Assessing land titles application and uptake in regularised informal settlements in Tanzania

Kusiluka, Moses Mpogole; Chiwambo, Dorice M.

doi:10.1080/19463138.2018.1536661

Cited by 14 publications

(6 citation statements)

References 12 publications

Supporting

Mentioning

Contrasting

Order By: Relevance

“…Thus, private property rights imported from the West may not embed in other contexts. Instead, according to the credibility thesis (see special issues Cities, 2020; LUP, 2018; TJPS, 2016), informal property rights persist over time because they are functionally adapted to contexts and therefore perceived as ‘credible’ by actors on the ground. Crucially, credibility does not refer to the individuals’ acceptance of an institution, but to the individuals’ social expectations that other actors support that institution (consensus) and will act accordingly (compliance).…”

Section: An Institutional Approach To Property Rights Reformmentioning

confidence: 99%

“…Observing moderate to low uptake of both interim and full property rights in much of urban Tanzania, a growing literature studies factors affecting choices of formalisation with RL (Kusiluka and Chiwambo, 2019;Manara and Pani, 2022a;Parsa et al, 2011;Sheuya and Burra, 2016) and regularisation with CRO (Andreasen et al, 2020;Kusiluka and Chiwambo, 2018;Magina et al, 2020;Wankogere and Alananga, 2020;Zakayo et al, 2019). Crucially, these studies agree that the expected benefits from formal property rights are high and many landholders are keen on both land titles.…”

Section: Unplanned Settlements and Land Tenure Formalisation In Dar E...mentioning

confidence: 99%

See 1 more Smart Citation

From policy to institution: Implementing land reform in Dar es Salaam’s unplanned settlements

Manara

2022

Environ Plan A

View full text Add to dashboard Cite

Tanzania led the wave of land reform in sub-Saharan Africa, promoting ‘institutional fixes’ of property rights to stimulate urban development and poverty alleviation. Since 2005, the Residential Licence programme has offered short-term leases to around 180,000 households in the unplanned settlements of Dar es Salaam. However, the rate of title acquisition has been moderate to low, as in much of urban Africa. To understand the demand for land titles, this paper adopts an institutional approach and a novel analytic framework examining social expectations around the Residential Licence and their effects on choices of formalisation. Primary data was collected through a two-round survey with 1363 and 243 respondents, respectively. The paper finds that landholders have conditional preferences for formalisation based on the behaviour of their neighbours and the advice of other landholders, local leaders and higher-level government. Interactions between state and non-state actors generate social expectations that compliance with the programme is low and the government is not committed to enforcing interim property rights. These beliefs discourage choices of formalisation and transform the Residential Licence into an ‘empty’ institution, which fails to embed in social practice. The study contributes to the literature on land tenure formalisation by examining the interaction of state and social forces in the implementation of land reform and by proposing a complex understanding of the demand for tenure formalisation, underpinned by collective choice considerations. Additionally, the paper offers a methodological contribution by adopting a novel method for institutional analysis with further potential applications in urban studies and geographic research.

show abstract

Section: An Institutional Approach To Property Rights Reformmentioning

confidence: 99%

Section: Unplanned Settlements and Land Tenure Formalisation In Dar E...mentioning

confidence: 99%

From policy to institution: Implementing land reform in Dar es Salaam’s unplanned settlements

Manara

2022

Environ Plan A

View full text Add to dashboard Cite

show abstract

“…For instance, landowners at Tandala (Makete) in Tanzania had to pay only TZS 200,000 (US $87) for a residential plot, TZS 250,000 (US $109) for a residential cum commercial plot and TZS 300,000 (US $131) for a commercial plot. At Tuelewane (Morogoro) and Indundilanga (Njombe), property owners were required to pay TZS 120,000 (US $52) and TZS 350,000 (US $152) respectively for planning and surveying in addition to statutory fees and charges for titles (Kusiluka & Chiwambo, 2018). A recent regularisation project undertaken in Makongo Juu in Dar es Salaam shows that a landowner of a plot measuring 1,000m2 was required to pay a premium of TZS 875,000 (around US $380) to have a land title while owners of a similar plot size in Kimara had to pay TZS 375,000 (US $163) per plot (Kironde, 2019).…”

Section: The Non-harmonised Cost Of Regularisationmentioning

confidence: 99%

The Urban Land Nexus– Challenges and Opportunities of Regularising Informal Settlements

Magina

Kyessi

Kombe

2020

JARER

View full text Add to dashboard Cite

Informal settlements in Tanzania accommodate more than 70% of the urban population. Owing to this, the Tanzanian government has undertaken several initiatives to address the growing size and number of informal settlements. One such initiative is regularisation which addresses security of tenure for residents of these settlements. Most of the people living in informal settlements lack legal land ownership and as a result properties in such settlements have relatively less value and lack security of tenure. Providing security of tenure is believed to encourage investment into informal households and facilitate the provision of urban services. This study aims to evaluate the process of regularisation in three Tanzanian settlements; Magengenu in Dar es Salaam (Tanzania’s largest city), Ibungilo and Isamilo in Mwanza city (the nation’s second largest city). Using qualitative data the paper explores the challenges and opportunities that emerged from regularisation. Findings indicate that the regularisation process has facilitated the issuance of title deeds, increased land value and security of tenure. However, a number of challenges were highlighted during regularisation. These include an over-emphasis on the protection of private rights while undermining public interests, a lack of harmonised cost for regularisation, and prolonged delays in completing the regularisation process. These require policy actions, particularly reviewing the national informal settlements regularisation guidelines, as a way to address the weaknesses emerging from regularisation projects in the studied settlements. We conclude that land regularisation remains an important tool to enhance livable cities and protect long-term public and private interests in land development. In order to achieve this, supportive policy actions are required to support the protection of public interests in land regularisation and harmonise the costs of regularisation.

show abstract

“…Although the CIUP had no element of improving security of tenure for land owners in the sense of issuing ownership documents, a subsequent programme proposed by the Ministry of Lands was supposed to take care of this, by issuing residential licences and full titles to land owners in upgraded areas (URT, 2012b). Kusiluka and Chiwambo (2018: p. 1) talk of informal settlements regularization programmes in Tanzania which have largely focused on issuing formal ownership documents such as land titles and residential licenses to property owners. According to them, in Tanzania, most of the informal settlements regularization initiatives are carried out under specific programmes executed through several small projects in different parts of the country.…”

Section: Aspects Of Settlements Upgrading and Regularization In Dar Ementioning

confidence: 99%

Community-Based Settlements Regularization: Lessons for Scaling up from Makongo Juu Informal Settlement, Dar es Salaam, Tanzania

Kironde¹

2019

CUS

View full text Add to dashboard Cite

Given the need to scale the regularization of the many informal areas growing rapidly in African cities, this paper presents the experience, from efforts to regularize a mixed household income and mixed land use unplanned area called Makongo Juu in Dar es Salaam City, Tanzania. Realising the need to plan this area, the government prepared a number of land use plans which were however, not accepted by the landowners, asking permission to prepare their own. The first community-based plan of the mid-1990s took long to be approved and was overtaken by events. In 2015 the government tasked land owners to come up with an acceptable land use plan, which landowners, working within a community organization, did, and which was approved in 2017. The strengths of this approach included an acceptance by most of the landowners, who contributed in both cash in kind to the preparation of a land use plan, which, after approval, enabled the surveying of the area and of issuing titles. Weaknesses included failure to consider public goods such as the environment and public spaces. Planned neighbourhood roads, which were in any case, not standard, remained in private hands, uncleared and unsecured. It is concluded that government regulation is necessary, even in the case of a community-based regularization scheme, with enforceable provisions made, for regularization and post-planning transactions.

show abstract

Assessing land titles application and uptake in regularised informal settlements in Tanzania

Cited by 14 publications

References 12 publications

From policy to institution: Implementing land reform in Dar es Salaam’s unplanned settlements

From policy to institution: Implementing land reform in Dar es Salaam’s unplanned settlements

The Urban Land Nexus– Challenges and Opportunities of Regularising Informal Settlements

Community-Based Settlements Regularization: Lessons for Scaling up from Makongo Juu Informal Settlement, Dar es Salaam, Tanzania

Contact Info

Product

Resources

About