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.

“SOCIAL IMPACTS OF FINANCIAL AND REAL ESTATE TURMOIL: A NON EXISTING TOPIC OF THE SPANISH POLITICAL AGENDA.

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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).

“SOCIAL IMPACTS OF FINANCIAL AND REAL ESTATE TURMOIL: A NON EXISTING TOPIC OF THE SPANISH POLITICAL AGENDA.

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• SUMMARY :

1. SPANISH HOUSING POLICIES IN THE LAST DECADES.

2. CURRENT EVENTS IN SPANISH HOUSING POLICIES.

3. A PROPOSAL FOR FUTURE YEARS.

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES

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1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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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.

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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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.

• DEREGULATION OF THE MORTGAGE MARKET.

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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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.

• SOCIO-SPATIAL SEGMENTATION AND HOUSING NEEDS UNADRESSED BY STATE/MARKET.

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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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.

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

9 SOURCE: JULIO RODRIGUEZ LOPEZ CYT 161-162 - 2009

HYPERPRODUCTION

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

10 SPAIN AND CHINA WERE WORLD LEADERS IN CRANE CONSUMPTION

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

11 LAND NOT SUITABLE FOR URBANIZATION: DETACHED HOUSES SALE

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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DUE TO ITS SIZE, IT’S MORE A EUROPEAN PROBLEM THAT JUST A SPANISH ONE.

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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SOCIO-ECONOMIC INACCESSIBILITY TO HOUSING

SOURCE: JULIO RODRIGUEZ LOPEZ CYT 161-162 - 2009

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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SOCIO-ECONOMIC INACCESSIBILITY TO HOUSING

SOURCE: THE SPANISH CONFEDERATION OF SAVINGS BANKS (CECA) 2012.

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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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.

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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SALARIES AND HOUSING PRICES DIVERGE TO AN UNSUSTAINABLE LEVEL

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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HYPERPRODUCTION IN SPAIN = RISE ON HOUSING PRICES

APPARENTLY, WE WERE NOT ALONE …

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

18 FIRST (QUIET) ROUND OF SOCIAL DISCONTENT

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

19 ONLY A FEW URBAN PROFESSIONALS CHALLENGED THE CONSENSUS

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

20 RAQUEL ROLNIK (UN)

MILOON KOTHARI (UN) MARGRETE AUKEN (EP)

SPAIN HOUSING SITUATION ATTRACTED INTERNATIONAL ATTENTION

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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SECOND (CONSIDERABLE) ROUND OF SOCIAL DISCONTENT: VERY MUCH

FOCUSED ON HOUSING, EVICTIONS AND PUBLIC BAIL OUT OF BANKS

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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(DON’T STAY HOME, YOU COULD LOSE IT)

15M MOVEMENT DOES NOT TALK ONLY ABOUT HOUSING, BUT DOES IT VERY MUCH

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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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

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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MARTINSA FADESA: THE LARGEST BANKRUPTCY IN SPANISH HISTORY

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

25 BANKIA: THE LARGEST BANK NATIONALIZATION IN SPANISH HISTORY … SO FAR …

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

26 CABINET CHANGES THAT DON’T CHANGE PUBLIC HOUSING AND URBAN POLICIES

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

27 HOUSING BUBBLE PIONERS ARE IN CHARGE AGAIN …

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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NATIONALIZED BANKIA (“LEADER” IN BAIL OUT, EMPTY HOUSES AND

EVICTIONS), FACES POPULAR DEMOSTRATIONS AGAINST EVICTIONS,

PROTECTED BY THE POLICE.

WELFARE STATE?

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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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.

WELFARE STATE?

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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URBANIZED DESERTS

“CITY” OF VALDELUZ (GUADALAJARA – CASTILLA LA MANCHA)

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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URBANIZED DESERTS

“CITY” OF SESEÑA (TOLEDO – CASTILLA LA MANCHA)

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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URBANIZED DESERTS

“MARINA” (LAREDO - CANTABRIA)

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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URBANIZED DESERTS

“AIRPORT” (CASTELLON - VALENCIA)

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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URBANIZED DESERTS

THE CITY OF CULTURE (SANTIAGO DE COMPOSTELA – GALICIA)

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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URBANIZED DESERTS

“HIGHWAY” (RADIALES MADRID)

1.- SPANISH HOUSING POLICIES IN THE LAST DECADES.

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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.

2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES

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2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES

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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 ...

2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES

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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).

2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES

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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.

2.- CURRENT EVENTS IN SPANISH HOUSING POLICIES

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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

COMMUNITY.

3.- A PROPOSAL FOR THE FUTURE YEARS

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3.- A PROPOSAL FOR THE FUTURE YEARS

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REDIRECT VACANT

HOUSING

RENEWAL RENTAL

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.

SPANISH URBANISM NEEDS NEW STATEHOLDERS WILLING TO MAKE POSSIBLE:

PPP ON VACANT STOCK:

MARKET - MODERATE – SOCIAL RENTAL PROGRAMMES RUN BY BANKS,

ADMINISTRATION, PROFESIONAL MANAGERS AND LOCAL COMMUNITIES.

3.- A PROPOSAL FOR THE FUTURE YEARS

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RE CO

MEANWHILE … ADAPTATIVE URBANISM

SPANISH URBANISM NEEDS NEW STATEHOLDERS WILLING TO MAKE POSSIBLE:

• 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.

• URBAN SERVICES vs. REAL ESTATE PRODUCTS

3.- A PROPOSAL FOR THE FUTURE YEARS

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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)

BLOG LEOLO

FACEBOOK JAVIER BURÓN CUADRADO

TWITTER JAVIERBURONC

SLIDESHARE JAVIER BURON

FACEBOOK DEBATE GROUP VIVIENDA PUBLICA YA

EKITEN THINKING http//www.ekitenthinking.org