Innovative Urban Tenure in the Philippines. Challenge, Approaches and Institutionalization. Summary...

7/30/2019 Innovative Urban Tenure in the Philippines. Challenge, Approaches and Institutionalization. Summary Report

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REPORT 5 / 2012

InnOvaTIvE URban TEnURE

In ThE PhIlIPPInEs

Securing land and property rightS for all

Challenges,

approaChes and

institutionalizationsummary report


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InnovatIve Urban tenUre In the PhIlIPPInes

Challenges, aPProaChes and InstItUtIonalIzatIon

sUmmary rePort

Cpi Ui ni hu s P

(Un-hi), 2012

hs nu: hs/111/12e

Isbn nu: 978-92-1-133402-9 (si)

Isbn nu: 978-92-1-132525-6 (vu)

dIsClaImer

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Cuci Ui ni hu s P i s.

Ui ni hu s P (Un-hi)

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Cpi acPi: Unon, Puii sic sci, nii, Iso 14001:2004 cif

REPORT 5 /2012


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I

InnOvaTIvE URban TEnURE

In ThE PhIlIPPInEs Challenges,approaChes and

institutionalizationsummary report


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ac aii Iv

Fw v

ecui u vI

PART I. AnAlysIs o secuRe TenuRe PRAcTIces 1-12

chaptr 1: la a tr apprah 2-5

1.1 tu ppc i c 21.2 l u iu Piippi u p 3-5

chaptr 2: lga a itittia ramwr 6-12

2.1 t puic pi iiui 6-7

2.2 Cpcii k 7-10

2.3 l wk 10-12

PART II. IMPleMenTInG AlTeRnATIVe TenuRe APPRoAcHes 13-35

chaptr 3: Th cmmit Mrtgag Prgramm 14-193.1 Fu ppc 14-15

3.2 spcifc ppici i w c 16-17

3.3 l, iiui c wk 18

3.4 Pp pcpi i cqui cui u 18

3.5 t f iii u ppc 19

chaptr 4: Pritia Pramati 20-29

4.1 Fu ppc 20

4.2 spcifc ppici pci 20-25

4.3 l, iiui c wk 25-274.4 Pp pcpi i cqui cui u 27

4.5 t f iii u ppc 28-29

chaptr 5: urt 30-35

5.1 Fu ppc 30

5.2 tw c w uuuc u 30-33

5.3 l, iiui c wk 33-34

5.4 Pp pcpi i cqui cui u 34-35

5.5 t f iii u ppc 35

contents

II


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PART III. InsTITuTIonAlIZInG AlTeRnATIVe TenuRe APPRoAcHes 36-52

chaptr 6: iig a i 37-48

6.1 bf iiuiii i cu u ppc 37-38

6.2 W ppc wk? 39-44

6.3 W ci? 45

6.4 Ciui c 45-466.5 oci i cc 47

6.6. oci iiui c i 47-48

6.7. opuii fci cu u 48

chaptr 7: Wa rwar Prpt a hag itittiaizati 49-52

7.1 I ci pc p cui u i ii w. 49-50

7.2 dp ii u iu c 50

7.3 Pcu cquii u 50-51

7.4 I cu u ppc i ci p 52

7.5 Ci-wi ii ui 52

7.6 dp fci c u uii 52

7.7 s cui ii 52

ReeRences 53-54

lIsT o TAbles

t 1. ei ui , 2005-2010 4

t 2. miu i i m mi c 5

t 3. hui t, 2005-2010 5

t 4. bf iiuiii i u ppc 38

t 5. r piiii i iiui c u 40-41

cu u ppc

lIsT o boxes

b 1. s i cquii CmP 15

b 2. a c uii CmP ci-wi u uii u cuii 17

b 3. Cui ii p cc uu ii pc i 22

i

b 4. Iu c p ipii pci 23

b 5. t ci u ii u iu 25

b 6. a uccu pii pci 29

b 7. t iiui i iu-i ui pjc u uuuc 30

b 8. Ii pcic u uuuc 33

b 9. r Cui acii 43

b 10. Iiuiii puic-pi pip 44

b 11. hw pii cu u u pii pci cu iiuii 51

excHAnGe RATe (a sp 2012): 1 Ui s d (Usd) = 41.1 Piippi P (PhP)

III


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AcRonYMs/ABBReVIAtIons

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IV


7/64

FoRewoRd

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si i W U Fu i np

i sp 2012.

Un-hi, g l t nwk

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ci cci i.

I i i puici i ip ciui

pii.

d. J C,U-sc-g Ui ni,

ecui dic Un-hi.

V


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executIVe suMMARY

I p pi cui, k,

pii pici, pcic iiui ii

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i.

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i.

ti puici i u p u

pui i 2011 ( www..). I cu

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Cui m P (CmP), pii

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icui jci, iiui

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u w w iiuiii i

cu u ppc.

VI


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PART I

AnAlysIs of secuRe

TenuRe PRAcTIces

1


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AnAlysIs of secuRe TenuRe PRAcTIces

PART I

ChaPter 1: land and tenUreaPProaChes

1.1. tenUre aPProaChes In the ContextoF global trends

t ii u ppc ujc

i puici, Cui mP (CmP), pii pci,

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au w, c p

i pii cu u, picu

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ici ci. a u, ci

ic pi wip iiiu ii

i w ui i ciuu wi i ui

cui. (Un-hi, 2008).

ti w ui pi

pi ppici iu p -

u, icui cu u. Cii

cu u u w ppc

i i bi p, w i p

u ui ui i u cu

wip. Cu i c i w c, w i eipi, miqu

bi (ii). I g, cu ci

c i, uk u k u

p p, cc , w up

cii i ii. I bii,

i kw icic

p ii ui.

o ppc u i piu

i p u u iiuii

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Ppi I i Pu w iiu

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pic uii i

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i 21 pic (ai, 2009).

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ip cc ic u ic. aW ai (2011) pi u,

ii u iu i

cc, cu, ,

ci .

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wip. t cu Cci r ri

U (CrrU) ppi i uii

i puic . t u uiip i P a rci , i

c, u piii puic cu

i cu ui jci u

uii (F, 2002). Fi, i b,

Ci, i ii u iu

i pi i i ui

uiii ic ip

i ii cii, wiu wi

i (aii g, 2002).

2


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1.2. land and tenUre IssUes and thePhIlIPPIne Urban Poor

I c Piippi, ii

ppc u i i u w p

i p ic i i

i u ici

i i ic cuu. ti cp cu

cii i Piippi i c

ppici picu ppc.

1.2.1. PhIlIPPIne UrbanIzatIon

t Piippi i u ppuu i i

e ai. gwi 2 p c

u, ppui i cu 92 ii,

wic i 63 p c i i u .m mi, ni Cpi ri (nCr), i

u c i Piippi. a p,

i 16 cii u uicipi

i ppui 12 ii. I cu

pi, Piippi i pjc 70

p c u i c wi u

ppui u 86 ii. m,

u cii i Piippi w 21

cii i 1970 122 cii 2012.

1.2.2. Urban Poverty

Wi p i u

p, u p ii. a Ui

ni p u p 24.9

p c i 2003, iici p ic 7 p

c ic 1997 (Ui ni Cu t, 2008).

t up i i

i cu 16 iii

i. o i u c 8 ii, 12.8 p c

w up i 2009 (ni siic ofc,

2009).

Uu u w cu p

u i ui p. o u

10 ii Fiipi ii ii i cii , i 3.1 ii ck cui u wi 2.7

i u i m mi

cci ni hui aui

i 2007.

t u ui fci, pci i w-

ic c, i u i c

ui. acci W bk p, c

cu ui i Piippi i 58 p c

i ui i ui (W bk,2009). su i , w u

i ic i 57 p c w

p m mi, p

w- u p (ai

dp bk, 2002). mwi, u

p c wi

cci pi ciu ic

uc 6,000 p c cp wi piu

(yp , 2002).

Baseco, a slum area with 10,000 households, against a

backdrop o towering business buildings in Metro Manila.

Photo UN-Habitat / Gerald Nicolas

01cH1: LAnd And tenuRe AppRoAcHes

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1.2.3. Urban Poor aCCess to land

U ci p

i pi c-. a cquc

cpic pc

i i cui u, ic i

k i. t , u qui

ic, p ci i i u wiu f

cu pc.

1.2.4. land admInIstratIon and management

a u ii i i Piippi

iii juici. I i ci

ifcic iii

ciu ifcic k

(ai, 2006) i i ci c i , ifcu i ii

c ii, ucpiii

cupi. t iiii

cu iii, puic

, pp ui i,

ii , iiui

p cpci uii (bc, 2010).

1.2.5. seCUre tenUre and hoUsIng

t g ni s P

i pii u

i . I u i cui ui (ssU) uc c i

i pi cui u.

acci miu t Piippi

dp P (mtPdP) 2005-2010,

pjc ui pi w 3.7

ii ui (Pip Piippi supp sic

aci, 2009). o i u, u 1.2 ii,

31 p c, cpi w i ui

ck u ui i piu. t mtPdP i i 1.14 ii

ssU 2005-2010, i u

pi, ipi pi

c w pc c c.

cATeGoRy unITs

Hig ag a 2005 1,170,800

du-up ui 387,315

rpc/i 588,853

h 8,298

su ( upi) 186,334

neW HouseHolds (due To PoPulATIon GRoWTH 2005-2010) 2,585,272

ToTAl 3,756,072

Table 1: Estimated housing need, 2005-2010

Source: HUDCC, Medium Term Philippine Development Plan 2005-2010


PART I

4


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m mi i cci i w i pi w ,

i .

o 1.1 ii cui ui g p i, 68 p c w

cii ui, w-pic ui 40 p c ppui

t p , Cui m P pii pci

ccu 54 p c cii ui 2005-2010, i pii

pi cu u u i . Fiu u , i p cc, ici upp -i u

uii.

clAssIIcATIon nuMbeR o HouseHolds PeRcenTAGe

d 107,997 19.83%

a k iucu 35,198 6.46%

g w 179,653 32.99%

Pi w 219,457 40.30%

a pii p (aPd) 2,304 0.42%

ToTAl 544,609 100%

HousInG PAckAGe nuMbeR o unITs PeRcenTAGe sHARe

siaiz (w PHP 225,000) 780,191 68.1%

lw C (PhP 225,000 PhP 2 ii) 365,282 31.8%

miu (PhP 2 ii PhP 4 ii) 195 0.01%

ToTAl 1,145,668 100.0%

Table 2: Magnitude o inormal settlers in Metro Manila by category

Table 3: Housing targets, 2005-2010

Source: HUDCC, Medium-Term Philippine Development Plan 2005-2010

Source: NHA, as o September 2007

01cH1: LAnd And tenuRe AppRoAcHes

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PART I

ChaPter 2: the legal and InstItUtIonalFrameWorK

2.1. the role oF PUblIC and PrIvateInstItUtIons

t g pi c i

ui ic wi picipi

puic pi iiui, ci w.

2.1.1. the hoUsIng bUreaUCraCy

TheHousingandUrbanDevelopmentCoordinating

Cuci (hUdCC) cu ui

uucc i i pic-ki

cii fc .

TheNationalHousingAuthority(NHA)liaiseswith

c ui ip

p. TheHomeDevelopmentMutualFund,alsoknown

P-IbIg Fu, pi fci

i -p wk.

TheNationalHomeMortgageFinanceCorporation

(nhmFC) u - u pi

i iiui puc

pi puic iiui. t

nhmFC ii p ci

p w-ic ii, a-

K P Fu CmP. TheHousingandLandUseRegulatoryBoard

(hlUrb) p u u

p, c uiii u

, cu pi c

picipi i w-c ui. t g

u u u.

TheUrbanDevelopmentandHousingAct(UDHA)

ui lgU c ci u

ici pw pi ui cc.

2.1.2. loCal government UnIts

lgU k k i pii

cii w-c ui. t U

dp hui ac (Udha) c

pi piii pii

ui ic upii

cii.

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, pcu

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ai ofc (UPao) ic u ofc

m, i pic ip.

rpi UPao i

lhb. t UPao c pici w

lhb.

Ii p ci iw c

ui p i i u

.

2.1.3. hoUsIng FInanCe InstItUtIons

HomeDevelopmentMutualFund(HDMF),or

P-IbIg, u lc g hui

P i ic lgU

cquiii p, icui

1 Th lHb i a hair th Mar with th Vi-Mar a -hair. bar mmr i th it i hair th cmmitt

Hig, th ha paig a girig, a rprtativ rm Hudcc, th Pritia cmmii r th ura Pr, Pp

orgaizati, nGo a th privat tr.2 etiv orr 708 at 26 rar, 2008.

6


15/64

cuci ui ui. I ep h

li P pi fci ic

hdmF u u, u

.

TheSocialHousingFinanceCorporation(SHFC),

wi, ii CmP, fci

c w i i

w ccup cuc u . t lgU, ngo , i c,

nha c ii. shFC a K

P dp l P pi

ic ci ui p iif

lgU i pii i i

ci-cic ui p.

TheDevelopmentBankofthePhilippines(DBP),

l bk Piippi (lbP)

Piippi ni bk (Pnb) pi

iu lgU ui p.

TheGovernmentServiceInsuranceSystem(GSIS) u ci ui u i m hui

P, u wic lgU ppi

gsIs-cci k. t gsIs

u lgU cpi ,

wic p c u

cci k.

2.1.4. the PrIvate seCtor

Pi p puci i ci ui

ui ci ici ip c i

ci ui c. ti w cii

fcic hdmF i pii fci

pi c p i

ui qui. hdmF i u i

P-IbIg Fu wic c k u u u ui pi p,

u uii i .

2.2. the CaPaCItIes oF staKeholders

t p ipi i

cu u ppc p piic

ii cpcii k c w

pc p iu ciii

i i ppc.

2.2.1. loCal governments

tu uii i pic pii

p c . a w

c iii ui p

pi cu u u p, ui

i w uc ppc. o

i cuii cc CmP, wi

pip wi ngo up u i cuii w u

cu. t p iic , wi piic

wi cpci u uii w

c , i i w wi

c i pic

i i .

Private developers producing and

selling social housing units are becomingincreasingly important actors in thesocial housing sector.

02cH 2: tHe LegAL And InstItutIonAL FRAMewoRk

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2.2.2. natIonal hoUsIng agenCIes

viu ci p pii

u cui j iiii; w,

cu pii w.3 I i c

w i i u ii uc i

g, i ii cpci

u .

h cii cuci, ii

ui uucc i, i w, ci

c. t hUdCC pi

pic ici ci

i -ui p. si,

ui ci, wic cpi

wi i w c, ci i

ipc cu cp i

cp p pppii i u. t i w

piii, p pici. t cu -up

w w pc ui c

pp p ip

iiiu ci hUdCC.

t nha i i i

ipi -c pjc

u i p wi ciici

i ci w ui i, iquc ic ic ii upp

ci, fcii p p

, i

w ui ui. t nha cii

ipii u c i

ifcui. ti i u w p

i pii iiiu i i pci

. Fi, nha i cuii i

cci CmP . I i wi ngo

c .

t shFC i w ii, wi

cpci wi -i cuii

wk wi ngo c . Ic uk i cci, i

pi ci i i p, CmP,

ic c picipi. hw,

ngo cuii f i pc w

i i qui ici. I

ifcu ici c i ui

pi.

2.2.3. non-government organIzatIons

s ngo wk ik Pip Piippi

supp sic aci (PhIlssa) Piippi

bui sci P (PbsP) p

cpci ip u upi i pip

wi c p ci ik

W bk ai dp bk.4 s

ngo i i up

pip c , cuii

ngo w uki u

cui upi p.5

t ngo p i cuii

i i ip

qui ic cu

ui . ngo ic-

fc iiui cp ii

3

s th papr th Partrhip Phiippi spprt srvi Agi a th Jh J. carr Ititt chrh a sia I, civi sitAmt th MTPdP (2005-2010) Prrma i Hig r a tai aai th ampihmt th irt htr agi.4 o amp i PbsP sTeP-uP prgramm, whih prvi thia aita, a a grat r hm imprvmt, mmit

iratrtr a ivih ativiti impmt i 42 mmiti i 12 iti.5 PHIlssA uPsuRGe taih a v mti-tahr partrhip r hig. It aqir a grat rm th britih dpartmt r

Itratia dvpmt, r a apait-iig prgramm i 14 iti.


PART I

8


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18/64

2.2.5. ProFessIonals

l pi icui p, u,cic i i i u

p iiiu up

pi cii, u ngo

cic p. t pi

uu c i cic cu ngo,

cuii, c . Pi

cii i i i pic

icui i ipi u

ui p u p.

2.3. the legal FrameWorK

o, wk ii u

cc cu u i Piippi u

cquiii ui u u

wip. t i wip i ii

w iuc ci ic

cuu pc w-ic ci

w w u wi p ui

ui, pi ppi ci w

wi u.

2.3.1. land regIstratIon

hi pc i i i

cpic pc. I Piippi, 46 p

c 24.2 ii pc i 70p c , 7.8 ii, ii (www.

pi-p.). t iii

p, wic ucu i

u. a p iif u

uk u Piippi-aui l

aiii m Pjc

wi:

1) ic cici w u

u iii;2) ic w iic pc ii

(iii juici);

3) ic uip iii

wip i ;

4) pc uip pp

iici w ii

ci;

5) ic uip ui ;

6) upici p i u, uci ciii k iii

ci.

t ucu c u i iu

ii ii pcu, pii

k puiu i, ppi u

iu puic , ipppi

cifci pi p.

Ifcici i c

Inormal settlers demonstrate in ront o the Housing and

Urban Development Coordinating Council (HUDCC) in

Makati City. Photo UN-Habitat / John Lagman


PART I

10


19/64

(Pa-lamP, 2002) ip

ipi i-p w (uc

Udha, Cpi ai r P

Iiu Pp ri ac).

2.3.2. the neW Free Patent laW

o 9 mc 2010, C p rpuic ac10023, wic i cii ii

ii . t w w iuc

p quii 10 cu ccupi.

I c ii , icui

w i ii i. b iu i

w, cu ccup pp p

up 200 qu i i ui cii,

up 500 qu i cii, up 750 i

f c c uicipii, up 1000

qu i uicipii. ti wc cii p pp cc ui i

uii .

2.3.3. land valUatIon

bcu cu u i qu wi

wip, pici c ciic,

cii p pp cc u.

n uii pu up u

ci, ki iifc pi u icci p, u

ui u c i wi.

2.3.4. restrICtIve bUIldIng standards

I wi u c

ii cu i ci u

cu c uii

. Cqu, c uii qu

u ni buii C i

ii uw, i ui ii

ucu.

2.3.5. other Forms oF tenUre

ai wip, u wic w i i pcic i

Piippi icu ( ii ui),

uuuc, cpi ui. Ii

p u w pi

w, u i p

iii ci. ep

ii u iu c u

i cui u

cifc w iu nha

fci ii ui i pjc ujc pii

pci. t dp ei

nu ruc (denr) iu Cifc

ei l aci (Cela) fcii

ujc pci.

2.3.6. hoUsIng rIghts oF InFormal dWellers

t Udha, wic w i i w i 1992

rpuic ac 7279, w f ii

Inormal dwellings are underconstant threat o demolition not

only because o their location butalso because they do not conorm tobuilding standards.

7 sti 2, darati stat Pi a Prgramm ojtiv, RA 7279.8 b aw, viti a tat i aw r th wig ra: 1) -pamt rt r thr mth; 2) aig th it

witht th pr t th wr; 3) th ar th prprt r pra ; a 4) th ar t ma rpair.

02cH 2: tHe LegAL And InstItutIonAL FRAMewoRk

11


20/64

c ui i. I i pic

pii c ui c

upii cii.7 I

ici wi w i

cicuc:

1) w c iucu

pjc;

2) w i wi i

u ;

3) w i cu ii.

ai pci i i

iu ici, w ic c

c u ci

ui i, w i c i u u. tk w, Udha pi

ic p uii i

pii cu u u

p u ip c , wi

ic i ci.

2.3.7. Forms oF land and hoUsIng tenUre

avaIlable to the Urban Poor

F u wip i u cqui i w

i c fcii

p CmP pi i

ui i u, ic u

w u i puc.

Wi w f i

u ic, / i

i u .8

r i cuc wi

cu i ucu pc

ii. t uu wi cc.

r i w

k uu , u

i cip pi.

t Cii C Piippi (aic 1654-1688)pi uii i

u u . t r C ac

2009, , pi pcifc

ui ic ii ui wi

ci PhP 10,000 i m

mi PhP 5,000 w.

l w

w pi iiiu g. I

pcic, w p

i iiiu ii cuicii ui. m c

ui iui u.

t w p puic ui.

I c, u ci i Cii

C pcifc ui i r C

lw wu pp.

m c, uuuc

p i u pup ki ui

u p. Wi uuuc w, i p,

pii cui ppi i icuu

iui i, i i w i pppi u

i ii c.

cH 2: tHe LegAL And InstItutIonAL FRAMewoRk

8 b aw, viti a tat i aw r th wig ra: 1) -pamt rt r thr mth; 2) aig th it

witht th pr t th wr; 3) th ar th prprt r pra ; a 4) th ar t ma rpair.

12


21/64

PART II

IMPleMenTInG

AlTeRnATIVe TenuRe

APPRoAcHes

13


22/64

IMPleMenTInG AlTeRnATIVe TenuRe

APPRoAcHesPART II

ChaPter 3: the CommUnIty mortgageProgram

t cui ccp w f iuc

ip i Piippi i i-1980

w up ci c

iuc i p wu

pcifc c u p.

suqu, rpuic ac 7279, Udha, p

Cui m P (CmP)

cp ni s P p

i cii upii

cii u p , w

ccup wi c u

ccp cui wip.

3.1. FeatUres oF the aPProaCh

tu CmP, g u

i i cui

cii, ki i pi u pic

c ccup p. t

c -i, p ccupi cui,

i w i w cui

i c. t CmP

i ip u cuci i, i

i, ji CmP iu cquiii .

t CmP w i -i

ppc; i i cui ic

ci picip i p

iii pc.

I -i pjc, i c i

wip ccup ui i

u cui . o

qui i uiii p, w u

p -i -ck c

iiu uiii .

a -i pjc, , qui

ci cui

c puc. Cuii c i / c

iucu pjc cu- ici

uu -i pjc. t ii

, i w

cii (hoa) wi i u u

300 u (c uc

200).

a cii cpi wi iiu

qui ci cii, shFCpp c p

w. t up i p up

25 6 p c i p u. t

puc c .

t hoa i ci w.

tuu pc, i i pi ppi

cu qui, ii wi

w, cci ii i

-fcii, ui i fciii i iiui . t

hoa c ci cui ,

-cki c

uiii p.

a u CmP i iii

pjc ii, wic c -

ii, c k

ci uc nha. t ii i wi

14


23/64

ii cui ui

iiii c -fci. I p

hoa cp wi cu qui

p. I ii, ii p

Box 1: StageS in acquiring a cMP loan

1. th mm ks h fw sps:

. rss sf s Hoa wh h ppp m .

b. Ss fm h dw m s.

. Sbms dms d s phs m sd b h Hoa d dd

mmb-bfs. th Hoa shd h ss f

, whh b ngo, m , h n Hs ah.

2. iss f h Phs cmmm l (Pcl). D hs s, bh h p d

dd b h SHFc. th gm sss s m f h p

bsd h s p f h pp d/ h s f s dpm. Bh h ppsd

f h pp d h bws p p sdd wh dm h Pcl. if h

s p ds h Pcl, h Hoa s d p p h b.

3. app f h l f g (log). B ss h log, SHFc s pm f h

pp h w h sfs h h . th SHFc bd pps h

log f h d m h b md d h ms ffd.

4. l k-. Wh h s f h , h SHFc ps h dw f h d wh h

Hoa mmbs s p h m SHFc f mh.

5. Ps k-. th Hoa s h mh ms f s mmbs d kps dd

ds f pd d pd ms.

as s h mm h pp ms wh h ss df pm b

mmb s b f h ss. i ss wh df mmb s

hs/h , h Hoa fds fd sbs bw wh ssms h hs d bs f h

df mmb. if psd, h s f h mm dd ps ssd

dd mmbs d h sf f h h m f h mmb d hs s. th

mm s h ddd.

cui up ci cci

cci p. I 2009,

w 200 cci ii.

03cH 3: tHe coMMunItY MoRtgAge pRogRAM

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3.2. aPPlICatIon oF the aPProaCh IntWo Cases

3.2.1. the golden shoWer CommUnIty In

Payatas, QUezon CIty

I 1991, g sw

hw acii, Ic. (gshaI) i P,

Qu Ci, i puc

mi r, Ic., p,

PhP 23 ii, pic PhP 800p qu . gshaI i PhP 6 ii

vici miii sci dp

Fui, Ic. (vmsdFI) PhP 17 ii

adb-Jp Fu P ruci pjc10 p

.

t p vmsdFI ai dp bk-Jp

Fu P ruci (adb-JFPr), gshaI ppi

CmP i 2001, wi nha ii.

b cui w ii i w up:gshaI-I gshaI-II. I 2004, gshaI-I ci

cc i CmP ppici, wi gshaI-II w

. I ci i i 2009.

t CmP pc w u icui

w pci cui

ifcu i cci ciui.

t PCl k w

cu w .

t pc uw i

-cui ii cu

ui cu p

cic iu. t cifci

pp ii cci

pp cic qui. oc

iu w , gshaI II p

ciii w uiii p

ci cuci c . o

i wic c cui w

m rpi Iuc (mrI), buu

I ru (bIr) cu p

nhmFC cu p, wic u

PhP 1 ii. a u, gshaI-II

cc h Pp

Fi Piippi, Ic.

Wi iu, ccpi

i u k u

pi i gshaI-II.

Fi, i Ju 2009, gshaI-II CmP w

. m ii PhP

252 PhP 411 p , wic i u

. I f , gshaI-II

cci 100 p c, wi

ii wi p i i u.

3.2.2. las PIas CIty Uses CmP For Its CIty-WIde

soCIal hoUsIng Programme

l Pi Ci i w c

wi iiuii p c ui

10 I J 2000, th Aia dvpmt ba, ig th JPR a with th dpartmt sia War a dvpmt pit m

pgraig prjt i Paata, Qz cit, a Mtipa cit. eah wa giv usd 1 mii.

Families in Golden Shower community, a CMP site, have

been able to improve their houses. Roads have also been

developed by the local government.



APPRoAcHesPART II

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. I 2007, i 40,628 u

p u (56.3 p c) ccupi pi

, wi w w c

i ci.

I 1995, ci c UPao. I

2008, hui e dp b

w up pici ui pjc

p, u

p. t UPao w i cii

.

t ci i i i f

ii wic w qui i wi

scuii ec Cii /

buu I ru w i

cquiii c.

b dc 2007, 26,926 u,

66 p c, ci i ppui

i cui u u ci

cquiii c. si-f p c

pjc (ii 59 hoa 5,608

u) k-u cp, wi

i w pii w

u pc.

t UPao pi cic ii ic

i u CmP, wi iii

ciii cci ngo. t c

cuci ii,

uc i. t ci

i i f ci

i qu cpi i

pi, i c fcic.

t i fci ,

ci p muicip oic 303-96, wic

pppi PhP 5 ii i u

fc cquiii.

Box 2: local governMent uSeS cMP For tenure regularization oF SluM

coMMunitieS

o f h mms ls Ps h ssd cMP ws h Ssh v Hoa B

t Ds, pp 6,000-s ms bsd hh-d sbds. Ms f s

bfs w f wks, ds d dwm.

i 2000, ps md gsp wd sbdd h pp, whh pmpd h mm

pph h uPao. uPao ssd h h mm s ss, whh ws md l S nhbhd ass. i 2001, h m, Smh F cp,

psd d d sd h mm ss f wh gsp. th uPao hpd

h mm ss h p f h d PHP 3,000 p s m.

th uPao dd h cMP h mm d fd ngo f - h Fd f

Dpm as. th Pcl ws sd 2002. r-bk ws dd 2003 d, wh h

hp f h ngo, gwd K, hss w b f 89 fms. uPao md s dpm

d hd mm mmbs s s wks. th ws k- 2009.

th Hoa psd bd h sss f h p h spp f h uPao, whh hd md

s f h ss mmbs mp wh h ms.


17


26/64

3.3. legal, InstItUtIonal andgovernanCe FrameWorK

t CmP, cp ni s

P, u u ni

g. F 1988 1994, -

iuc cpi ciu

i uc ui CmP. F 1995,

u rpuic ac 7835, CmP w

PhP 12 ii u f , ppi

PhP 2.4 ii , i u.11

suqu ci w i

C.

a pi i, CmP w i

f nhmFC. I 2004, CmP

iii w shFC, wic

w w- uii nhmFC,

i ipi c wu iii

p pici p ui fc

puc ci cpcii iii p.

t picipi c i CmP u

i i lc g C 1991

ra 7160, wic icu cii

puic ic ui. bcu

- CmP w wip,

fcii wi

ci uc buu I ru,

rii d, l rii aui (lra),l m buu denr.

3.4. PeoPles PerCePtIons oF theIraCQUIred seCUrIty oF tenUre

t ppui w fcii

CmP i g sw i P, Qu Ci,

sui vi i t, l Pi Ci, -

i u

ui p. ai pi i

ii cp i

pi -p ui ui i

-ci i, CmP pi

wi cui p

i ci w i. o ipc

CmP icu ci ccpc

ci fcii ii i

ui ip.

11 Hwvr, th cMP ha apprpriat PHP 500 mii aa i th aw wa at a a aa PHP 6 ii rmai ra

t th prgramm a 2009.

From a pocket o improvised dwellings made rom scrap

materials, Sunshine Ville was transormed into a clean and

orderly community. Photo UN-Habitat / Gerald Nicolas


APPRoAcHesPART II

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3.5. the beneFIts and lImItatIons oF thetenUre aPProaCh

3.5.1. beneFIts

I-it hig: CmP w i

i i i p i

u ic.

bttr a t rvi: oc cui

cqui, w i pc cquii, ucui u, pc ui w

ip, uc i , cc ,

pw cci w upp. F

ici, pp i CmP pjc cu

up i ucu ic.

Ara rit tr: t u

u wip k-u

cu cui cii

ci kpi i pii ii, u i p

u CmP. t p w

ii w p

u.

3.5.2. lImItatIons

limit p: I piii i

ii ccupi pi , w w w

iif wii pic wii cii CmP wic

cui cu . I i ui

uc m mi, i i u iici

w i w k pic

uui ccup.

nmr a it rqirmt: a

cui ii ppi CmP

cp wi i cu

ii qui

wiu p ii. l pci

i p w,

ppi wiw i

pp cui cii. t

i iiui cui

cu fci p

ii.


19


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ChaPter 4: PresIdentIal ProClamatIon

t ipii -w

i i ccup u

pci i i pic pcic

pii cu u. a Pii Pci

i -w i

c i ipii ii ccupi

ujc pp, i ii i

, p ci

c ui. bu piipci i pi-w wic

i cqui u ppii

ip i puc ip

i fcii.


t i p-pci uii iu

hUdCC.

hUdCC cpi quii cu

uii ofc Pi.

a pci uu k

ecui o iu Pi. a

pci i iu, ipii c

iii lc I-ac Ci (lIaC)

w ip, piiii iiui

uu p u i ecui

o. I c w pcif, p-pci uii pi ic

w. tpic p i i

ipii pc :

Acensusisdonetodeterminetheidentitiesand

u cu i/ccup

i pci i wic c i

i quif fcii

pci.

Asurveyisdonetodetermine,amongother

i, i ic cpci p.

Policiesandguidelinesforbeneciaryselectionand

wi iu.

Anoccupancyvericationsurveyisdoneto

ci i p ccup

i w i cu. ti

i cifc ci.

Surveyworksdoneeitherbythelandorproject

ii, cui cii,

wic puc cic cipi c p w.

Anoticeofawardisissuedspecifyingthename

fci cic cipi

p w.

Acontracttosellisissuedspecifyingthepriceof

p w

p, icui i pi

ii.

Adeedofsaleissignedbetweenthebeneciary

u w ( c), up u p

fci.

Alandtitleisissuedinfavourofthebeneciary

c pi,

pi i.

4.2. aPPlICatIon oF the aPProaCh IntWo Cases

4.2.1. baseCo: reClaImIng the rIght to shelteron reClaImed land

t bc Cpu puic u

Pi ri, mi, ci

u p cui 10,000 ii (m,

2009). I 2001, w adb-i pjc w

iii iii Pi ri

p i, 52-c

pp w c pii u


APPRoAcHesPART II

20


29/64

w . ti ipi i

ii ii wii 10 pci

i wu c

-i i ui m mi.

bu ii c wi ici u p

ngo i wi ofc Pi hUdCC i pci.

I Ju 2002, Pi c

p ipii u Pii l

Pci n. 145. a lIaC ci

w p ipii

i ii. t

cui ii, Kik, i wi

lIaC iu iu, wic w

Slum condition in Baseco slum settlement, Manila. Photo UN-Habitat / Gerald Nicolas

pi pp p p

, cc

i p i .

t g ii w ngo pu up 2,000

u pp i bc.

I 2005, Piippi rci aui

c i bc Cpu uui

uii - ii ucu. t

i cpic cifc cu

iu ci ui pjc i, c

i pi ipii pci

.

04cH 4: pResIdentIAL pRocLAMAtIon

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I 2008, lIaC w pc pjc i-c

ci (PIaC) ciu Kik

cui ii, wic

wki ui ipi u

ui Pii Pci 145.13

t bc c ciic

iu w piic iiui. t i

pci w c uc;

Box 3: coMMunity organizationS HelP collect uSeFul inForMation anD

Protect tHe rigHtS oF DiSaDvantageD MeMBerS

Kbk dk s-m s f 4,419 fms h d h fm ws sd

f ppsd mm dpm p. th p d pps pfd hs dss, ds

f hd d h p p.

Bw 2001 d 2004, h ss fs bk h fm sm.12 Sm sds

sspd h w db s m sm fms fm h s f fd bfs f h

d pm. Hw, h w fm mps ss. af h f, mm

mmbs hd fh h hs b wd h fm hms. F, Kbks

2001 mm s d b sd dm whh fms shd b wd . Pp

hd s ss h h h fm hm ss d h b f wds.

as s f Kbks ffs, sm 700 hmws w h fs b wdd s d s d

shs w s w s wh h .

12 Th r rr i Marh 2001, Marh 2002 a Jaar 2004. Thr wa a rth r i Jaar 2010.13 othr mmr th PIAc i th cit Maia, th Hudcc, th nHA, th denRa th dpartmt Pi Wr a Highwa (dPWH).

pcu w i

uii iu hUdCC. t

cic iu quii fcii i

cciic cu , u ic

ci iu i piic

u ipii pc. t iiui

lIaC w u

i ci ,

i cui.


APPRoAcHesPART II

22


31/64

Box 4: iSSueS tHat can HaMPer tHe DiSPoSition oF ProclaiMeD lanD

i h mp f h psd d pm Bs, h sss w f

pd:

1) h dm f h fd bfs;

2) h sb f h s f sd s; d3) h s f m m h k skhds d hs h f d ss

wh h pmd .

Wh h mm wd d shs d s m h fd

bfs, h gm ppsd p hmws, b ss h s

d shs wd b wdd s. um, hw, h ps-pm ds ssd b h

HuDcc dd dsm bw s ws d s. th b dd

hs sd h uDHa, m h h bf:

1) s Fp ;2) s dpd hmss ps;

3) ds w pp b ; d

4) s pfss s mmb f s sd.

th sb f h s f sd s bm ss bs h sb pp sd

mpp md d. oh m sss w h s f h s f pd, whh

h pp wd h p f hs, d whh wd b h s.

th hd ss h dd h dsps f h d ws h f f h dff skhds

h s d f h sd hs s. ths wd h b ss fh pm hd b df d p.

23



32/64


APPRoAcHesPART II

4.2.2. the natIonal government Centre

(ngC): FoUr PresIdents and an UnFInIshed

ProClamatIon

t wi c ii ngC w

i c fcii

pii pci ci i i .

I 1975, Pi Fi mc iu

Pci 1826 i 444 c

i Qu Ci ciu ngC. t ngC

dp Ci w c uw i 1979 i ui

ngC.

ac iii, iiui

ipi pci

uw c: U Pi

C aqui (1987-1992), hUdCC c

ii c ngC hui

Ci (ngChC). a u, h gu

Cpi (hgC, kw h

Iuc gu Cpi) ci

pppii i g

i ppi ci i ngC.14

dPWh w i c ui pi-w

, u i w pc u hgC. ti

ciu u Pi Fi r

(1992-1998).

t, u Pi Jp e (1998-2000),

iii e si ngC

w hUdCC PiiCii U P. I 2005, u

Pi gi a, nha c pjc

u, pci hgC.

I 2009, u 4.5 c i W si, wi

ppi 650 ii, w i ucqui.

I e si, 129 c uw juici

ciui cu w ii i

i wip. rciui w pc

k i.

Communities in NGC have to ollow the approved subdivision plan by adjusting their houses to make way or access roads.


14 At 136 htar th nGc wa vr a privat ati t th Gvrmt. bt Pritia Pramati 1826 pa th

vrag th nGc a a r th rrvati vr 400 htar a part it. sti, ma a par wr privat-w a

ha t aqir r th a ip .

24


33/64

4.3. legal, InstItUtIonal andgovernanCe FrameWorKs

t pic pcic pii u cui

i u pii pci

w u Udha. ti i

cu wi w i pcifc ci

pi i picu ppc

pi u i , i ic

g k i, -w

u pi w

c, i ci ui i.15

ti pcifc pii c i mu o iu Pi a

i 2002, ki pii pci

pic. Fwi iuc ecui

o, Pi iu mu o 74

ici hUdCC u p-pci

uii. ti i pc

ipii -w i

. t hUdCC iu ipi

uii p-pci pc.

Box 5: tHe neceSSity anD uSeS oF interMeDiate tenure inStruMentS

i h ss f p mpm, h fw sps w k. Fs, sd fms w

Bf qf Sbs p b wd f h ss. Bsd h f

bf f ngcHcs cd f Ps, fms dd h ss w fd

d h ms w h p h ms s, f ss-hk hs s nHas ph-s f

ps wds f nHas s hs ps. qf sds cfs f P

qf.

gps f fms w d Hoas h d h s wks d h dw p fsbds ps. ths ps w h sbmd h Dpm f em d n

rss (Denr) f pp. awd pss h sd d smms, wh h pss ws

d w, h p ff ssd fs f s (ctr) fd fms p s.

af pss, h bf d f wd d h ps sd s.

Bfs b p h mh ms d, h f pm ws md, dd f s

ws ppd d ssd.

Wh h nHa ssmd dms f h p, h pss ws smpfd d h fs dm

h bf ws h f wd. th nHa d m ss f hd sfs f

ss sbs, whh d dsps d mps f h hf bfs. D wwh h sbs d fs wd h b pbm f h pss f f bfs

d pss h wd dd k s . M fs dd h pss. c, h

f hds h s d pps h ngc Ws Sd. F hm, h ss f

md hs-bsd sms m p h hs s h dd p bfs,

sp f h h ks p dms d s ms d ps.

15 Arti IV sti 8 RA 7279


25


34/64

mu o 74 pcifc ic hUdCC

c ci wi c

p pi ipii pci

i f ccup i.

t c u

wu icp i u u

hUdCC picipi ci u g

apppii ac. aci w icp p-pci ciii i u ui

C u ui. C cu ci

u u qu.

guii ipi pii

pci w iu hUdCC, wic i

pppi k hUdCC i,

ii, c

cuii. t i pjc i-

c ci c pci i w ipii pc.16

ni si Ci (nsC) w ikwi

i ipi p-

pci uii ciii PIaC.

hUdCC w nsC ci.

t p-pci ciii w p u

w:

1) cuc ci ppi, icui

cui cui cu i;

2) fci ci ii;

3) pic p;

4) .

t uii ipu ui

pici pic. vui w

ui u w w

u. I wu w u ui

dp Fic denr.17

t u w uii

icu:

1) wip u ;

2) wi pi puc;

3) uuuc, wi pici pc f

w. 18

Fici puc w pi

u fci ciii hdmF

P-IbIg Fu, CmP shFC, gsIs,

sci scui s c -iiifci c.

t i piii i , cc,

cuc, i w

fci, cp quif fcii

i ii c

.

U uii, c

ii p k i ipi p-pci ciii

ipii pc. dpi

i c , i c p

cii ii . I bc c,

c p ci i

ui j cii, uc ui

16 Th gii tat that th PIAc ha mp , t t imit t: Hudcc, PcuP, denR la Maagmt srvi, pprgaizati, nGo a th a gvrmt r.

17 R ar i dpartmt ia (do) cirar 1-97 a r praim it amiitr denR, i dpartmt Amiitrativ orr 98-20.18 Th gii tat that I rtai jtia a that ar mta apta t th r parti, th gvrmt ma rrt t rt

a a atrativ m tr arragmt. (s 16) A rt arragmt rqir jtiati.


APPRoAcHesPART II

26


35/64

fci quifci cii, cii wic

cu ci i i,

iii ngo uk ui pjc i

. I ngC, , c

w pcic ui, wi hUdCC

nha w picip p. o

i i -up w ipii

pc c i ngC w p-pci uii w iu i 2007.

4.4. the PeoPles PerCePtIons oF theIraCQUIred seCUrIty oF tenUre

ri bc-pci i

cu w i w

pci cu pc i

i i uu wi u iu

u uiii iiucu. I ngC, pp cu

cui cp i bc,

cu iiui w. m

i -ck, wic i iw

ic cui cu i i

g wip

p .

Unlike in Baseco settlement, roads in NGC are more developed. Photo UN-Habitat / Gerald Nicolas


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4.5. beneFIts and lImItatIons

4.5.1. beneFIts

Th pr i impr: o iu

pii pci i i i

cui pci

ici, wiu uu pc cquii u puc. I pi

cui i ici uc c,

cp wi, ic, CmP.

aiitat th prvii rvi: a pii

pci c pu pi

ic ic, up i cuii

iiu u uii p

i.

cr qattig iat: ai pui

pu c ui

u i , i c

ic pi w w ii

iii cii ccupi

i . I c p cp

i u p k

ci juici pc.

4.5.2. lImItatIons

da i a aqiiti: t p-pci

pc c ju uu pc ,

ic, ii puc wi

pi w i CmP pp.

I c, pic i. Wi

pci u pi , w cii piic pu

iuc.

Piti: t ipii u pii

pci i u piic

iuc. t Pi c i i

w pii pcifc pci

cqu ci w uc wu

i i. sii, c fci

c ck ipi p-pciciii i fci cui pp i

i piici pw.

Wa ataiit: t c p-

pci ipii pc

c i c

i. t pc uucic u

ci ccuiii, i p u i

p-pci uii, i wk.


APPRoAcHesPART II

28


37/64

Box 6: a SucceSSFul PreSiDential ProclaMation

o mp f sssf Psd Pm s h h pp wd d

dmsd b h c as adms ls Ps c whh ws pmd 2000 d

s hs p ws d h s 2002 b Psd a. th p ws bf

8,000 fm s fms.

th nHa ws md p dms d h m ssmd spsb f h s

dpm, wh h ss ps sd h ss fd m pd

w, d hs sss.

th s ddd d h ss f h d s d fs h mh m

d h pbm d b s mm sss h ngc, whs mmbs fsd

d ffd p f hs ms. as p dms, h nHa dd h ss, h s-

m s d p f.

i ssd fs f s h fs md sm f bf

f. Sd p f h s ws dpd, s mmm p f PHP 1,000 p

s m. th dd s f wd w ssd wh h mhs. th p b

f h s, h sm m f m Bs dd mp h pss f bf

f d s.


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APPRoAcHesPART II

ChaPter 5: UsUFrUCt agreement

Uuuc i pcui pp i i wic

fcii i j i

wip, cp i i

i, ip pp. ti i

i c i Cii C Piippi

rpuic ac 386, aic 562-612 i ppc pii i-ci u p

pp.


I uuuc , c

i wip , u p ii

w u 25 50 ,

w i uu up. I c,

pi i -pf ii cuc

ui ui wic ii i p

20 30 . bcu u

p c , ii p

.

5.2. aPPlICatIon oF the aPProaCh In

tWo Cases

5.2.1. the tagUIg-habItat medIUm-rIse bUIldIngs

C wi p ci 25,000

i i tui, lgU u i

pip wi ngo, hi hui

Piippi (hFhP). bfcii

tui i f , i

wi pp w i m mi,

ic-i i .

Box 7: terMS anD inStitutional arrangeMentS in a MeDiuM-riSe HouSing

Project on lanD unDer uSuFruct

t cs mdm-s hs dpm, h fs s hs p b m

mk s f h sf pph, ws md pssb hh h pshp bw h d w

ngos: Hb f Hm Phpps (HFHP) d Phpp Bsss f S Pss d h SteP-uP

p. th m pdd h d, h HFHP fd bd s d PBSP pdd

PHP 70,000 f h PHP 220,000 s m p bf. th bw p PHP 20,000 d

h b ws d b Hb f Hm. ths p f fds s mp s bs MrBs

m ps h dd hss m pdd b h nHa h cMP.

th Fm S cmm f h l Hs off md h s f dd bfs.

Bf s w d , HFHP m wh fd bfs d dsssd h s f h

Ksd s Pb/P-p (c f ls S).

th bfs s hs dd d wshp f h d d bfs w wd s

f h MrB s wdd hm wh h w s f HFHP d t. th Fwd

t nhbhd ass (Psm) d h Hb-Bmb nhbhd ass

(Bmb) w fmd. th md mmbshp ss f bd ps d sms

w dd wh h bfs d wh HFHP, cps f chs, m d h

Dpm f S Wf d Dpm (DSWD).

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tu ci ui, c

pp hFhP pjc pc i

Pi vi, W bicu. Cqu,

- ciiu uii w c

w ci ui w u

60 fcii i 2004. t, hi-

mrb w cuc i b bu

u 48 fcii i 2006.

tui cp uuuc

w pp kw F ti

Icp (FtI) Cpu. FtI w -

w cpi.

t tui lgU FtI i mu

a (moa) wi u

pi pp cii ui

uuuc , i c u pp . t pjc w u

r Cu mi, wic cii hFhP

ui.

t pjc i 96 ui ui wi

26.10 qu c, ip c i

uii. t u w ii

Pi bu, u u

fci wu uc P-IbIg Fu.19

a ki u P-IbIg , Cc sw iu fcii. m ii

ui w PhP 950, p 25 . Ci

p, c, Piippi ni Pic ,

ii p quif i

ii i FtI Cpu w

fcii.

5.2.2. soUthvIlle 3 mUntInlUPa hoUsIng ProJeCt

ti pjc i i

ii ipc i--w muiup ri lik Pjc-

sui.

t -c ci ui pjc w

jc Pii Pci 1159 iu i

sp 2006, wic i 50 c

FTI-Taguig MRB is the latest socialized housing venture o

HFHP. Photo UN-Habitat / Gladys Ann Rabacal

19 Th Pag-IbIG i a gvrmt-maag mta a pi t whih a gvrmt a privat tr mp a mpr

ma a triti aw. Th prvi hig a t it mmr.

05cH 5: usuFRuct AgReeMent

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For the benefciaries, Southville 3 provided them decent and aordable shelters.


nw biii Pi ri ui

p -i

i . t pci c

uuuc w iii

pi 50 . nha, c

upjc wii i, ci u

pp i ppi

7,000 i i ci, w

w ipc su ri pjc. t

w w rpuic Piippi

uuucui w i c

nha-ui ui i i.


APPRoAcHesPART II

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Box 8: innovating reSettleMent Practice tHrougH uSuFruct

th Sh 3 Hs P Mp ws h nHas fs sd hs p s h

sf m. i 2007, h nHa dd s pps wh h bfs wh

w h hbs f h n Bbd Ps s d h fms ffd b h gms Sh

r-lk P20 h Mp sm. th nHa dsssd wh hm fw dms

dfd: h usf am bw h bfs d nHa, h l am, d h Hs

Ms l am.

th hs p dd 7,253 s. Dpm f m fm h nHa d h s p

(d h d) ws PHP 100,000, f whh PHP 25,000 ws sbsd d dd h b pd.

Mh pms wd s fm PHP 200 h fs , PHP 808 h s d m f

PHP 1.50 ws hd f mh h h pm ws dd.

as sd h sf m, h bfs wd s p h pp s

f sd ppss d bd b h nHas p s d s. th s pd s,

ssssms, d f hm mpms. th sf hs w sfb, p h hs

hd sss f h fd d h ps bf s .

Bfs b d f h h sf m. th hs f h sf m sp

p h dh f h sf, h d f h m, h f h sf, h

ss f pp sf, d h m f h h f h ps d sf.

5.3. legal, InstItUtIonal andgovernanCe FrameWorKs

t cii uuuc c ipu i ii cu

wic pci pi, , cii

piiii pi cc.

dpi u fci ci,

uuucu c i iiui

iiiu.

lc i c k

w i i p ciu wiu

i wip. I tui, i lc hui

ofc i pip wi pi-pf ii (hFhP) cuc

ui ui. I muiup, nha w

ii -c ui pjc

pci i. a i-c ci w

ci pi

cui ngo w c fci

PCUP nha .

20 Th sth-Rai liag wa a faghip prjt th Arr amiitrati a gt pririt ig thrgh th nHA.


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I , ui p u

u uuuc c i c

cuci. bfcii p ii

ii wii pcif pi ,

cpi p, ui ui (

) w .

t tui mrb i FtI, hFhP lgU pci wi P-IbIg pi

fcii (w w P-IbIg ) wi

, i i

c. t ii i

fcii p cuc. Fiu cp

wi pii u i ici.

5.4. the PeoPles PerCePtIons oF theIraCQUIred seCUrIty oF tenUre

5.4.1. PerCeIved seCUrIty

ri i pci cu

u 50 . t tui i

ii 25 i cpi wi u

ui i cc.

5.4.2. ProoF oF seCUrIty

t uuuc i w w

cu u moa pci

cu. t fcii tui mrb

wi Cc l / s i

p hFhP. t cu

fcii w p wi ipi i ui ui

p. t p pi

i. hw, i w

uic w ui.

5.4.3. lobbyIng For the land

e u muiup fcii w

c wi i ui, i w

wip. F , u cui u w i i cu p i

ci. o tui fci, w, i

i uuuc pi,

i ci wu u i u

u i w.

5.4.4. a good move by the government

o fci muiup i uuuc

c w g pi i. s i nha u

w u p cc cii

ui i w fcii i

w .

The city government o Taguig

realized that it could provide decentand secure housing or its inormalsettlers without losing control and

possession o the lands it owned.


APPRoAcHesPART II

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5.4.5. seCUrIty For beneFICIarIes

tui fcii cu kwi

ui pjc w ngo-p

ui g. bfcii i

i i wu jc

cu ci i i

p.

5.5. beneFIts and lImItatIons oF theaPProaCh

5.5.1. beneFIts

Araiit: Wi uuuc , ui

ui w cu w

cqui c. bfcii i

p ui w , ic p cuci

c i p.

n, pi i ii, i

i u i ifcu k p

cu piii pi i (cici,

w c ).

Arig th hig : t ci

tui i i cu pi c cu ui i i wiu i

c pi i w.

5.5.2. lImItatIons

Rtriti: t uuuc ppc p

fcii ui pjc cu wi

. W pp i i ui- uii

uuuc , u ju ii

i ppu ii ucu,

ii c i pci ui.ai i ui ujc pp

uii ii.

sm ait vr th pirati th rt:

s fcii w pu w wu

pp w uuuc pi

50 . s wi u w w

i i ci, wic i w muiup

fcii ciu wip.


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36

InsTITuTIonAlIZInG

AlTeRnATIVe TenuRe

APPRoAcHes

PART III


45/64

ChaPter 6: FIndIngs and ConClUsIons

t u ppc pi

ii f i u

ppc i w wk

w ci ifcui i. a i,

ppuii ci up iiuiii

ppc c cu i w, iiui cpcii k. s

c p wi iiuiii ci

up ppc ujc i cp.

6.1. beneFIts oF InstItUtIonalIzIngalternatIve seCUre tenUre aPProaChes

6.1.1. ProvIsIon oF tenUre seCUrIty In

loCatIons PreFerred by the Urban Poor

t ppc u i i u i

i pii cu u ui

u p c picu i ci

w i i

ii. t pi i -

ci i ci i ci w.

a f iiuiii i

ppc i i ci i

g pic pii ui

ii u p cii ci iii w.

6.1.2. ProvIsIon oF servICes as a resUlt oF the

ProvIsIon oF ImmedIate tenUre

Iiuiii cu u ppc

cu cc uii uu

cuii. C ui w

ii u i

i pii ic cuii, g, u

pi ii uc uii cpi ciic

ii. P pp wii i

i ii i w pw cci w

u i cu.

6.1.3. the enablIng oF eFFeCtIve land

management

I iui w u ppui i

wi i

ui i ci, ci

i ici ci.

Iiuiii cu u ppc

u i pi wip, uc

cui , ccupc i,

uuuc , pi ppuii ci-

wi pi i i ui. ti i

cu i g i c c u uu

p .

6.1.4. more aFFordable seCUre tenUre

Ci ppc pii cu

u pii i c wip i.

ai u ppc i pi

u cic c

ppui u w c cpwi cquii i. F uii, pii u

u i i c cu

ci c i, wic uu

uii w-ic ii. Ii

u iu, uc uuuc cc

cifc w, g

pi cu u cp.

t f iiuiii i cu

u ppc ui .

06cH 6: FIndIngs And concLusIons

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InsTITuTIonAlIZInG AlTeRnATIVe TenuRe

APPRoAcHesPART IIIPART III

eATuRes conVenTIonAl APPRoAcHesAlTeRnATIVe secuRe TenuRe

APPRoAcHes

rm tr Iiiu wip ui ui.Cui wip, uuuc, ccupci, cui .

ct t th iarPhP 150,000 PhP 180,000 picnha-pi uiui.

PhP 100,000 ui uuuc; PhP 50,000 PhP 80,000 i pic CmP pjc.

Itittiaarragmt

responsibilities o implementing all the stepsin poviding tenue ae centalized in one

(national) agency.

a ui-k pipii cuii, c ,ngo pi up. diii cpi pi.

Tr itrmtCetifcate o awad, leading to the gant o a

title upon ull payment.

viu iu; i ii -. ep: cifc w,cc , uuuc

Right j hr

dui pi ii: ri u/ccup u i , ,u . Up u p: i , .

ri u/ccup, u i , , u .

lati a primitt j

o-ci, w ii ppuii -i.o-i i-ci, cc p ii

etiv it-wipaig a amaagmt

Pi pii wip ,wic ii ppuii iuc u .

Ciui c wip cui g pi ppuii iuc u, c iui, u uc uu p .

Rpamt ratlw p ( 30 pc)

hi p fcii (.. 80 p c p CmP mrb u uuuc) cu wii p ic fcii wi i j cii.

Table 4: Benefts o institutionalizing alternative tenure approaches

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6.2. What aPProaChes have WorKed?

6.2.1. IntermedIate InstrUments

t c ipi u uii. ai

ki u cquiii , ippc ipi pc. t iuc

uuuc cc pci i ip,

cp k i cp u ii

pc.

ri- ii u iu u

i pci pjc c i

ii i i , wi

pii u cui i

. t iu pc i ici, ci iu u cui.

I c w u i pi,

iu c cui u ui

pc ii, wic k

cp.

I c CmP, pc ii

wip i ikwi . bu cu

p i c pcu

cquii u u puc

pi w, cu wic ci

cui i quif

g i u

w. Wi cu, ii iu

j cui u i u i i - w

ppici i f.

6.2.2. InstItUtIonal arrangements that

sUPPort seCUre tenUre aPProaChes

a c ui w, c

iii i u

c i w i pip wi c

ci. g iiui ngo p pcu

pppi ci ipi cu

u ppc, u qu

ci ii pi cpci

uc. m c w pi

cu ui p i wi

f pip wi

iiui pi up pi c

, ccuiii

pc.

Urban poor communities enjoy the benefts o the new road system and other inrastructure ater a land

proclamation in Quezon City. Photo UN-Habitat / Danilo Antonio


39


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InsTITuTIonAl AcToR cMP PResIdenTIAl PRoclAMATIon usuRucT

s c i (.. hUdCC, nha)

Pi fci cquiii cui cii

hUdCC c uu i ip cii ui iuc pciC i w i iia ii, i ,i, u ciii ipii pci i ccup

a w , i i u uuucu udci fcii, iiii, pici pjcPi -fci fcii /

lc

sc cuii uuii.si c ii CmPpjc ii i ii cui, ppi uii i

uu pc ppici ici i p.si pi icic i CmP i.app pp.

C i-cci wic ipii pci .b iu i i uci,i c iuc pici

cii i ipii pci .si pi ic ici pci i.app p p.

a w , i i u uuucu u.dci fcii, iiii pici pjc.Pi -fci fcii / .app pp.

dp ei nu ruc

(denr)

Pi cic ic ii u u .

rc puic i -w ip cii ui iuc pci.

Pi cic ic ii u u .

l riiaui (lra)

Cif ii;pi ii i u pp.

Pi ii i u pp.

Pi iii u pp.

hui lU ru b(hlUrb)

I ci c, ppuiii p.

app uiii p.app uiiip.

Table 5: Roles and responsibilities o dierent institutional actors under the three secure tenure approaches



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InsTITuTIonAl AcToR cMP PResIdenTIAl PRoclAMATIon usuRucT

Cui

cii

oi cui w w i CmP.ni wi w puc .Cpi wi qui.Cc p i i c.

rp cui i i-c ci,iu ii wi .Pp cuip p wic ip pi i pjcCuc ciii i upp cui pp (.. u u,cui i, c.).

rp -u fcii .ai i .

Ip pici pjc c iu ui

ngo

ac ii CmP pjc ii i ii cui

ppi uii iuu pc ppici p.

Pi cic ic cui cii i ppi pp p.ai i ii

cui cii.si pi ui p ii.

ac uuucu p /ui w-pic ui w i

pi g.Pi fci.

Pi cPi w cii i pi i iiui.

Pi w ipii u p ccup.

Pi w pi u ngo ui p ii.

Iidpaci (.. Un-hi, W bk,Cii aic)

Pi cic ic ci-wi u pi wic c iiCmP i.

Pi uupi i pip wic /ngo.

Pi cic ic ci-wi upi wic c ii i pci cuii.Pi uupi i pip wic / ngo.

Pi cic ic ci-wi u pi wicc ii pi i uuuc.Pi uupi i pipwi c / ngo.

Table 5: continued


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6.2.3. alternatIves to PrIvate oWnershIP oF

land

t ic cc cu u. Cci

wip uuuc

i w c cu u u

w iii i i cu u

pi u u.

6.2.4. exIstIng legal FrameWorKs

t pi pi i cu u

ppc. Ii iifc ipc i

pii u i

pi wiu w w w

c . eii

w pi upp ii

ppc. Ii, i u, wiiuii pcic w ii

c u upp c ppici

i u ppc.

6.2.5. CommUnIty organIzatIon and

PartICIPatIon

Cui ii cii cu uii

ii, ui cui

pk wi ic w ki cc uii. t cui

, pci w, picip i

pc i i i u iu. t

k u i i

cui, icui u u

, i pppi i

ii. t i i cci p

ci wi u cquiii

cc ii uc cui

ip.

6.2.6. soUrCes oF FInanCIng For hoUsIng and

tenUre

a cii puic pi uc, icui

cui i, wk fci ui

u cu u uu

ii. s i ui fc uc

i, wic pi ppuii iiiuii pip w puic

pi c.

e cc ufci ui fc i ip

ci c

w k cu u p

c p ciii uc cquiii, u

wk i p,

ic pi u p. t u

p cc ui fc c p cquiii (i c wip-

ppc), i p (i uii

g) u ip.

6.2.7. PUblIC-PrIvate-PartnershIPs

Pi ii ik ngo, icfc

iiui (mFI), ci iiu

ii, pi ui ui

cpi i cpi ukiwi ci pi ci ic,

icui u ui, p

ii. t i i pip

u kw ci (.. uii

ci, ui ) c ip

fcic uiii ii

u ui c. ngo pi u

pi i cui ii cpci

uii cuii i u



42


51/64

ui pjc, CmP pjc. s

pi ii ngo, uc hFhP

i tui, c pi fci u

Box 9: roleS oF coMMunity aSSociationS

cmm s hp mk p mms bm skhds dpmpsss, d h f f fm sms. th d hs hh h m

s h pfm.

csss bd d . isss sh s h f h d s pss,

f bfs d h m f sds b sd wh h f md f

mm sss.

es h d pp f h mm. c b mm s ss f

h s pss. F s, m wh gm bf fs d

pm ps bs ddd wh h mm.

P f b mmbs.cmm sss p sfd h ss dsp ds f b mmbs f h mm. th smms h s h hs

ds kd wh ps d s fmd.

Pp f wm. cmm s pd ff h f wm pp

ds-mk. Pp d s s pss ps wm ds

wh sks , f d f mp wh s, f dms,

dsd sbds ps d bs .

c f pm. Sm shms w mm sss sm p

f s spp h p pss. gm s mm s

hp pms s m f hm h f h hshds. cmm sss

m fd ws hp df mmbs.

ass dd ss.od mms b b ss dd ss

fm s sh s s m s mm ds, f mp dd

mm fs (.. d fs, m-pps hs).

cuci. mFI pi ii upp, wic i

i i p ii cpci

p ic u- c.


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Box 10: inStitutionalizing PuBlic-

Private PartnerSHiPS

a pphs, sh s h

cmm M Pmm (cMP) d

h t c S Hs pmm,

b sd pshps bwm s d ngos.

o ds f f h cMP s h p

s, whh b ngos,

ms pb sh s sh s

h n Hs ah. th m f

cMP s ngos.

th t m d

pshp wh Hb f Hm Phpps(HFHP), s mdm-s sd

bds f w-m fms. HFHP sd

bd h - k

bks - b ss dw. i s ffd

mdm-m f bfs. HFHP

hd s w ssm f s h bfs

sw , whh dd s ss.

thh s pshp wh HFHP, h t c

m hssd h ngos mm

d s hs s w-m hs ps d sf

m d wd b h .

6.2.8. natIonal-loCal CoordInatIon, WhICh

InCreases eFFICIenCy

lc p i i

p c ic cp

u ui ic c pi.

C, i p c

ip wi wi cpi c . ti w i

cii c iii CmP.

lc p ip i u

uii p . Fi,

uc p i wi

u, ci p p

u ci . sc, c

ic ccu cuii

puic p ip i i

juiici. I ipi uip, c wu

ic i ci,

wic, i u, pcii

p c-pcifc ciii.

6.2.9. land management CaPaCIty, WhICh mUst

be lInKed to tenUre ProvIsIon

I Piippi, u iiii upp

ui i p ci ic i c

u ci-wi u p. t

iiii uc i

iuc u ci,

i cic p jci.

I pc, c u

p ppcii

p .



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6.3. What are the ConstraInts?

6.3.1. laCK oF an Integrated land PolICy and

CoordInated ImPlementIng InstItUtIons.

eii w ui ic

cc p cu pp

cpic, pi i u i wi iiui. g

ci f i ip i

cu ii w pici ic

i i. Iiui i

ci wu p k u

cci. t wu pw c uii.

6.3.2. IntegratIng seCUre tenUre ProvIsIon In

CIty develoPment Plans

m iiii pii cu u i

ip iic pjc

p ci u ip

p p i

ci. Upci u uii p

wi cii i ik wi ci

p p i. ti wi

cii pii cp ic

cuii, icui iucu

ic ic.

6.3.3. avaIlable FUnds

eui ciuu qu ui

c ciii cii u uii

i iip ipi cu

u ppc c. appc

p g cquii pi qui

ui fci uc. Fui

cquiii ciii u

icp i c i ci

u.

6.3.4. harmonIzIng tenUre InstrUments WIth

land regIstratIon system

I cui, ii

c wip i. t i

ii u i, uc

uuuc i. a ii cu

i i- iu f u

c i cui.

6.4. ContInUIng Challenges

ai ci u p

iiuiii cu u

ppc. t u pick

c wi k

ci wi wi ci,

cic, piic ii.

6.4.1. deClInIng sUPPly oF land and rIsIng land

PrICes

m i Piippi u c i

pi w. gwi ii pu

pic up. gi cpi u ii

, c i p i

c u i u f

u pp. I cui,

u cii i k c

i ci c .


45


54/64

6.4.2. hIgh PoPUlatIon groWth In CItIes,

InCreasIng densItIes In InFormal settlements

dii i i ici.

P u i ii,

i u , ppc ui u iiiu

wip i. l cii

wu fci cp

iii i pc, cu

pc ic u pi u i.

6.4.3. laWs on easements and danger zones

s cuii i w ppi

ik . t u

p i wi c uii w

wu i . t wi

u uc cui- ppi

c i pici.

6.4.4. leveragIng resoUrCes on a large sCale

and taPPIng FUnds From the PrIvate seCtor

Ipi u uii p

c ui i i

u ii i

uc i cuci. Wi i uc c

pp, ii c c ci. t ii , i wic c

ci w

fci iiui, i i pic.

n i i ppi cu i i .

nw i ppi i pi

uc u .

6.4.5. sUstaInIng sUbsIdIes For seCUre tenUre

m u p cuii, pci i i, ci-

cic i i. I u uii

pjc qui p c,

f i ifcu k p

ipc. m, wi ii pic, i

ifcu f . I pci

, c i p cu

uii. n, i wu c

g ui uii

i pppi uii p.

Makeshit shelters in diminishing open areas in the City o Manila. Photo UN-Habitat / Gerald Nicolas



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6.5. overComIng legal barrIers toland aCCess

6.5.1. InCreasIng the FlexIbIlIty and

transParenCy oF land reCords

t Piippi cpic

iii c.ti ic cp c cc iu

pup p ipi p-

p p. Cpic

iii ii pc icu

ii u k k

u cpi ci qui

ic i cu ifcu

uici c. Pp c ccu

ci ii u cci

p c pc ki cii cquii u. awi

ii iu i, i

iifci ui , ciii cc

i ii p-p u

p wu ic p pp cc

cu u.

6.6. overComIng InstItUtIonal andgovernanCe barrIers

6.6.1. streamlInIng ComPlex and mUltIPle

arrangements For land regIstratIon

ai cifci ii w

ui cci ii, ii

cp pc i .

ti wu uc ci c, k ii

i, ic fcic i ii

cu u.

6.6.2. ImProvIng CoordInatIon oF tenUre and

hoUsIng InterventIons

Iiui wi ip cii

u ui ii. b

cii w i ui ci

c u p u

cii i (.. ci CmP)

pw c .

6.6.3. ensUrIng ContInUIty aCross loCal

government admInIstratIons

eci qui ci

ipi pici u

cii. I i ip u

p p c p

i ii i c i i

c cu iii. appc

pi cu u wii i, i

u ii u iu, wu

ci c ii.

6.6.4. enhanCIng loCal government CaPaCIty

For land management

lc cpci

c ci

Allowing intermediate instrumentsto be registered, easier identifcation osuitable lands, and acilitating access toreliable land inormation or pro-poorland tenure programmes would increase

poor peoples access to secure tenure.


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ui p cu u

p. Pi pii uu

qui ui ci c uii

p c u

i wi f. l cii i

i c c

puu. ecui ki, pi

uuuc ii uiipii i ci wi i

.

6.7. oPPortUnItIes For FInanCIngseCUre tenUre

gi u u p pp w

cu u, puic uc c

cu ui. t

i ui uc c pp fc cquiii u uii

p.

6.7.1. government-ProvIded hoUsIng FInanCe

g c u puic u, p

Piippi Cui m P

wic i u u u pppii.

g c u pi u u cu

ii pi uii i ic puicu, i i puic pi u

wu c ui fc

iiui.

6.7.2. CommUnIty savIngs

Fi i up i wi

u ngo u p i

pi ui. Cui i

u uc

p i ci. si c u

uc i fci cquiii

i p. I i ip i

up ii cuu i i

cui u.

6.7.3. hoUsIng mICroFInanCe

au icfc i i ii i

Piippi, k pi puc

ci w-ic w. micfc

iiui c p i k u.

hw, mFI wi i wi i

i pici pcic.

6.7.4. CooPeratIves

hui cpi uc c

fc cquiii cu u ui

p uuuc. I Piippi,

i i cpi

ii p p ui

cpi ui icfc i

. a p i ni si

h Cpi i Cu Ci. a fi

ni Ci Cpi(natCCo), i

pi ui , picu wi iiii pci (www.

cp.p). s cpi pi ui

i . t -fc

ui fc iiui, hdmF

P-IbIg. suc c p u

fcii c i ui . I

g c pi u cii

cpi cuii w

i cpi ui cquiii,

ic, p uc i piicu u p c p.



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ChaPter 7: Ways ForWard ProsPeCts and Challenges oFInstItUtIonalIzatIon

acii c i pii cu u

p ic u iiui

wk, u uc w-f

pcu. sci up wu quii pc wk

i p wk. s

u i uccu ipi

i cu u ppc :

1. t u u iu c

ii pi cui u

picip ip pc.

2. t u u pi

wip , uc uuuc.3. eii iiui uppi

cu u.

4. t u ii w iii

uii.

5. Cui ii picipi.

6. Pip ii pi ii, ngo

c uii.

7. acc ui fc ci puic

pi uc.

8. Cii w i c.

9. s cpci .

s ci w iif, :

1. t ck i pic

ci ipi iiui.

2. scu u pii i i i

p pc.

3. t ck -c i uc

u uii.

4. t -icui ii u

i ii .

t wi ci ui w

ci, p w ci-up

iiuiii i u ppc.

7.1. Integrate and CodIFy ProCessesand stePs For seCUrIng tenUreContaIned In exIstIng laWs.

t pc p cquii u

u i cif pi

cci c uic k,

pci p. W wu uu i

c cui pp i

pi ii i pi, wi c

iuci c pi, i iiui

pi i p, ipif

cu qui, ii

cci fci uc.

07cH 7: wAYs FoRwARd pRospects AndcHALLenges oF InstItutIonALIzAtIon

49

Achieving scale in the provision osecure tenure depends on the existenceo a sound institutional ramework,assured resources and well-defnedsystems and procedures.


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t cifci ii w u :

1. ei i wic p pp

c cqui;

2. ei ci ci

i, icui wic

c icp i ii i ii ;

3. df w wic i

cqui;

4. Ii p wi

i ppici i

w c i;

5. Ii iiui wi ip c pcu cquii i.

7.2. develoP IntermedIate tenUreInstrUments and sChemes For seCUretenUre aCQUIsItIon

t iiuiii cu u

iu, p cifc ccupc

i, cu p. a, c

cquii i c upcifc pcu, iiii quifci, cc,

c cu.

7.3. set UP InstItUtIonal arrangementsthat streamlIne the ProCedUres oFaCQUIrIng Formal tenUre based on anassessment oF exIstIng InstItUtIonalmandates and CaPaCItIes.

t w w iiuiii cu

u ppc. o i up p pcifc c ip i. a

i uip ip wu u

ui wic cu u

iu, ui fc c, cu

cc. a cpci p p u

k ipi iiui ui i

cpcii.

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Box 11: HoW ProviDing Secure tenure tHrougH PreSiDential lanD

ProclaMationS coulD Be inStitutionalizeD

th fw pssb mss f s sh h s f

psd d pms s s pph.

esbsh d pm pmm.a wh h ms p

dms d dsb d hs shd mpm d fd wd h

b ssd. th pmm wd s spf h mds f dsps d h dff

psss b bsd d h md f dsps. Sh pmm b

sbshd hh d, b s wd pd s bss d

p spp.

P f d.Wh h s s f ds f h f ds sb

pm, h h s mk d ffdb. S h s f h ps f

sbsd, df hw mh h sbsd shd b, d df h s f sbsd w b

ss wh s s psd.

cmp d h sh.Bf s s pmd, h d sss

p h dsps f h d sh s wshp f h d, mp wh

ws, h ds sb f hs, . shd b sd p ds.

em ssssm.Bf h ss f pm m ssssm

shd s h hbb sb f h d f sd s. S s ss

hk h ps f ss h b b shd b p f hs.

imd hs-bsd sms. th ss f md sms

shd b dfd, d hh s, sbsh h h f h hds d

p hm fm fm b dsfd s bfs f pm. ths

sms ms b d dms d b h s. M, s mds f

dsps, d dd d mm ss, d sf, shd b pd.

a s ms.is wd mp psb s f

s ms, wh bs. th s d spsbs f

ms s--s m sh s shd b dfd.

lgus sbsd s dpm. l ms mdd d h h whwh

pd bs fs. ths d h ps f sd d h pmd

s d h b f w, s d h fs.

gm pshps wh h -m d p ss.th sss f kp

h s f hs mmm ss ms b p ss ffd b

ngos d h p s. gm sbsd w b h mk hs

ffdb h p.

empw mm s. cmm s b h p

mk dss d ff h bs s hds f s sms.

07cH 7: wAYs FoRwARd pRospects AndcHALLenges oF InstItutIonALIzAtIon

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60/64

7.4. Integrate seCUre tenUreaPProaChes In CIty develoPmentProCesses.

scu u p u i i

ppi ci p, u

p ci pii iucu

ic wi pii cu u. ti iiui u ci

f , ui ccuii

c i ipi pc.

7.5. CIty-WIde land InventorIes andenUmeratIons

t pi ci-p pc

cu u i i

wu f ii ccu ic ui u

wiu cu u u i

i . mi i i

c p c c.21

7.6. develoP FInanCIng sChemes FortenUre regUlarIzatIon

a i i ui fc

wu pu. I , w ki u

iu ccp fci iiui

u c u i

pup ici p pp cc ui fc.

7.7. strengthen CommUnItyorganIzatIons

Cpci-uii cui ii

u p iiuii cu u

p. t c c ci

p i ufci kw w

pcu i i p iip.

21 s GlTn piati: un-HAbITAT (2010). ct M I: srvig r tr rit a ra a maagmt; a un-Haitat (2010).

la Ivtr i btwaa: Pr a .

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Amai, ria. (2009). ruii u wii upi p i

ai: t c P ri hi. ei Uii 21, . 2,

l: IIed, pp. 389-413.

Ati, dai R. (2006). Iiui c i iii

Piippi ppci. I l r, l s Cpi, . 2 pp. 72 83.

F aicuu oii Ui ni (Fao). r.

Aritizaa, nra a Ar ortiz Gmz. a ic ip i i

b? I g P (.) (2002).l, ri Ii. l: Itdg Puii,

pp 100-113.

Aia dvpmt ba. (2002). m mi U sic P Pjc (ta 3760

PhI Fi rp). adb. mi.

bara, Aa V. t l sc dp Fwk, PwPi pi

ni l sc sui, hi h, mki Ci (m 28, 2010).

ra, ei. (2002). Cii u pici, u pi ci

i bi. I g P (.). (2002). l ri Ii, pp. 209-232. l:

Itdg Puii.

Hig a ura dvpmt criatig ci (2006). miu t Piippi

dp P 2005-2010. mki Ci.

kara, Aa Mari A. a J G. Pat. (2006). t h Pi Cu bui.

I Cii sci mii miu t Piippi dp P: a

Fi tw y 2004-2006, 67-87. Code-ngo, 2006. Qu Ci.

Mraa, dia Ja. (2009). Uii vic: Cui oii mi. a

c u wi g Cic Cuc Fui, mi, ui ui

ppc i Piippi, Qu Ci.

natia statiti o (nso).2009 au lu ep su.acc 2

Fu 2010. ai : p://www.c..p/c/_.p.

Partrhip Phiippi spprt srvi Agi a Jh J. C Iiu Cuc

sci Iu, 2009. Cii sci a mtPdP (2005-2010) Pc ihui, Qu Ci.

ReFeRences

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Phiippi-Atraia la Amiitrati a Maagmt Prjt (PA-lAMP), la

Amiitrati Rrm. Wii w i p. Pic sui Ii rp,

oc 2002. mi.

un-Haitat Ga la T ntwr. (2010). Cu i: sui u cui

u . Unon/Puii sic sci. nii.

______. la Ivtr i btwaa:Pr a l. (2010). Unon/Puiisic sci. nii.

______. sr la Right r A. (2008). Unon /Puii sic sci. nii.

uit nati ctr Tam. Pp p 2008 Piippi dp Fu,

Ck, Pp, 26-27 mc 2008, cc 6 Fu 2010. ai : p://p.p/

w/2008%20Piippi%20dp%20Fu_%20%2026%20%20

ccFInal.p

Whrma batt a Ati dai. (2011). Ii l tu - IiIu sc-C Cii?. I F aicuu

oii Ui ni (Fao). (2011). l tu Ju 1-11. r, I.

Wr ba. (2009). W dp rp 2009: rpi ecic gp.

W bk. Wi d.C.

yap, davi li T., yap Apri, igra ermi Amr, oaa J, sra Art, chavz

carmi, a laatia Giri. (2002). t Ipc l vu hui siui

i Piippi.U rc Ciu rc di 3 (Ju), Qu Ci.

54

ReFeRences i


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the global land tool netWorK

t i jci g l t nwk (gltn) i

ciu p ii miiu dp g

u , ip cui u.

t nwk p pip. I icu

ii cii ci ii, , ui- i-ii, ii c ii iiui,

pi i. I i k iic ppc iu

ip cii i iu w. t icu

i ciuu i, w cu

iiiu ii, ip p p-p

, w u . t w ppc

i ucki ii iiii, pi ii

wk, ii i p

uu p ick cuii, pi kw w

ip cui u.

t gltn p, i i qu i p ii,

cui u u ,

iif 18 k wi p

iu cu c i. t nwk p u

ii ck , w c p,

i cu i ipi c pici

w wi.

t gltn i i wk w iiiu up c i p. F u

ii, ii, ii gltn w i www...

ABout gLtn


64/64

AbouT THIs PublIcATIon:

Thi piati mt a raw rm th Phiippi pri i

impmtig atrativ apprah i rig tr r th ra pr. It a

pr hw th apprah a itittiaiz a r

taiaiit.

Th t ami thr apprah: pritia a pramati, th cmmit

Mrtgag Prgram, a th rt arragmt. Th atr ah apprah

ar ri a thir appiati itrat thrgh tw ata a. Th apprah

ar th aaz i trm th ga a itittia ramwr that pprt thir

impmtati a th t th ivr, th a priv th iari

a i trm mtig th rar ia r r hig a tr.

UnIted natIons hUman settlements Programme

Un-hi

U lii, l gc bc

l gltn Ui

P.o. 30030, nii 00100, K

t: +254 20 76 23120

F ii p cc u:

gltn sci

Fcii Un-hi

P.o. 30030, nii 00100, K

t: +254 20 76 5199

F: +254 20 762 4256

hs nu: hs/111/12e

Isbn nu: 978-92-1-133402-9 (si)

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Innovative Urban Tenure in the Philippines. Challenge, Approaches and Institutionalization. Summary...

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Transcript of Innovative Urban Tenure in the Philippines. Challenge, Approaches and Institutionalization. Summary...