24TH ENHR CONFERENCE. Lillehammer June 2012. HOUSING: LOCAL WELFARE AND LOCAL MARKETS IN A GLOBALISED WORLD. PLENARY 2A: GLOBAL IMPACTS ON NATIONAL AND LOCAL HOUSING MARKETS

1. 24TH ENHR CONFERENCE. Lillehammer June 2012.
HOUSING: LOCAL WELFARE AND LOCAL MARKETS IN A GLOBALISED WORLD.
PLENARY 2A: GLOBAL IMPACTS ON NATIONAL AND LOCAL HOUSING MARKETS
SOCIAL IMPACTS OF FINANCIAL AND REAL ESTATE TURMOIL:
A NON EXISTING TOPIC OF THE SPANISH POLITICAL AGENDA.
Javier Burón Cuadrado
Urbania ZH Gestión. Partner.
Researcher at Ekiten Thinking UPV – EHU.
Ex-Cuatrecasas Gonçalves Pereira Public Law Department.
Ex-Vice Counselor for Housing of the Basque Government.

2. “SOCIAL IMPACTS OF FINANCIAL AND REAL ESTATE TURMOIL:
A NON EXISTING TOPIC OF THE SPANISH POLITICAL AGENDA.
MY APPROACH TO THESE TOPICS:
• I’M NOT A POLITICIAN (ANY MORE).
• I’M NOT A (PROFESSIONAL) ACADEMIC.
• I USED TO WORK AS A LEGAL COUNCELOR FOR ADMINISTRATIONS AND
PRIVATE COMPANIES.
• RIGHT NOW I’M A BUSINESS MAN IN THE FIELD OF PUBLIC PRIVATE
PARTNERSHIP.
• LACK OF ACADEMIC DISCIPLINE: A BIT OF LAW, ECONOMICS, POLITICS,
BUSINESS, SOCIOLOGY, ETC.
• I DON’T HAVE ANY TECHNICAL (ARCHITECTURE, ENGINEERING, BIOLOGY, ETC)
BACKGROUND.
• MY PRESENTATION IS VERY MUCH DOMESTIC (REFERING TO SPANISH TOPICS).
2

3. “SOCIAL IMPACTS OF FINANCIAL AND REAL ESTATE TURMOIL:
A NON EXISTING TOPIC OF THE SPANISH POLITICAL AGENDA.
• SUMMARY :
1. SPANISH HOUSING POLICIES IN THE LAST DECADES.
2. CURRENT EVENTS IN SPANISH HOUSING POLICIES.
3. A PROPOSAL FOR FUTURE YEARS.
3

4. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES
4

5. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
 FROM THE 60’ TO CURRENT TIMES, IN SPAIN, HOUSING PUBLIC POLICIES HAVE BEEN
MAINLY GEARED TOWARDS ENHANCING ACCESS ON A PROPERTY SCHEME, BASED ON
TAX DEDUCTIONS AND FINANCIAL PUBLIC SUBSIDIES. AT THE SAME TIME, PUBLIC
BUDGET RESOURCES FOR ACTIVE HOUSING POLICIES HAVE BEEN MARGINAL.
• SUBSIDIZED INTEREST RATES (“SUBSIDIACION DE TIPOS DE INTERES”).
• FISCAL TAX BREAKS ON PURCHASE (DEDUCCIÓN DE LA COMPRA DE VIVIENDA).
• DE-CLASIFIABLE SOCIALLY SUBSIDIZED PRIVATELY OWNED HOUSING (“VIVIENDA
PROTEGIDA”).
 ECONOMIC GROWTH AND EMPLOYMENT, RATHER THAN EQUITY AND ENHANCING
ACCESS FOR MIDDLE AND LOW INCOME FAMILIES, HAVE BEEN THE MAIN FOCUS OF
HOUSING POLICIES
 IN RECENT YEARS, THREE DEBATES HAVE ENTERED (AT LEAST NOMINALY) THE
PUBLIC AGENDA:
• THE EFECTIVE APPLICATION OF THE CONSTITUTIONAL RIGHT TO HOUSING (ART 47
OF THE SPANISH CONSTITUTION AND REGIONAL HOUSING LAWS).
• THE NEED TO CONVERGE WITH EUROPEAN HOUSING PUBLIC POLICIES (PUBLIC
INTERVENTION, RENTAL STOCK, SOCIAL HOUSING, REHABILITATION, ETC).
• SUSTAINABILITY CONSIDERATIONS OF REAL ESTATE ACTIVITY. 5

6. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
 DESPITE THESE FACTS, MOST PRIVATE AND PUBLIC AGENTS IN SPAIN CONSIDER THE
MARKET (LATELY, REMARKABLY THE FINANCIAL MARKET) AS THE PRIMARY AGENT IN
HOUSING PROVISION.
 MOST PUBLIC INTERVENTION HAS FOLLOWED THE LOGIC OF ACTIVE INVOLVEMENT IN
“ROUGH TIMES AND LOCATIONS” (SOCIALIZATION OF PRIVATE LOSSES) AND WITHDRAWAL IN
“FAVOURABLE TIMES AND LOCATIONS” (PRIVATIZATION OF BENEFITS).
 IN SPAIN, THESE TRENDS EVOLVED ALONG WITH PROCESSES OF SPANISH EUROPEAN
INTEGRATION AND GLOBALIZATION.
• IN FLOW OF CAPITAL ATTRACTED BY HIGH SHORT-TERM PROFITS IN REAL ESTATE AND
INFRAESTRUCTURE SECTORS.
• ALMOST ILIMITED LIQUIDITY-CREDIT WITH MINIMAL OR EVEN NO-RISK EXAM.
• SUICIDAL LENDING AND BORROWING PRACTICES INVOLVING PRIVATE AND PUBLIC,
DOMESTIC AND EUROPEAN, AGENTS.
 AND IN A VERY PECULIAR URBAN LEGAL FRAMEWORK.
• SPECULATIVE FUTURE LAND VALUE GUARANTEED BY LAW TO OWNERS, IN
ADVANCE, AND WITHOUT ANY INVESTMENT/RISK.
• HISTORICAL LINK BETWEEN LAND OWNERS AND PRIVATE BANKING SYSTEM AND
ABSENCE OF PUBLIC BANKING.
• LACK OF PRIVATE PROFESSIONAL ENTREPENEURS IN THE FIELD OF URBANIZATION-
CONSTRUCTION.
• WEAK PUBLIC INTERVENTION IN THE HOUSING MARKET.
• MODEST PUBLIC-VALUE CAPTURING IN THE URBANIZATION PROCESS. 6
• DEREGULATION OF THE MORTGAGE MARKET.

7. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
 THESE SET OF VALUES AND POLICIES WERE IN PLACE FOR SEVERAL DECADES, FIRST
DURING THE DICTATORSHIP REGIME AND LATER ON DURING THE EUROPEAN INTEGRATION AND
GLOBALIZATION PHASES. IT LED SPAIN TO THE FOLLOWING SITUATION:
1) HOUSING OVER-PRODUCTION (2.5/20/45 NEW UNITS PER 1000 INHABITANS vs. 2-6 IN MAIN EU
MEMBER STATES).
• 47 MILLION INHABITANTS; 25.5 MILLION HOUSING UNITS; AROUND 550 UNITS/1000
INHABITANTS (ONE OF THE HIGHEST AMONG EU MMSS).
• MORE THAN 20% VACANT UNITS (2/3/6 MILLION, PLUS 15% SECONDARY HOMES).
2) SEVERE LAND CONSUMPTION AND ECOLOGICAL FOOTPRINT: 0.4 MILLION HECTARES OF
ARTIFICIALIZED LAND (1987-2010); IN THE PREVIOUS 12.000 YEARS 0.8.
• 6/25.5 MILLION NEW HOUSING UNITS IN THE LAST DECADE.
• PLUS, LAND ALREADY PURCHASED FOR PROSPECTIVE BUILDING OF 2.8 MILLION
ADDITIONAL HOUSING UNITS. HALF OF THESE, ALMOST IMPOSSIBLE TO DEVELOP IN
FOLLOWING YEARS.
• “URBANIZED DESERTS”: LARGE INFRASTRUCTURES RESTING UNUSED.
• AVERAGE CONSUMPTION OF 20 TON OF BUILDING MATERIALS PER CAPITA vs. 15 EU
AVERAGE.
3) SOCIO-ECONOMIC INACCESSIBILITY TO HOUSING:
• 1997-2007: HOUSING PRICES UP ABOVE 200% ON AVERAGE. LAND MORE THAN 500%.
• 2007-2012: HOUSING PRICES DECLINE NO MORE 20% ON AVERAGE. LAND 80%.
• 7-9 ANNUAL SALARIES REQUIRED TO BUY A UNIT (EVEN NOW); MAIN EU MMSS 3-4.
7
• SOCIO-SPATIAL SEGMENTATION AND HOUSING NEEDS UNADRESSED BY STATE/MARKET.

8. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
4) RISE OF UNEMPLOYMENT: FROM 10% IN THE LAST DECADE TO OVER PLUS 20%
CURRENTLY, VERY MUCH RELATED TO CHANGING REAL ESTATE DINAMICS.
5) OWNERSHIP IMPOSED CULTURE:
• MORE THAN 80% OF OWNERS; LESS THAN 10% OF TENANTS; ONLY 125.000 SOCIAL
RENTAL UNITS (LESS THAN 0.5%).
• IN THE 60’s MORE THAN HALF OF THE POPULATION LIVED ON RENTAL UNITS.
• “TO RENT IS A WASTE OF MONEY” (“ALQUILAR ES TIRAR EL DINERO”) + MARKET AND
STATE PROMOTION OF OWNERSHIP.
6) FAMILY HYPERLEVERAGE AND DEBT EMERGENCY:
• MILLIONS OF OVER-MORTGAGED FAMILIES.
• MILLIONS OF UNDER WATER MORTGAGES.
• 300.000 FORCED EVICTIONS OF OWNERS AND TENANTS.
• HEADING TO 6 MILLION UNEMPLOYED AND 0.5 MILLION EVICTED FAMILIES.
7) SYSTEMIC ECONOMIC RISK DUE TO FINANCIAL IRRESPONSABILITY: 200.000 MILLION (2
BILLION - short scale - 109 ) IN REAL ESTATE “DOMESTIC” TOXIC ASSETS (20% SPANISH DGP).
8) STILL DEPENDENT ON REAL ESTATE SOCIO-ECONOMIC “COLLECTIVE DRUG”: 60% OF BANK
CREDIT FOR PRODUCTIVE ACTIVITIES GOES TO REAL ESTATE; TODAY REFINANCING OLD
PROJECTS RATHER THAN FINANCING NEW URBAN DEVELOPMENTS OR OTHER (MORE)
PRODUCTIVE ACTIVITIES.
8

9. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
HYPERPRODUCTION
SOURCE: JULIO RODRIGUEZ LOPEZ CYT 161-162 - 2009 9

10. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
SPAIN AND CHINA WERE WORLD LEADERS IN CRANE CONSUMPTION
10

11. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
LAND NOT SUITABLE FOR URBANIZATION: DETACHED HOUSES SALE
11

12. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
DUE TO ITS SIZE, IT’S MORE A EUROPEAN PROBLEM THAT JUST A SPANISH ONE.
12

13. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
SOCIO-ECONOMIC INACCESSIBILITY TO HOUSING
SOURCE: JULIO RODRIGUEZ LOPEZ CYT 161-162 - 2009 13

14. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
SOCIO-ECONOMIC INACCESSIBILITY TO HOUSING
SOURCE: THE SPANISH CONFEDERATION OF SAVINGS BANKS (CECA) 2012. 14

15. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
ONLY TWO OR THREE YEARS AGO IT WAS A TABU: THERE WAS NO NEED TO
DOWNSIZE THE HOUSING BUBBLE, BECAUSE WE DIDN’T HAVE ONE. 15

16. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
SALARIES AND HOUSING PRICES DIVERGE TO AN UNSUSTAINABLE LEVEL
16

17. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
HYPERPRODUCTION IN SPAIN = RISE ON HOUSING PRICES
APPARENTLY, WE WERE NOT ALONE …
17

18. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
FIRST (QUIET) ROUND OF SOCIAL DISCONTENT 18

19. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
ONLY A FEW URBAN PROFESSIONALS CHALLENGED THE CONSENSUS 19

20. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
SPAIN HOUSING SITUATION ATTRACTED INTERNATIONAL ATTENTION
MILOON KOTHARI (UN) MARGRETE AUKEN (EP)
RAQUEL ROLNIK (UN) 20

21. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
SECOND (CONSIDERABLE) ROUND OF SOCIAL DISCONTENT: VERY MUCH
FOCUSED ON HOUSING, EVICTIONS AND PUBLIC BAIL OUT OF BANKS 21

22. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
(DON’T STAY HOME, YOU COULD LOSE IT)
15M MOVEMENT DOES NOT TALK ONLY ABOUT HOUSING, BUT DOES IT VERY MUCH 22

23. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
STATE (AND EU) OVER PROTECTION OF THE REAL ESTATE AND FINANCIAL
COMPLEX, REVOLVING DOOR AND THE CAPTURE OF THE REGULATOR
EVICTIONS IS ONLY A PERIFERIC CONCERN FOR POLITICAL AND FINANCIAL ESTABLISHMENT
23

24. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
MARTINSA FADESA: THE LARGEST BANKRUPTCY IN SPANISH HISTORY
24

25. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
BANKIA: THE LARGEST BANK NATIONALIZATION IN SPANISH HISTORY … SO FAR …
25

26. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
CABINET CHANGES THAT DON’T CHANGE PUBLIC HOUSING AND URBAN POLICIES
26

27. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
HOUSING BUBBLE PIONERS ARE IN CHARGE AGAIN …
27

28. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
WELFARE STATE?
NATIONALIZED BANKIA (“LEADER” IN BAIL OUT, EMPTY HOUSES AND
EVICTIONS), FACES POPULAR DEMOSTRATIONS AGAINST EVICTIONS,
PROTECTED BY THE POLICE.
28

29. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
WELFARE STATE?
SPAIN: A COUNTRY WITH MILLIONS WITHOUT A HOME; BANKS,
SUPPORTED WITH PUBLIC FUNDS, WITH MILLIONS OF EMPTY
HOUSES IN THEIR BOOKS; RIGID PRICES; AND MEANINGLESS AND
DECLINING HOUSING PUBLIC POLICIES. 29

30. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
URBANIZED DESERTS
“CITY” OF VALDELUZ (GUADALAJARA – CASTILLA LA MANCHA) 30

31. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
URBANIZED DESERTS
“CITY” OF SESEÑA (TOLEDO – CASTILLA LA MANCHA)
31

32. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
URBANIZED DESERTS
“MARINA” (LAREDO - CANTABRIA) 32

33. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
URBANIZED DESERTS
“AIRPORT” (CASTELLON - VALENCIA) 33

34. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
URBANIZED DESERTS
THE CITY OF CULTURE (SANTIAGO DE COMPOSTELA – GALICIA) 34

35. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
URBANIZED DESERTS
“HIGHWAY” (RADIALES MADRID)
35

36. 1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.
 THE SAME DISFUNCTIONAL LEGAL FRAMEWORK PRODUCES, HOWEVER, VERY DISTINCT
OUTCOMES ACROSS THE REGIONS (CCAA).
 SO, HAND IN HAND WITH EXTERNALITIES, WE CAN FIND CRITICAL GOOD PRACTICES.
• “RESERVAS DE SUELO PARA VIVIENDA PROTEGIDA” (LEGAL RESERVES FOR
AFFORDABLE HOUSING).
• “CALIFICACION INDEFINIDA DE LA VIVIENDA PROTEGIDA EN PROPIEDAD” (TERTIUM
GENIUS BETWEEN SOCIAL RENTAL HOUSING AND PRIVATE OWNERSHIP GEARED
TOWARDS GENERAL INTEREST).
• BIZIGUNE (VACANT PRIVATE HOUSING REORIENED TO SOCIAL RENTAL HOUSING).
• “DERECHO DE SUPERFICIE” (RIGH TO USE PUBLIC HOUSING UNITS FOR A LONG
PERIOD OF TIME).
• “VIVIENDAS DOTACIONALES EN ALQUILER” (NON MARKET RENTAL STOCK).
• “OBJETIVOS DE COHESION SOCIAL Y SOLIDARIDAD URBANA (PARQUE DE ALQUILER
ASEQUIBLE)”. AFFORDABLE RENTAL HOUSING STOCK OBLIGATIONS FOR THE LOCAL
ADMIINSTRATIONS.
 THERE IS NO HOMOGENEOUS HOUSING MODEL IN SPAIN. THE REGIONAL SCOPE
MATTERS. 36

37. 2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES
37

38. 2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES
PROFOUND SOCIO-ECONOMIC AND URBAN AUTISM
 THE DECLARED OBJETIVE OF THE NEW SPANISH CABINET IS, ONCE “FINANCIAL REFORM” IS
COMPLETED (SOCIALIZATION OF REAL ESTATE LOSSES OF THE PRIVATE BANKING
SYSTEM), TO RESUME HOUSING PRODUCTION (MONOPRODUCTION OF NEW HOUSING
UNITS FOR PRIVATE OWNERSHIP) AS A CORE SECTOR OF OUR ECONOMY AND A HEALTHY
SOURCE OF EMPLOYMENT.
• RECENT CALLS OF SENIOR OFFICIALS TO A RETURN TO THE “SPANISH MIRACLE”
TIMES …
• CALLS FOR THE NEED TO FLEXIBILIZE OUR “HARD” COSTS LEGISLATION IN ORDER TO
PROMOTE “DEVELOPMENT” …
• TO THE CONVENIENCE OF DISREGARDING SUSTAINABLE DEVELOMENT EFFORTS,
SINCE THIS IS A SO-CALLED “FALSE” CONCEPT …
• TO THE BENEFITS OF THE POSITIVE HOUSING BUBBLE ...
38

39. 2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES
PROFOUND SOCIO-ECONOMIC AND URBAN AUTISM
 WITHIN THIS FRAMEWORK WE CAN LIST THE FOLLOWING EVENTS:
• ADJUSTMENT BY QUANTITY AND NOT BY PRICE.
• STOCK PROBLEM:
• FROM DEVELOPERS TO BANKS
• FROM BANKS TO PUBLIC DEFICIT AND DEBT
• FROM THE PRIVATE SECTOR TO CUTS IN THE PUBLIC SECTOR AND SOCIAL
RIGHTS
• FROM DENIAL TO BAIL OUT AND EU-IMF INTERVENTION.
• TAX GASOLINE OVER THE EXTINGUISHED REAL ESTATE FIRE (REINFORCEMENT OF
TAX DEDUCTIONS FOR OWNERSHIP, REDUCE VAT FOR HOUSE SALES AND ONLY
NOMINAL FISCAL AIDS FOR RENTAL OR RENEWAL).
• LONG TERM MORTAGES AND LOW LTV ARE BACK IN THE MARKET.
• PUBLIC PROGRAMS TO SUSTAIN THE BANKING SECTOR HAVE BEING INMENSE AND
USELESS (FAAF, FROB I, FROB II, NATIONALIZATIONS, PUBLIC GUARANTEES, LIQUIDITY
FACILITIES, CAPITAL INYECTIONS, SACRIFICE OF THE SAVING BANKS SYSTEM, ETC =
MORE THAN 15% SPAIN GDP … SO FAR).
39

40. 2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES
PROFOUND SOCIO-URBAN AUTISM
 WITHIN THIS FRAMEWORK WE CAN LIST THE FOLLOWING EVENTS:
• PUBLIC PROGRAMS TO EASE MORTAGE RISK HAVE BEING SO FAR RAQUITIC AND
USELESS.
• THE ADMINISTRATION PROMOTING THE SALES OF OWNER PRIVATE HOUSES …
BECAUSE “THE PRICES CAN’T GO DOWN ANY MORE”.
• EXPANSIVE URBAN PLANNING IN DRAFTING PROCESS, WAITING FOR THE RETURN OF
“GOOD TIMES”.
• DERROGATION OF LEGAL OBLIGATIONS OF DEVELOPERS (IMPOSED ON BEHALF OF
PUBLIC INTEREST) IN ORDER TO REVITALIZE THE MARKET.
• MAKING THE RENTAL MARKET STRONGER THROUGH A FAST EVICTION PROCESS?
• PUBLIC AIDS TO RENEWAL ALMOST UNUSED.
• SELLING RESIDUAL SOCIAL RENTAL (AND THE RIGHT OF USE) PUBLIC STOCK.
• ALLOCATION OF SOCIAL HOUSING ONLY TO FINANCIALY SOLID APPLICANTS.
• PUBLIC RENTAL AGENCIES AIDING THE PRIVATE SECTOR TO SELL PRIVATE
PROPERTY HOUSING. 40

41. 2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES
PROFOUND SOCIO-URBAN AUTISM
 WITHIN THIS FRAMEWORK WE CAN LIST THE FOLLOWING EVENTS:
• SEVERE BUDGETARY REDUCTION FOR THE PUBLIC HOUSING POLICIES.
• EXTINCTION OF RELEVANT FEDERAL HOUSING POLICY INSTRUMENTS: “RENTA
BASICA DE EMANCIPACION” (PUBLIC DIRECT AID FOR RENTAL MONTHLY PAYMENTS),
“SOCIEDAD PÚBLICA DE ALQUILER” (FEDERAL RENT AGENCY), HOUSING MINISTER …
• THE SAME PROCESS IN MOST CCAA (REGIONAL ADMINISTRATION).
• ABORGATION OF FEDERAL AND REGIONAL LAWS ON RIGHT TO ADECUATE HOUSING,
SOCIAL COHESION IN THE URBAN SPHERE, PUBLIC RENTAL STOCK, HOUSING PUBLIC
SERVICE, ETC.
• RESIDENTIAL EMERGENCY (FORCE EVICTIONS AND NONRECOURSE MORTAGES)
ADRESS ONLY WITH A VOLUNTARY CODE OF GOOD PRACTICES FOR THE (PARTILLY
NATIONALIZED) BANKING SYSTEM.
• DEVELOPERS’ LOBBIES DEMANDING THE CONSTRUCTION OF 3 MILLIONS OF NEW
HOUSING UNITS IN A COUNTRY WITH 6 MILLION VACANT HOUSES AND A DEPRIVED
DEMAND.
• BEN BERNANKE'S SOLUTIONS TO TE (US) HOUSING CRISIS: RENTING FORECLOSED
HOMES. NOT EVEN TAKEN INTO ACCOUNT BY SPANISH OFFICIALS AND BUSINESS
41
COMMUNITY.

42. 3.- A PROPOSAL FOR THE FUTURE YEARS
42

43. 3.- A PROPOSAL FOR THE FUTURE YEARS
SPANISH URBANISM NEEDS NEW STATEHOLDERS WILLING TO MAKE POSSIBLE:
MORATORIUM - CEASEFIRE: SUSPEND NEW HOUSING
DEVELOPMENTS, UNTIL A RELEVANT PART OF THE VACANT STOCK IS ALLOCATED AND
RENEWAL NEEDS ARE FULFILLED. WITH ONLY A FEW LOCALLY JUSTIFIED EXCEPTIONS.
REDIRECT
VACANT
HOUSING
PPP ON VACANT STOCK:
MARKET - MODERATE – SOCIAL RENTAL PROGRAMMES RUN BY BANKS,
ADMINISTRATION, PROFESIONAL MANAGERS AND LOCAL COMMUNITIES.
RENTAL RENEWAL
43

44. 3.- A PROPOSAL FOR THE FUTURE YEARS
SPANISH URBANISM NEEDS NEW STATEHOLDERS WILLING TO MAKE POSSIBLE:
MEANWHILE … ADAPTATIVE URBANISM
CO
RE
• URBAN HARDWARE (PHYSICAL ARTIFACTS) vs. (KNOW HOW AND RELATIONAL
NETWORKS) SOCIAL SOFTWARE.
• RENTAL + REHABILITACION + REGENERATION + RENEWAL + RETHINK + REUSE +
ETC.
• NON FINANCIAL OR ADMINSTRATIVE URBANISM: THE NEED OF A NEW
INVOLVEMENT OF CITIZENS, COMMUNITIES, NGOs, ADMINISTRATION AND
BUSINESS PEOPLE.
44
• URBAN SERVICES vs. REAL ESTATE PRODUCTS

45. 3.- A PROPOSAL FOR THE FUTURE YEARS
ALL OF THIS IT’S OBVIOUS
(SELF-EVIDENT FOR A LONG TERM
AND GENERAL INTEREST PERSPECTIVE)
BUT, I’M AFFRAID, THAT IT
WON’T BE DONE
(DUE TO MARKET, POLITICAL
AND SOCIAL FACTORS
OF THE CURRENT POWER BALANCE)
45

46. BLOG LEOLO
FACEBOOK JAVIER BURÓN CUADRADO
TWITTER JAVIERBURONC
SLIDESHARE JAVIER BURON
FACEBOOK DEBATE GROUP VIVIENDA PUBLICA YA
EKITEN THINKING http//www.ekitenthinking.org