India, though, is emerging as an economic powerhouse, vast majority of its citizen lives in dwellings in urban areas that are insufficient to house a family of four. Most of these dwellings are without electricity, bathrooms, toilets, sufficient sunlight, and water facilities. To provide a decent housing to its citizens the government in June 2015 announced its mission &ldquo;Housing for All by 2022&rdquo; to provide decent housing to its citizens which would have a brick and cement house with gas, water, electricity and a toilet. &ldquo;Among the many flagship initiatives taken up during Modi 1.0, &lsquo;Housing for All by 2022&rsquo; in real(i)ty was highly ambitious, far-fetched and yet quite noble in intent. In this regard, the government has actively tweaked policies and introduced schemes such as interest subsidies, given infrastructure status to ease fund availability and additional tax-benefit for both developers and homebuyers. The government is actively trying to attract private players participation. And, in a reversal of trends, realty developers are slowly but steadily catering to the affordable and low ticket segment, which has been long unserved and underserved owing to low margins. ANAROCK research also confirms the growing interest of developers as approximately 57,600 new units have been launched in the affordable category across the top 7 cities in H1 2019 &ndash; an increase of nearly 58% against the corresponding period in 2018,&rdquo; says Anuj Puri, Chairman, ANAROCK Property Consultants. To promote affordable housing at an affordable price to the weaker sections of the society, lower-income group people, urban poor, and rural poor and to make it profitable for the private realty players to build and sell affordable housing, the government launched Pradhan Mantri Awas Yojana (PMAY) - PMAY - Urban and PMAY - Gramin. &ldquo;Affordable housing is one of the few sectors in India where demand currently far exceeds supply. The PMAY has contributed significantly towards the uptake of affordable homes in India. Firstly, PMAY and the associated dialogue and communication has enhanced the relevance or recall of homeownership. Many low-income families, who had earlier closed their minds to the possibility of owning a good-quality home given all the compromises they were being asked to make, now believe that homeownership is an achievable goal. Also, the Credit Linked Subsidy Scheme program has helped expand affordability. Lastly, via the PPP model, there has been a significant increase in supply of housing stock, especially in the EWS segment. Over 80 lakh homes have been approved and are under construction,&rdquo; says Vimlendra Singh, Chief Sales Officer, Mahindra Happinest.<img src="https://magarticles.magzter.com/articles/1153/377339/5db7f784f2829/1572337760_loc.jpg"" owidth=635 oheight=351" />PMAY (Urban) provides central assistance to Urban Local Bodies (ULBs) and other implementing agencies through States/UTs for insitu rehabilitation of existing slum dwellers using land as a resource with private participation, credit-linked subsidy, affordable housing in partnership and subsidy for beneficiary-led individual house construction/enhancement. According to a press release by the Ministry of Housing &amp; Urban Affairs, till December 2018 more than 68.5 lakh houses have been approved for funding under the Mission. 35.67 lakh houses have been grounded for construction of which 12.45 lakh houses have been completed. The PMAY (Gramin) targets construction of 1.95 crore houses under PMAY- Gramin Phase-II upto 2022. The unit cost for these houses has been significantly increased and now through convergence a minimum support of nearly &#8377; 1.5 lakh to &#8377; 1.6 lakh to a household is available. There is also a provision of Bank loan upto &#8377; 70,000/-, if the beneficiary so desires. PMAY-Gramin brings together Skill India, Digital India, Make In India, IT/DBT Aadhaar platform and Pradhan Mantri Jan Dhan Yojana (PMJDY). The programme provides for skilling Rural Masons and allows over 200 different housing designs across the country based on a detailed study of housing typologies, environmental hazards and the households&rsquo; requirements. A large scale use of local materials is envisaged along with a complete home with cooking space, electricity provision, LPG, toilet and bathing area, drinking water, etc, through convergence. According to the report by Ministry of Rural Development against the target of 51 lakh houses in 2017-18, a total of 34.99 lakh houses (29.33 lakh PMAY (G) houses and 5.66 lakh incomplete (Indira Awaas Yojana houses) have already been completed and over 47.21 lakh PMAY (G) houses are at an advanced stage of completion. The &ldquo;Housing for All&rdquo; by 2022 aims at providing affordable housing to the urban poor through slum rehabilitation of slum dwellers with participation of private developers using land as a resource, promotion of affordable housing for weaker section through credit linked subsidy; affordable housing in partnership with public &amp; private sectors and subsidy for beneficiary-led individual house construction or enhancement. Under the slum rehabilitation programme central grant of &#8377; one lakh per house, on an average, will be available. Under the Credit Linked Interest Subsidy component, interest subsidy of 6.5 percent on housing loans availed upto a tenure of 15 years will be provided to EWS/ LIG categories, wherein the subsidy pay-out on NPV basis would be about &#8377; 2.3 lakh per house for both the categories. Central assistance at the rate of &#8377; 1.5 lakh per house for EWS category will be provided under the Affordable Housing in Partnership and Beneficiary-led individual house construction or enhancement. State Government or their parastatals like Housing Boards can take up project of affordable housing to avail the Central Government grant. The scheme will cover the entire urban area consisting of 4041 statutory towns with initial focus on 500 Class I cities.The Government not only implemented and executed the Schemes in the right spirits but also brought in regulations to ensure fairness and transparency in real estate dealings. With a view to providing effective regime the Benami Transactions (Prohibition) Act, 1988 was amended through the Benami Transactions (Prohibition) Amended Act, 2016. The amended law empowers the specified authorities to provisionally attach benami properties which can eventually be confiscated. Besides, if a person is found guilty of offence of benami transaction by the competent court, he shall be punishable with rigorous imprisonment for a term not less than one year but which may extend to 7 years and shall also be liable to fine which may extend to 25 percent of the fair market value of the property. To reign in the real estate builders who were not liable to the homebuyers for delay and even not constructing the housing, the government enacted the Real Estate (regulation and development) Act (RERA), 2016 with the objective to &lsquo;set in motion the process of making necessary operational rules and creation of institutional infrastructure for protecting the interests of consumers and promoting the growth of real estate sector in an environment of trust, confidence, credible transactions and efficient and time-bound execution of projects. Earlier unaccounted money or black money is to be invested in real estate projects which increased the property prices. Genuine buyers were unable to buy properties because of it. To weed out black money from the economy the government demonetized &#8377; 500 and &#8377; 1,000. This resulted in real estate prices getting stabilized.The government&rsquo;s efforts have been bearing positive results. According to a report by property consultant Knight Frank the residential realty market saw a surge in demand for affordable houses by nearly 4 percent to 0.13 million units. In the eight major cities of the country, the sales of houses rose by 4 percent to 1.29 lakh units and supply of new homes rose by 21 percent to 1.11 lakh units during January-June 2019 from 1.24 lakh units in the year-ago period. While the sale rose from 1,24,288 units to 1,29,285 units, fresh launches increased to 1,11,175 units from 91,739 units. &ldquo;The concerted efforts by the government and the incentives given have resulted in substantial demand in affordable housing which has resulted in an overall boost to residential sales. This also seems to be in line with the government vision for &lsquo;housing for all&rsquo;,&rdquo; says Shishir Baijal, CMD, Knight Frank India.<img src="https://magarticles.magzter.com/articles/1153/377339/5db7f784f2829/1572337316655.jpg"" owidth=393 oheight=322" style="height:322px; width:393px" />Challenges and RoadblocksUrban housing storage is increasing day by day while the availability of land and acquisition of land in a major hindrance in the construction of affordable housing. According to the technical study conducted by the government in 2011 estimated housing shortage was 18.76 million units in urban areas, of which 96 percent pertained Economically Weaker Section (EWS) and Lower Income Group (LIG). The working group on rural housing for the Twelfth Five-Year Plan estimated the rural housing shortage in India to be 43.13 million in 2012. &ldquo;The government must at least unlock government-held land for development and most importantly, it must seriously reconsider revising the pricing of homes within the affordable housing budget city-wise,&rdquo; says Anuj Puri. There is limited availability of land especially in urban areas where high density of population resides. The Maharashtra government is examining the feasibility of proposal to develop affordable housing on salt pan land. If the proposal gets a go-ahead, one lakh affordable houses will be constructed in the saltpan land in the Bhandup-Kanjurmarg belt. Likewise, Maharashtra has many saltpan lands which can be used to build millions of affordable houses. Further, the substantial non-marketable urban lands used by Government-owned entities such as railways can be used to build more houses. &ldquo;By unlocking government-land in the heart of the city at reasonable rates or well within the municipal limits of a city, the government can, directly and indirectly, attract investors and builders alike. For investors looking to earn high rental yields, it is a good value proposition provided builders&rsquo; pass on the benefits of cheap land availability to investors &amp; actual buyers,&rdquo; says Anuj Puri.According to a report by KPMG real estate developers are required to pass the approvals through 150 tables in about 40 departments of central and state governments and municipal corporations. Delays in project approvals add 25- 30 percent to the project cost. &ldquo;Challenges start right from land identification to acquisition. It is very important to get the land at right location and price since it eventually impacts the final product price. Also, the due-diligence and approvals take a long time thereby impacting project economics,&rdquo; says Vimlendra Singh. Better coordination among the multiple authorities in dealing with various permissions/approvals can encourage real estate developers to invest in the affordable housing segment. India&rsquo;s real estate sector continues to grapple with the issue of manpower shortage which is adversely affecting the delivery and cost of affordable housing projects. &ldquo;Despite being accorded infrastructure status wherein lending rates are fairly lower, affordable housing by private players has not kickstarted as anticipated. Builders continue to face funding issues,&rdquo; says Anuj Puri. The current financing mechanism in the country is tilted towards servicing the MIG &amp; above segments. As a result, the households falling under LIG and EWS category find it difficult to secure formal housing finance. Commercial banks and other traditional means of housing finance typically do not serve low-income groups, whose income may vary with crop seasons, or is below the &lsquo;viable&rsquo; threshold to ensure repayment, or who cannot provide collateral for loans. Further, housing finance companies (HFCs) are unable to serve the LIG and EWS categories owing to their inability to provide the required documentation for hassle-free disbursal of loans.Technology to the rescue&ldquo;Technology is a significant enabler of construction speed, cost optimization and quality. This is especially critical in the case of affordable housing wherein costs and completion timelines are sacrosanct. The innovative use of construction technology, building materials and ready to fit techniques help boost productivity, while enhancing quality and improving the construction speed. The usage of new-age technologies also reduces construction costs since wastage is decreased and efficiency is also higher,&rdquo; says Vimlendra Singh. &ldquo;At Happinest, we studied more than 32 different types of technology, of which we shortlisted three based on an evaluation of how conducive they were to our needs. Finally, we adopted a hybrid approach. We have embraced a customized manufacturing approach via the use of Aluminum Formwork along with Cellular Lightweight blocks for construction of the core structure,&rdquo; adds Vimlendra Singh.<img src="https://magarticles.magzter.com/articles/1153/377339/5db7f784f2829/1572337435918.jpg"" owidth=692 oheight=462" style="height:462px; width:692px" />&ldquo;The use of latest technologies decreases the construction time by almost 50 percent. When using a pre-fabricated technology, it permits building to be constructed in 12-15 months as opposed to 20-24 months using traditional methods. New technologies like precast concrete, mivan shuttering technology, intelligent building management solutions, cut and bend steel, reticulated gas bank, doka shuttering system, STP with automation, occupancy sensors, drywall systems, monolithic construction and self-healing concrete are some of the latest technologies we have adopted in our projects,&rdquo; says Ravindra Pai, Managing Director, Century Real Estate. Century Real Estate has completed two affordable housing projects - Century Infiniti and Century Indus. For both these projects the company used doka formwork for shuttering works to have smoother finish, prefabricated windows, framed structure with HYSD Fe 500 rebars and higher-grade concrete, cut and bend steel, manufacturing of block at sites and use of finished doors which helped in faster completion of these projects.&ldquo;Today by using latest construction technologies one can get a consistent slab cycle of 6/7 days by using aluminum shuttering and other services and finishing gets completed within 6 months after the topping up is done. Generally 6 to 9 month savings are possible in a 20 storied building,&rdquo; says P Ramakrishnan, Chief Operations Officer, Lodha Group.The way forwardThe government is earnest in it&rsquo;s endure to provide &ldquo;Housing for All&rdquo; by 2022. The government has identified the key areas which are hindering the constructing of affordable housing and is working to resolve it. Before the promise of &ldquo;Housing for All&rdquo; by 2022 starts fading the Government needs to ensure adequate availability of land for housing and infrastructure by computerization of land records, use of Geographical Information Systems, efficient dispute redressal mechanisms and implementation of master plans. Urban Local Bodies (ULBs) and Urban Development Departments (UDDs) should identify dedicated zones for development of affordable housing in the city&rsquo;s master plans and should develop them within a planned schedule. The government should provide incentives which would motivate private builders to take up more affordable housing projects. In order to reduce construction cost, the Government should provide exemption on taxes and duties on construction materials and provide subsidy to developers for R&amp;D in new low-cost materials and technologies. The Government should bring in innovations in financing such as flexible payment mechanisms to ensure that housing finance is available to large sections of LIG and EWS.Affordable housing sector has the potential to be next sunshine industry only if the nagging issues are taken care of.

Still More to do... To House its Citizens

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