ETHIOPIAN CIVIL SERVICE UNIVERSITY

COLLEGE OF LEADERSHIP AND GOVERNANCE

SCHOOL OF PUBLIC POLICY STUDIES

DEPARTMENT OF DEVELOPMENT POLICY

IMPLEMENTATION OF ETHIOPIA‘S URBAN HOUSING POLICY IN JINKA

TOWN: CHALLENGES AND OPPORTUNITIES

BY

BERHANU WORKINEH

ID.NO. ECSU1900592

ADVISOR: HAILEYESUS MULUKEN (PhD)

A THESIS SUBMITTED TO THE ETHIOPIAN CIVIL SERVICE UNIVERSITY, COLLEGE

OF LEADERSHIP AND GOVERNANCE, SCHOOL OF PUBLIC POLICY STUDIES IN
PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE AWARD OF A
MASTER‘S DEGREE IN DEVELOPMENT POLICY

SEP, 2022

ADDIS ABABA, ETHIOPIA

IMPLEMENTATION OF ETHIOPIA‘S URBAN HOUSING POLICY IN JINKA
TOWN: CHALLENGES AND OPPORTUNITIES

BY

BERHANU WORKINEH

ID.NO. ECSU1900592

A THESIS SUBMITTED TO THE ETHIOPIAN CIVIL SERVICE UNIVERSITY, COLLEGE

OF LEADERSHIP AND GOVERNANCE, SCHOOL OF PUBLIC POLICY STUDIES; IN
PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE AWARD OF A
MASTER‘S DEGREE IN DEVELOPMENT POLICY

SEP, 2022

ADDIS ABABA, ETHIOPIA

DECLARATION

I Berhanu Workineh ID. No. ECSU1900592, do hereby declare that this Thesis is my original
work and that it has not been submitted partially; or in full, by any other person for an award of a
degree in any other university/institution.

Name of Participant------------------------Signature--------------------Date------------------------

This Thesis has been submitted for examination with my approval as College supervisor.

Name of Advisor--------------------------------Signature------------------Date---------------------

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THESIS APPROVAL

The undersigned certify that they have read and hereby recommend to the Ethiopian Civil
Service University to accept the Thesis submitted by Berhanu Workineh ID. No. ECSU1900592
and entitled ―The Implementation of Ethiopia‘s Urban Housing Policy in Jinka Town:
Challenges and Opportunities‖ in partial fulfillment of the requirements for the award of
Master‘s Degree in Development Policy.

Name of Supervisor------------------------------------------Signature---------------------------

Date-------------------------------

Name of Internal Examiner------------------------------------Signature------------------------

Date-------------------------------

Name of External Examiner-----------------------------------Signature------------------------

Date-------------------------------

Name of Head of Department---------------------------------Signature------------------------

Date------------------------------

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ABSTRACT
The general objective of this study was to investigate the implementation of Ethiopia’s urban
housing policy, its challenges and opportunities in Jinka Town. To conduct the study, descriptive
survey design with mixed approaches, both probability-stratified and non-probability purposive
sample design and techniques employed. 146 sample respondents from 10 sector offices of Jinka
Town participated. Both quantitative and qualitative data types; and primary and secondary
data sources used and obtained through questionnaire, semi- structured interview, focus group
interview, field observation and document review tools. The data analyzed using descriptive
statistics, spearman rank correlations and ordinal logistic regression. For quantitative data
analysis the SPSS software version 24 used; and the qualitative data analyzed through thematic
content analysis to support quantitatively analyzed data. The analysis results presented in tables,
charts, graphs, word statement narrations. The study finding revealed that, Ethiopia’s Urban
Housing Policy is not fully implemented in Jinka town and achieved objectives of the policy set
to urban local government level. The study finding revealed that, lack of accountability and
integration of stake holders, insufficient land, infrastructure and financial provision; and
inappropriate support of private sector by town administration for housing development and
supply were challenges. The study also found untouched opportunities exist there for town
administration to successfully implement and achieve the set objectives of the policy. Therefore,
the researcher recommended, the concerning sector offices should create integration; the town
administration should create system of accountability for implementation deficiencies; the town
administration should also strive to build its implementation capacity and the private sector
through awareness creation, budget reallocation, formulate town contextualized standard
design, housing prices, infrastructure and land provision; the concerning sector offices engaged
in housing policy implementation in Jinka Town should give high attention on exploiting
opportunities for their implementation realization.

Key words: - Housing policy, Urban, Housing policy implementation

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ACKNOWLEDGEMENTS
When I write this acknowledgement it compels me to remind my last word ―It was done, do and
will do as and if His will‖ I wrote in 2012 when I was undergraduate student at Hawassa
University. As His will this Thesis was also done. Therefore, first of all I would like to thank my
almighty God.

Next, I would like to thank my advisor Haileysus Muluken (PhD) for his devoted advises,
constructive comments and suggestions throughout my thesis work. Because, his effort made this
Thesis come in to reality.

Following, I am grateful to thank my beloved wife Zinabua Teshale for being on my behalf to
shoulder our family responsibility through times of my study work.

I would also like to thank Jinka Town Office of Public Service, Jinka Municipality, and office of
City council and Mayor Office for information provision in doing this thesis.

I would like to take this opportunity to thank our whole family for their inspiration, motivation
and everything support all the way through my study times.

My sincere gratitude also extends to my beloved friends Mesay Aschenaki, Axum Kalsha,
Nebiyu Zerihun, and Eniyachew Tefera for their brotherhood advice, support, inspirations,
motivations and financial assistance all over years of this study.

Last but not least, I would like to thank you all for your direct and indirect help throughout my
study times.

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TABLE OF CONTENTS
ABSTRACT................................................................................................................................................. iii
ACKNOWLEDGEMENTS ......................................................................................................................... iv
TABLE OF CONTENTS .............................................................................................................................. v
List of Figures ........................................................................................................................................ viii
List of Tables ........................................................................................................................................... ix
ABREVIATIONS AND ACRONYMS ........................................................................................................ x
CHAPTER ONE ........................................................................................................................................... 1
INTRODUCTION ........................................................................................................................................ 1
1.1. Background of the Study....................................................................................................... 1
1.2. Statement of the Problem ...................................................................................................... 3
1.3. Objectives of the Study ......................................................................................................... 6
1.3.1. General Objective ................................................................................................................. 6
1.3.2. Specific Objectives ............................................................................................................... 6
1.4. Research Questions ............................................................................................................... 6
1.5. Significance of the Study ...................................................................................................... 6
1.6. Scope of the Study .............................................................................................................. 7
1.7. Description of the Study Area ............................................................................................... 7
1.8. Limitations ............................................................................................................................ 8
1.9. Operational Definition of Terms ........................................................................................... 8
1.10. Organization of the Study ..................................................................................................... 8
CHAPTER TWO ........................................................................................................................................ 10
REVIEW OF RELATED LITERATURE .................................................................................................. 10
2.1. Introduction ..................................................................................................................................... 10
2.2. Theoretical Literature...................................................................................................................... 10
2.2.1. Concept and Theories of Policy Implementation ................................................................ 10
2.2.1.1. Concept of Policy Implementation ................................................................................. 10
2.2.1.2. Theories of Policy Implementation Research ................................................................. 11
2.2.2. Housing Policy Implementation.......................................................................................... 16
2.2.3. Challenges of Urban Housing Policy Implementation........................................................ 20
2.2.4. Opportunities of Urban Housing Policy Implementation ................................................... 23
2.2.5. Ethiopia‘s Urban Housing Policy and Strategy Implementation Direction ........................ 24

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2.2.6. Ethiopia‘s Urban Housing Policy and Strategy City Level Objectives............................... 26
2.3. Empirical Literature Review ............................................................................................... 26
2.3.1. The Experience of South Africa in Housing Policy Implementation.................................. 26
2.3.2. The Experience of Nigeria in Housing Policy Implementation .......................................... 27
2.3.3. Ethiopia‘s IHDP Implementation Experience ..................................................................... 28
2.3.4. Experience of Addis Ababa City Administration in Housing Policy Implementation ....... 30
2.4. Literature Review Summary and Lessons Drawn ............................................................... 31
CHAPTER THREE .................................................................................................................................... 33
RESEARCH METHODOLOGY ................................................................................................................ 33
3.1. Introduction ..................................................................................................................................... 33
3.2. Research Design.............................................................................................................................. 33
3.3. Research Approaches ...................................................................................................................... 33
3.4. Types and Data Sources .................................................................................................................. 34
3.5. Sampling Design ................................................................................................................. 35
3.5.1. Sampling Technique and Sample Size ................................................................................ 35
3.6. Tools of Data Collection ..................................................................................................... 37
3.7. Variables Description.......................................................................................................... 38
3.8. Method of Data Analysis and Presentation ......................................................................... 38
3.9. Validity and Reliability ....................................................................................................... 39
3.10. Ethical Considerations ........................................................................................................ 39
CHAPTER FOUR....................................................................................................................................... 40
RESULTS AND DISCUSSION ............................................................................................................. 40
4.1. Introduction ......................................................................................................................... 40
4.2. Response Rate ..................................................................................................................... 40
4.3. Demographic Profile Data of Respondents ......................................................................... 40
4.3.1. Sex of Respondents ............................................................................................................. 41
4.3.2. Age of Respondents ............................................................................................................ 42
4.3.3. Educational Level of Respondents ...................................................................................... 43
4.3.4. Work Experience of Respondents ....................................................................................... 44
4.4. Results ................................................................................................................................. 44
4.4.1. Regression and Correlations ............................................................................................... 57
4.4.1.1. Regression ........................................................................................................................... 57

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4.1.1.2. Correlations ......................................................................................................................... 60
4.1. Discussion and Interpretation.............................................................................................. 62
CHAPTER FIVE ........................................................................................................................................ 68
CONCLUSION AND RECOMMENDATIONS ON STUDY FINDINGS ............................................... 68
5.1. Introduction ......................................................................................................................... 68
5.2. Conclusions ......................................................................................................................... 68
5.3. Recommendations ............................................................................................................... 70
REFERENCES ........................................................................................................................................... 71
APPENDICES ............................................................................................................................................ 76

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List of Figures
Figure 1: Conceptual Framework of the Study ............................................................................. 32
Figure 2: Sex of respondents......................................................................................................... 41
Figure 3: Age of respondents ........................................................................................................ 42
Figure 4: Educational Level of Respondents ............................................................................... 43
Figure 5: Work experience of respondents ................................................................................... 44
Figure 6: Sample Cooperative Housing and Focus group interview photographic Image ........... 47
Figure 7: Private sector and organizations Participation .............................................................. 48
Figure 8: Land provided to house developers without infrastructure access as per regional design
and standard photographic Image ................................................................................................. 51
Figure 9: Housing Cooperatives and Associations saving trend .................................................. 52
Figure 10: City-Wide structural plan of Jinka town with land use category ................................ 55
Figure 11: Houses Supplied in Jinka Town .................................................................................. 55
Figure 12: Sample photographic image Low cost and Cooperative houses ................................. 56

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List of Tables
Table 1: Target Population and Sample Size ................................................................................ 36
Table 2: The Implementation Status of Ethiopia's urban housing policy in Jinka town .............. 45
Table 3: Challenges of Ethiopia's Urban Housing Policy Implementation in Jinka Town ......... 49
Table 4: Opportunities of Ethiopia's Urban Housing Policy Implementation in Jinka Town ...... 53
Table 5: SPSS output of ordered logistic regression coefficients of odds ratio to predict outcomes
between HPI, OPPO and CHA ..................................................................................................... 59
Table 6: Spearman Rank Correlation Coefficient Test of Relationship between HPI, OPPO
&CHA ........................................................................................................................................... 61

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ABREVIATIONS AND ACRONYMS
AACA: Addis Ababa City Administration

BA: Bachelors of Arts

BSC: Bachelors of Science

C0: Degree Celsius

CBE: Commercial Bank of Ethiopia

CHA: Challenges

CSA: Central Statistical Agency

E.C: Ethiopian Calendar

EFY: Ethiopian Fiscal Year

FDRE: Federal Democratic Republic of Ethiopia

FGI: Focus Group Interview

G.C: Gregorian calendar

GDP: Gross Domestic Product

GTP: Growth and Transformation Plan

HPI: Housing Policy Implementation

IHDP: Integrated Housing Development Program

Km: Kilometers

MA: Masters of Arts

MSC: Masters of Sciences

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MSEs: Micro and Small Enterprise

MSL: Meter above sea level

n.d: Date Unknown

OPPO: Opportunities

PhD: Philosophy of Doctors

SNNPR: Southern Nations Nationalities and Peoples Region

UN: United Nations

SPSS: Statistical Packages for Social Sciences

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CHAPTER ONE

INTRODUCTION
This chapter was organized in to and dealt with the introductory parts of this study. These
include background of the study, statement of the problem, research objectives and questions,
significances, delimitation or scope and limitations, descriptions of the study area and definition
of terms used in this study.

1.1. Background of the Study

Housing is an essential need affecting the well-being of all citizens. Accordingly, providing
adequate and affordable housing is a core national policy objective (Matsumato & Crook, 2021).
Different scholars such as Salman et al., 2020, El-hadj M. Bah et al, 2018, Clampham, 2017,
Gopalan and Venkataraman, 2015) define housing policy in different ways, but whatever their
definition is; it stands on public policy context in particular to policy implementation. As to
them, housing policy is a way of government intervention in the housing sector; however, its
interventions may differ in their form and scale.

In terms of form according to Clampham(2017) governments and government agencies

intervene through regulations or setting limits of action, direct provision by directly building
housing, provision of finance or subsidy, provision of information or guidance, setting patterns
of accountability for organizations in housing, defining issues and problems around housing; and
choosing not to intervene or non-intervention.

In terms of geographical scale, housing is global, national and local in its reach, although
housing policy is usually essentially a national concern. However, in countries with a federal
structure such as the US and Australia, the states have a major role alongside the national
government (Clampham, 20017). Therefore, relevant government agencies can exist at any
different levels. Some have responsibilities at national level whereas others may be local
municipal agencies that have local accountabilities and duties, although this may be with in a
national framework. It is very common for housing to be both national and local responsibility

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with national governments setting the legal and policy frame work and local municipal
authorities planning provision at the local level (Clampham, 2017).

Ethiopia is a federal country with decentralized governance by the 1995 Constitution established
federal structure. After the decentralization of governance to the regional states in 1995, a second
phase of decentralization was followed in 2002, the District-level Decentralization program, after
which the bulk provision of public services was devolved to the sub-regional government.
Accordingly, local governments have the major responsibility for urban housing development in
Ethiopia. And also urban local governments are assigned municipal functions by regions through
city proclamations; these include housing supply (Matsumato & Crook, 2021). As the Federal
Democratic Republic of Ethiopia(2016) itself states that, the government has the responsibility to
develop and implement methods that provide sufficient and affordable housing to all sections of
the society, especially those with low income levels. With this in mind, the government launched
the Integrated Housing Development Program (IHDP) a decade ago based on the government‘s
Urban Development Policy. However, due to the severity of the problem the government has
realized that it cannot resolve the deficiency in housing and associated services by this means
alone and consequently it has become necessary to search for alternative solutions.
Consequently, the FDRE adopted comprehensive national housing legal framework of housing
provision policy and strategy in 2013 and revised in 2016 which came up with eight modalities
to provide housing for urban residents; four of which provided under government coordination
and the rest four by private sector, housing cooperatives, jointly by government and private
investors.

According to Wubalem (2018) this aforementioned Ethiopia‘s housing policy adopted to supply
sufficient houses at fair prices to all sections of the society, it is found necessary to design and
implement a general housing development strategic framework-which promotes individual
private house builders, promotes real estate development, encourages the mainly government
coordinated housing development and provision programs, encourage housing cooperatives, as
well as encourages the participation of various government institutions (employers) etc…to solve
the housing problem step by step. Therefore, it is important to see as this housing policy
intervention is in process of action or not as its intended goal and objective from national to local
level. Because, regarding with the housing policy implementation El-hadj M. Bah et al. (2018)

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states that, in recent years many governments have announced measures to tackle the housing
crisis in their countries. Because, the provision of affordable housing depends in particular on the
strong and unwavering political will of governments, as well as the development and
implementation of effective housing policies. But as to them, tangible action steps have not
accompanied most of these public pronouncements; and also as it was experienced in Morocco
and Ethiopia, governments cannot reach their goals of affordable housing provision with partial
solutions. Similarly, Paneo et al. (2017:20) argues that ―policy is only a good plan that is neatly
stored in the archive if it is not implemented correctly.‖ This thesis, therefore, tried to investigate
the implementation of Ethiopia‘s urban housing policy, its challenges and opportunities in Jinka
Town.

1.2. Statement of the Problem

The implementation of housing policy is the point where the theory is transformed to actual and
practical process of the provision of houses to the beneficiaries (Ngwenya, 2016). In most Third
World countries, most governments have attempted to implement housing programs to
accommodate their urban residents. However, such programs usually meet with failure or only
limited success (Alemu, 2020).

In Ethiopia, housing policy implementation goes back to the Emperor regime, even though the
regime lacks formal housing policy. During this regime the attempt to housing sector
intervention left unsuccessfully. It was due to housing supply left for private sector, land
ownership of private sector/land lords/, the private home owners‘ decision on the amount of
rental houses price; and the low income level of citizens to afford rental houses and land. As
result, low income groups neglected and government became unable to housing provision. The
next regime was Derge which came up with the first legal system (Proc. No. 47/75) to intervene
in housing sector; but remained in the same story with that of Emperor Regime in its
implementation scenario. It was due to government‘s complete control of housing sector, scarcity
of resources to sustainably allocate budgets and therefore, subsidized housing provision ceased;
and the low income of the citizen to construct the smallest standard dwelling houses. As result,
total housing production of the regime satisfied only small portion of the demand for the period;
and generally, the housing development approaches that were implemented were unable to
successfully address the demand of low and middle-income groups (Alemu, 2020, Esayas, n.d).

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In addition to this, according to Esayas (n.d) governments often give less priority to the housing
sector due to their shortage of investible resources. In a country like Ethiopia which strives to get
quick return from investment it can be expected that the housing sector would be given a
marginal position owing to the fact that a significant investment in the housing sector would also
result in resolving social problems. Apart from this, concerning operational problem on
investment in housing, Ethiopia becomes one of the developing countries to allocate a very low
percentage on housing sector, which is estimated to be 2.5% of its national income. This figure is
below the minimum standard set by the United Nations for developing countries, which is 6% of
GDP. And also as to Matsumato and Crook (2021) as the second most populous and fifth least
urbanized country in Africa, Ethiopia is currently facing the pressure of rapid urban expansion
and growing urban housing demand. Ethiopian cities generally have a large proportion of sub-
standard housing stock and a deficient affordable formal rental market. In a context where the
government owns all urban land and exerts considerable control on development, since 2006
Ethiopia has undertaken an ambitious housing program to significantly increase the quantity of
affordable urban housing units, although challenges remain. Therefore, it needs a research why it
is so.

In addition to the housing policy implementation related problems in general and in Ethiopia
particularly noted on paragraphs above, the extensive literature review the researcher conducted
indicated there was no previously conducted research on the housing policy implementation at
the study area, in Jinka town. Moreover, in Ethiopia, housing policy implementation research has
paid little attention in previous studies and few researchers conducted study on the area
(Misganu, 2020, Wubalem, 2018, Kidist, 2014).

Misganu (2020) on his study entitled ―An assessment of the implementation of housing policy in
Addis Ababa City Administration‖ tried to analyze the implementation gaps and barriers of
housing policy in Addis Ababa City. Therefore, this study focused only on implementation gap
evaluation and factors hindering the policy‘s implementation process without considering the
Ethiopia‘s Urban Housing Policy and Strategy urban local governments‘ level specific
implementation directions and objectives. And also the study did not further analyzed and
pointed out what implementation opportunities were there as per the national housing policy city
administration implementation directions.

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Wubalem (2018) conducted a study on Ethiopia‘s housing policy implementation process
entitled ― Government-led Condominium Housing: Policies and Practices(The Case of Addis
Ababa)‖ the study assessed the policies and practices on government sponsored condominium
housing program through policy document analysis; and tried to show as there was policy
practice gap and called government to revise the condominium housing policy and strategy
document to participate private sector and create public private partnership. The study focused
only on a single element of Ethiopia‘s Urban Housing policy and strategy document, a
condominium housing program without considering implementation analysis on all the policy
elements in the document.

Kidist (2014) conducted a study on Ethiopia‘s housing policy entitled ―Assessment on the
performance of Integrated Housing Development Program with Particular Reference to the
Objectives of the Program: Focusing on Addis Ababa‖ the study assessed Integrated Housing
Development Program (Condominium Housing) against its objectives and shown there was
implementation problems due to governments‘ sole control of implementation process; and
recommended government to play regulatory role only and encourage private sector to involve in
condominium housing. Similar to Wubalem (2018) this study also focused only on a single
element of Ethiopia‘s Urban Housing policy and strategy condominium housing program and
lacks holistic view to the policy‘s implementation. Moreover, as a study conducted on Integrated
Housing Development Program objectives, did not considered the Ethiopia‘s Urban Housing
policy and strategy urban local government level set objectives.

Furthermore, all studies mentioned above did not considered available policy implementation
theories to extend in the literature of policy implementation in Ethiopia, in particular to housing
policy implementation. Therefore, this research intended to fill their research gaps through
considering Ethiopia‘s Urban Housing Policy and Strategy urban local governments‘ level
specific implementation directions and objectives, what implementation challenges and
opportunities were there in its analysis by holistic view point of the policy; and extend policy
implementation theories to Ethiopia‘s policy implementation literature; more specifically to the
case of housing policy implementation.

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1.3. Objectives of the Study

1.3.1. General Objective

The general objective of this study was to investigate the implementation of Ethiopia‘s urban
housing policy, its challenges and opportunities in Jinka Town.

1.3.2. Specific Objectives

The specific objectives of this study were:-

1. To assess the implementation status of Ethiopia‘s urban housing policy in Jinka Town;
2. To examine the challenges of Ethiopia‘s urban housing policy implementation in Jinka
Town;
3. To explore the opportunities of Ethiopia‘s urban housing policy implementation in Jinka
Town

1.4. Research Questions

To address the study objectives, the next research questions were administered:

1. What does the implementation status of Ethiopia‘s urban housing policy seem in Jinka
Town?
2. What are the challenges of Ethiopia‘s urban housing policy implementation in Jinka
Town?
3. What are the opportunities of Ethiopia‘s urban housing policy implementation in Jinka
Town?

1.5. Significance of the Study

This study was conducted on the implementation of Ethiopia‘s urban housing policy, its
challenges and opportunities in Jinka town. Therefore, the significance of this study will be
numerous: its findings will be used by the Jinka City Administration in general and mayor office
and city manager in particular, for their decision making as alternative solution for the cross
cutting issue adequate housing service provision. The zonal, regional and federal infrastructure
and urban development bureaus and expertise will use it as input for urban housing policy
decision and implementation to towns in the status with Jinka. The study will also fill a research
gap in policy implementation and contributes to academic world the complex task in public
policy process, in particular to urban housing policy implementation. It will serve researchers
interested on the area as data source for further study works.

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1.6. Scope of the Study
Geographically, this study was delimited to Jinka town in Southern Nations Nationalities and
Peoples Regional State; which is one out of 17 reform towns in SNNPR after the dissolution of
Sidama and South West Ethiopian Peoples Region more recently from SNNPR. Thematically,
this thesis was delimited to investigate the Ethiopia‘s urban housing policy implementation part
only. Therefore, the researcher was not tried to investigate other parts of Ethiopia‘s urban
housing policy set ups, such as provision of urban land; supporting the housing construction in a
holistic manner . The time scope this study conducted was this year up to Aug/2022.

1.7. Description of the Study Area

Jinka Town was the study area of this research. Jinka was taken as study area due to three
reasons: one the town was established during the reign of Emperor Haile SillassieI and has had
long history of housing policy implementation then to now; two the newly formulated Ethiopia‘s
urban housing policy and strategy 2016 mandates all urban local governments to implement it,
and therefore Jinka Town is responsible; three Jinka is residential town of the researcher and the
researcher is familiar to it and therefore had opportunity to easily obtain data to conduct this
study. Thus, the detail description of Jinka Town as a study area presented as follows:-

It is located at a distance of 750kms kilometers south of the Federal capital city, Addis Ababa
and 505 kilometers South West of SNNPRS Capital, Hawassa. It is classified under the
settlement category of Grade 2 ULG. Geographic coordinates of the town lies between 50-.78‘
N Latitude and 360.56‘ E Longitude. It is bordered with Bako Dawla woreda kebeles in North,
South, East and West. Total population of the town in accordance with CSA 2007 forecast
estimation is 34,551. From these, male population is 16,881 and that of female population is
17,570. Annual average growth rate of population of the town is estimated at the rate of 2.9.
The climate condition of the town is Semi-humid climate ‗Woyna dega’ in Amharic and its mean
annual temperature range from 15.3℃ to 27℃ and the average temperature is 21.2℃ with the
respect to the rain fall average rainfall of the town is 1345mm. Main economic activities of
Jinka town include trade, agriculture, service, small scale construction and manufacturing
activities (Jinka City Administration, 2021).

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1.8. Limitations
There were limitations encountered the researcher. Town level political instability and related
conflict interrupted questionnaire distribution and caused interview and FGI sessions
postponement. As result, some respondents did not participate in FGI session. Unwillingness of
some respondents, to fill out and properly return questionnaires; and also lack of available
documents in arranged and organized manner at study area, particularly performance reports on
housing; and limited researches in area of housing policy implementation for further references
were limitations challenged the researcher. However, questionnaires‘ on spot distribution and
collection, repetitive contact and collection of delay filling respondents; confortable place and
time schedule for interview and focus group interview sessions; extensive literature review on
the area and collection and synthesis of different years performance reports were measures
limitations managed and enabled the researcher to came up with this study result.

1.9. Operational Definition of Terms

To keep the overall consistency of this study through avoiding misconception, data collection
and interpretation the key terms of this study were operationally defined in line with the concept
of this study. Therefore, the key terms were defined as follows:

Urban: settlement area which is established as urban through set criteria by competent authority
in a certain country with in its administrative level.

Housing policy: a legal frame work which has defined goal, objective, implementation strategy
and direction through it a country government guides housing sector in its administrative
levels.

Housing policy implementation: a process of changing in reality of national housing policy

and strategy goals and objectives in line with intended implementation direction of the
policy there by solving societal housing problems through all actors and stakeholders
involvement.

1.10. Organization of the Study

This study was organized in to five chapters. Chapter one was introduction which consisted of
background, statement of the problem, objectives, research questions, significance, scope of the
study, description of the study area, limitations of study and operational definition of terms.

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Chapter two was the next and it was review of literatures which were theoretical and empirical
literatures reviews and the conceptual frame work of the study developed from two reviews were
dealt with in it. The third chapter was the methodology of this study which consisted of research
design and approach, types of data and sources, sampling design, sampling technique and sample
size, tools of data collection, variable description, method of data analysis and presentation; and
ethical considerations. Chapter four presented results or findings and discussion of the study and
which consists of response rates, demographic profile of respondents, results or findings,
discussion and interpretation on findings. The last one, chapter five presented conclusions and
recommendations of this study.

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CHAPTER TWO

REVIEW OF RELATED LITERATURE

2.1.Introduction
In this chapter the researcher reviewed related and empirical literatures to support the study with
existing body of knowledge and conceptualize the issue studied. Therefore, related literatures on
concept and theory of policy implementation, urban housing policy and its implementation,
housing policy implementation challenges and opportunities; and empirical literatures on
existing practices of urban housing policy implementation in different areas including Ethiopia‘s
experiences reviewed and the literature reviews were summarized; and finally conceptual frame
work of this study developed from both reviewed literatures.

2.2.Theoretical Literature

2.2.1. Concept and Theories of Policy Implementation

2.2.1.1.Concept of Policy Implementation

Policy implementation is what develops between the establishment of an apparent intention on
the part of government to do something, or stop doing something, and the ultimate impact in the
world of action (Laurence & O‘Toole, 2000). According to Wubalem and Lu (2020) policy
implementation is a lengthy process that begins from designing a policy‘s content to achieving
the results; and involves translating the goals and objectives of policy in to action through
providing institutional resources including money to be spent, laws to enforced, employees to be
hired, action plans to be put in place. And also Dereje and Tiruye, (2018) adds that policy
implementation is one of the core stages where government‘s commitment is to be realized and
the promise given to the public is fulfilled. According to Ikechukwu and Chukwvemeka(2013)
the overall objective of every government is to bring about a qualitative improvement in the
standard of living of its citizens and to promote growth and development; and realizing these
noble objectives entails not only on the formulation of policies but also implementation of such
formulated policies. As result, policy implementation has become of a greater concern to its

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formulation particularly in developing nations where the government is increasingly looked up
on by citizens to implement development projects, programs and policies.

Policy implementation refers to the mechanisms, resources, and relationships that link policies to
program action. More specifically, it means carrying out, accomplishing, fulfilling, producing, or
completing a given task (Wubalem & Lu, 2020). To sum up, policy implementation is
translation, action, realization and performance of certain policy. Therefore, understanding its
concept is important.

2.2.1.2.Theories of Policy Implementation Research

Until late 1960s, scholars had not set out to create a theory of implementation. But from the mid-
1970s onwards, they created systematic theories of the policy process that were generalizable to
many cases (Birkland, 2015). Abdurahaman (2019) also adds that, the structured study on policy
implementation is traced to Pressman and Wildavsky‘s 1973 examination of a federal jobs
program on Oakland, California. Pressman and Wildavsky(1973), in their book
―Implementation‖, called attention to the joint action required for the successful execution of
policy. According to Kenaphoam and Jandeng(2019) and Birkland(2015) the theories of
policy implementation are: 1) the top-down theories of implementation which are the models of
policy implementation process of Van Meter and Van Horn, the general model of
implementation process, and the political model; 2) The bottom-up theories or approaches of
implementation which are the bureaucratic process model of Lipsky, the backward mapping or
bottom up perspective model, and the model of structure; 3) The hybrid( synthesis) theories of
implementation which are the interactions between the factor models, the model of
decentralization program implementation process, the rational model, the policy program
implementation process. The aforementioned theories or approaches were discussed in detail
below as follows:

2.2.1.2.1. Top-Down Theories or Approaches

Birkland (2015) defines top-down approaches as a way of studying policy design and
implementation that considers the goals of the highest-level policy designers, and traces the
design and implementation of the policy through the lowest-level implementers. And also as to
him top-down approach of policy implementation is based on important assumptions pointed out
here below:

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Policies contain clearly defined goals against which performance can be measured. As Neal
Ryan puts it, ―Top-down implementation strategies greatly depend on the capacity of policy
objectives to be clearly and consistently defined; policies contain clearly defined policy tools for
the accomplishment of goals; the policy is characterized by the existence of a single statute or
other authoritative statement of policy; there is an implementation chain that starts with a policy
message at the top and sees implementation as occurring in a chain; Policy designers have good
knowledge of the capacity and commitment of the implementers. Capacity encompasses the
availability of resources for an implementing organization to carry out its tasks, including
monetary and human resources, legal authority and autonomy, and the knowledge needed to
effectively implement policy. Commitment includes the desire of the implementers to carry out
the goals of the top-level policy designers; a high level of commitment means that the lower-
level implementers, particularly those at the ―street level,‖ such as teachers, police officers, or
social workers, share the values and goals of the policy designers.

In a top-down model of policy design, the implementer assumes that these features are present or
that any problems suggested by these assumptions can be overcome. The focus then is on
creating the proper structures and controls to encourage or compel compliance with the goals set
at the top (Birkland, 2015).

Top-down policy implementation models have largely fallen out of favor because of assumptions
that have been disproven (Signé, 2017). And also Birkland(2015) explains that, there are some
substantial weaknesses with top-down approach of policy implementation. As to him the most
problematic feature of top-down models is the emphasis on clear objectives or goals. Without a
consensus on what program goals are, it is hard to set a benchmark for program success and
failure. The model assumes that, when policy makers fail to provide one goal or a coherent,
mutually compatible set of goals, implementation is likely to be difficult as agencies and people
charged with putting policies into effect pursue different goals. In contrast to the assumption of
this model, Anderson (2003) states the goals of a policy may be somewhat loosely stated and
cloudy in content, thus providing general direction rather than precise targets for its
implementation.

Another problem with top-down models is the assumption that there is a single national
government that can successfully structure policy implementation and provide for direct delivery

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of services. But most policies made by the federal government require considerable state and, in
many cases, local governmental cooperation. This assumption of a strong central government
assumes a unitary method of decision making that ignores competing or overlapping agencies
and their staffs, and the interest groups that have an interest in these agencies‘ work. Indeed,
James Anderson notes that legislators, bureaucrats, the courts, pressure groups, and community
organizations are all involved in policy implementation. While the focus of implementation may
be in one agency, several other actors will have an influence on implementation success or
failure. Given this dismal account, one might assume that the federal government—the ―top‖—
cannot structure implementation at all. However, Sabatier notes that the top can set guidelines for
implementation, if not hard and fast rules, provided government actors act carefully and work
collaboratively across agencies and with the states and local actors. Top-down approaches often
ignore the relative ease with which many implementers and interest groups can work to subvert
the originally established goals. Finally, top-down approaches assume that policy is contained in
a single statute or other authoritative statement (Birkland, 2015).

Regarding with the application of top-down approaches, Dereje and Turiye(2018) states that,
most of the underdeveloped countries opt for a top-down approach as the only realistic way
where policies remain highly centralized and elitist where there is limited popular participation
that could enhance implementation. Policy implementation in a federal system is believed to
provide flexible way of dealing with for both center and subnational levels. However, owing to
the age-old policy centralization traditions, there is always resentment and half-hearted
participation at subnational levels as implementation guidelines sometimes out-step governance
jurisdictions. This in turn induces resistance on the part of immediate front-line implementers in
a way top-downers may not notice of its final repercussions. In Ethiopia policies and their
implementation guidelines are designed without implementation alternatives which result in
much lower outcomes than expected. This is quite common especially in a top-down
policymaking process where rigid implementation guidelines are sent down and implementers
are made to adhere, without taking into account of realities operating on the ground. It can,
therefore, be inferred that since policy implementation modality in the country is largely led by
such strict ―one-size-fits-all‖ policy. Moreover, Desalegn( 2019) suggested that, in Ethiopia,
executive branch of the federal government highly influenced all activities including policy

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formulation at all levels. There is also unnecessary interference, particularly in the mandates of
the middle and low level of government structure from the federal government.

2.2.1.2.2. Bottom-up Approaches

According to Birkland (2015) are a way of studying policy design and implementation that
considers the abilities and motivations of the lowest-level implementers, and tracks policy design
from that level to the highest levels of government. Richard Elmore(1979) the key proponent
of the bottom-up approach calls this ―backward mapping,‖ in which the implementation process
and the relevant relationships are mapped backward, from the ultimate implementer to the
topmost policy designers.

In a reaction to the overly structured top-down research approach—in particular, to

dissatisfaction with its ability to explain many unsuccessful outcomes, and in reaction to the
flaws of top-down policy design—researchers began to view implementation from the
perspective of ―street-level bureaucrats (Birkland, 2015).

One difference between the top-down and bottom-up approaches is the metrics that are selected
for evaluation. Bottom-up models view policy from the perspective of target population and the
service deliverers. In his theory of street-level bureaucrats, Lipsky (1980) writes that the
discretion of those who are relied upon to implement policy in the field is a key factor in
successful implementation. Rather than implementing policies with fidelity, each street-level
bureaucrat is forced to adapt a policy mandate aiming as far as possible to circumnavigate
varying resource constraints (Signé, 2017).

Bottom-up theorists tend to believe that centralized decision-making is poorly adapted to

local conditions and flexibility is important to reach goals. By tracing the network of
stakeholders involved in the policy delivery process, they conclude that those responsible for
implementation (e.g., the front-line service deliverers) are more important to success than
centralization or top-down administration (Signé, 2017).

According to Birkland (2015) this approach is built on a set of assumptions that stand in marked
contrast to the implicit assumptions of ―forward mapping‖ or top-down approaches. These are:-

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First, the bottom-up approach recognizes that goals are ambiguous rather than explicit and may
conflict not only with other goals in the same policy area, but also with the norms and
motivations of the street-level bureaucrats. Second, the bottom-up approach does not require that
there be a single defined ―policy‖ in the form of a statute or other form. Rather, policy can be
thought of as a set of laws, rules, practices, and norms, such as ―energy policy‖ or ―criminal
procedure,‖ that shape the ways in which government and interest groups address these
problems. Thus, implementation can be viewed as a continuation of the conflicts and
compromises that occur throughout the policy process, not just before it begins and at the point
of enactment. This bottom-up approach has a number of features to commend it. In particular,
the lack of a focus on a particular program and on a fixed, top-to-bottom implementation chain
means that the bottom-up approach can view implementation as working through a network of
actors—much like an issue network or policy community—rather than through some rigidly
specified process that fails to account for the richness of the policy-making environment.

In general Birkland (2015) states that, the top-down approach is much more useful when there is
a single, dominant program that is being studied. Several times specific legislative enactments
that made important policy changes. On the other hand, bottom-up modeling makes sense when
there is no single dominant program (such as in a state‘s penal code, which consists of many
policy statements regarding the nature and severity of crimes) and when one is more interested in
the local dynamics of implementation than in the broad sweep of design. It is useful to consider
the local factors, from both practical and academic perspectives, since local experience with
implementation success or failure can yield important lessons for policy implementers.

2.2.1.2.3. A Synthesis: Third Generation Approaches

Because of the relative strengths and weaknesses of the top-down and bottom-up approaches,
researchers have sought to combine the benefits of these approaches into one model or synthesis
that can address the structuring of policy from the top as well as the likelihood of its subversion
or at least its alteration at the point of implementation(Birkland, 2015). Wubalem and Lu(2020)
also adds up the synthesis approach focuses on the two policy implementation theories‘ relative
strengths and weaknesses and synthesizes them in to a balanced implementation theory.

Richard Elmore (1979) has sought to combine his idea of ―backward mapping‖ with a ―forward
mapping element.‖ By looking both forward and backward, we can understand that top policy

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makers can make choices of policy instruments or tools to structure implementation, while
realizing that the motivations and needs of lower-level implementers must be taken into account
(Birkland, 2015).

To sum up, in the last 50 years policy implementation model was borne and grown up in much
dynamic state and reached 1st generation to 3rd generation; the generation which only assumes
direction to policy implementation is best when it begins from center to periphery to the
generation that assumes both center and periphery combination leads to policy implementation
success. However, the policy implementation model still exist in Ethiopia is the first generation,
top-down approach. Therefore, it requires Ethiopia to follow the policy implementation to look
the stage world reached.

2.2.2. Housing Policy Implementation

2.2.2.1.Global and National Overview

Global housing policy and its implementation during 1950s and 1960s was underpinned by
principles of modernization, industrialization and urban growth. During the time housing was
directly provided by governments through large-scale, capital intensive direct provision of
housing. Multi-storied apartment block complexes built to replace the informal settlements that
were rapidly expanding in cities of developing world. But the practice was experienced
insufficient supply of public housing, lack of coordinated programs, resources and capacity to
implement such large-scale capital intensive projects. In light of the failures of governments‘
direct housing provision, in 1970s global housing policy and its practice changed towards
‗redistribution with growth/ basic needs‘ approach. Such theory was mainstreamed in global
housing policy and the role of governments switched away from direct provision and from the
late- 1980s onwards the ‗ enabling‘ approach became the dominant global housing sector model
to reduce governments role as direct providers of housing and act as enablers of private sector
to produce housing at scale( UN-HABITAT, 2011).

Adequate housing for all is now more accepted than ever before. However, different countries
separately adopt different housing systems based on their ideological, political, economic, social
and cultural theories or beliefs. It was not until 1976 during Habitat I when the housing problem
was put on the international agenda. The Vancouver Declaration focused on the role of the

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governments and the international agencies in formulating their own strategies and on the
housing provision. Nevertheless, the strategies did not benefit those who were in most need of
housing. Since Habitat I, the focus of global housing debates has changed, it moves from
advocating a strong government role to an enabling role of governments and facilitate the
development of housing markets. The representative strategies and policies were illustrated by
the United Nations Strategy for Shelter to the Year 2000 in 1988, and World Bank‘s strategic
paper on ―Housing: Enabling Markets to Work‖ in 1992. Habitat II produced a more
comprehensive landmark document ―The Habitat Agenda‖ in 1996, which reinforced the
previous advocacy on the enabling strategy for the housing sector. The enabling approach
emphasized the role of the private sector, communities, and individuals in the housing provision.
It regarded housing policies as part of social and economic policies. It proscribed demand side
strategies and supply strategies for housing. The demand side strategies focus on the
development of property rights, infrastructure improvements, promoting private ownership of
land and housing to enable them to be used as collateral for housing finance and investment.
However, these strategies did not benefit too much for the poor and for those living in informal
settlements. On the other hand, the supply side strategies focus on the provision of infrastructure,
introducing realistic affordable and living standards, providing sufficient land for housing
development, the development of building industries and technology, and the institutional
development for enabling the housing sector to work(Zhang &Ball, 2016).

From the global housing policy implementation view point, it is important to look over the
housing policy implementation in Ethiopia, the process, role of implementation and its strategy.
In Ethiopia, housing policy implementation goes back to the Emperor regime, even though the
regime lacks formal housing policy. Housing delivery in the Emperor regime was directly related
to land holding policy. The land tenure system of the regime was Feudal and allowed private
land ownership. The Feudal lords or land lords were sole distributers of land and were also
engaged in rental housing development. In addition to this, the Emperor‘s government also
provided low-cost housing to fill the housing shortage uncovered by rental housing developer
land lords (Misganu, 2020, Alemu, 2020). But, during this regime the attempt to housing sector
intervention left unsuccessfully. It was due to housing supply left for private sector, land
ownership of private sector/land lords/, the private home owners‘ decision on the amount of
rental houses price; and the low income level of citizens to afford rental houses and land. As

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result, low income group neglected and government became unable to housing provision
(Alemu, 2020).

The next regime was Derge which came up with the first legal system (Proc. No. 47/75) to
intervene in housing sector through regressive reduction in the amount of house rental price to
tenants, introduction of different programs for housing provision, allocation of government
budget to construct rental dwelling houses, establishment of formal rental houses administration
institution, technical, service rendering and bank loan facilitation assistance from government
were the major ones. But the implementation remained in the same story with that of Emperor
Regime in its implementation scenario. It was due to government‘s complete control of housing
sector, scarcity of resources to sustainably allocate budgets and therefore, subsidized housing
provision ceased; and the low income of the citizen to construct the smallest standard dwelling
houses. As result, total housing production of the regime satisfied only small portion of the
demand for the period; and generally, the housing development approaches that were
implemented were unable to successfully address the demand of low and middle-income groups
(Alemu, 2020, Esayas, n.d).

In the post-1991 Regime, the FDRE government introduced the first elements of is new urban
housing policy, the Integrated Housing Development Program(IHDP) in attempt to recover from
the failure of the urban housing policy implementation just after the end of Ethiopia‘s political
revolution in 1974(UN-Habitat,2011). The Integrated Housing Development Program which
initiated in 2005 considered as the most ambitious social housing programs in Africa was
suspended in all regions, except Addis Ababa in mid-2010 due to regional states inability to pay
construction loans among others (Hassan et al., 2020, Yewoineshet, 2007). As Matsumato and
Crook (2021) this program was considered as a leading national policy instrument for the
construction of affordable condominium units-successfully supplied 383,000 housing units
between 2006 and 2018, but it was phased out owing to capacity and delivery issues, as well as
the highly subsidized nature of the program. As result, FDRE government adopted
comprehensive national Urban Housing Policy and Strategy in 2013 which provides direction
and means to resolve comprehensively the challenges faced by the housing sector, enable
effective and efficient housing provision, and which shows the government‘s policy direction for
urban housing provision( MUDHo, 2016). And also, MUDHo (2016) stated that, this

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comprehensive housing development framework promotes the participation of individual house
builders and real estate development; and strengthens mainly government coordinated housing
development and provision programs. And also it encourages housing cooperatives, as well as
the participation of various government institutions (employers).

Therefore, the overview points out that, globally housing policy implementation came across
from mainly government role to an enabling role of government; and strategically through
demand side to supply side consistently. In spite of this, the process was inconsistent in Ethiopia.
Because, the Emperor regime implemented enabling approach with demand side strategy; and in
the contrary, Derge regime implemented government‘s strong role approach with supply side
strategy. In more varying, the current regime is implementing mixed approach with mixed
strategy.

2.2.2.2.Mechanisms of Housing Policy Implementation

According to Clapham (2017) government and government agencies can use different
mechanisms to implement housing policies. These include regulation, direct provision, provision
of finance or subsidy, provision of information or guidance, setting patterns of accountability,
defining issues and problems and non-intervention.

Regulation involves setting the limits of action of private actors and institutionalizing social
practices in the housing market. A common example would be regulation of the private rented
sector that could involve controlling rents, constraining the activities of lettings agents and
providing security of tenure to tenants. But regulation can also involve the regulation of
behavior. Direct provision mean the national or local government or state agency directly
building housing for sale or, more usually, for rent. Government may not undertake all of the
stages of housing development in that it may contract out actual building work to private
contractors or work with private housing developers. But the state may provide other housing
services, such as accommodation and support for homeless people. Through provision of
finance or subsidy government may make available grants or loans to individuals or
organizations to achieve particular objectives. Payments to individuals may be to allow them to
afford housing they otherwise would not be able to or to alter their perceptions, attitudes and
behavior towards, for example, reducing energy use in a home or repairing the home. Grants to
organizations such as private builders and developers may be designed to increase the supply of

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housing or to change its nature. Provision of information or guidance government may act to
provide some of this information or encourage or compel another party to provide it. Information
and guidance may also be provided to vulnerable individuals who may have problems that mean
that they may require help from social work or other professionals to be able to participate
successfully in the housing process (Clapham, 2017).

Another mechanism of implementation is setting the patterns of accountability for organizations

in housing. In other words government can define the relationships between the parties involved
in housing. An example may be setting targets or monitoring procedures to ensure that social
housing agencies have to consult their tenants in particular circumstances. Governments are
often active in the field of discourse around housing. In other words, they are important in setting
the terms of discussion and debate and defining issues and problems. For example, countries
differ in their attitude towards homelessness with some seeing it as a result of imperfections in
the housing market and others as a personal failing by the homeless people themselves.
Whichever discourse is dominant and accepted by government frames debate on the issue and
defines the way the problem is defined and the actions taken to deal with it. Finally choosing not
to intervene in the market in general or in specific circumstances is a housing policy in its own
right that will have specifiable outcomes (Clapham, 2017).

2.2.3. Challenges of Urban Housing Policy Implementation

Regarding with the challenges encounter in urban housing policy implementation endeavor,(
Ondola et al, 2013, Agayi & Karakayaci,2020) stated that, inadequate supply of affordable land
infrastructure, inadequate housing finance system, poor utilization of local building materials and
technologies, lack of support to small-scale construction activities/ contractors, inappropriate
standards and legislation, inadequate participation of communities in low-cost housing
development, poor research, lack of public private partnership in low-cost housing development
and gaps in policy enforcement are challenges make housing policy implementation
unsuccessful. Moreover, Ministry of Urban Development and Housing of Ethiopia (2016)
stated the situation of challenges in Ethiopia in more detailed.

In Ethiopia, in supply system of housing finance, the Commercial Bank of Ethiopia is sole
supplier. But, priority is given to the development of other infrastructure (roads, water, land
services, etc.) the sustainability of the Commercial Bank‘s funds and bond sales is questionable.

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Alongside this constraint, the number of residents who are able to make the down payment
required from beneficiaries of the current housing schemes is small because of low household
incomes, an undeveloped culture of household savings, an absence of a system which encourages
saving, inability to access unconventional sources of finance (idir, ekub, etc.) and lack of
awareness. Another challenge is price of most construction inputs, both local and imported, has
more than doubled. Price increases of imported construction materials, such as steel bars, electric
appliances, and sanitary materials etc. and local construction inputs, such as aggregate and sand,
and the inability to achieve cost-effective local inputs using construction technologies, coupled
with the low income level of citizens, have severely limited the construction of new houses at a
desired quantity. On the other hand, Ethiopia‘s construction industry is not aligned well with the
pace of urban growth and residents‘ needs; it is neither efficient, effective nor has adequate
capacity. Absence of strong and competitive domestic contractors and consultants; absence of
sufficient quantity and quality of skilled human resources (compared to the demand) are most
notable factors that limit housing provision (MUDHo, 2016).

As to MUDHo (2016) the Urban Development Policy states that Ethiopia‘s cities and towns do
not have sufficient infrastructure network. In many urban centers, the coverage of public
infrastructure services (potable water, roads, sewerage line, electricity, solid waste management
and disposal, etc.) is very low. In the majority of urban centers, land management and use is
neither effective nor efficient. Very often land held by private individuals or organizations for
housing development and other services do not take this issue into consideration. Especially in
city centers large tracts of land are held undeveloped with the hope that profits from land sales
may be realized in the future as the institutional framework to eliminate these practices has not
existed in the past. This has meant that land applications for new development are often granted
only in areas on the urban fringe far from city centers and where there is poor infrastructure
development. This factor has added to the difficulties ULGs have faced in providing
infrastructure and services. Generally speaking, the main problem with land provision is
inability to supply land with infrastructure services - water, roads, electricity, sewerage etc. This
is significantly retarding the construction of new houses. The main reason for this is that ULGs
do not have adequate human resources, operational procedures and financial capacity. Another
constraint to serviced land provision is ensuring that urban development and neighborhood

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settlement are often not realized as per formal and approved City Wide Structure Plans,
Neighborhood, Urban Design and Local Development Plans.

Furthermore, the organization of regional governments and ULGs was not strong enough to lead
and coordinate urban housing development. Generally, the shortage of skilled human resources
which can execute the housing development at federal, regional and city administration levels,
lack of organization, and the inefficiency and ineffectiveness of the available organizational
framework have resulted in the difficulties experienced in the implementation process. These
contribute to the low provision of housing by the public and private sectors compared to the
demand. The contribution of housing cooperatives to solving housing shortage is not as great as
could be expected. Many cooperatives have not been able to build the houses approved in the
allotted time period and have transferred undeveloped plots to non-cooperative individuals. The
capacity and ethical shortcomings of cooperative management, shortage of and price increases in
construction materials, and constraints in the infrastructure services and land provision have
badly affected the performance of cooperatives at various times. Currently, about a quarter of
urban houses in the majority of the Ethiopia‘s towns and cities are owned by the government. In
these circumstances, it is known that, over the past three decades, many tenants of ULG housing
have been sub-subletting the houses they rent – in whole or in part. Furthermore, as there was no
significant increase in the rents charged for these houses ULGs‘ financial capacity to maintain
the houses has been limited. Currently the majority of government owned housing; especially
those administered by ULGs, has been seriously damaged and are not well managed or registered
in an efficient information system (MUDHo, 2016).

According to Abnet et al.(2017), the challenges in Ethiopia‘s urban housing policy

implementation process include: The failure of city governments to provide sufficient land and
infrastructure for residential purpose; inability of city governments to enforce building control
regulations; lack of housing finance mechanism, especially for the low‐income; illegal
management of urban and Peri‐urban land by illegal real estate developers, brokers, peri‐urban
farmers, and corrupt bureaucrats and administrators.

In general, bureaucratic, poverty and attitudinal challenges hamper urban housing policy
implementation in general and also in Ethiopia, particularly at ULGs.

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2.2.4. Opportunities of Urban Housing Policy Implementation
Opportunities are success factors that facilitate the policy implementation. According to Signé
(2017) Sabatier and Mazmanian (1979) establish a list of criteria that enable successful
implementation. According to Cerna (2013), ―…these include: 1.The program is based on a
sound theory related to changes in target group behavior. 2. Policy decisions have to contain
unambiguous policy directives and structure the implementation process in a way that increases
the chances of good performance of target groups. 3. The leaders and implementing agencies
require significant managerial and political skills and commitment to the goals. 4. The
programme also needs to be supported by organized constituency groups and few key legislators
throughout the process. 5. The priority of objectives is not undermined over time by conflicting
public policies or changes in socio-economic conditions‖ (Cerna 2013, 22). In this regard, the
Ethiopia‘s urban housing policy and strategy has implementation opportunities from national to
local/city administrations/ in line with the second criteria the authors listed above.

Criteria2: Policy decisions have to contain unambiguous policy directives and structure the
implementation process in a way that increases the chances of good performance of target
groups. Accordingly, MUDHo(2016) stated that, National Urban Housing Policy and Strategy
which provides direction and means to resolve comprehensively the challenges faced by the
housing sector, enable effective and efficient housing provision, and which shows the
government‘s policy direction for urban housing provision. The Urban Housing Policy and
Strategy, which has been designed taking all the issues described into account, to supply
adequate housing at affordable prices to all sections of the society and step by step alleviate the
housing shortage in urban areas; a comprehensive housing development strategic framework,
which promotes the participation of individual house builders and real estate development and
strengthens mainly government coordinated housing development and provision programs, and
which encourages housing cooperatives, as well as the participation of various government
institutions (employers). Furthermore, MUDHo(2016) pointed that a national housing
development program which has been designed and implemented since 1998E.C(2005/06 GC)
has established and created small and medium companies, contractors and consultants; the
newly adopted Urban Housing policy and Strategy brings the experiences gained during GTP1 to
a high level in GTP 2(2015/16-2019/20) has a great importance in terms of solving the shortage
of urban houses; existence of new houses built by ULGs, especially after 1991, albeit at limited

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scales; organized housing cooperatives which enable developers to build new houses and enable
their members to become home owners; private house developers engaged in construction and
provision and Commercial Bank of Ethiopia main source of fund enabled the delivery of the
government coordinated programs to date, all these are potential opportunities for
implementation of the policy and strategy at each levels of the country.

In addition to this, kiyato and Karuere(2021) explained that, Both ownership and rental housing
have untapped potential for large-scale housing developers, as well as individual households
looking to develop their own housing, the small number of mortgages, and low level of
microfinance lending for housing, point to great potential for financing. Most urban households
in Ethiopia rent (as high as 60% in Addis Ababa). Private rental often has multiple households
and extended families and friends sharing single houses or urban house extensions. Rental costs
range up to Br1 100 (US$25.2) a month. Kebele rental, a form of government-held housing units
that low cost but also low quality, is a cheaper alternative, used by about one third of urban
renters, Kebele costs below Br100 (US$2) a month. Finally, cooperative housing is another
channel for housing supply and finance.

2.2.5. Ethiopia’s Urban Housing Policy and Strategy Implementation Direction

Ministry of Urban Development and Housing (2016) put forward the general and urban centers
specific implementation direction to put in to action the newly adopted urban housing policy and
strategy.

General/ national level directions:-

Government coordinated housing projects which started in Addis Ababa to provide housing for
low and middle income residents (such as 10/90, 20/80 and 40/60 saving housing program) shall
be expanded to regions based on real housing demand identified by studies for which a loan will
be facilitated by the Commercial Bank of Ethiopia, wherever its financial capacity allows. As
housing cooperatives established in various residential areas and institutions, as well those
housing cooperatives established and to be established by the Ethiopian Diaspora were not within
the housing development framework, developed land with the required infrastructure which is
based on plot size standards determined based on the level of urban centers will be allocated in
accordance with the provisions of the lease proclamation No.721/2004 Article 12 (1,C)

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Developed land shall be provided on allocation for government offices and institutions
constructing residential houses for their staff based on plot size standards to be determined for
urban centers. Foreign investors who can build more than 1,000 residential houses will be
encouraged to take part in real estate development individually or in partnership.

In the Ethiopian context, as the land is owned by the government and the people, conducive
environment shall be created to undertake housing development through public private
partnership by linking private investors with inner city development in view of using this
resource properly in a manner that benefits the society. To resolve urban housing shortage, the
construction of houses shall be carried out in an integrated manner by availing land extensively
for the different housing development packages designed recently. Houses to be constructed by
government offices or institutions as well as by housing cooperatives, having deposited the full
costs (100%) of the houses (50 percent at the time of establishment, and the remaining 50%
when building permit is granted) at the housing development enterprises or in a blocked account,
the construction of the houses will be undertaken by the housing development enterprise
established in Addis Ababa and the regional states or by contractors of their choice, in a manner
which creates many job opportunities. Houses constructed by government offices or institutions
and by housing cooperatives and whose construction is carried out by the housing development
enterprise or by a contractor of their choice shall be exempted from taxes and duties, until the
housing demand and supply are in balance.

Urban center level specific directions:-

Urban centers should prepare a comprehensive program of land delivery to support housing
development in accordance with their city-wide Structure Plans harmonized with the
infrastructure development provision plan. In addition, the program would require to make
unreserved effort for the execution of the package by allowing executive organs (land
development and administration, housing development enterprise, cooperative organizing
institutions, housing development enterprise, cooperative organizing institutions, infrastructure
providing institutions), to make the necessary prior preparation and by placing focus on
strengthening the coordination of the actors and stakeholders participating in the housing
development for the achievement of their intended vision and mission.

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2.2.6. Ethiopia’s Urban Housing Policy and Strategy City Level Objectives
According to Ministry of Urban Development and Housing (2016), the national urban housing
policy and strategy mandates urban local governments to perform four main objectives in their
respective jurisdictions. These include: 1) Execute programs prepared to implement urban
housing development policies and strategies in their cities and towns and provide housing
development extension service; 2) Formulate necessary standards and directives to be issued at
urban level to implement urban housing development policies and strategies in accordance with
the circumstances of their particular urban center; 3) Provide serviced land for housing
development and other purposes; and 4) Put in place and ensure effective operations of necessary
organizational structure(s)(p. 65)

2.3. Empirical Literature Review

2.3.1. The Experience of South Africa in Housing Policy Implementation

According to Rojas( 2019) the most effective solutions to housing problems in low- and middle
income countries lies in the diversification of programs; and the adequate management of the
urban impacts of housing production. And also he adds up Republic of South Africa has a more
diversified set of housing programs focusing on the integration of low income households into
cities. In this regard the researcher tried to see the experience of South Africa in housing policy
implementation to acquire lesson to Ethiopia. Accordingly, the study conducted by
Ngwenya(2016) since the end of apartheid era there have been vast developments in terms of
housing in South Africa, and it is evident from the vast policy programs that the government
developed and implemented in its efforts to ensure the proper and equal housing of all citizens.
As to him between 1994 and 2009 the South African government made subsidies available for
the construction of about 2.8 million affordable houses for close to 11 million people; and also
through Departments of Human Settlements (DHS), builds about 200,000 subsidized houses a
year. As the result, although the population of South Africa is increasing rapidly, more people
have access to proper housing; the proportion of households living in formal dwellings increased
from 65.1% in 1996 to 77.6% in 2011 and the proportion of population living in traditional and
informal dwellings decreased from 18.3% to 7. 9%.

The Republic of South Africa‘s lesson to Ethiopia‘s housing policy implementation is

application of multiple programs to make success of national housing policy and strategy goals,

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objectives and directions; and management of the urban impacts, urbanization and related
demand and urban poverty among others.

2.3.2. The Experience of Nigeria in Housing Policy Implementation

The Nigerian government has adopted and implemented various housing policies and programs
in support of affordable housing that have focused on producing houses for low- and middle-
income earners since the country gained independence, between 1960–1990, and from 1991 to
the present day. These include the direct provision of low-cost housing (LCH) by the
government, assisted self-help housing (ASH) by individuals, and site and service (SAS)
housing, as provided by the Nigerian National housing policy of 1991. The 1991 housing policy
aimed at providing decent housing at an affordable cost by the year 2000. The failure of the
state-led housing system to meet the low-income housing needs led to the formulation of a new
housing policy in 2006; this was due to the housing policy‘s inability to meet its primary
objectives. The focal objectives of the 2006 housing policy were to allow the government and
private sector to be the drivers in delivering affordable housing. In this regard, the
implementation strategy in a policy strategy for housing development in Nigerian housing policy
is focused on the issue of implementing legislation and regulations. This is intended to enforce
the control and monitoring of housing delivery, such as the National Housing Commission, that
would regulate and control the housing provision and development activities (Odoyi&
Riekkinen, 2022)

The strategy directs the actions of all stakeholders in the housing sector who administer policies
and programs affecting housing provision and development. The strategic theme of
implementation focuses on the legal and regulatory framework. It provides a legal and regulatory
environment and incentives that are meant to attract public–private partnership (PPP) in mass
housing development to meet the desired outcomes of the housing policy. The implementation
strategy also requires government at all levels (i.e., federal, state, and local governments) to
designate sufficient space for housing for various income groups and persons with disability.
Further, the implementation strategy helps in the strengthening of public institutions involved in
the housing delivery at all levels of the government through institutional frameworks for
effective housing delivery (Odoyi& Riekkinen, 2022).

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The role of government at all levels (i.e., federal, state, and local governments) in the housing
sector is very much emphasized as a policy strategy in strengthening the housing sector. The
strategic theme of government as a body aims to assemble all stakeholders, such as architects,
builders, and cooperatives, to facilitate approved land-use and building designs. This strategy can
be achieved through the state and local governments‘ implementation strategies for building low-
income housing projects. The federal government through its housing policy strategy wants to
promote an effective institutional mechanism across the country to ensure the provision and
maintenance of low-income housing for a decent, safe, and healthy environment. The
government incentives aim to foster collaboration and partnership at sub-national levels and
among implementing agencies and entities to develop guidelines. The strategic theme of
government encourages a participatory approach, involving all important stakeholders in the
state and local government areas to produce and implement a unified and integrated
infrastructure development for housing. The federal government plans to ensure the use of
relevant and fully registered Nigerian professionals to provide appropriate designs and
management among research institutes and private organizations to encourage partnership in
housing delivery (Odoyi& Riekkinen, 2022). Consequently, the Nigerian government
achievement was housing capacity enhanced from nothing to build 200,000 housing units
nationwide annually, total 3142 two bedroom houses built and allocated in 23 local government
areas for low and middle income groups and the housing development system transferred from
government-built system to privately housing development( Ondola et al., 2013, Odoyi&
Riekkinen, 2022).

The Nigeria‘s housing policy implementation lesson to Ethiopia is participatory approach and
promotion of effective institutional mechanism at state and local government level. All the
concerning bodies participate in Nigeria‘s housing policy implementation process and have
defined role. From this, it is possible to assume currently Nigeria is in third generation stage of
policy implementation.

2.3.3. Ethiopia’s IHDP Implementation Experience

A policy brief recommendation study conducted by Sebawit (2017) to identify strengths and
gaps of IHDP indicated that, with its effort to address the housing demand gap in the early 2000,
the government has interjected as one of the lead housing suppliers. The IHDP project is unique

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for the reason that it aims to supply housing to those underserved by the market. The IHDP
program is also unique in that it is fully government led and financed. In addition to the role that
the government plays, the integrated and holistic approach to addressing urban poverty makes
the IHDP program unique. The IHDP program uses housing development programs as a way to
initiate and promote urban development, including addressing urban poverty, unemployment,
promote and build the capacity of the construction industry and promote micro and small-scale
enterprises (MSEs). Since the year 2006, the Housing Development Program Office (HDPO)
established an agreement with the Commercial Bank of Ethiopia (CBE) to provide low interest
mortgage loans to program beneficiaries. Therefore, while every condominium-housing owner is
expected to make a down payment of 10%, 20% or 40% of the total housing cost prior to
property transfer, CBE provides the mortgage loans at a lower than market interest rate to
individuals upon unit transfer. IHDP‘s policy design process is highly centralized at the federal
government level. Policy and program implementation of the IHDP project involves several
stakeholders at the federal level, the AACA, sub-city level and other governmental agencies. The
program also partners with private enterprises at program technical design and implementation
stages.

According to Sebawit(2017) study the program implementation came up with tremendous

achievements: the program provided condominium housing units to beneficiary families at lower
than market value, and condominium housing units have significantly improved the quality of
life of low-income residents that previously resided in inner city slums through provision of
proper living arrangements; 53% of the beneficiary households from the IHDP project in Addis
Ababa are female-headed households. Beyond access to decent and affordable housing, the
project improves the quality of life of female residents in several ways. Particularly, improved
quality of life that arises from the provision of proper sanitation and cooking spaces, impacts the
quality of life of beneficiary women in a significant way. Kiyato and Karuere(2021) also adds
up, as part of its efforts to deliver affordable housing, the state has made significant investment
in housing through the IHDP, estimated at Br243.8 billion (US$5.6 billion) over 15 years. The
state-led IHDP has delivered over the years (between 25 000 and 35 000 housing units annually).
Nevertheless, the program implementation failed.

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As to ( Sebawit, 2017, Kiyato & Karuere, 2021) IHDP implementation failures emanated from
highly-centralized policy-making and program design approach, inadequate integration of voices
of impacted citizens, businesses and other groups, lacks program evaluation as a learning tool to
improve service delivery. IHDP houses have real affordability challenges, and are unlikely to be
serving lower income households; they are in fact heavily subsidized. It is not fiscally
sustainable given the levels of subsidies. It also does not reach the required beneficiaries.
Because the IHDP dominates access to land in urban areas, it has also contributed to the
restricted supply of land for private sector and household-led housing, as most of this is reserved
for state-led developments.

2.3.4. Experience of Addis Ababa City Administration in Housing Policy

Implementation
A study conducted by Misganu (2020) that assesses the implementation of housing policy in
Addis Ababa City Administration indicates that, housing policy implementation in Addis Ababa
is effective in some policy goals and ineffective on other policy goals. Houses provided by the
government to low-income and middle-income residents are affordable by cost, and habitable by
design, but not accessible to all house seekers of the city residents, plus it‘s not adequate. That
means in the most of the condominium sites there is a lack of access to water, electricity, road,
school, health centers etc. In Addis Ababa more than 1.2 million houses seeker the city residents
registered by two registration seasons in 2005 and 2013 (Addis Ababa Housing Development
and Administration Bureau, 2018), but government builds and transferred houses are 200,000
only and 130,000 in the process. Addis Ababa structural plan (2017) says that, almost 80% of
houses demand was backlogged in the past seventeen years, these are not the only estimation, but
they were registered and saved their proportion, and the government had an agreement to transfer
the houses to the people registered at schedule time, yet the time which was supposed to transfer
the house is now over. But still there is no accountability in both government and in a system.
Consequently, as to him the Addis Ababa housing sector experienced low performance and lack
of accountability and transparency.

As to Misganu(2020) housing policy is not implemented as intended goals as well as unable to

resolve the housing problem in the city. It is because of the implementation challenges prevailing
in the city administration. These are: poor organizational structure, poor organizational
communication, poor inter-organizational coordination and integration, lack of officials

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commitment, lack of clarity in housing policy goals, corruption and nepotism, land and
infrastructure provision problem, rapid urbanization, housing finance problem, participant
organizations capacity problem, building materials cost and provision problems among others.

2.4. Literature Review Summary and Lessons Drawn

The theoretical and empirical literatures were reviewed to support this study with the existing
literature of policy implementation and practices of housing policy implementation with in and
abroad Ethiopia. And also the lessons were drawn from both literature reviews for future housing
policy in implementation in Ethiopia; and presented as follows:

To sum up, policy implementation is translation, action, realization and performance of certain
policy. In last 50 years policy implementation model was borne and grown up in much dynamic
state and reached 1st generation to 3rd generation; the generation which only assumes direction to
policy implementation is best when it begins from center to periphery to the generation that
assumes both center and periphery combination leads to policy implementation success.
However, the policy implementation model still exist in Ethiopia is the first generation, top-
down approach. Globally housing policy implementation came across from mainly government
role to an enabling role of government; and strategically through demand side to supply side
consistently. In spite of this, the process was inconsistent in Ethiopia. Because, the Emperor
regime implemented enabling approach with demand side strategy; and in the contrary, Derge
regime implemented government‘s strong role approach with supply side strategy. In more
varying, the current regime is implementing mixed approach with mixed strategy. Bureaucratic,
poverty and attitudinal challenges hamper urban housing policy implementation in general and
also in Ethiopia, particularly at ULGs. Therefore, the literature review gives lesson to Ethiopia‘s
Urban Housing policy implementation at national and local level as policy consistency, multi-
programs application through policy and strategy dynamism, participatory approach, managing
urbanization impacts and exploiting existing opportunities make success of the implementation
pace.

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Figure 1: Conceptual Framework of the Study

Source: Developed by the researcher, 2022

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CHAPTER THREE

RESEARCH METHODOLOGY

3.1. Introduction
The issues addressed in this chapter of the study were: research design, approaches, data types
and sources of the study, sampling design, techniques and size; methods of data collection, study
variables description, methods of data analysis and presentation, validity and reliability; and
finally the ethical considerations of the study.

3.2. Research Design

A research design is the arrangement of conditions for collection and analysis of
data in a manner that aims to combine relevance to the research purpose with economy in
procedure; and also it is the conceptual structure within which research is conducted (Kothari,
2004). In conducting this thesis, descriptive survey research design type was used. As Kothari
(2004) states that, when the purpose of study is accurate to description of a situation or of an
association between variables a descriptive design is good enough. Deribsa(2018) also explains
that, descriptive design involves explaining the process of compiling the facts and reviewing
documents in a way the perceptions derived from the sources are relevant and can lead valid
generalization. Accordingly, the researcher employed descriptive survey research design; and
which enabled the researcher to achieve the set objectives of this study the Ethiopia‘s urban
housing policy implementation and its challenges and opportunities; through describing and
explaining. In addition to this, methodologically the rest of this study was structured in research
approaches, sources and types of data used, sample design, methods of data collection, and a
method of data analysis applied and presented, validity and reliability and research ethics
considered in the study.

3.3. Research Approaches

To conduct this study, the researcher employed mixed approaches; meant both quantitative and
qualitative approaches. According to Creswell (2014) the combination of qualitative and
quantitative approaches provides a more complete understanding of a research problem than

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either approach alone. Also he adds that, these approaches that, both qualitative and quantitative
data provide detailed views of participants qualitatively and scores on instruments quantitatively;
and together they yield results that should be the same. And also Deribsa (2018) explains that,
mixed research incorporates both qualitative and quantitative elements in its structure; and
involves the collection and analysis of qualitative and quantitative information in a single study.
The method actually gives priorities in implementation and integration of information; and helps
to triangulate information by prioritizing quantitative and qualitative elements of the data equally
within the entirety. Accordingly, the quantitative data of this study collected through
questionnaires predominantly and from document reviews in a little bit amounts; and the
qualitative data through interviews, FGI, again document reviews and field observation. Then
after, quantitative data obtained from questionnaires and document reviews analyzed. To
supplement the analysis results of questionnaires and numerical data from document reviews,
qualitatively obtained data of participants‘ responses of open ended questionnaires, interviews,
and FGI and field observation were analyzed.

3.4. Types and Data Sources

To conduct this study, the researcher used quantitative and qualitative data types and both
primary and secondary data sources which were important to the research objectives. The
quantitative data of this study were obtained from questionnaires predominantly and from
document reviews in a little bit amounts; and the qualitative data were obtained from interviews,
FGI, document reviews and field observation. The primary and secondary sources of data for
this study were also obtained from relevant sources. The primary data was obtained from
questionnaires, interviews, and FGI and field observations. The secondary sources of data were
obtained from both published and unpublished sources: these included document reviews on
housing policies of Ethiopia in three regimes, SNNPR housing policy and strategy,
proclamations, regulations , directives and standards adopted in the region, office report
documents of Jinka city council, housing cooperatives organization and saving, housing demand
waiting list records of Jinka Municipality. And also Books, journal articles, MA Thesis and PhD
dissertation reports and internet sources were used.

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3.5. Sampling Design
A sample design is a definite plan for obtaining a sample from a given population. It refers to
the technique or the procedure the researcher would adopt in selecting items for the sample.
Therefore, a researcher must prepare a sample design which is a plan how a sample should be
selected and of what size such a sample would be (Kothari, 2004). Accordingly, to this thesis
the researcher employed both probability and non-probability sampling designs. Through
probability sampling design random stratified sampling was used and through non-probability
sampling design purposive sampling was employed.

3.5.1. Sampling Technique and Sample Size

The study area of this research was Jinka City Administration in SNNP. Jinka was taken as
study area purposively due to three reasons: one the town was established during the reign of
Emperor Haile SillassieI and has had long history of housing policy implementation then to now;
two the newly formulated Ethiopia‘s urban housing policy and strategy 2016 mandates all urban
local governments to implement it, and therefore Jinka town is responsible; three Jinka is
residential town of the researcher and the researcher is familiar to it and therefore was easily
obtained data to conduct this thesis. Hence, the sampling units of this research were the sector
offices of Jinka City Administration. According to Jinka City Public Service and Human
Resource Development Office Records, there are 24 sector offices in the City Administration.
As a sample frame list of the sector offices were taken from the Jinka City Public Service and
Human Resource Development Office. From this list of total sector offices, to determine the
target population and to select the sample respondents from the total population both purposive
and random stratified sampling techniques were employed. Regarding with sampling procedure
Kothari (2004) states that, the researcher must decide the type of sample he will use and decide
about the technique to be used in selecting the items for the sample. Accordingly, the researcher
decided and employed fore mentioned sampling techniques.

As mentioned above, there are 24 sector offices in Jinka city administration. Out of these 10
sector offices were selected purposively. These include: Jinka Municipality, Jinka City
Cooperative Office, Jinka City Mayor Office, Office of Jinka City Council, Jinka City Revenue
Office, Jinka City First Instance Court, Jinka City Prosecutor General Office, Jinka City Office
of Peace and Security, Jinka City Omo Micro Finance sub branch Office and Jinka City MSEs
Office. These offices were purposively selected. Actually 146 respondents participated in final

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study. The sample respondents were selected through random stratified sampling. To obtain
the total target population and determine the sample size from the total target population, the
office staffs of the 10 sectors were summed up and the sample population was determined from it
through calculating in percent from each stratum by employing the sample formula of Yamane
(1967). The formula is:-

Where: n= is a sample

N= is total population
e= 0.05 or allowance of random error
Based on the formula stated above, the sample size (n) was determined as follows:

The total population from 10 sector offices= 243

= = = =151

Therefore, the sample proportion of each stratum are obtained using the formula of sample
proportion (%) = n/N= 151/243=0.62(62%)

Table 1: Target Population and Sample Size

S/No. Sample frame Target Proportion Sample Method

population (%)
1 Jinka Municipality 47 62% 29
2 Jinka City Cooperative Office 4 62% 2 Stratified
3 Jinka City Mayor Office 14 62% 9 sampling
4 Office of Jinka City Council 12 62% 7
5 Jinka City Revenue Office 46 62% 29
6 Jinka City First Instance Court 34 62% 21
7 Jinka City Prosecutor General Office 17 62% 11
8 Jinka City Office of Peace and Security 10 62% 6
9 Jinka City Omo Micro Finance sub 30 62% 19
branch Office
10 Jinka City MSEs Office 29 62% 18
Total 243 151
Source: Field Survey, 2022

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3.6. Tools of Data Collection
For this study to obtain dependable, sufficient and reliable data, the researcher employed
questionnaire, interview, focus group interview, field observation and document review tools of
data collection. Questionnaire was employed as the main data collection tool and other tools
were used to support the questionnaire data.

Questionnaire: - Questionnaires both closed and open ended forms were used. The closed ended
form questions prepared in 5-point likert scale in numerically assigned values (5=strongly agree
to 1=strongly disagree). The open ended form questions used to obtain further information from
respondents and strengthen the responses of respondents obtained through closed ended form
questions. Finally, both form questionnaires were translated in to ‗Amharic‘ to avoid language
barrier and make clear the questionnaire and its contents to respondents so as to obtain reliable
data through the questionnaire. Questionnaires were distributed to office staffs in 10 sectors:
Jinka Municipality, Jinka City Cooperative Office, Jinka City Mayor Office, Office of Jinka City
Council, Jinka City Revenue Office, Jinka City First Instance Court, Jinka City Prosecutor
General Office, Jinka City Office of Peace and Security, Jinka City Omo Micro Finance sub
branch Office and Jinka City MSEs Office; and collected self-administered system.

Interview: - The researcher employed semi-structured interview through predetermined

interview guide questions on status of Ethiopia‘s urban housing policy implementation, its
challenges and opportunities, remedies taken at City Administration level with office managers
from Jinka City Mayor office, Jinka Municipality, Office of Jinka City Council Economy Affairs
standing committee members; and 8 interviewees were participated.

Focus Group Interview (FGI): - Creswell (2014) states, the researcher engages in focus group
interviews with six to eight interviews in each group. These interviews involve unstructured generally
open-ended questions that are few in number and intended to elicit views and opinions from the
participants. Accordingly, in this study the focus group interview was another tool the researcher
employed. The focus group interviewees were office staffs of Jinka Municipality Urban Houses
Management and Development who have detailed information about housing policy
implementation and they were participated already in questionnaire. The interview questions
were the three objectives of this study prepared in open ended forms and for clarity translated in
‗Amharic‘. To conduct focus group interview, the office staffs were organized in one group and

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7 out of 10 participants were reflected their views. The researcher managed information record
of the focus group interview taking handwritten note. The researcher used FGI information to
supplement and triangulate data analysis result; obtained through questionnaire survey under
each objective this study.

Field observation: - This study adopted filed observation as data collection tool. Accordingly the
observation check list prepared addressed housing construction and administration under
government coordinated programs, nationalized Derge regime houses, private sector constructed
houses, institutions constructed houses, and provision and accessibility of land and infrastructure
for housing development were observed through taking photographic images. The observation
was conduct purposively to obtain data on the study objectives of one and two, and also to
support data gathered through questionnaire instrument.

Document Review:- The researcher conducted intensive review on housing policies of Ethiopia in
three regimes, SNNPR housing policy and strategy, proclamations, regulations , directives and
standards adopted in the region, office report documents of Jinka city council, housing
cooperatives organization and saving, housing demand waiting list records of Jinka Municipality.
And also Books, journal articles, MA Thesis and PhD dissertation reports and internet sources
were used. The data obtained through this instrument were used to supplement data obtained
through questionnaire, interview, and FGI and field observation.

3.7. Variables Description

In research, a variable is any factor that varies of changes based on the treatment. In this sense,
variables are important parts of research (Deribsa, 2018). And also Mulat (2019) explained
description of variables that are treated in the study is necessary. In this regard, the dependent
and independent variables of this study were described. The Ethiopia‘s urban housing policy
implementation was treated as dependent variable and challenges and opportunities of its
implementation were treated as independent variables in this study.

3.8. Method of Data Analysis and Presentation

In this research the data collected in both quantitatively and qualitatively were analyzed. The
analysis was done by descriptive statistics, spearman rank correlations and ordinal logistic
regression. For descriptive statistics frequencies and percentages were employed; spearman rank
correlations and ordinal logistic regression applied to test the presence or absence of effect or

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relationship between independent variables (challenges and opportunities) on the dependent
variable (implementation of urban housing policy) were analyzed through spearman rank
correlation coefficient tests and ordered logistic regression coefficients odds ratio prediction.
For quantitative data collected through questionnaires and numerical data on housing the
Statistical Packages for Social Sciences (SPSS) software version 24 was used as tool to analyze.
The data collected through focus group discussions, interview and field observations on housing
policy implementation in Jinka town analyzed qualitatively through thematic content analysis to
support quantitatively analyzed data. The analysis results was presented in tables, charts, graphs,
word statement narrations suitable to communicate the result in line with the three objectives
of this study.

3.9. Validity and Reliability

The validity and reliability of this study was kept. For study validity considering the concepts of
housing policy implementation variables were operationally defined, data was collected from
housing policy implementing sector office staffs who have more detailed information, study data
analysis was conducted by formal statistical tool of Statistical Packages for Social
Sciences(SPSS) and theories of implementation research were used in match with empirical
literature. For reliability, data collection tools, particularly questionnaire coefficient was tested
through Cronbach‘s alpha reliability test and the test result was 0. 87. For Cronbach‘s alpha
reliability test acceptability, Kothari (2004) suggested that, Cronbach‘s alpha test result 0.67 or
above is acceptable. Therefore, the reliability test result was acceptable. Moreover, more than
one data collections tools (questionnaire, semi-structured interview, FGI, Field observation and
document review) were used and their analysis results triangulated supporting result of one
another as stated in fourth chapter of this study.

3.10. Ethical Considerations

For this study the researcher considered research ethics. First participants informed as the
information they provided was used for purpose of academic study only, did not write their
names, and the information they provide kept confidential. Accordingly the researcher used the
information obtained from them for this study purpose only and not mentioned their name on this
study report. The researcher, participated the respondents through their fully consent and willing
to participate. Moreover, the other authors works used in this study were fully acknowledged
through well citation.

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CHAPTER FOUR

RESULTS AND DISCUSSION

4.1.Introduction
This chapter dealt with response rate, demographic profile data of respondents, results or
findings, discussion and interpretation of the study. Meant this chapter arranged in major four
sections and sub sections in clearly detailed presentation. These sections include: section 4.2
response rates, section 4.3 demographic profile data of respondents, section 4.4 results or
findings of the study and 4.5 was the final section of this chapter discussion and interpretation on
results. Therefore, throughout these sections of the chapter, the researcher presented, analyzed
and discussed the information obtained through data collection instruments of this study.

4.2.Response Rate
According to Deribsa (2018) response rate refers to the percentage of completed data gathering
instrument filled up and returned. To cover the three objectives of this research, questionnaires,
interview, FGI, field observation and document reviews data gathering instruments were
employed. Questionnaires were administered to 131 respondents and out of these 128 were
properly filled out and returned. The response rate was 97.7%. Interviews were scheduled to
conduct with 8 office leaders and it was performed, FGI was also scheduled with 12 discussants
and it was done with 10 discussants. Its response rate was 83.3%. And also field observation
was planned and conducted particularly on housing supply by government and institutions and
private sectors participation in housing policy implementation; and in addition to this land and
infrastructure supply and accessibility check up in the field was needed and conducted in 100%.
Finally, document reviews on housing policies, proclamations, regulations, manuals, standards
enacted at national, regional and town level; and office performance reports were reviewed over
100%.

4.3.Demographic Profile Data of Respondents

The participants of this study were sample staff members in Ethiopia‘s Urban Housing policy
implementing sector offices in Jinka City Administration; and the researcher assumed it is
possible to obtain genuine information from them. Because, they were more informed policy
implementer office servants and also having their back ground information more proofs the

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validity of information they provide. In this intention the variables which describe their
background constructed. Therefore, the demographic profile data of respondents participated in
this study addressed sex, age, educational level and their work experience. Descriptive statistics
of frequencies and percentages were employed to analyze demographic compositions related to
respondents. Therefore, sex, age, educational level and work experiences of respondents
analyzed and presented hereunder.

4.3.1. Sex of Respondents

Figure 2: Sex of respondents

Source: Field Survey, 2022

As figure (2) above depicts that, out respondents participated in this study (60.94%) were males
and (39.06%) were females. It was due to the fact that at the study area the respondents‘ sex
composition was male dominated.

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4.3.2. Age of Respondents
Figure 3: Age of respondents

Source: Field Survey, 2022

As indicated on the Figure (3) above, majority of the respondents age group found in 29-
39(48.44%) and 40-50(35.16%) years. Following to these, 15.63% of respondents‘ age was
found between 18-28 years. The age of remaining respondents was found above 50 years. The
result indicated that majority respondents were above 29 years.

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4.3.3. Educational Level of Respondents
Figure 4: Educational Level of Respondents

140
128

120 114

100
100
89.1

80

60

40

20
6 4.7 7 5.5
1 0.8
0
Certificate Diploma BA/BSC Degree MA/MSC Degree total

Frequency Percent

Source: Field Survey, 2022

The figure (4) above shown that, the respondents educational levels were 6(4.7%) certificate,
7(5.5%) diploma, 114(89.1%) BA/BSC degree and 1(0.8%) were MA/MSC degree. The result
shows that, the respondents were well educated with their educational level from diploma to
master‘s degree.

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4.3.4. Work Experience of Respondents
Figure 5: Work experience of respondents

Source: Field Survey, 2022

As the figure (5) above depicts that, the work experience of staff respondents in sectors which
implement housing policy in the study area was, 23.44% were worked for 1-5 years, 29.69% had
work experience for 6-10 years. While, 19.53% had experience for 11-15 years and 17.97% also
acquired experience for 21-25 years. The rest 4.69% and 3.13% staffs had experience for 26-30
and 16-20 years; and 1.56% worked for below a year. The result shows that majority of the
respondents were experienced.
To sum up, the above sub-section 4.3 respondents‘ demographic profile data analysis result
shown that, the respondents‘ sex composition was male dominated, their age range was above 29
years with diploma to master‘s degree educational level; and they were relatively experienced.
The result implies that, respondents were relatively matured, educated and experienced.
Therefore, it was assumed, valid information was obtained to this study from the respondents.

4.4.Results
In this sub-section the data obtained through questionnaires from participants, were presented
and analyzed according to the study objectives through employing different demonstration
mechanisms and statistical tools of descriptive statistics frequency tables, ordinary regression
and spearman rank correlation which was necessary to the nature of this study objectives and

44 | P a g e
data collected. And also, interview, focus group discussion, field observation and document
review instruments obtained data analyzed and supported questionnaire data analysis result.

Research objective1: The implementation status of Ethiopia’s urban housing policy in Jinka
town

Table 2: The Implementation Status of Ethiopia's urban housing policy in Jinka town
No. Degree of Agreement
Statements Strongly Disagre No Agree Strongly Total
Disagree e Idea Agree
1 Jinka city administration executes Fr. 30 28 4 60 6 128
programs prepared to implement
% 23.4 21.9 3.1 46.9 4.7 100.0
urban housing policies and strategies
2 In Jinka town level, the city Fr. 28 61 14 21 4 128
administration formulated standards % 21.9 47.7 10.9 16.4 3.1 100.0
and directives to implement urban
housing policies and strategies as the
town situation permits
3 Jinka City Administrations provides Fr. 36 80 4 3 5 128
serviced land for both housing
development and other purposes % 28.1 62.5 3.1 2.3 3.9 100.0

4 Jinka City Administration Fr. 21 18 12 54 23 128

established housing policy
implementing organizational % 16.4 14.1 9.4 42.5 18.0 100.0
structure in the town
5 The established housing policy Fr. 27 56 7 21 17 128
implementing organizational
% 21.1 43.8 5.5 16.4 13.3 100.0
structure in the town is operational
and effective
6 Infrastructures( road, water and Fr. 47 61 0 16 4 128
electricity) accessed to all housing
sectors by city government in Jinka % 36.7 47.7 0.0 12.5 3.1 100.0
town
7 Government coordinated 10/90, Fr. 51 55 6 11 5 128
40/60 and 20/80 housing programs % 39.8 43.0 4.7 8.6 3.9 100.0
implement in Jinka town
8 Organizations/institutions, housing Fr. 10 26 9 54 29 128
cooperatives, private sector and % 7.8 20.3 7.0 42.2 22.7 100.0
individuals participate in housing
and housing policies and strategies
implementation in Jinka town
Source: Field Survey, 2022

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As table( 2) above depicts, majority of respondents (46.9%) agreed and ( 4.7%) strongly agree
as the Jinka city administration executes programs prepared to implement urban housing policies
and strategies and the remaining (3.1%) expressed no idea; and others(30%) strongly disagree
and the rest(28%) disagree. Regarding with the statement, in Jinka Town level, the city
administration formulated standards and directives to implement urban housing policies and
strategies as the town situation permits; out of total respondents (47.7%) disagree and (21.9%)
were strongly disagree by supporting the majority. In the contrary to those (21%) agreed, (4%)
strongly agree and (14) remained with no idea on the statement.

As to the assessment, for statement presented to respondents: Jinka City Administrations

provides serviced land for both housing development and other purposes those disagree,
strongly disagree and no idea accounts (62.5%), (28.5%) and (3.1%) respectively; and the
remaining strongly agree and agree accounts (5%) and (3%) respectively. With respect to
housing policy implementing organizational structure establishment, respondents agree and
strongly agree were (42.2%) and (18%) respectively. The others strongly disagree, disagree and
no idea (16.4%), (14.1%) and (9.4%) respondents respectively. In addition to these, the
operational ability and effectiveness of organizational structure established (43.8%) disagree and
strongly disagree (21.1%); others (16.4%) agree, (13.3%) strongly agree, (5.5%) remain with no
idea on the issue. In terms of statement, infrastructures (road, water and electricity) accessed to
all housing sectors by city government in Jinka town, the respondents‘ agreement level remains
disagree (47.7%) and strongly disagree (36.7%) respectively; and the others (12.5%) agree and
(3.1%) strongly agree.

Moreover to the statement, government coordinated 10/90, 40/60 and 20/80 housing programs
implement in Jinka town the respondents agreement shown that (43%) disagree, (39.8%)
strongly disagree and (4.7%) no idea; others (8.6%) and strongly agree (3.9%). And also to the
statement organizations/institutions, housing cooperatives, private sector and individuals
participate in housing and housing policies and strategies implementation, in Jinka town majority
of respondents (42.2%) agree, (22.7%) strongly agree; and others (20.3%) disagree, (7.8%)
strongly disagree and (7%) were unable to express their idea.

From the above table (2) the general result shown that, the town level established housing policy
implementing organizational structure is ineffective in its operational ability and do not performs

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town level policy objectives; but executes certain national housing policy and strategy programs
such as cooperative housing, institutions participate in housing and individuals. This result
implies that, the city administration is not fully implementing the policy.

Interview, Focus Group Interview, Field observation and document review on Ethiopian’s
urban housing policy implementation status in the town

During the interviews and focus group interview sessions, the interviewees expressed:

Even though there were implementation problems, Ethiopia’s urban housing

policy is implementing in Jinka town. It is because, the national and regional
policy and strategy clearly mandates the city administration to implement it; and
therefore, the city administration implements. The problems encountering its
implementation process arises from city officials lack of understanding the
policies direction and objective due to low awareness, officials turn over, and
even those who have little awareness have no commitment. And also they added
lack of budget allocation purposively for housing construction. For instance, from
2011EFY to 2014EFY the city administration has not constructed even a single
room of house due to lack of budget allocation.

Moreover, the document review and field observation also indicated that there were housing
development and stakeholders‘ participation in the town.

Figure 6: Sample Cooperative Housing and Focus group interview photographic Image

Source: Field Survey, 2022

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Figure 7: Private sector and organizations Participation

Housing cooperatives & institutions

participation
40

35

30

25

20

15

10

0
Institutions(Employe
Public Servants Residents Teachers Associan
rs)

houses built 38 9

Source: Jinka Municipality, 2022

The figure (7) above depicts that private sector organized housing cooperatives from public
servants, residents and teachers‘ associations built 38 residential houses and
institutions(employers) built 9 block houses to their employees; and through this they participate
in housing policy implementation in the town.

Generally, the interview, focus group interview, field observation and document review data
analysis results were consistent with questionnaire data analysis. The result from above
instruments indicated cooperatives and institutions participate in housing in the town, the town
administration executes activities accepting it as national policy mandate. But due to lack of
budget, lack of awareness and commitment do not performs given responsibility. This result
implies, the other instruments data analysis result fully supports the questionnaire data result.

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Research objective2: Challenges of Ethiopia’s urban housing policy implementation in Jinka
town

Table 3: Challenges of Ethiopia's Urban Housing Policy Implementation in Jinka Town

No Degree of Agreement
.
Statements Strongly Disagre No Agree Strongly Total
Disagree e Idea Agree
1 Lack of clear cut Fr. 5 8 8 55 52 128
accountability of leaders and
employers for their housing % 3.9 6.3 6.3 43.0 40.6 100.0
policy implementation
deficiencies

2 Inefficient support to house Fr. 2 13 4 60 49 128

developers by city % 1.6 10.2 3.1 46.9 38.3 100.0
administration
3 In efficient/ lack of financing Fr. 11 15 5 64 33 128
for housing sector by city % 8.6 11.7 3.9 50.0 25.8 100.0
administration
4 Inappropriate supply of Fr. 18 16 3 57 34 128
serviced land for housing % 14.1 12.5 2.3 44.5 26.6 100.0
5 Lack of stake holders Fr. 2 6 7 53 60 128
integration and participation % 1.6 4.7 5.5 41.4 46.9 100.0

Source: Field Survey, 2022

The above table(3) depicts, statements included in the questionnaire to capture the opinion of
respondents in relation to challenges encountered in Ethiopia‘s urban housing policy
implementation process, at Jinka town. Thus, the respondents agreement level shown that, Lack
of clear cut accountability of leaders and employers for their housing policy implementation
deficiencies (43%) agree, (40.6%) strongly agree and others (5.5) lack idea to decide, (4.7%)
disagree and the rest (1.6%) strongly disagree. While, inefficient support to house developers by
city administration, a statement included in the questionnaire as a challenge for housing policy
implementation; majority of respondents (46.9%) agree and (38.3%) strongly agree. In the
contrary, (10.2%) disagree,(1.6) strongly disagree and the remaining(3.1%) have no idea.

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Moreover for statements, inefficient/ lack of financing for housing sector by city administration;
inappropriate supply of serviced land for housing‖; ―Lack of stake holders integration and
participation, the vast majority of respondents agree(50%, 44.5% and 41.4%) and strongly
agree(25.8%, 26.6% and 46.9%) respectively. In the contrary, the remaining respondents
agreement levels were disagreed (11.7%, 12.5% &4.7%), strongly disagree (8.6%, 14.1%
&1.6%) and no idea (3.9%.2.3% & 3.1%) respectively.

The general result from table 3 above indicated that, majority of respondents agreed all the
statements presented in the table were challenges for housing policy implementation in Jinka
town.

Responses of open ended questionnaire, interview, focus group interview, field observation
on challenges of Ethiopian’s urban housing policy implementation in Jinka town

Regarding with challenges of housing policy implementation in the town fore mentioned
instruments testimonials revealed that, there were challenges prevailing to implement urban
housing policy in Jinka town. For open ended questionnaires respondents replied:

Lack of monitoring and follow-up by regional government on the implementation

situation; lack of leadership commitment, awareness and accountability of
leaders and professionals for implementation deficiencies; high housing demand,
limited supply, low budget allocation, corruption, lack of infrastructure accessed
and third party free land supply, lack of integration between infrastructure,
housing development and management and land management offices, rental
houses collected revenue maladministration and insufficient budget allocation;
and fear of private house developers to invest on the area in the town due to far
away nature of town from national core area and low demand of people for
costly houses were critical challenges.

They focus group discussants more emphasized and expressed:

“There was insufficient budget allocation for housing construction from city
administration.”

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Focus group discussants and interviewees also replied:

Existence of not with town situation contextualized regional level formulated

housing standard, design and prices; lack of infrastructure accessed and third
party free land supply, dependency attitude of community for housing supply as a
government mandate, low saving culture by low income community groups
including civil servants, teachers and military members to shoulder housing
supply burden from government; and proc. No. 47/1975 government nationalized
houses and their land tenure maladministration were challenges for urban
housing policy implementation in the town.

During field observation, the researcher observed there were housing development cooperatives
and institutions, but there was no road, potable water and electricity services accessibility in the
vicinity.

Figure 8: Land provided to house developers without infrastructure access as per regional
design and standard photographic Image

Source: Field Survey, 2022

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Figure 9: Housing Cooperatives and Associations saving trend

Housing Coop& Asso. Saving 2007-9EFY

12,303,920

4,891,920 4,891,920

2,520,080 2,499,101.45
1,295,440 902,706
300,955.45
0
Public Servants Residents Teachers Associan Total

their saving in ETB Target their saving in ETB achievement

Source: Jinka Municipality, 2022

The above figure 9 shown that from 2007 to 2009 EFY the municipality put target of 4,891,920
ETB to saved public servant housing associations and the actual saved amount was 300,955.45
ETB. For residents housing cooperatives the municipality put target of 2,520,08ETB and the
actual achievement was 1,295,440 ETB. Similarly municipality put saving target of 4,891,920
ETB for teachers association and the actual saved amount was 902,706 ETB. Finally the total
target put to be saved by all housing associations was 12,303, 920ETB and the achievement
was 2,499,101. 45ETB. However, the figure 9 above indicated that, the residents housing
cooperatives saving achievement was moderate compared to others. The result shown that, the
saving target was not achieved.

Generally, the results of above instruments fully support the questionnaire data result. Moreover,
from all the above analysis result it is possible to say that, housing policy implementation
challenges critical in Jinka town. This result implies that, it needs effort of solving attitudinal to
institutional challenges to fully implement Ethiopia‘s urban housing policy in Jinka town.

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Research objective3: Opportunities of Ethiopia’s urban housing policy implementation in Jinka
town

Table 4: Opportunities of Ethiopia's Urban Housing Policy Implementation in Jinka Town

No. Degree of Agreement
Strongly Disagree No Agree Strongly Total
Statements Disagree Idea Agree
1 Availability of Legal frame Fr. 15 13 9 63 28 128
works formulated at national
and regional level to % 11.7 10.2 7.0 49.2 21.9 100.0
implement housing policies and
strategies at town level
2 Suitable organizational Fr. 18 13 7 78 12 128
structure(housing
development& management,
% 14.1 10.2 5.5 60.9 9 100.0
land administration & plan,
infrastructure development &
provision) at Jinka town
3 Existing housing supply by Fr. 19 16 10 53 30 128
government coordination,
private developers, housing % 14.8 12.5 7.8 41.4 23.4 100.0
cooperatives
4 Existence of city-wide Fr. 4 15 11 68 30 128
structural plan and its suitability
to housing development % 3.1 11.7 8.6 53.1 23.4 100.0

5 Stake holders integration Fr. 40 56 12 14 6 128

% 31.3 43.8 9.4 10.9 4.7 100.0

Source: Field Survey, 2022

The table (4) above portrayed that, here were five statements included in the questionnaires.
These statements were presented to assess opinions of respondents participated in this study in
relation to opportunities of Ethiopia‘s urban housing policy implementation in Jinka town. Thus,
for statement ―Availability of Legal frame works formulated at national and regional level to
implement housing policies and strategies at town level‖ respondents response (49.2%) agree,

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(21.9%) strongly agree, (10.2%) disagree, (11.7%) strongly disagree and (7%) have no idea on
the issue. Similarly, for suitable organizational structure (housing development& management,
land administration & plan, infrastructure development & provision) at Jinka town (60.9%) agree
and (9.4%) strongly agree respectively. Others (14.1%) strongly disagree, (10.2%) disagree and
(5.5%) remain with no idea to decide. Furthermore, existing housing supply by government
coordination, private developers and housing cooperatives, the respondents considered as
opportunity to housing policy implementation and expressed their response agree (41.4%),
strongly agree(23.4%); and (14.8%) strongly disagreed, (12.5%) disagreed and the rest (7.8%)
remained with no idea. In addition for statement, existence of city-wide structural plan and its
suitability to housing development respondents agreed (53.1%) and strongly agreed 23.4%) as it
was an opportunity; but others (11.7%) disagree, (8.6%) no idea and strongly disagree (3.1%).
Stakeholders‘ integration was the last statement included in this questionnaire and respondents
were requested to express their agreement level. Unfortunately, majority of respondents (43.8%)
disagreed and (31.3%) strongly disagreed; and the rest (10.2%), (4.7%) and (9.4%) agree,
strongly agree and have no idea consecutively expressed.

The overall result from table 4 above indicated that; except stakeholders‘ integration,
respondents agreed on all the included statements. This result implies that, there were ample
opportunities, but unexploited by town administration to implement the policy.

Responses of open ended questionnaire, interview, focus group interview, field observation
and document review on opportunities of Ethiopian’s urban housing policy implementation
in Jinka town

For open ended questions, interview and focus group discussion did to capture opinion of
participants on opportunities, the respondents replied that:

Presence of urban institutional and infrastructure development program to

provide infrastructure for housing development and to construct low cost houses;
and presence of positive attitude among low income community in the town to
participate in cooperative housing package.

From document review, presence of city wide structural plan with clear land use category;
presence of FDRE land lease holding proc. No 721/2011, land lease holding regulation and

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directives of SNNP Regu. No. 123/2015 and Directive No. 08/2015 to supply land both for
public and private sectors.

Figure 10: City-Wide structural plan of Jinka town with land use category

Source: Jinka City Administration CIP Document (2021/22)

Figure 11: Houses Supplied in Jinka Town

Types and Quantity of Houses Supplied In

Jinka Town
Quantity
835

493

162 133
38 9

Source: Jinka Municipality, 2022

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The figure(11) above depicts that, there were 9 blocks of residential houses built by institutions,
162 low cost houses built and manage by municipality, 133 mass residential and 493 kebele
houses both were built in Derge regime and government nationalized and currently supply to
home seekers, manage and administer by city administration. In addition to these, there were low
income community groups organized in housing cooperatives and they built 38 houses with their
saving.

Figure 12: Sample photographic image Low cost and Cooperative houses

Source: Field Survey, 2022

Generally, the above other instruments analysis result fully supports questionnaire data analysis
result and further adds untouched opportunities exist there for housing policy implementation in
the town.

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4.4.1. Regression and Correlations

4.4.1.1. Regression
In this sub-section the researcher carried out ordinal logistic regressions analysis. Osborne
(2012) states that, logistic regression fills an important niche in the researcher‘s toolkit: being
able to predict important outcomes that are not continuous in nature. Also he adds that under
circumstances when dependent variables are not continuous or ordinal, logistic regression using
maximum likelihood estimation will produce identical coefficients similar to using ordinary
linear regressions. Thus, there seems to no significant drawback to using logistic regression
where appropriate. Accordingly, the data of this study was non continuous ordinal with 5-point
likert scale collected; due to it the researcher applied logistic regression.

To conduct logistic regression analysis, the researcher used ordered logistic regression model;
and conducted likelihood ratios chi-square testes for significances of model fit test and OR‘s
(odds ratios) to predict the change in outcome levels between independent variables and
dependent variable through exponential coefficient of regression. It was according to Osborne
(2012). Regarding with OR‘s, Osborne (2012) suggests that the odds ratios, labeled ―Exp (B)‖
is used in logistic regression to present the ration of the conditional odds of the outcome at one
level relative to the conditional odds of the outcome at another level; and by interpretation
through OR‘s we can bring significant clarity and accuracy to reporting our logistic regression
findings. He also explained that, the odds ratio (literally, a ratio of the odds of an outcome for
two groups) helps us to capture the effect of the independent variable. Accordingly, to test if
there was a significant effect of independent variables (opportunities and challenges) on (urban
housing policy implementation) the dependent variable, the researcher used OR‘s. Hence, SPSS
output result of ordered logistic regression with model fitness test values and odds ration
regression coefficients presented below as follows:

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Goodness of Fita
Value Df Value/df
Deviance 406.477 1142 .356
Scaled Deviance 406.477 1142
Pearson Chi-Square 22599.940 1142 19.790
Scaled Pearson Chi-Square 22599.940 1142
Log Likelihoodb -221.664
Akaike's Information Criterion (AIC) 491.329
Finite Sample Corrected AIC (AICC) 502.979
Bayesian Information Criterion (BIC) 559.777
Consistent AIC (CAIC) 583.777

Dependent Variable: HPI

Model: (Threshold), OPPO, CHAa

a. Information criteria are in smaller-is-better form.

b. The full log likelihood function is displayed and used in computing information
criteria.

Omnibus Testa

Likelihood Ratio Chi-Square Df Sig.

136.946 2 .000
Dependent Variable: HPI
Model: (Threshold), OPPO, CHAa

a. Compares the fitted model against the thresholds-only model.

Tests of Model Effects

Type III
Source Likelihood Ratio Chi-Square Df Sig.
OPPO 135.144 1 .000
CHA 4.054 1 .044
Dependent Variable: HPI
Model: (Threshold), OPPO, CHA

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Model fitness test assumed likelihood ration chi-square test, Null Hypothesis insignificant result
(sig>.001) for goodness of test, for Omnibus test result (sig<.001) and for test of model effects
(sig<.005).Therefore, the model fits all.

Table 5: SPSS output of ordered logistic regression coefficients of odds ratio to predict
outcomes between HPI, OPPO and CHA

Parameter Estimates
95% Wald
Confidence 95% Wald Confidence
Interval Hypothesis Test Interval for Exp(B)
Wald
Std. Chi-
Parameter B Error Lower Upper Square df Sig. Exp(B) Lower Upper
Thres [HPI=1.00] .622 1.3704 -2.064 3.308 .206 1 .650 1.862 .127 27.325
hold [HPI=1.13] 1.406 1.1984 -.943 3.755 1.376 1 .241 4.080 .389 42.730
[HPI=1.25] 4.116 1.1262 1.909 6.324 13.358 1 .000 61.329 6.746 557.579
[HPI=1.38] 4.579 1.1565 2.312 6.845 15.674 1 .000 97.378 10.094 939.421
[HPI=1.50] 5.147 1.1801 2.834 7.460 19.019 1 .000 171.873 17.009 1736.791
[HPI=1.63] 5.608 1.2007 3.255 7.961 21.818 1 .000 272.662 25.919 2868.283
[HPI=1.75] 6.025 1.2222 3.629 8.420 24.298 1 .000 413.453 37.679 4536.819
[HPI=1.88] 6.161 1.2292 3.752 8.570 25.125 1 .000 473.984 42.609 5272.663
[HPI=2.00] 6.854 1.2778 4.349 9.358 28.767 1 .000 947.262 77.409 11591.696
[HPI=2.13] 7.104 1.2975 4.561 9.647 29.979 1 .000 1217.099 95.697 15479.443
[HPI=2.25] 7.784 1.3358 5.166 10.402 33.955 1 .000 2401.285 175.152 32920.920
[HPI=2.38] 8.231 1.3528 5.579 10.882 37.019 1 .000 3754.220 264.880 53209.648
[HPI=2.50] 8.533 1.3601 5.867 11.199 39.356 1 .000 5078.457 353.160 73028.361
[HPI=2.63] 8.952 1.3699 6.267 11.637 42.703 1 .000 7721.131 526.805 113164.910
[HPI=2.75] 10.224 1.4134 7.453 12.994 52.322 1 .000 27547.198 1725.816 439703.870
[HPI=2.88] 11.550 1.4586 8.691 14.409 62.707 1 .000 103803.393 5951.893 1810372.522

[HPI=3.00] 11.909 1.4672 9.033 14.785 65.883 1 .000 148617.364 8378.640 2636122.500
[HPI=3.13] 12.877 1.5003 9.937 15.817 73.672 1 .000 391221.420 20673.045 7403563.240
[HPI=3.25] 13.120 1.5115 10.157 16.082 75.339 1 .000 498731.668 25777.773 9649137.347
[HPI=3.38] 13.261 1.5196 10.282 16.239 76.149 1 .000 574067.832 29206.411 11283614.120
[HPI=3.50] 13.760 1.5505 10.721 16.799 78.751 1 .000 945813.945 45287.985 19752789.050
[HPI=3.75] 15.009 1.6778 11.721 18.298 80.025 1 .000 3299560.420 123107.145 88435963.590
OPPO 3.306 .3393 2.641 3.971 94.906 1 .000 27.272 14.024 53.035
CHA -.495 .2449 -.975 -.015 4.088 1 .043 .609 .377 .985
(Scale) 1a
Dependent Variable: HPI
Model: (Threshold), OPPO, CHA
a. Fixed at the displayed value.

Source: Field Survey, 2022

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Odds ratio interpretation assumed:
 OR > 1 (an increasing possibility of being in a higher level on the dependent
variable as one unit increase on an independent variable;
 OR<1( a decreasing possibility of with an increasing values on an independent
variable
 OR=1( no predicted change in the possibility of being in a higher category as
values on an independent variable increase
The above Table (5) shown, the odds ratio Exp (B) for OPPO is OR > 1(27.272) for CHA,
OR<1(.609). Therefore, the results were interpreted as follows:
For OPPO, the odds ratio from the above table indicates that the odds of being in a higher level
on housing policy implementation increases by a factor of 27.272 for every one unit increase on
OPPO.
For CHA, the regression coefficient indicates that the odds of being in a higher level on housing
policy implementation increases by a factor of .609 for every one unit increase on CHA. Given
that the odds ratio is >1, it indicates the decreasing possibility of being in a higher level on the
housing policy implementation as values increase on CHA.

4.1.1.2.Correlations
In this sub-section the researcher conducted correlation analysis through Spearman‘s rank
correlation coefficient test. Kothari(2004) states that Spearman‘s coefficient of correlation ( or
rank correlation) is the techniques of determining the degree of correlation between two
variables in case of ordinal data were ranks are given to the different values of the variables.
Accordingly, the data for this study was collected through likert scale 5-point numeric values
ranging from 5= strongly agree to 1= strongly disagree thereby the data was obtained on the
implementation status, challenges and opportunities which were the three variables of this study.
Therefore, spearman rank correlation coefficient test was conducted to determine if there was
statistically significant association between, Ethiopia‘s urban housing policy implementation, its
challenges and opportunities. It was according to Kothari (2004).

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Table 6: Spearman Rank Correlation Coefficient Test of Relationship between HPI, OPPO
&CHA
Correlations

HPI OPP CHA

O
Spearman' HPI Correlation Coefficient 1.000 .727* .153
*
s rho
Sig. (2-tailed) . .000 .085
N 128 128 128
OPPO Correlation Coefficient .727** 1.000 .227*
Sig. (2-tailed) .000 . .010
N 128 128 128
CHA Correlation Coefficient .153 .227* 1.000
Sig. (2-tailed) .085 .010 .
N 128 128 128
**. Correlation is significant at the 0.01 level (2-tailed).

*. Correlation is significant at the 0.05 level (2-tailed).

Source: Field Survey, 2022

For the above Table (6), spearman rank correlation coefficient test, before carried out the test the
test hypothesis was developed. These were -H0: r =0 (the null hypothesis that says there was no
a significant correlation between (urban housing policy implementation, challenges and
opportunities); and -H1: r≠0 (the hypothesis that says there was a significant correlation between
(urban housing policy implementation, challenges and opportunities). Therefore, p- value is less
than .001 and .005; we reject the null hypothesis (H0) and accept (H1).

The table above (6) depicts that, there was a significant positive correlation between urban
housing policy implementation and the opportunities of urban housing policy implementation r
(126) = .727, p<.001, at(1%) significance level and 99% confidence interval. There was also a
significant moderate relationship between opportunities of housing policy implementation and
challenges of housing policy implementation r (126) =.227, p<.005 at (5%) significance level
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and 95% confidence interval. But, there was no significant correlation between challenges of
implementation and urban housing policy implementation r (126) =.153, p>.005; at (5%)
significant level and 95% confidence interval. This test result shows that, the implementation
opportunities increase the urban housing policy is more to be implemented; and in the contrary,
the challenges increases the urban housing policy implementation remain not to be
implemented.

4.1. Discussion and Interpretation

In this sub-section the findings from analysis were discussed and interpreted in line with the
objectives and research questions of this study through due consideration of theoretical and
empirical literatures reviewed in chapter two.

4.5.1. The implementation status of Ethiopia’s urban housing policy in Jinka Town
(Research objective 1)

In literature to implement national urban housing policy and strategy, urban local governments or
city administrations mandated to perform four objectives in respective areas: 1) Execute
programs prepared to implement urban housing development policies and strategies in their cities
and towns and provide housing development extension service; 2) formulate necessary standards
and directives to be issued at urban level to implement urban housing development policies and
strategies in accordance with the circumstances of their particular urban center; 3) provide
serviced land for housing development and other purposes; and 4) put in place and ensure
effective operations of necessary organizational structure(s)( MUDHo, 2016).

The analysis results which are reported in sub-section 4.4 on Table 2 shown that, Ethiopia‘s
urban housing policy is implementing in Jinka town. Accordingly, results from questionnaires
indicated that, majority of respondents agreement level was positive for statements city
administration executes programs prepared to implement urban housing policies and strategies
(46.9%) agree; housing policy implementing organizational structure established agree and
strongly agree (42.2%) and (18%) respectively; and organizations/institutions, housing
cooperatives, private sector and individuals participate in housing and housing policies and
strategies implementation (42.2%) agree and (22.7%) strongly agree. The interview, focus group
discussion, and document review analysis results also support the results from questionnaire. As

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interviewees and focus group interviewees, the national and regional policy and strategy clearly
mandates the city administration to implement it; and therefore, the city administration
implements it. Field observation and document review analysis indicated that, its implementation
was through participation of private sector in housing development in cooperation and
coordination with housing cooperatives of public servants, city residents, teachers associations
and institutions which build houses to their employees.

However, in contrary to results from questionnaires, interview, focus group interview and
document review, there were opposite results found from some questionnaires; and from
interview and focus group interview analysis. As the result indicated, city administration did not
formulated standards and directives, did not fully constructed houses by government coordinated
housing programs, did not provided serviced land for housing and other purposes; and even the
established organizational structure is ineffective in its operation. Indicators, the city
administration uses design and standards formulated at regional level directly, not a single room
of houses constructed in last four years (2011-2014EFY). The result implies that, Ethiopia‘s
Urban Housing Policy is not fully implemented in Jinka town and achieved objectives of the
policy set to urban local government level. This may be resulted from regional government‘s
lack of regular monitoring and evaluation on the policy‘s implementation at city administration,
lack of capacity both financially and institutionally by town administration to fully implement
the policy and strategy as per set national objectives.

From literature review, it was suggested that, in Urban Housing policy and Strategy
implementation, the shortage of skilled human resources which can execute the housing
development at federal, regional and city administration levels, lack of organization, and the
inefficiency and ineffectiveness of the available organizational framework have resulted in the
difficulties experienced in the implementation process(MUDHo, 2016).

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4.5.2. The challenges of Ethiopia’s urban housing policy implementation in Jinka Town
(Research objective 2)

As discussed on chapter two literature review, inadequate supply of affordable land and
infrastructure, inadequate housing finance system, poor utilization of local building materials and
technologies, lack of support to small-scale construction activities/ contractors, inappropriate
standards and legislation, inadequate participation of communities in low-cost housing
development, poor research, lack of public private partnership in low-cost housing development
and gaps in policy enforcement are challenges make housing policy implementation unsuccessful
(Ondola et al, 2013, Agayi &Karakayaci,2020).

The analysis results presented in sub-section 4.4 on Table 3 indicated that, the quantitative data
analysis through questionnaires resulted, lack of clear cut accountability of leaders and
employers for their housing policy implementation deficiencies (43%) agree, (40.6%) strongly
agree; inefficient support to house developers by city administration majority of
respondents(46.9%) agree and (38.3%) strongly agree; in efficient/ lack of financing for housing
sector by city administration; inappropriate supply of serviced land for housing; and lack of stake
holders integration and participation agree(50%, 44.5% and 41.4%) and strongly agree(25.8%,
26.6% and 46.9%) as challenges of Ethiopia‘s Urban Housing Policy and Strategy
implementation in Jinka town. The open ended questionnaires responses, interview, focus group
interview and field observation analysis testimonials invariably support the analysis results from
questionnaires.

As literature review from chapter two discussed, the challenges in Ethiopia‘s urban housing
policy implementation process include: The failure of city governments to provide sufficient land
and infrastructure for residential purpose; inability of city governments to enforce building
control regulations; lack of housing finance mechanism, especially for the low‐income (Abnet et
al., 2017). The main problem with land provision is inability to supply land with infrastructure
services - water, roads, electricity, sewerage etc. This is significantly retarding the construction
of new houses. The main reason for this is that ULGs do not have adequate human resources,
operational procedures and financial capacity. Currently the majority of government owned
housing; especially those administered by ULGs, has been seriously damaged and are not well
managed or registered in an efficient information system (MUDHo, 2016).

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The result shown that, lack of accountability and integrated, insufficient land, infrastructure and
financial provision; and inappropriate support of private sector for housing development and
supply were challenges. This result implies that, Ethiopia‘s Urban Housing implementation in
Jinka town requires improving private sector engagement support to bureaucratic accountability
and input supply.

Furthermore, from open ended questionnaire responses, interview and focus group discussion
analysis results indicated that, regional level formulated not with town contextualized housing
standards, designs and prices, dependency attitude community for housing on government as sole
housing supplier, community low saving culture for housing, high housing demand and limited
supply, government rental houses collected revenue maladministration were found challenges
that hamper the policy objectives not be achieved at Jinka town, and it needs due attention from
town administration to alleviate.

Here the result implies, implementing Ethiopia‘s Urban Housing policy in the town requires
starting from community attitudinal change through bureaucratic and operational system
improvement to actual implementation of the policy, but the system was far back from that.

As the analysis result reported form sub-section 4.4 Table 5 indicated that, for CHA, the
regression coefficient indicates that the odds of being in a higher level on housing policy
implementation increases by a factor of .609 for every one unit increase on CHA. Given that the
odds ratio is >1, it indicates the decreasing possibility of being in a higher level on the housing
policy implementation as values increase on CHA. The regression coefficient inferred that, there
was decreasing probability in Housing policy implementation as challenges increase in every one
unit. Therefore, the finding indicated there was effect relationship between challenges and
housing policy implementation.

Another finding is as shown in sub-section 4.4 Table 6 there was no statistically significant
correlation between challenges of implementation and urban housing policy implementation r
(126) =.153, p>.005., at (5%) significant level and 95% confidence interval. The correlation
coefficient inferred that, the implementation challenges increases the urban housing policy
implementation remains not to be implemented. The finding implies that, the challenges have
negative contribution on Ethiopia‘s urban housing policy implementation.

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4.5.2. The opportunities of Ethiopia’s urban housing policy implementation in Jinka
Town (Research objective 3)

As literature review on chapter two discussed, national housing development program which has
been designed and implemented since 1998E.C(2005/06 GC) has established and created small
and medium companies, contractors and consultants; the newly adopted Urban Housing policy
and Strategy brings the experiences gained during GTP1 to a high level in GTP 2(2015/16-
2019/20) has a great importance in terms of solving the shortage of urban houses; existence of
new houses built by ULGs, especially after 1991, albeit at limited scales; organized housing
cooperatives which enable developers to build new houses and enable their members to become
home owners; private house developers engaged in construction and provision and Commercial
Bank of Ethiopia main source of fund enabled the delivery of the government coordinated
programs to date, all these are potential opportunities for implementation of the policy and
strategy at each levels of the country( MUDHo, 2016).

As the analysis finding from sub-section 4.4 Table 4 reported that, there were opportunities to
implement Ethiopia‘s urban housing policy in Jinka town as questionnaire data result. It assured
by majority of participants agreement on availability of legal frame works formulated at
national and regional level (49.2%) agree, (21.9%) strongly agree, suitable organizational
structure (housing development& management, land administration & plan, infrastructure
development & provision (60.9%) agree, existing housing supply by government coordination,
private developers and housing cooperatives agree (41.4%) and strongly agree (23.4%); and
existence of city-wide structural plan and its suitability to housing development agree (53.1%)
and strongly agree ( 23.4%). Document review strongly supports the result of questionnaire
analysis. As document review results analysis indicated that, city wide structural plan with clear
land use category, presence of FDRE land lease holding proc. No 721/2011, land lease holding
regulation and directives of SNNP Regu. No. 123/2015 and Directive No. 08/2015 to supply land
both for public and private sectors; and also there were 9 blocks of residential houses built by
institutions, 162 low cost houses built and manage by municipality, 133 mass residential and 493
kebele houses both were built in Derge regime and government nationalized and currently supply
to home seekers, manage and administer by city administration. In addition to these, there were

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low income community groups organized in housing cooperatives and they built 38 houses with
their saving.

Furthermore, the interview, open ended questions and focus group interview results analysis
indicated that presence of urban institutional and infrastructure development program to
construct and supply low cost houses is another opportunity untapped. In spite of this, the
quantitative data analysis result from questionnaire indicated there was lack of stakeholders‘
integration in implementation process. Here, the finding indicated that, there were untouched
opportunities for city administration to successfully implement and achieve the set objectives of
Ethiopia‘s urban housing policy in the town. The finding implies the sector offices need to
create integration on implementation process and exploit the available and potential
opportunities to successfully implement the policy.

Another ordered logistic regression analysis result finding reported from sub-section 4.4 Table 5
indicated that, opportunities have positive contribution on housing policy implementation
success. As the result indicated that, for OPPO, the odds ratio from the above table indicates that
the odds of being in a higher level on housing policy implementation increases by a factor of
27.272 for every one unit increase on OPPO. The finding inferred that, implementation
opportunities increase the housing policy implementation status increase, other thing remain
constant. This finding implies that concerning bodies need to pay due attention on unused
opportunities to make success of the housing policy implementation in the town.
The spearman rank correlation coefficient analysis result reported in sub-section 4.4 Table 6
indicated there was statistically significant positive correlation between urban housing policy
implementation and the opportunities of urban housing policy implementation r (126) = .727,
p<.001, at(1%) significance level and (99% ) confidence interval. The correlation coefficient
inferred that, there was positive association between opportunities and housing policy
implementation. The finding implies opportunities have great contribution for housing policy
implementation. Hence, it requires the concerning sectors and competent authorities engaged in
Ethiopia‘s urban housing policy implementation to give high attention on exploiting
opportunities for their implementation realization.

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CHAPTER FIVE

CONCLUSION AND RECOMMENDATIONS ON STUDY FINDINGS

5.1.Introduction
This chapter presented conclusions and recommendations of this study. The conclusions were
made on key findings of the study from data analysis, discussion and interpretations on above
chapter, chapter four and based on conclusion further action and future research direction
recommendations were put forwarded.

5.2.Conclusions
This study was conducted to investigate the implementation of Ethiopia‘s urban housing policy,
its challenges and opportunities in Southern Nations Nationalities and Peoples Regional State the
case of Jinka town; with its specific objectives to assess the implementation of Ethiopia‘s
urban housing policy in Jinka town; to examine the challenges and opportunities of Ethiopia‘s
urban housing policy implementation in Jinka town; and lastly to evaluate the implementation
gaps of Ethiopia‘s urban housing policy in Jinka town. Accordingly to reach on study finding
primary and secondary data were collected and analyzed; and discussions and interpretations
were made. The findings from fore mentioned process of this study concluded as follows:-

The study finding revealed that, Ethiopia‘s Urban Housing Policy is not fully implemented in
Jinka town and achieved objectives of the policy set to urban local government level. As the
discussion section result indicated, the city administration did not formulated standards and
directives, did not fully constructed houses by government coordinated housing programs, did
not provides serviced land for housing and other purposes; and even the established
organizational structure is ineffective in its operation. The study finding revealed that, lack of
accountability and integration of stake holders, insufficient land, infrastructure and financial
provision; and inappropriate support of private sector by town administration for housing
development and supply were challenges. The findings from analysis section evidenced lack of
clear cut accountability of leaders and employers for their housing policy implementation
deficiencies (43%) agree, (40.6%) strongly agree; inefficient support to house developers by city

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administration majority of respondents(46.9%) agree and (38.3%) strongly agree; in efficient/
lack of financing for housing sector by city administration; inappropriate supply of serviced land
for housing; and lack of stake holders integration and participation agree(50%, 44.5% and
41.4%) and strongly agree(25.8%, 26.6% and 46.9%) as challenges with vast majority of
participants agreement level.

The finding also revealed that, implementing Ethiopia‘s Urban Housing policy in the town
requires starting from community attitudinal change through bureaucratic and operational system
improvement to actual implementation of the policy, but the system was far back from that. As
results from discussion section evidenced, regional level formulated not with town
contextualized housing standards, designs and prices, dependency attitude community for
housing on government as sole housing supplier, community low saving culture for housing,
high housing demand and limited supply, government rental houses collected revenue
maladministration were found challenges that hamper the policy objectives not be achieved at
Jinka town, and it needs due attention from town administration to alleviate.

The study finding regarding with opportunities of Ethiopia‘s Urban Housing policy
implementation revealed that, even though there was lack of stakeholders‘ integration in
implementation process, there were untouched opportunities for city administration to
successfully implement and achieve the set objectives of Ethiopia‘s urban housing policy in the
town. As evidenced from discussion and interpretation section, presence of FDRE land lease
holding proc. No 721/2011, land lease holding regulation and directives of SNNP Regu. No.
123/2015 and Directive No. 08/2015 to supply land both for public and private sectors; and also
there were 9 blocks of residential houses built by institutions, 162 low cost houses built and
manage by municipality, 133 mass residential and 493 kebele houses both were built in Derge
regime and government nationalized and currently supply to home seekers, low income
community groups organized in housing cooperatives and they built 38 houses with their saving;
and presence of urban institutional and infrastructure development program to construct and
supply low cost houses and provide infrastructure were opportunities untapped.

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5.3.Recommendations
For full potential implementation of Ethiopia‘s urban housing policy and strategy in Jinka town
recommendations were put forward based on the findings and conclusion made before as
follows: -

Recommendations for actions;

The concerning sector offices should create integration to successfully implement the policy at
town level; the town administration should create system of accountability for implementation
deficiencies; the town administration should also strive to build its implementation capacity
and the private sector through awareness creation, budget reallocation, formulate town
contextualized standard, design and housing prices, infrastructure and land provision; the
concerning sector offices engaged in Ethiopia‘s urban housing policy implementation in Jinka
town, should give high attention on exploiting opportunities for their implementation realization.

Recommendations for future research;

Since policy process encompasses making, implementation and evaluation; implementation
process success and failures checked through evaluation analysis of its status. Therefore, those
have interest to conduct research on housing policy implementation in Jinka town; the researcher
recommend implementation evaluation analysis.

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APPENDICES

APPENDIX-I

ETHIOPIAN CIVIL SERVICE UNIVERSITY

COLLEGE OF LEADERSHIP AND GOVERNANCE

SCHOOL OF PUBLIC POLICY STUDIES

DEPARTMENT OF DEVELOPMENT POLICY

Questionnaire

This questionnaire is to be filled by staffs of Jinka Municipality, Mayor Office, Office of

Cooperatives, Revenue office, Office of Omo Micro Finance Jinka branch, Office of City
council, Jinka First Instance Court, Office of Prosecutor General, Office of Peace and
Security; and Enterprise and Industry Development

Dear respondents, the objective of this questionnaire is to obtain data for academic study
purpose only. Thus, the data obtained will be used and analyzed to investigate the
implementation of Ethiopia‘s Urban Housing policy in the case of Jinka town: challenges
and opportunities. Therefore, you are requested to fill the questionnaire freely and
accurately taking in to account of its academic purpose. Thank you in advance for your
genuine response; and the researcher would like to sincerely express no need of writing
your name and your responses will be kept confidential for privacy.

Researcher: Berhanu Workineh

PART ONE: Respondents Personal Information: Use this ‘’X’’ mark to

respond question in boxes provided below

1.1.Sex Male Female

1.2. Age 18-28 29-39 40-50 Above 50

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1.3.Educational level Certificate Diploma BA/BSC degree
MA/MSC degree PhD and above
1.4. Work experience Below 1 year 1-5 6-10 11-15
16-20 21-25 26- 30 Above 30 years

PART TWO: The implementation status of Ethiopia’s Urban Housing

Policy in Jinka town:
Use this ‗‘X‘‘ mark to respond the question through selecting the only number that best
fits your opinion with respective statements in the table provided below.
NB: 5 = strongly agree
4 = Agree
3 = No Idea
2 = Disagree
1 = strongly disagree

No. Statements Scales

5 4 3 2 1
1 Jinka city administration executes programs prepared to
implement urban housing policies and strategies
2 In Jinka town level, the city administration formulates
standards and directives to implement urban housing
policies and strategies as the town situation permits

3 Jinka City Administrations provides serviced land for both

housing development and other purposes
4 Jinka City Administration established housing policy
implementing organizational structure in the town
5 The established housing policy implementing
organizational structure in the town is operational and
effective
6 Infrastructures( road, water and electricity) accessed to all
housing sectors by city government in Jinka town

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7 Government coordinated 10/90, 40/60 and 20/80 housing
programs implement in Jinka town
8 Organizations/institutions, housing cooperatives, private
sector and individuals participate in housing and housing
policies and strategies implementation in Jinka town

PART THREE: The opportunities for implementation of Ethiopia’s

Urban Housing Policy in Jinka town:
Use this ‗‘X‘‘ mark to respond the question through selecting the only number that best
fits your opinion with respective statements in the table provided below.
NB: 5= strongly agree
4= Agree
3= No Idea
2= Dis agree
1= strongly disagree

No. Statements
5 4 3 2 1
1 Availability of Legal frame works formulated at national,
regional and urban level formulated to implement housing
policies and strategies
2 Suitable organizational structure( housing development&
management, land administration & plan, infrastructure
development & provision) at Jinka town
3 Existing housing supply by government coordination,
private developers, housing cooperatives
4 Existence of city-wide structural plan and its suitability to
housing development
5 Stake holders integration

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Mention the existing and potential opportunities you know for the implementation of the
Ethiopia‘s Urban Housing Policy in Jinka town -----------------------------------------------------------
---------------------------------------------------------------------------------------------------------------------
---------------------------------------------------------------------------------------------------------------------
---------------------------------------------------------------------------------------------------------------------
-------------------------------------------------------------------------------------------------------------------

PART FOUR: The challenges of Ethiopia’s Urban Housing Policy

implementation in Jinka town:
Use this ‗‘X‘‘ mark to respond the question through selecting the only number that best
fits your opinion with respective statements in the table provided below.
NB: 5= strongly agree
4= Agree
3= No Idea
2= Disagree
1= strongly disagree

No. Statements
5 4 3 2 1
1 Lack of clear cut accountability of leaders and employers
for their housing policy implementation deficiencies
2 Inefficient support to house developers by city
administration
3 In efficient/ lack of financing for housing sector by city
administration
4 Inappropriate supply of serviced land for housing
5 Lack of stake holders integration and participation

List the challenges encountered you and your sector in implementation of the policy at Jinka
town level -------------------------------------------------------------------------------------------------------
---------------------------------------------------------------------------------------------------------------------
---------------------------------------------------------------------------------------------------------------------

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---------------------------------------------------------------------------------------------------------------------
---------------------------------------------------------------------------------

Mention the solutions to those challenges ------------------------------------------------------------------

---------------------------------------------------------------------------------------------------------------------
---------------------------------------------------------------------------------------------------------------------
---------------------------------------------------------------------------------------------------------------------
---------------------------------------------------------------------------------------------------------------------

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አባሪ-1
የኢትዮጵያ ሲቪሌ ሰርቪስ ዩኒቨርሲቲ
አመራርና አስተዳዯር ኮላጅ

ፐብሉክ ፖሉሲ ጥናት ትምህርት ቤት

ሌማት ፖሉሲ ትምህርት ክፍሌ

መጠይቅ

ይህ መጠይቅ በጂንካ ከተማ በማዘጋጃ ቤት፣ ም/ቤት ፣አስ/ር ጽ/ቤት፣ ገቢዎች

ጽ/ቤት፣ በጂ/መ/ዯ/ፍ/ቤት፣ በኦሞ ማይክሮ ፋ/ጂ/ቅ፣ በጠቅሊይ አቃቤ ሕግ፣ በሠሊምና
ፀጥታ ጽ/ቤት፣ ህብረት ሥራ ጽ/ቤት፣ ኢንተርፕራይዞችና ኢ/ሌ/ጽ/ቤት ሠራተኞች
የሚሞሊ ነው፡፡

ውድ መሊሻችን የዚህ መጠይቅ ዓሊማ ሇትምህርታዊ ጥናት የሚሆን መረጃ ሇማግኘት

ብቻ ነው፡፡ በመሆኑም የተገኘው መረጃ የኢትዮጵያ ከተሞች የቤት ፖሉሲ አተግባበር
በጂንካ ከተማ፤ችግሮቹና መሌካም አጋማጣሚዎች ሇሚሇው ጥናት ትንተና አገሌግልት
ይውሊሌ፡፡ ስሇሆነም መጠይቁ ሇትምህርታዊ ዓሊማ መሆኑን ከግምት ውስጥ በማስገባት
በነፃነትና በትክክሌ ይሙለ፡፡ ሇሚሰጡት እውነተኛ መረጃ ምስጋናዬ ከወዲሁ ነው፤
ሇግሌ ዯህንነትዎ ሲባሌ ሲምዎን መፃፍ አያስፈሌግዎትም እንዲሁም የሚሰጡት መረጃ
ምስጥራዊነቱ ፍፁም የተጠበቀ ይሆናሌ፡፡

አጥኚው፡-ብርሃኑ ወርቅነህ

ከፍሌ አንድ፡- የተሳታፍዎች መሠረታዊ መረጃ፡ ሇመጠይቁ መሌስዎት ይህንን “X’’ ምሌክት
በተሰጠው ሣጥን ውስጥ በማስቀመጥ ይስጡ፡፡

1.1. ፆታ ወንድ ሴት
1.2. ዕድሜ 18-28 29-39 40-50 ከ50 ዓመት ዕድሜ በሊይ
1.3. የትምህርት ዯረጃ ሰርትፍኬት ዲፕልማ የመጀመሪያ ዲግሪ
ሁሇተኛ ዲግሪ ሦስተኛ ዲግሪና ከዚያ በሊይ
1.4. የሥራ ሌምድ ከ 1 ዓመት በታች ከ1-5 ከ6-10 11-15
16-20 21-25 26-30 ከ30 ዓመት በሊይ

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ከፍሌ ሁሇት፡- በጂንካ ከተማ የኢትዮጵያ ከተሞች የቤት ፖሉሲ አተግባበር ሁኔታ በተመሇከተ
ከዚህ በታች በተሰጠው ሰንጠረዥ ውስጥ ሇተዘረዘሩት ዓረፍተ ነገሮች ሏሳብዎን በሚገባ
ሇሚገሌጽ ቁጥር ይህንን “X’’ ምሌክት በማስቀመጥ ይመሌሱ፡፡

ማሳሰቢያ: 5= በጣም እስማማለሁ

4= እስማማለሁ
3= ሐሳብ የለኝም
2= አልስማማም
1= በጣም አልስማማም

ተ/ቁ ዓረፍተ ነገሮች መሇኪያዎች

5 4 3 2 1
1 ጂንካ ከተማ አስተዳዯር የከተማ ቤቶች ፖሉሲና ስትራቴጂን
ሇመትግበር የወጡ የቤቶች ፕሮግራሞችን እየፈፀመ ነው
2 እንዯከተማው ነባራዊ ሁኔታ በጂንካ ከተማ አስተዳዯር ዯረጃ
የከተማ ቤቶች ፖሉሲና ስትራቴጂን ሇመትግበር የሚያስችለ
ስታንዳርዶችና ዯንቦችን አውጥቷሌ

3 ጂንካ ከተማ አስተዳዯር ሇቤቶች ሌማትና ላልች አገሌግልት

የሚውሌ መሠረተ ሌማት የተሟሊሇት መሬት እያቀረበ ነው
4 የጂንካ ከተማ አስተዳዯር የከተማ ቤቶች ሌማት ፖሉሲና
ስተራተጂን ሉተገብር የሚችሌ መዋቅራዊ አዯረጃጃት ፈጥሯሌ
5 የተፈጠረው መዋቅራዊ አዯረጃጃት በተግባር ሊይ ይገኛሌ፤
ውጤታማም ነው
6 በጂንካ ከተማ አስተዳዯርሇሁለም በቤት ሌማት ሇተሰማሩ
አካሊት ውሃ፤ መንገድና መብራት ዓይነት መሠረተ ሌማቶች
ተዯራሽ ናቸው
7 በጂንካ ከተማ 10/90,፣40/60 እና 20/80 በመንግሥት
አስተባባሪነት የሚተገበሩ የቤት ሌማት ፕሮግራሞች
እየተተገበሩ ነው
8 በጂንካ ከተማ በከተማ ቤቶች ፖሉሲና ስትራቴጂ አተግባበር
ድርጅቶች፣ ተቋማት፣ የቤቶች ሌማት ህብረት ሥራ
ማህበራት፣ እና ግሇሰቦች እየተሳተፉ ነው

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ከፍሌ ሦስት፡- በጂንካ ከተማ የኢትዮጵያ ከተሞች የቤት ፖሉሲ አተግባበር መሌካም
አጋጣሚዎችን በተመሇከተ

ከዚህ በታች በተሰጠው ሰንጠረዥ ውስጥ ሇተዘረዘሩት ዓረፍተ ነገሮች ሏሳብዎን በሚገባ
ሇሚገሌጽ ቁጥር ይህንን “X’’ ምሌክት በማስቀመጥ ይመሌሱ፡፡

ማሳሰቢያ: 5= በጣም እስማማለሁ

4= እስማማለሁ
3= ሐሳብ የለኝም
2= አልስማማም
1= በጣም አልስማማም

ተ/ቁ ዓረፍተ ነገሮች መሇኪያዎች

5 4 3 2 1
1 በከተማው ዯረጃ የከተሞች የቤት ፖሉሲና ስትራቴጂዎችን
ሇመትግበር የሚያስችለ በሀገር ዯረጃ፤ በክሌሌ እና በከተማው
የወጡ የህግ ማዕቀፎች መኖር
2 በጂንካ ከተማ የከተማ ቤቶች ሌማት ፖሉሲና ስታራቴጂ
ሇመትግበር/ ቤቶች ሌማትና አስተዳዯር፣ መሬት አስተዳዯርና
ፕሊን እና መሠረተ ሌማት አቅርቦት ተቋማትን /ያቀፈ ምቹ
የመዋቅራዊ አዯረጃጀት መኖር
3 በመንግስት አስተባባሪነት፣ በግሌ አሌሚዎችና በቤቶች ሌማት
ህብረት ሥራ ማህበራት ከዚህ ቀዯም የቀረበ ቤት መኖር
4 ሇቤት ሌማት ምቹ የሆነ የከተማው መዋቅራዊ ፕሊን መኖር
5 በከተማው የቤት ሌማት ባሇድርሻ አካሊት ቅንጅት መኖር

ላሊ እርስዎ ምቹ አጋጣሚ የሚሎቸው ካለ ይጥቀሱ---------------------------------------------------

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83 | P a g e
ከፍሌ አራት፡- በጂንካ ከተማ የኢትዮጵያ ከተሞች የቤት ፖሉሲ አተግባበር ተግዳሮቶችን
በተመሇከተ

ከዚህ በታች በተሰጠው ሰንጠረዥ ውስጥ ሇተዘረዘሩት ዓረፍተ ነገሮች ሏሳብዎን በሚገባ
ሇሚገሌጽ ቁጥር ይህንን “X’’ ምሌክት በማስቀመጥ ይመሌሱ፡፡

ማሳሰቢያ: 5= በጣም እስማማለሁ

4= እስማማለሁ
3= ሐሳብ የለኝም
2= አልስማማም

1= በጣም አልስማማም

ዓረፍተ ነገሮች መሇኪያዎች

ተ/ቁ 5 4 3 2 1
1 ፖሉሲውን የሚፈጽሙ ኃሊፊዎችና ባሇሙያዎች ሇአፈፃፀም
ችግሮች በውሌ የታወቀ ተጠያቂነት አሇመኖር
2 ሇቤት አሌሚዎች በከተማ አስተዳዯሩ በቂ ድጋፍ አሇመኖር
3 በከተማ አስተዳዯሩ ሇቤት ሌማት ዘርፉ በቂ የገንዘብ አቅርቦት
አሇመኖር/ ውስን ገንዘብ አቅርቦት መኖር
4 በከተማ አስተዳዯሩ ሇቤት ሌማት የሚሆን መሠረተ ሌማት
የተሟሊሇት መሬት አቅርቦት አሇመኖር/ ውስን መሆን
5 በከተማ አስተዳዯሩ በቤት ሌማትና ፖሉሲው አተግባበር
የባሇድርሻ አካሊት ቅንጅትና ተሳትፎ ውስንነት መኖር

ላሊ እርስዎ ተግዳሮት ናቸው የሚሎቸው ካለ ይጥቀሱ------------------------------------------------

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እርስዎ መፍትሄ ይሆናለ የሚሊቸው ሏሳቦች ካለ ይዘርዝሩ------------------------------------------

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84 | P a g e
APPENDIX-II

ETHIOPIAN CIVIL SERVICE UNIVERSITY

COLLEGE OF LEADERSHIP AND GOVERNANCE
SCHOOL OF PUBLIC POLICY STUDIES
DEPARTMENT OF DEVELOPMENT POLICY
Interview Guide Questions፡- To City Council Infrastructure and Economy Affairs Standing
committee, Municipality Managers and Mayor Office Head

Researcher: Berhanu Workineh

Part Two:-Interview guide questions

1. As to you, the Ethiopia‘s Urban Housing Policy implements in Jinka town?

2. Do you think, the City Administration executes the housing programs to implement the
Ethiopia‘s Urban Housing Policy at town level?
3. As to you, are there the town level formulated housing standards and directives to
implement the Ethiopia‘s Urban Housing Policy at town level?
4. Do you think, there are opportunities which enable the Jinka City Administration to
implement Ethiopia‘s Urban Housing Policy?
5. As to you, are there some challenges encountering in implementation process of
Ethiopia‘s Urban Housing Policy in Jinka town level)
6. Are there some solutions you forward to resolve such challenges

85 | P a g e
አባሪ-2
የኢትዮጵያ ሲቪሌ ሰርቪስ ዩኒቨርሲቲ
አመራርና አስተዳዯር ኮላጅ
ፐብሉክ ፖሉሲ ጥናት ትምህርት ቤት
ሌማት ፖሉሲ ትምህርት ክፍሌ

ቃሇ መጠይቅ መሪ ጥያቄዎች
ይህ ቃሇ መጠይቅ ሇከተማ አስተዳዯሩ ምክር ቤት መሠረተ ሌማትና ኢኮኖሚ ጉዳዮች
ቋሚ ኮሚቴ አባሊት፤ ሇማዘጋጃ ቤት ኃሊፊዎችና ሇአስ/ጽ/ቤት ኃሊፊ የተዘጋጀ ነው::

አጥኚው፡- ብርሃኑ ወርቅነህ

ከፍሌ አንድ ፡- የቃሇ መጠይቁ መሪ ጥያቄዎች

1. እንዯ እርስዎ በጂንካ ከተማ አስተዳዯር የኢትዮጵያ የከተማ ቤቶች ፖሉሲና ስትራቴጂዎች
እየተተገበሩ ነው?
2. የኢትዮጵያ የከተማ ቤቶች ፖሉሲና ስትራቴጂዎችን ሇመትግበር የወጡ ፕሮግራሞች በከተማ
አስተዳዯሩ ዯረጃ እየተፈፀሙ ነው?
3. በከተማ አስተዳዯሩ ዯረጃ የኢትዮጵያ የከተማ ቤቶች ፖሉሲና ስትራቴጂዎችን ሇመትግበር
የሚያስችለ የቤቶች ስታንዳዯርድና ዯንቦች አውጥተው ወይም ወጥተው ያቃሌ?
4. እንዯ እርስዎ በጂንካ ከተማ አስተዳዯር የኢትዮጵያ የከተማ ቤቶች ፖሉሲና ስትራቴጂዎችን
ሇመትግበር የሚያስችለ መሌካም አጋጣሚዎች አለ?
5. በጂንካ ከተማ አስተዳዯር የኢትዮጵያ የከተማ ቤቶች ፖሉሲና ስትራቴጂዎችን ሇመትግበር
ተግዳሮት አለ? ሇተግዳሮቶች መፍትሄ ምንድን ነው ይሊለ?

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APPENDIX-III

ETHIOPIAN CIVIL SERVICE UNIVERSITY

COLLEGE OF LEADERSHIP AND GOVERNANCE

SCHOOL OF PUBLIC POLICY STUDIES

DEPARTMENT OF DEVELOPMENT POLICY

Focus Group Interview (FGI) Guide Questions to participants from Municipality housing
development and management Office

Researcher: Berhanu Workineh

Part Two:-The Focus Group Interview Guide Questions

1. What the implementation status of Ethiopia‘s urban housing policy seems in Jinka town?
2. What are the challenges of Ethiopia‘s urban housing policy implementation in Jinka
town?
3. What are the opportunities of Ethiopia‘s urban housing policy implementation in Jinka
town?

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አባሪ-3
የኢትዮጵያ ሲቪሌ ሰርቪስ ዩኒቨርሲቲ
አመራርና አስተዳዯር ኮላጅ
ፐብሉክ ፖሉሲ ጥናት ትምህርት ቤት
ሌማት ፖሉሲ ትምህርት ክፍሌ

የቡድን ተኮር ውይይት መሪ ጥያቄዎች

ይህ የቡድን ተኮር ውይይት መሪ ጥያቄ የተዘጋጀው ሇማዘጋጃ ቤት ቤቶች ሌማትና
አስተዳዯር ጽ/ቤት ተሳታፊዎች ነው፡፡

ከፍሌ አንድ፡- የቡድን ተኮር መጠይቅ መሪ ጥያቄዎች

1. በጂንካ ከተማ አስተዳዯር የኢትዮጵያ የከተማ ቤቶች ፖሉሲና ስትራቴጂዎች አተግባበር ምን

ይመስሊሌ?
2. በጂንካ ከተማ አስተዳዯር የኢትዮጵያ የከተማ ቤቶች ፖሉሲና ስትራቴጂዎችን ሇመትግበር
የማያስችለ አዳጋች ተግዳሮቶች አለ?
3. በጂንካ ከተማ አስተዳዯር የኢትዮጵያ የከተማ ቤቶች ፖሉሲና ስትራቴጂዎችን ሇመትግበር
የሚያስችለ መሌካም አጋጣሚዎች አለ?

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APPENDIX-IV

ETHIOPIAN CIVIL SERVICE UNIVERSITY

COLLEGE OF LEADERSHIP AND GOVERNANCE

SCHOOL OF PUBLIC POLICY STUDIES

DEPARTMENT OF DEVELOPMENT POLICY

Field observation check list

1. Government coordinated housing:-

1.1. Houses Derg Regime confiscated and currently city government
administers provided to home seekers in Jinka town
1.2. City government constructed and administered mass residential and low
cost houses provided to low income groups of the community in Jinka town
1.3. 10/90, 40/60 and 20/80 housing programs constructed houses in Jinka town
2. Private sectors participation
2.1. Housing cooperatives constructed houses in Jinka town
2.2. Individuals house developers constructed houses in Jinka town
2.3.Real state house developers constructed houses in Jinka town
3. Organizations involvement
3.1. Institutions‘ constructed houses to their employers in Jinka town
3.2. Professional associations constructed houses in Jinka town
3.3. NGOs and other organizations constructed houses in Jinka town
4. Land provided and allotted to housing supply in Jinka town
5. Infrastructures( road, water and electricity) accessed to all housing sectors by
city government in Jinka town

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