particular
provisions for women, public-private partnerships, management information systems, and so on
(MoHUPA, 2007). In terms of affordable housing, it seeks to accelerate the development of
housing and related infrastructure; to create adequate rental and ownership housing stock while
improving affordability through capital or interest subsidies; and to use technology to modernize
housing, green and intelligent building, and disaster mitigation (Gopalan &Venkataram, 2015).

Urban Poor (BSUP), Integrated Housing and slum Development Programme (IHSDP) and the
Rajiv Awas Yojana. Administered by the Ministry of Urban Development, the BSUP is designed
to grant the following seven rights: Security of basic services, water, sanitation, health, education
and social security for low-income populations in 65 mission cities.

Affordable and livability: The availability of fixed infrastructure (physical infrastructure) such as
water, power, communications, and transportation, as well as social infrastructure such as
schools, hospitals, police stations, and government institutions, is referred to as affordable
quality of life. It refers to the idea that should be supported by options. In addition, community
features and amenities are combined to give inexpensive and comfortable living.

Affordable and livability: Affordable livability refers to “Adequate shelter means more than a
roof over one‟s head: it also means adequate privacy; adequate space; physical accessibility;
adequate security; adequate lighting, heating and ventilation; adequate basic infrastructure all of
which should be available at affordable cost”

Challenges Affordable Housing in India

The criticality of water supply

Water supply is a critical issue in low income affordable housing of India. In Bangalore, it is said
that a large number of houses and apartments are vacant because there are no takers and that they
have largely been constructed for reasons of speculation. However, the fact that they are not
occupied may have a completely different reason. Lack of infrastructure is the main reason, the
most important of which is water. Bangalore, unlike other cities, is built on rocks and has no
permanent river sources. Water availability per capita per day in Bangalore is approximately 75-
80L, although the Government of India norm is 150L per capita per day. When the British first
arrived, the East India Company regarded this country to be the land of a thousand lakes. These
lakes are now poisoned by the sewage that flows into them. And sewage water does not simply

10
sit; it percolates. There are over four lakh bore wells that pump out approximately 3.7 times more
water than rain water recharge. As a result, the wells are at risk of drying up in a few years,
which is why the water levels are dropping; the vacuum created is filled by sewage water
percolating from these lakes. Around 59 percent of Bangalore's water supply is not potable;
around 18 percent of Bangalore's water supply is affected by Escherichia coli (E. coli).
Awareness about these issues is low. These things must be considered before increasing the
housing capacity of Bangalore.

2.5.1.3 Housing Policy of Ethiopia

Ethiopian 1994 Constitution provides for fundamental human rights and freedoms among them,
the right to protection against eviction of Ethiopian peasants from their possession. The
Constitution also contains Social Objectives, of which it is stated that to the extent the country‟s
resources permit policies shall aim to provide all Ethiopians, access to clean water and housing.
It also provides for the right to privacy and freedom from searches of the home.

The integrated housing development programme (IHDP) in Ethiopia is the leading national
policy instrument for the construction of affordable condominium units, successfully supplying
383,000 housing units between 2006 and 2018, but is set to be phased out due to capacity and
delivery issues, as well as the program's highly subsidized nature. In this regard, the government
is currently looking for an effective alternative set of housing policy instruments to increase the
supply of affordable apartments in an overcrowded housing market. Apart from the indication of
an aim to increase the participation of the private sector, these other tools have yet to be made
public.

UN review mechanisms have taken notice of a housing shortage in Ethiopia, overcrowding, poor
quality of accommodation, the lack of basic services, and the high percentage of the urban
population living in slums. Recommendations have included measures to ensure access to
adequate and affordable housing for disadvantaged and marginalized individuals and groups.
UN-Habitat projects in the country have included sustainable transport solutions and
empowerment of urban women entrepreneurs through housing development and land ownership
(UN- Habitat, 2011).

The Integrated Housing Development Program (IHDP) is a government-run and funded housing
program for low- and middle-income households in Ethiopia. The program was initiated in 2004

11
(Ethiopian calendar 1996) by Minister of State Arkebe Oqubay, then Mayor of Addis Ababa. A
common feature of each project is the type of apartments and condominiums developed. Housing
complex for multiple households where common areas are jointly owned and managed (UN-
Habitat, 2011).

The initial goal of the Integrated Housing Development Program is to build 400,000
condominium units, create 200,000 jobs, promote the development of 10,000 micro, small and
medium enterprises, improve the capacity of the construction sector, the aim was to revitalize the
slums of the city center and encourage low-income household‟s home ownership. IHDP was
successful in many ways. While this large-scale program has not achieved all of its original
targets, 171,000 homes have been built to date, which is significant given the limited capacity of
Ethiopia's housing sector to date. The program will benefit the housing market by increasing the
supply of condominiums and rental units, while significantly increasing the number of
homeowners who otherwise would never own a home. The program also strengthened the
capacity of the construction sector, addressed existing slums and contributed to the creation of
significant employment opportunities (UN-Habitat, 2011).

However number of unanticipated problem arises after delivering the houses to the owners. New
condominium occupants face several challenges: lack of basic infrastructure and services, lack of
job opportunities, quality problem of buildings, transport cost and other socio-economic
challenges.

Studies show that residents have mixed opinions about condominium quality, affordability,
accessibility, neighboring, hygiene, location, etc. (Gebrewold, 2015). Condominiums have weak
social interactions, poor housing conditions, and inadequate traditional public facilities, making
them ineffective for beneficiaries to build high-quality, comfortable housing (Ingwani et al.,
2010). As a result, condo residents and owners have inconsistent perceptions of social decline
and social value, and poor management reduces the sustainability of housing programs. The
following are apartment dweller challenges that have been discussed in various professional
literatures.

Basic infrastructure and services: Adequate infrastructure and services are the backbone of
growth and essential to the health, safety and quality of life of our communities. Infrastructure
can improve quality of life, improve the safety of residents, improve health and aesthetics,

12
reduce household spending, create new job opportunities, and boost the vitality of
neighborhoods. Condominiums in skyscrapers had many residents sharing infrastructure with
everyone living there (Bantayehu, 2021).

Social interaction: To some extent, condominium development encompasses many aspects of

social and cultural integration as it affects the shape of the city and the lives of its residents.
Condominium development affects sociocultural aspects such as gender, age, language, religion
and ethnic diversity (Yan Qing, 2018). Condominiums have weak social interactions, poor
housing conditions, and inadequate traditional public facilities, making them ineffective for
beneficiaries to build high-quality, comfortable housing (Ingwani et al., 2010).

Environmental conditions: For residents, viable environmental conditions are of great

importance. Anywhere there is water, land, or air pollution, people are exposed to contagious
diseases. Environmental conditions will be polluted by poor drainage, inadequate dry waste
disposal mechanisms, and lack of community participation in cleaning up surrounding areas
(Bantayehu, 2021). Condominium development is attributed to poorly design open spaces and
housing with limited green space and indoor air and inadequate waste disposal management
(Weldeyesus, 2019).

Quality of the building: The government or other institutions have created low income
condominiums for the relocation of shanty or slum inhabitants and low income families in urban
regions. The mentioned community's affordability is very low. As a result, those condominiums
cannot be expected to have adequate building quality. However, if quality of construction is not
properly controlled it will be a heavy stain for the country (Bandula, 2006). Poor quality is due to
the roof, column and height of beam alignment, floor of corridor, rendering, finishing
(plastering), sanitary and electric installation (Bantayehu, 2021).
2.5.2 Condominium by - Laws

Condominium by laws usually establish the responsibilities of the owners‟ association; the
voting procedures to be used at association meetings; the qualifications, powers, and duties of the
board of directors and officers; and the obligations of the owners about assessments,
maintenance, and use of units and common areas. A set of rules and regulations providing
specific details of restrictions and conduct are established by the board and more readily
amendable than the Declaration or Bylaws. Typical rules include mandatory maintenance fees,

13
pet restriction and color/design choices visible from the exterior of the units. Generally, these
sets of rules and regulations are made available to residents and or as a matter of public record
via a condo association website or through public files depending on state and its applicable laws
(Tewelde, 2010).

2.6 Research Gap

Most of the researchers who study in the area of housing focus on housing provision problem,
affordability issues, communal services and associations. This study will focus on the post
occupancy challenges of newly delivered condominium housing in terms of availability of basic
infrastructure and services, socio-economic aspect of residents and building quality and
maintenance cost of the residents; which is an issue not given an attention by many researchers.

14
 CHAPTER THREE

RESEARCH METHODOLOGY
3.1 Introduction

This chapter's goal is to explain and demonstrate the various research methods and procedures
that will be used to perform the research study. Accordingly, in this chapter: the research
methodology that will be used for gathering data will be discussed. It contains the research
design, sources of data, instruments that will be used for data collection, sample size, and
sampling techniques, data gathering instruments, procedures for methods and data analysis.

3.2 Description of the Study Area

This study will be carried out in Koye Feche Project 11 which is previously under Addis Ababa
Akaki Kiliti Sub-City Wereda 09, but now classified under Sheger City, Koye Feche Sub-City. It
was transferred to the beneficiaries in 2013 E.C on 13th round lottery. The site has about 118
blocks; 48 G+4 blocks and 70 G+7 blocks which classifies in 12 parcels each containing 6 up to
17 blocks.

3.3 Research Design and Approach

This study will be focus on the post-occupancy challenges of condominium residents: the case of
Koye Feche Project 11. This study employs a descriptive research design. This is due to the fact
that descriptive survey research provides a visual picture of the situation's behavior (Best, J. W.,
& Kahn, J. V., 2009). Since this topic studies the post-occupancy challenges of condominium
residents in terms of basic infrastructure and services, satisfaction of the residents and quality of
the houses. In this regard, (Cohen, L., & Manion, L., 1994) elaborated on the significance of
using descriptive surveys because they are the best way of gathering data at a specific point in
time with the intention of describing the nature of the existing conditions, identifying standards
against which existing conditions can be compared, or determining the relationship that exists
between specific events.

Table 3. 1 Operational framework for the proposed research

No Specific Indicators Source of Data Method of Sampling Method of

Objectives Data Techniques Data

15
 Collection Analysis

1 To assess • Availability •Residents/Ow •Questionn • Probability •Qualitative

the of basic ners' of aire •Non- •Quantitative
availability infrastructure condominium. probability
•Interviews
of basic and services • Owners' •Observati
infrastructu (e.g. electricity, Association ons
re and water, road, Members.
•Review
services. education, • Koye Feche
Documents
health, etc.) Housing
• Problem they development
faced in getting project office.
the services.
• Level of
utilization of
the existing
services.

2 To evaluate • Level of • Residents of •Questionn • Probability • Qualitative

satisfaction satisfaction condominium. aire •Non-
of the with their •Owners' probability
•Interviews
residents social Association
interactions, Members.
employment,
services and
facilities.

16
3 To assess • Quality of • Owners' of •Questionn • Probability •Qualitative
the quality material used the house. aire • Quantitative
of the (e.g, electric •Interviews
houses. cables, sanitary •Observati
pipes, water ons
supply lines,
etc.)
• Expenses of
the owners to
renew maintain
and change low
quality
material.

3.4 Research Method

The research approach will be used in this study will be both qualitative and quantitative which
is mixed approach to minimize the limitation of each approach and to address some non-
quantifiable aspects of the households such as perception. It also helps to triangulate the various
tools and instruments of the data collection and data analysis.

A cross-sectional study design will be employed to assess the challenges of new condominium
households in Koye Feche Project 11 condominium. This method, rather than the longitudinal
approach, was chosen due to a lack of financial resources and time to conduct the research over a
prolonged period of time through repeated field visits to collect primary and secondary data. In
contrast to the longitudinal approach, the design requires a one-time-only data collection with the
study population; it is relatively simple and inexpensive to carry out the study by collecting the
entire information as it stands at the time of the study. The study will apply a descriptive survey
research method to evaluate, as it will be considered suitable for gathering information from
residents of Koye Feche Project 11 condominium.

17
3.5 Sampling Design
3.5.1 Population

It is difficult to include the entire households in the study due to the vastness of the site. In this
research, both probability sampling and non-probability sampling will be employed. According
to (Gay L.R., Milly G.E. and Airisian., 2003), the sample of 10% to 20% of the target population
is often used in descriptive research for the large population. So that the researcher will select
(15%) of the target population through systematic sampling as shown below;

total population
nth term Required number of
samples

584 HH
nth term
88 HH
3.5.2 Sampling Frame
The target population or sample frame of the study area includes the 584 household units in
Koye Feche project 11, which have 12 parcels containing 118 blocks totally.

3.5.3 Sampling Unit

The sample unit of the study will be the condominium unit and their residents, officials and
owners‟ association. Hence the sampling unit or unit of analysis for this study is Koye Feche
project 11 condominium neighborhoods.

3.5.4 Sampling Techniques

In this research, both probability sampling and non-probability sampling will be employed to fill
the information gap and get adequate data. The Systematic Sampling will be used to make strong
statistical inferences about the population. Also because of the site vastness and time and budget
constraints, the researchers will take households and blocks randomly.

Non-probability sampling technique will be used to select participants based on availability and
willingness through Convenience Sampling.

18
3.5.5 Sample Size

The study aims to take a sample size that is representative and adequate in a way that can help to
conduct successful analysis and interpretation. Conducting census survey for the entire
population is time taking and costly, so that this study will be conducted using samples.
Accordingly, number of household of the study area is 584, by taking 15 % of the household the
sample size will be 88 households.

Sample size = 15% of HH

= 0.15 * 584= 88 HH

3.6 Method of Data Collection

The information will be acquired through interviews using simple and clear questions that can
yield detailed answers. The quantitative approach will be used to develop statistics or figures, to
investigate multiple families at the same time, to generate comprehensive data, and to convert
reality into a numerical value. In addition, the qualitative approach will be used in the study by
administering surveys. It will be gathered by administering a standardized interview,
questionnaire, which will be pretested before usage.
3.7 Source of Data

This study will be conducted based on both primary and secondary data sources to address the
research questions. The importance of using mixed approach of quantitative and qualitative data
analysis will be to triangulate, supplement the data gathered through one instrument with those
collected through different types of instruments, and make the research results more reliable.

3.7.1 Primary Data Source

The primary data will be collected from key informants‟ interviews, responses from a structured
questionnaire and observations on the availability of basic infrastructure and services,
satisfaction of residents and quality of the houses will be gathered from the households as well as
different groups of people.

19
3.7.2 Secondary Data Source

Secondary data will be collected from published and unpublished documents such as journals,
articles, reports, academic thesis and publications of various levels of government bodies. Also
relevant electronic sites will also be visited.

3.8 Data Analysis and Interpretation

The data will be analyzed using several methodologies, both quantitative and qualitative, to
assess and examine the post-occupancy challenges of condominium residents. The quantitative
data will be evaluated using descriptive statistics or basic statistical techniques like ratios,
percentages, and means. The findings will be summarized and displayed in tables, charts, and bar
graphs. In addition, qualitative data collected from key informant interviews, focus group
discussions, personal observations, and open-ended questions will be analyzed using narrative.
Various archives and policy documents will also be reviewed and used to enhance source data
with more pertinent problems. Finally, interpretations will be made based on the results, and
conclusions and recommendations will be made.

3.9 Ethical Consideration

Ethical considerations are taken seriously in order to protect the participants', discussants', and
interviewees' concern, integrity, anonymity, consent, and other human elements. As a result,
questionnaire participants and key informants will be asked for their willingness, and the
researcher will assure them that any information pertaining to them will never be passed on to
other unauthorized individuals on institutes without their consent. Furthermore, research ethics
considers acknowledgment of data generated by others as well as appropriate citations of
scholarly research outputs, books, websites, and any other related documents to ensure the
intellectual and scientific integrity of the research. Keeping this in mind, the researcher will
ensure that all information taken from scholarly types of literature and data gathered by other
individuals or organizations is cited and acknowledged.

20
 CHAPTER FOUR

DATA ANALYSIS, PRESENTATION AND INTERPRETATIONS

4.1 Introduction

This chapter presents the main findings of the study concerning post-occupancy challenges of
condominium residents. The findings reported in this chapter aim to achieve the study's goal of
complete understanding of the post-occupancy issues of Koye Feche Project 11 condominium
occupants. This section of the thesis is concerned with the description of general characteristics
of sample respondents, as well as analyzing and interpreting data collected from key informants
such as residents, experts from the Housing Development Corporation Project Office, and
Committees of Owners Associations via questionnaires, interviews, and document analysis
concerning condominium residents' challenges. Generally, this chapter explains the challenges of
the condominium residents in terms of basic infrastructure and services, their satisfaction and
quality of the houses. It contains three cooperated parties‟ responses, i.e. some deals with the
residents, other deals with housing project office officials and owners association members
through questionnaires, interviews and document analysis.

4.2 Response Rate

A high or an acceptable study response rate is important to ensure the results are representative
for the target sample and that the questionnaire is performing as intended.

Response rate refers to the number of people who completed the survey divided by the number
of people who make up the total sample group. Households whom responded to the
questionnaire are 79 out of the total sample group.

Response Rate = No. HH who responded * 100%

Total No. of sample group

= 79 *100% = 89.8 %
88

Response rate is directly related with the representativeness of the sample group of the total
population. Lack of response to the questionnaire by potential respondents in a sample is referred
to as nonresponsive bias. Nonresponse bias deadly affect both reliability and validity of the study
21
findings. Fairfield university office of institutional research, in its journal „survey response rate
and validity‟ the average and reasonably acceptable response rate is 60% +/-20 which means that
response rate below 40% is not reasonably acceptable and would generate validity. According to
this journal this study response rate (89.8) is acceptable.

4.3 Demographic Data

Respondent demographic characteristics such as gender, age, family size, and tenure type were
collected, and the results are provided below.
4.3.1 Respondents' Sex Structure
The gender of the household head is a significant determinant impacting involvement and
decision making, which has the potential to affect the entire community's livelihood. According
to the table below, 72 (81.8%) of the respondents were male-headed households, while the
remaining 7 (18.2%) were female-headed households..

Table 4. 1 Sex of household head

Sex of household head Frequency Percent

Female 7 18.2
Male 72 81.8
Total 79 100

4.3.2 Age of Household Heads

As the table below indicates out of total 79 household 6 (7.59%) age were 20-30, 26 (32.91%)
were aged between 31-40, 27 (34.18%) were between age 41-50, 15 (18.99%) were between age
51-60 and the remaining 5 (6.33%) were above age 60. Therefore the majority respondents of the
sample households of the age group were 31 to 40 and 41 to 50. With the age range
categorization concept-the dependent age group is under 16 and above 60 years of age and active
work force is between ages of 16 to 60 years of age. In this study the majority of household
heads (93.67%) fall within the productive age category. These productive age groups need job
opportunities in institution or business sector to be productive. But, the neighborhood or the site
barely has these institutions.

Table 4.2 Household Heads Age

22
Age of household head Frequency Percent
20-30 6 7.59
31-40 26 32.91
41-50 27 34.18
51-60 15 18.99
>60 5 6.33
Total 79 100

Fig 4. 1 Age of HH heads

4.3.3 Household’s Family Size

Table 4 shows that, 54 (68.35%) of sample households had family size of 3-5, 12 (15.19%) of
household had ≤2 family size, 10(12.66%) of sample household had a family size of 6-8, and the
remaining 3 (3.8) household had a family size of greater than 8. The majority of the household fall
between 3 to 5 family sizes, which indicate that these households have parents with 2 or 3
children. Therefore school and health services are a vital thing for family‟s wellbeing.

Table 4. 3 Household’s Family Size

Household family size Frequency Percent

23
≤2 12 15.19
3-5 54 68.35
6-8 10 12.66
>8 3 3.80
Total 79 100

Fig 4. 2 Family Size

4.3.4. Time since they started living in the study area

Majority of the sample household 32 (40.51%) has been living in the study area between period
of 7 to 12 months, secondly 24 (30.38%) of sample household has been living in the area for 13
to 18 months, 19 (24.05%) of household lived in this area for 6 and less months, and the
remaining 4 (5.06%) household lived in the study area for more than 19 months. But the site was
delivered to the beneficiaries before three years in 2013 E.C.

Table 4. 4 Occupation time period

24
Occupation time Frequency Percent
≤6 months 19 24.05
7-12 32 40.51
13-18 24 30.38
>19 4 5.06
Total 79 100

4.3.5. Tenure Type

The below table shows, 75 (94.94%) of respondent of sample households own the house, 3
(3.8%) respondent live in rental house and 1 (1.27%) respondent tenure type classified under
other type.

Table 4. 5 Tenure Type

Tenure Type Frequency Percent
Own 75 94.94
Rent 3 3.80
Other 1 1.27
Total 79 100

4.4 Results and Findings

The results and findings of this study will be presented below according to the objective of the
study; each study objective‟s findings will be presented briefly.

4.4.1 Assessment of availability of basic infrastructure and services

"Infrastructure is a collection of facilities and systems that serve a country, city, or other
geographic area, and includes the services and facilities required for the economy, households,
and businesses to function." Roads, trains, water supplies, sewage, electrical grids, and
telecommunications are examples of public and private physical structures. In general,
infrastructure has been defined as "the physical components of interconnected systems that
provide commodities and services necessary to enable, sustain, or improve societal living
conditions" (Wikipedia).

25
Infrastructure serves as a foundation for economic activity and aids in the maintenance of
individual and societal well-being standards. Providing individuals and communities with the
care they require allows them to meet their personal requirements while also participating in
societal and economic activities, whether it is to handle their own or their family's medical
difficulties, education, or other essential services.

Infrastructure supports quality of life; without infrastructure, access to clean drinking water,
health care, education, communication systems would not be possible. Infrastructure provides the
basis for making life tenable. It is a prerequisite for maintaining a minimal level of living and the
ability to fully and productively participate in the economy. Inadequate infrastructure provision
can be an impediment to economic and social activities.

However, residents of Koye Feche condominium project 11 suffer from unavailability of basic
infrastructure and services, which made their living condition under minimum standard of urban
citizen. The residents challenged by inadequacy basic infrastructure and services, which listed in
the table below.

Table 4. 6 Unavailable infrastructures and basic services in the study area

Unavailable
S/No. Infrastructures Frequency %
1 Electricity 73 92.4
2 Water supply 75 94.9
Solid waste disposal
3 site 67 84.81
4 Road 4 5.06
5 Health Center 75 94.94
6 School 72 91.14
7 Telecommunication 23 29.11
8 Community police 34 43.04
9 I. All
10 J. None

26
As the information in the above table shows, more than 90% sample respondents agreed on the
unavailability of both Electricity and Water Supply in the study area, 75 (94.94%) of the
respondents said health center is unavailable, 72 (91.14%) of respondents said school is
unavailable in their area, 67 (84.81%) of respondents agreed on unavailability of solid waste
disposal site, less than half of respondents said there is unavailability of telecommunication
services, community police and road. According to the above information highly unavailable
infrastructures are electricity, water supply and health center, respectively. In the other hand
unavailability of these basic infrastructures and services discourage home owners to move to
their own house and subjected them to unnecessary rent expense.

Fig 4. 3 Water supply problem

27
Fig 4. 4 Getting water from other area using horse cart and overused electric power meter
4.4.1.2 Communal services
In condominium housing, communal service area is very important especially for communities
which have a life style like ours. In the researcher‟s observation and interviews with the
committees, a common place for slaughtering, washing clothes, common kitchens, gathering hall
and other communal services are not available in the study area. From the document gathered
from housing corporation project office the intended site plan shows communal buildings, but
there none on the ground. As observed in the study area, the community builds small kitchens-to
make „injera‟ with wood fire because of inadequate electric power-with low quality material
which may cause unpleasant aesthetical look of neighborhood. Slaughtering areas are not
available, and people use any place improperly to slaughter; especially during holidays. This
causes a bad smell and may lead to health and aesthetical problems. The committee members
said, there are no gathering spaces for events such as; wedding, grieving, meetings and other
gathering.

28
Fig 4. 5 Shows both absence of communal kitchen and lack of electric power to make food
4.4.1.3 Problems residents in the study area have faced to get services from other areas
The questionnaire gathered from the sample respondents indicates that, to get unavailable
services from other areas they have exposed to expenses, the residents are highly exposed to
water and electric lines expenses; especially water is bought in a daily basis. 20 liters of water is
costs 5 birr and for transporting it to the house it costs 10 birr, totally a jerry can of water cost 15
birr including transport. An average person use 20 liters/day as per the standard, in the above
family size analysis 68.35% of respondents have a family size of 3-5, by taking an average 4
family size; water consumption of a family calculated as; 4*20=100litres/day. Therefore, an
average family expends 75 birr per day for water.

29
Fig 4. 6 Woman carrying water on her back

Table 4. 7 Expense for services

Service Cost Frequency Percent
Water Cost 23 29.11
Electric Line Cost 26 32.91
Transport Cost 10 12.66
All 53 67.09

4.4.1.4 Assessment of utilization of existing facilities

From the interviews with member of the committees it is understandable that utilization of the
existing facilities are very poor, they believe that the reason for poor utilization is weak
participation of home owners, majority of the owners didn‟t started living in the study area
because of the lack of basic services like electricity and water supply. According to the
information gathered from Housing Development Corporation office only 10% of the
beneficiaries living the study area. 66 (83.5%) of respondents believe that utilization of existing
facilities is poor. The most common answer responded for the reason of poor utilization is weak
participation of home owners.

30
4.4.1.5 Evaluate role of owners association in facilitating and utilizing of the basic services

Home owner‟s association committee members are responsible for facilitating common issues or
problems by pointing out the issues and presenting them to the responsible government offices
and informing home owners every activity in the neighborhood. They also initiate the residents
to cooperate in different common issues such as; security issues, cleaning of the neighborhood,
social life (edir), regarding electricity and water supply. There are separate committees for water
supply and electric power; the water supply committees are responsible for providing and fair
distribution of clean water; they buy water by truck from other area and provide to the residents
on scheduled program. The committees responsible for electric power collect fees for the service
from the residents and recharge the card. One electric power meter is provided by the
government for one or two blocks in common or some blocks use power from the contractor‟s
meter. And the other responsibility of the electricity committee is to actively follow the process
of electric power installation by the government and cooperate with them.

Table 4. 8 Role of Owners Association

Rating Frequency Percent
Excellent 12 15.19
Good 16 20.25
Medium 34 43.04
Bad 17 21.52
Total 79 100

4.4.2 Evaluation of satisfaction of the residents

4.4.2.1 Satisfaction in terms of infrastructure and services

As shown in table below, 56 (70.88%) of respondents are highly satisfied with the availability of
the transport and road connect to the city center, 31 (39.2%) and 48 (60.75%) respondents
satisfaction on access of electricity is very low and low respectively. 29 (36.7%) respondents
said that their satisfaction on the access to clean water supply is very low and the other 50
(63.2%) said their satisfaction is low.

31
Table 4. 9 Residents Satisfaction

1= V. low 2= low 3= medium 4= high 5= V. high

No Statement Rating Total
1 2 3 4 5
Availability of transport and road connect to
1 - - 11 56 12 79
the city center
2 Access to electricity 31 48 - - - 79

3 Access to clean water supply 29 50 - - - 79

4 Availability of waste disposal site 33 30 16 - - 79

5 Availability of green areas and play grounds 7 14 36 22 - 79

Fig 4. 7 absence solid waste disposal system and site

4.4.2.2 Employment condition of residents

As shown in data below 34 (43.04%) of sample respondents said job opportunity in the study
area is low, the second frequent rating is „very low‟ with 22 (27.85%) respondents and thirdly 18
respondents said job opportunity in the study area is medium, lastly 5 (6.33%) of respondents
believe there a high job opportunities in this area. From information gathered through
observation there are no governmental institutions and business centers in the area, which may

32
crate ample of job opportunities for the residents of condominium. Majority of working
population are commuters, who work in the city centers using public transport (Anbessa bus).

Table 4. 10 Job Opportunity Rating

Job Opportunity Rating Frequency Percent

1 V. low 22 27.85
2 Low 34 43.04
3 Medium 18 22.78
4 High 5 6.33
5 V. high - -
Total 79 100.00

4.4.2.3 Social Life of Residents

More than half of respondents (55.7%) rate their social life as low in comparison to their
previous living neighborhood, 25 (31.65%) believe it is very low in comparison to their previous
living area, and the remaining 10 (12.66) rate social life in their new neighborhood as medium.

Table 4. 11 Social Life Rating

No. Social Life Rating Frequency Percent

1 V. low 25 31.65
2 Low 44 55.70
3 Medium 10 12.66
4 High - -
5 V. high - -
Total 79 100.00

4.4.3 Assessment of quality of the building

Respondents rate quality of building as shown below; majority of respondents (37.97%) rate the
quality of building medium, second frequent rating is „low‟ with 25 (31.97) respondents, thirdly
11 (13.92%) respondents rate the quality of the building very low and less frequent rating is

33
„high‟ and „very high‟ with 9 (11.39%) and 4 (5.06%) respectively. This information indicates
that most of the residents are not satisfied by the quality of the buildings.

Table 4. 12 Quality of Building Rating

No. Building Quality Rating Frequency Percent

1 V. low 11 13.92
2 Low 25 31.65
3 Medium 30 37.97
4 High 9 11.39
5 V. high 4 5.06
Total 79 100.00

Because of low quality construction material and work quality residents of Koye Feche
condominium intended to maintain and change the defects of the houses; mostly electric lines,
water supply and sewerage lines, bath room ceramics, door and window are the major items may
maintained or changed. In table below, 67 (84.81%) of respondents changed/maintained the
existing electric installation, 63 (79.75%) of respondents changed/maintained their bath room
ceramics because of its poor quality, and 43 (54.43%) of respondents changed or maintained
doors and windows. This implies that items listed on the table below are not installed properly or
provided with good or fair quality.

Table 4. 13 Items maintained/changed

No. Items maintained/changed Frequency Percent

1 Electric installation 67 84.81
Water and Sewerage
2 63
installation 79.75
3 Bath room ceramics 60 75.95
4 Window and Door 43 54.43

More than half respondents (51.9%) rate their expenses „very high‟ for maintenance/change of
under standard items of the house; second frequent rating is „high‟ with 25 (31.65%) respondents
and the remaining 13 (16.46%) said their expense for maintenance or change is medium.

Table 4. 14 Expense for maintenance/change

34
 Expense for
No. maintenance/change rating Frequency Percent
1 V. low - -
2 Low - -
3 Medium 13 16.46
4 High 25 31.65
5 V. high 41 51.90
Total 79 100.00

As shown below (table), 29 (36.71%) of respondents cost them between 50,000-100,000birr for
maintenance and change of low quality items, 23 (29.11%) of respondents cost them between
100,000-200,000birr, 17 (21.52%) expend more than 200,000birr for maintenance and change of
low quality items and 7 (8.86%) of sample respondents expend 10,000-50,000birr and the other 3
(3.8%) cost them less than 10,000birr. Home owners are challenged financially to maintain or
change the under standard or poor quality items of the house; electric lines, water supply and
sewerage lines, bath room ceramics and doors/windows.

Table 4. 15 Expense for maintenance/change in birr

Expense for
No. maintenance/change in birr Frequency Percent
1 <10,000 3 3.80
2 10,000-50,000 7 8.86
3 50,000-100,000 29 36.71
4 100,000-200,000 23 29.11
5 >200,000 17 21.52
Total 79 100.00

35
36
 CHAPTER FIVE

CONCLUSION AND RECOMMENDATION

5.1 Introduction

The second most basic human need is shelter. It is a place to live, whether it is a house or any
other type of physical construction for shelter or living. Access to safe, cheap, appropriate, and
stable housing is critical for the health, safety, and well-being of individuals and communities.
Housing is the foundation of an individual's or family's stability and security. A home is a social,
emotional, and economic center, and its surroundings should be a refuge, a place to live in peace,
security, and dignity. Housing can also have an impact on a person's economic, social, and
cultural opportunities since it affects access to school, employment, healthcare, and social
networks.

Many countries have adopted housing policies or programs to address concerns of affordability,
quality, and availability, with the goal of ensuring that everyone has access to adequate housing.
Affordable housings should be adequate in standard for low or middle income households by
ensuring availability of services, facilities and infrastructure: housing is not adequate if its
occupants do not have water supply, adequate sanitation, and electric energy. Housing is
inadequate if it is isolated from economic possibilities, health care services, schools, and other
facilities, or if it is located in a polluted environment. A housing environment is insufficient if it
does not respect and take into account the values and cultural identity of the community.

Ethiopia launched a program called „Integrated Housing Development Program (IHDP)‟ in 2005
with a goal of solving country‟s previously uncoordinated and inefficient housing sector by
building about 400,000 affordable housing for low income communities. However, despite
building and delivering the houses to the beneficiary home owners, a little attention is given to
the livability and adequacy of the housing units and its neighborhood: The Housing Corporation
deliver the houses without providing adequate or minimum standard basic services and
infrastructure. Therefore residents face problems-unavailable basic services and infrastructure,
unsatisfied with the neighborhood environment and quality of the building-after receiving a key
to their house.

37
This study implemented an analysis on post-occupancy challenges of residents of Koye Feche
condominium in the case project 11. According to the study's findings, residents of the above
mentioned project are facing serious challenges regarding basic services and infrastructure,
social and economic conditions, and quality of the houses or buildings. The researcher‟s
conclusion and recommendation on the result of the analysis will be presented as follows.

5.2 Conclusion

Koye Feche Condominium project is one of the biggest housing projects implemented under
Integrated Housing Development Program. This study made its focus on project 11 of Koye
Feche specifically, which is delivered to the beneficiaries in 2013 E.C. focusing on the resident‟s
post-occupancy challenges regarding provision of basic services and infrastructure, their social
life and economic condition, and quality of the buildings. As the analysis part in chapter four
indicates clearly residents are facing inadequacy and unavailability of basic services and
infrastructure: inadequate electric power, unavailability of water supply, unavailability of school
and health center, lack of solid waste disposal sites and other services.

Therefore, inadequacy of electric power harden the household activities like cooking, washing
and even a power for lighting is a big concern at night, walking at night in this area is not safe, so
commuters who works in city center facing security problems.

Water supply unavailability exposed the residents to unhealthy and unsanitary environment,
which may cause illness to the residents. And to get water from other areas or from tankers
housing corporation provided within the site, they are subjected to high cost of water and its
transportation. In the other hand, well organized solid waste disposal site and system is a luxury
for residents of Koye Feche project 11 condominium: the solid waste thrown everywhere causes
unpleasant smell and bad aesthetical view of the neighborhood.

Unavailability of school and health care near to or within the site, exposed the residents to both
unnecessary transport cost and time abuse.

Economic activity of the area is very weak; there are barely business centers and other
governmental or private institutions. Therefore, employment near to their living place is not
possible, so the residents have to find a job in the other part of the city by commuting long
distance and subjected to transport cost.

38
The residents are hardly satisfied with infrastructure and service provision and their social life in
their new living area compared to their previous living place. Building social life is challenging
for residents, because only 10% of home owners started living in the study area.

The housing materials-electric lines, bath room ceramic, water supply and sewerage lines-used
for the construction of the building are low quality. Hence, the residents forced to change or
maintain the defects, doing so subjected them to unexpected cost.

To sum up, the basic post-occupancy challenges of residents of Koye Feche Condominium
project 11 is unavailability and lack of basic infrastructure and the other challenges are directly
connected to it.

All the above mentioned problems discourage the home owners to live in such neighborhood.
Indirectly this means the intended goal of IHDP goal of solving housing shortage of the city have
failed. Delivering a house without providing basic infrastructures and services is just delivering a
number, not a house or a home that is decent, livable, adequate and healthy. Failing to deliver a
house with a minimum standard logically means, creating a slum, which is characterized by
inadequate access to safe water, inadequate access to sanitation and other infrastructure.

5.3 Recommendation

Based on the above stated findings and conclusion of the study, the following recommendations
are forwarded to Housing Development Corporation and Home Owners Associations.

Housing Development Corporation is recommended to:

1. Be integrated with other institutions

To deliver a decent livable housing, the corporation has to properly integrate with other service
provider institutions; electric power, water supply and telecom institutions. From the interview
with the housing corporation‟s office authority, the researcher understood that the proactive
follow up and commitment of the office unsatisfactory. The office need to be proactive and
committed to follow up the processes with the above mentioned institutions and provide these
basic services before delivering them to the beneficiaries. Regarding electric power provision,
the corporation is recommended to work cooperatively with electric power corporation to
temporarily provide adequate common electric power meter for each blocks until fully installed.

39
Water supply is a huge challenge of the study area, to temporarily solve this problem providing a
water meter per block is one option or provide water by water trucks from other place with
minimum fee, at least to reduce the expenses residents subjected to.

2. Quality control

The Housing Corporation Office assigns its own supervisors to control the quality of the
construction material during construction. However, as the above analysis indicate residents
challenged by the quality of materials used for construction. They have also subjected to
unexpected expenses to change or maintain the defects of the house. This implies that the
assigned personnel failed to control quality of the construction as per contractual specifications
responsibly. Therefore, the office has to revise its quality control implementation method and
work culture and everyone should be committed to meet the Integrated Housing Development
Program goals and take an action on the contractors who compromises on the quality of the
work.

3. Avoid inappropriate politician’s intervention

In our country it is not uncommon to use condominium projects for the political purposed
especially during elections. Sometimes, when election approaches the housing corporation
delivers houses that are not completed and lack basic infrastructure and services. The corporation
has to set its goal straight and defend the intervention of politician‟s. To deliver the intended
standard livable houses and environment, the housing corporation should have stand strongly
against politician‟s intervention.

Home Owners Associations recommended to:

1. Coordinate the residents

Home Owners Associations are recommended to coordinate residents to reduce the problems of
the by their power. Coordination can be done regarding solid waste disposal site and system, this
can be done by choosing appropriate space for waste disposal and by creating awareness on how
to handle the waste and scheduling the day the waste should be disposed. Penalizing a household
who refused to cooperate is another measure. The firing issue is water supply problem; the
association can provide water by trucks from other places daily by coordinating every household
and collecting water fees before provision.

40
2. Cooperate with Housing Corporation

By cooperating with housing corporation they can influence the service providers; electric power
corporation, water supply corporation and telecom. For temporal electric power and water supply
solution recommended above, instead of waiting for the service provider, the owners association
should coordinate the residents and provide materials that the provider institutions run out off;
such as electric cables, to get a solution for their problem.

Associations recommended to actively acting on the development of their neighborhood, by

coordinating the residents in plating trees, clearing of the site, executing the land scape work.
3. Build a strong social life

Home Owners Associations are recommended to work on the values and culture of the
community. They should be responsible for establishing a strong reliable „Edir‟ for the
community. Our society is highly sociable and interacted with their surroundings, to facilitate
this highly valuable asset of the community the association should facilitate the establishment of
„edir‟ and other social institutions.

41
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Swizerland, & the US: Lessons Learned.

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and Application.

Gebrewold, T. A. (2015). Condominium Dwellers' Housing Quality Perception and Satisfaction

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44
 Ethiopian Civil Service University

College of Urban Development and Engineering

Department of Urban Planning and Development

Annexes

Annex -1: Survey Questionnaires for residents

Dear respondents!

This questionnaire will aim to collect data for the research entitled “Post-Occupancy
Challenges of Condominium Residents: the case of Koye Feche Project 11 Condominium”
In this research, the researcher will assess availability of basic infrastructure and services,
evaluate satisfaction of the residents, assess quality of the housesThe data that will be collected is
confidential and will only be used for research purposes. So, complete all of the questions and
provide me with a dependable, accurate, and sound response, as the quality of your response
influences the study's conclusion.

Thank you in advance for your cooperation!

NB: There is no need to write your name.

PART I: Background of Respondents

1. Sex: Male Female

2. Age:
≤ 25 26-35

36-45 46-55

56-65 ≥ 66

3. Family size

A. ≤2 C. 5-7
B. 3-5 D. >7

4. How long has it been since you started living here?

A. ≤ 6 months C. 13-18 months
B. 7-12 months D. > 19 months
5. Tenure type
A. Own B. Rent
6. Job
Before After

NGO NGO

Government Government

Private Private

Unemployed Unemployed
Other (if there specify) Other (if there specify)

PART II: Assess the availability of basic infrastructure and services. (Please put tick mark on
the dash).
1. What infrastructure and service is not available in your neighborhood?
A. Electricity ________
B. water supply ________
C. Solid waste disposal site ________
D. Road ________
E. Health Center ________
F. School ________
G. Telecommunication _______
H. Community police _________
I. All _________
J. None ___________
2. What problems have you faced to get unavailable services from other areas? (Tick on the
dash)

A. Expenses for water ____

B. Expenses for electric lines ____
C. Transport Cost ____
D. All ____
H. Other (specify) _________________________________
3. Is existing facilities are utilized properly?

A. Yes ____ B. No ___

4. If your answer is “No” to the above question, which facilities are not utilized properly and
what do you think is the reason? __________________________________________________
____________________________________________________________________________
5. How do you evaluate the role of the association in facilitating and utilizing of the basic
services so far?
A. Excellent C. Medium
B. Good D. Bad
PART III: Evaluate satisfaction of the residents.
1. Rate your level of satisfaction on the basic services and infrastructure of the neighborhood.
Place a check mark on the scale below.
1= very low 2= low 3= medium 4= high 5= very high
No Statement Rating
1 2 3 4 5
1 Availability of transport and road
to connect to the city center
2 Access to electricity
3 Access to clean water supply
4 Availability of waste disposal site
5 Availability of green areas and
play grounds

2. How do you evaluate the extent of your employment or opportunity of getting another job
after moving to new condominium neighborhood?
Very Low ____ Medium ____ Very High _____
Low ____ High ____
3. How would you assess the scope of your social and community activities if you were
exercising in their original location?

Place a check mark on the scale below.

1= very low 2= low 3= medium 4= high 5= very high
Scale (rating)
No Statement
1 2 3 4 5
The extent of your community social capital (Iddir,equb, merdaja
1
mahiber…) disintegrated, after moving to new condominium.
The extent of your social ties, norms, trusts towards families and
2
traditional institutions after moving to new condominium.
The access to education and health facilities available for you as
3
compared to your previous settlement area.
4 The chances of expose to illnesses or death in new settlement area.

PART IV: Assess Quality of the houses.

1. How do you evaluate the quality of the building?
Very Low ____ Medium ____ Very High _____
Low ____ High ____
2. Which material do you change or maintain because of its low quality?
A. Electric lines ___ D. Doors and Windows ___
B. Water supply & sewerage lines ___ E. Others (specify) _________________________
C. Bath room Ceramics ___
3. How do you evaluate your expenditure for maintenance or renewal?
Very Low ____ Medium ____ Very High _____
Low ____ High ____
4. How much did you expend for renewal or maintenance of low quality elements of the house?
A. < 10,000 birr C. 50,000 – 100,000 birr E. > 200,000 birr
B. 10,000 – 50,000 birr D. 100,000 – 200,000 birr
Annex -2: Questionnaire for member of Condominium Association

This questionnaire will aim to collect data for the research entitled “Post-Occupancy
Challenges of Condominium Residents: the case of Koye Feche Project 11 Condominium”
In this research, the researcher will assess availability of basic infrastructure and services,
evaluate satisfaction of the residents, assess quality of the houses. The information that will be
gathered is private and will only be used for research purposes. So, complete all of the questions
and provide me with a dependable, accurate, and sound response, as the quality of your response
influences the study's conclusion.

Thank you in advance for your cooperation!

Part I: Assess availability of basic infrastructure and services.

1. What communal services are not available in your neighborhood?

A. Common Kitchen ________

B. Slaughtering space ________
C. Parking area ________
D. Green Area and Open Space ________

2. Is there a problem or challenges regarding communal services? If the answer is „yes‟ what is
the role of the association to solve problems regarding communal services? Please share your
experience? ___________________________________________________________________

______________________________________________________________________________

3. Which communal services are utilized and facilitated by the association? _________________
______________________________________________________________________________
4. Are the residents of the neighborhood cooperative for their common benefit? _____________
______________________________________________________________________________
______________________________________________________________________________
Annex –3: Interview checklist for Owners Association Members
Hello!

I am a post-graduate student, Dureti Sheko at the Ethiopian Civil Service University. My

research topic is “Post-Occupancy Challenges of Condominium residents: the case of Koye
Feche Condominium Project 11”. I believe that you are working with one of the parties involved
in the above mentioned housing project, so I respectfully ask you to give me necessary answers
to my questions, knowing that the results of this study will depend on the information you
provide. I assure you that this information will be used for academic purpose only.

Thank you in advance for your cooperation!

1. What basic infrastructure and services are not available in your neighborhood? ___________
_____________________________________________________________________________

2. What is the association‟s role and responsibilities to tackle problem of the neighborhood
regarding basic infrastructure and services? __________________________________________
______________________________________________________________________________
3. What change did the association make regarding unavailable services and facilities? And can
you please share your experience? __________________________________________________
______________________________________________________________________________
4. How do you evaluate the cooperation and participation of the residents in common interests of
the neighborhood? ______________________________________________________________
______________________________________________________________________________
Annex -4: Interview Checklist for Housing Development Corporation Project Office
Hello!

I am a post-graduate student, Dureti Sheko at the Ethiopian Civil Service University. My

research topic is “Post-Occupancy Challenges of Condominium residents: the case of Koye
Feche Condominium Project 11”. I believe that you are working with one of the parties involved
in the above mentioned housing project, so I respectfully ask you to give me necessary answers
to my questions, knowing that the results of this study will depend on the information you
provide. I assure you that this information will be used for academic purpose only.

Thank you in advance for your cooperation!

1. What do you believe the government should have considered before delivering condominium
housings to the residents regarding provision of basic infrastructure and services?
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
2. What are the main coping mechanisms or survival strategies employed by the government to
facilitate the life of residents after delivering the houses in terms of basic infrastructure and
services?

______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________

3. Do you believe the housing program the country is using currently which is „Integrated
Housing Development Program‟ is effective? ________________________________________

______________________________________________________________________________