In the bustling cities of South America, where the dream of homeownership is a shared aspiration, a critical issue lurks beneath the surface. The quality of subsidized housing for low-income families is often subpar, with buildings deteriorating rapidly due to poor maintenance. This is particularly true for condominiums, where shared ownership and management can lead to complex challenges. Rosa Elena Donoso Gomez, a researcher at TU Delft, Architecture and the Built Environment, has delved into this issue, shedding light on the intricate dynamics of homeowner’s associations and their impact on housing maintenance.
Donoso Gomez’s research, published in ‘A+BE: Architecture and the Built Environment’ (Architecture and the Built Environment), focuses on Colombia and Ecuador, two neighboring countries with similar housing systems but differing property laws. The study reveals that the design of horizontal property law—laws governing condominium ownership—plays a pivotal role in the effectiveness of homeowner’s associations and the maintenance levels of buildings.
In Colombia, the law mandates that a professional administrator must be appointed to manage the homeowner’s association. While this might seem like a straightforward solution, it has an unintended consequence. “The result is that residents feel less personal responsibility and attend fewer meetings of the homeowner’s association,” Donoso Gomez explains. This lack of engagement can lead to poor maintenance and deteriorating living conditions.
Conversely, in Ecuador, the rules are more flexible. The chairman of the homeowner’s association can assume the role of manager, leading to greater resident involvement. However, this comes with its own set of challenges. “Residents appear to be more involved in the homeowner’s association’s decision-making processes, but are generally less satisfied with the outcome,” Donoso Gomez notes.
The study employs a mixed-method approach, combining quantitative and qualitative research to uncover the relationship between property laws and the functioning of homeowner’s associations. This comprehensive analysis provides valuable insights into the interaction between formal and informal institutions, offering a framework for international comparative research.
The implications of this research extend beyond Bogota and Quito, contributing to a broader understanding of mechanisms in the functioning of homeowner’s associations. As cities continue to grow and densify, the need for effective policies that address the management of collective homeownership becomes increasingly urgent.
Donoso Gomez’s findings highlight the importance of clear, well-defined property laws that balance professional management with resident engagement. “The quality and sustainability of low-income housing should be part of housing policy monitoring and evaluation,” she emphasizes. This includes ensuring that shared spaces and common land with facilities receive special attention, as they can be both a source of income and a point of contention.
The research also underscores the need for government intervention in overcoming collective action dilemmas, such as ensuring that apartment buildings comply with insurance requirements for natural disasters. “Policy for condominium ownership in growing cities is essential to creating resilient cities,” Donoso Gomez asserts.
As the world grapples with the challenges of urbanization and climate change, the insights from this study offer a roadmap for developing policies that promote sustainable, resilient, and smart cities. The old adage ‘my home is my castle’ may need an update in the era of condominium living, where collective responsibility and shared decision-making are key to maintaining the quality and value of our homes.
In the ever-evolving landscape of urban development, Donoso Gomez’s research serves as a beacon, guiding policymakers, developers, and residents towards a future where the dream of homeownership is not just a reality, but a sustainable and fulfilling one.