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Copyright of Revista Venezolana de Gerencia (RVG) is the property of Revista de Filosofia-Universidad del Zulia and its content may not be copied or emailed to multiple sites or posted to a listserv without the copyright holder's express written permission. However, users may print, download, or email articles for individual use. This abstract may be abridged. No warranty is given about the accuracy of the copy. Users should refer to the original published version of the material for the full abstract. (Copyright applies to all Abstracts.)

The study addresses the problem of diverse housing conditions experienced by seniors in Poland and equipping their apartments with installations improving the quality of life for people with reduced mobility, taking into account various forms of residential premises ownership: a condominium, a cooperative apartment and a council flat. The study aimed at providing answers to a number of questions, including: what is the readiness to change an apartment into a council flat adapted to the needs of people with mobility limitations, taking into account the current ownership status of the apartment (condominium, cooperative member’s ownership right to residential premises, the right to rent a flat from the council-owned housing resources).

Kat Mülkiyetinin yönetiminde en önemli kaynak yönetim planıdır. Yönetim planının hukuki niteliği sözleşme olup tüm kat malikleri ile haleflerini bağlar. Yönetim planının tek malik tarafından veya yüklenici tarafından hazırlanması uygulamada sorunlara yol açmaktadır. Bu çalışmada, yönetim planı ile diğer kat maliklerinin yönetime katılma haklarının kısıtlanması hususu üzerinde durulacak ve çözüm önerileri sunulacaktır.

This paper attempts to reveal the outcomes of the empirical research investigating how the physical environments of the residential high-rises, known as condominiums, including the urban and community contexts, impact mental wellbeing of the dwellers since the emergence of condominiums in Bangkok's real estate market has continued to proliferate. The principal objectives of the research are to determine the assumption that the high-density urban environment and unique structure of condominiums are the significant determinants affecting occupants' mental status. Based on the quantitative research approach, the twostage stratified sampling technique and a cross-sectional survey were performed to engage 1,206 participants from eighteen high-rise condominiums in Bangkok. The interdisciplinary research instruments applied in this study are a Physical-Environmental (PE) Assessment for evaluating the physical environment and surroundings of the condominiums and a Personal and Psychological (PP) Questionnaire for collecting respondents' attributes and their psychological status quo: safety concerns, privacy satisfaction, and a sense of community at the time of their dwelling in condominiums. At the analytical stage, three inferential statistics, Pearson product-moment correlations, independent sample t-test, and one-way analysis of variance, were applied at the p-value = 0.05. The results endorsed three urban factors: geographical zoning, land use zoning, and density of population as significant dominants of safety concerns, including the sense of community of condominiums' dwellers, whereas community and architectural factors appeared to have distinctive effects on all three psychological variables. [ABSTRACT FROM AUTHOR]

Copyright of ASBU Law Journal is the property of Social Sciences University of Ankara and its content may not be copied or emailed to multiple sites or posted to a listserv without the copyright holder's express written permission. However, users may print, download, or email articles for individual use. This abstract may be abridged. No warranty is given about the accuracy of the copy. Users should refer to the original published version of the material for the full abstract. (Copyright applies to all Abstracts.)

In accordance with the principle of legal unity of immovable property, immovable property consists of parcels of land and everything permanently connected to it, whether on the surface or underground. The reform of the system of real property law in the Republic of Srpska established the legal unity of immovable property between land, building, and separate parts of immovable property, making the owners of separate parts of immovable property (co)owners of the entire immovable property (land and building). Immovable property, which is identified with land, is the object of property rights and the object of a mortgage. In accordance with the principle of extensiveness, a mortgage exists with respect to immovable property as a whole, which means that a mortgage constituted on a land also covers the building as well as the separate part of the immovable property (apartment, business space, garage, etc.). Acquisition of property rights and acquisition of a mortgage on immovable property as a whole is possible on the basis of the principle of reliance, which takes precedence over the principle of Nemo plus iuris ad alium transferre potest quam ipse habet. When it comes to buildings and separate parts of immovable property under construction, the application of the principle of mortgage extensiveness or the principle of reliance depends on the moment the property rights or a mortgage are acquired. The principle of mortgage extensiveness takes precedence if the owner of the land managed to register the mortgage before the sale of the building or separate part under construction, and vice versa, the principle of reliance takes precedence if a conscientious buyer of an apartment in a building under construction managed to register ownership before the mortgage was constituted on the land.

The mismatch between the fast-growing urban population and limited urban infrastructure has become a challenge in many emerging cities. The lack of affordable housing leads to burgeoning informal settlements and Manohara informal settlement in Kathmandu is not an exception. This study aims to investigate the current situation in Manohara informal settlement and examine the feasibility of floor area ratio (FAR) incentive in providing affordable housing. A household survey in Manohara informal settlement and simulation analyses of FAR incentive found the followings. Firstly, given the limited budget and little control over the land of Kathmandu by the government, a planning tool focusing on development gain is a suitable option for housing provision for low-income households. Secondly, FAR incentive simulation of land size of 50,000 sq. ft. in Kathmandu shows that 50%p incentive allowance can add 33–93% extra profit to the developers in a housing project, which can be secured for affordable housing for public interest.

In Australia, as in many other countries, private high-density housing is typically marketed as the domain of middle- and higher-income residents. But, in practice, it accommodates many lower-income households. These households often live in mixed-income communities alongside wealthier neighbours, but, because of constrained budgets, they rely more heavily on access to community services and facilities. This has implications for public infrastructure planning in high-density neighbourhoods where private property ownership dominates. In this article, we examine two neighbourhood case studies within the same local government area in Sydney that have sizable populations of lower-income households living in apartments, but which provide markedly different day-to-day experiences for residents. We consider the causes of these varying outcomes and implications for neighbourhood-scale planning and development. The article argues that coordinated and collaborative planning processes are key to ensuring that the needs of lower-income households are met in privately developed apartment neighbourhoods.

In our study, we referred to a large and growing body of literature on voter turnout and voting habits. A careful examination of the voting issue in the context of housing prompted us to assume that a simple division into two groups of voting habits, namely voting and non-voting, may not be sufficient to explore complex relations during the voting process in condominiums. Thus the study addresses the question of whether we can identify more than two homogenous clusters of condominium co-owners, taking into consideration their voting habits.

The mismatch between the fast-growing urban population and limited urban infrastructure has become a challenge in many emerging cities. The lack of affordable housing leads to burgeoning informal settlements and Manohara informal settlement in Kathmandu is not an exception. This study aims to investigate the current situation in Manohara informal settlement and examine the feasibility of floor area ratio (FAR) incentive in providing affordable housing. A household survey in Manohara informal settlement and simulation analyses of FAR incentive found the followings. Firstly, given the limited budget and little control over the land of Kathmandu by the government, a planning tool focusing on development gain is a suitable option for housing provision for low-income households. Secondly, FAR incentive simulation of land size of 50,000 sq. ft. in Kathmandu shows that 50%p incentive allowance can add 33–93% extra profit to the developers in a housing project, which can be secured for affordable housing for public interest. [ABSTRACT FROM AUTHOR]

Ethiopia today faces a contemporary urban problem of housing as a result of rapid population growth. The government designed the condominium housing program to afford houses for the residents, which requires the provision of infrastructure and faculties in the new developed areas. The purpose of this study is to demonstrate condominium housing institutional problems, actors, and roles in reducing urban problems. The researcher used mixed research approaches. The data was collected through key informant interviews, observation, satellite and aerial photo-image, and document reviews. As the data shows, local governments, municipalities, planning offices, small and micro enterprises, banks, contractors, and service providers participated in the condominium construction. However, there were poor administrations follow-up and resulted on the quality of the houses. The condominium can manage land; enhance housing supply, minimize service provision costs and expenses for compensation, reduce the number of expropriated farmers, minimize horizontal city expansion; and enhance relative housing affordability compared with plot-based houses.

Abstract The South Cina Sea area is of strategic value because it is a commercially important shipping lane and is rich in resources. Therefore, this marine area becomes an arena for contesting the influence of existing countries regarding common resources. Disputes and conflicts that occur also affect the condition of fishery and the regional environment’s ecosystem so a joint effort is needed that can bridge various aspects of interest. This article discusses the concept of condominiums for optimizing fishery resources in this marine area through normative legal research using legal instruments, conceptual, and case approaches. The results showed that condominiums can 1) fulfill food security and economic development, 2) manage fishery resources and protect the marine environment, and 3) mitigate conflicts and fishing disputes. Abstrak Kawasan Laut Cina Selatan bernilai strategis tidak hanya sebagai jalur pelayaran komersil, namun juga karena kandungan sumber daya yang ada. Oleh karena itu, pemanfaatan kawasan laut ini menjadi ajang kontestasi pengaruh negara-negara yang ada di sekitar kawasan. Perselisihan dan konflik seringkali terjadi sehingga mempengaruhi kondisi lingkungan kawasan dan sumber daya perikanan. Oleh karena itu, diperlukan suatu upaya bersama yang dapat menjembatani berbagai aspek dan kepentingan. Artikel ini membahas tentang konsep Kondominium bagi optimalisasi sumber daya perikanan di kawasan ini melalui penelitian hukum normatif dengan menggunakan pendekatan instrumen hukum, konseptual, dan kasus. Hasil penelitian menunjukkan bahwa Kondominium dapat 1) memenuhi ketahanan pangan dan pembangunan ekonomi, 2) menjadi sarana pengelolaan sumber daya perikanan dan melindungi lingkungan laut, dan 3) menjadi sarana mitigasi konflik dan perselisihan penangkapan ikan.

Copyright of Collected Papers of the Law Faculty of the University of Rijeka / Zbornik Pravnog Fakulteta Sveučilišta u Rijeci is the property of Pravni fakultet Sveucilista u Rijeci and its content may not be copied or emailed to multiple sites or posted to a listserv without the copyright holder's express written permission. However, users may print, download, or email articles for individual use. This abstract may be abridged. No warranty is given about the accuracy of the copy. Users should refer to the original published version of the material for the full abstract. (Copyright applies to all Abstracts.)

Copyright of Collected Papers of the Law Faculty of the University of Rijeka / Zbornik Pravnog Fakulteta Sveučilišta u Rijeci is the property of Pravni fakultet Sveucilista u Rijeci and its content may not be copied or emailed to multiple sites or posted to a listserv without the copyright holder's express written permission. However, users may print, download, or email articles for individual use. This abstract may be abridged. No warranty is given about the accuracy of the copy. Users should refer to the original published version of the material for the full abstract. (Copyright applies to all Abstracts.)

Despite the fact that maritime activities were not very warmly considered during the reign of the Rashīdūn Caliphate (11-40/632-661), the concerns the al-Shām [Syrian] governor Muʻāwiya b. Abī Sufyān (d. 60/680) had about the dangers that could come from the seas became a reality that every Muslim could feel with the landing of the Byzantine Empire in Alexandria in 25 AH (645). Muʻāwiya made a good assessment of the new situation and asked Caliph ʻUthmān b. ʻĀffān (23-35/644-656) for permission to organize an operation to Cyprus, despite his previous requests for an expedition to carry out djihādi [jihad] activities in the seas having been repeatedly rejected. Muʻāwiya did receive permission to go on an expedition, provided that he complied with the conditions set by the caliph and organized a landing in Cyprus with a fleet of 1,700 ships under his command in 28 AH (648-649 AD), achieving a great victory and large amounts of plunder. However, once the terms of the treaty were abandoned, a second expedition was made to the island of Cyprus with 500 ships in 33 AH (653-654 AD). At the end of this operation, a military unit consisting of 12,000 people was placed on the island. With the two victories of the Muslim Arabs during this time, a new era began in the Mediterranean and condominium [joint administration] was established in Cyprus until the Byzantine Empire seized the island in 353 AH (965 AD). The present study chronologically examines and evaluates in the light of the information from Islamic and Christian sources the preparations for the Cyprus landings under Caliph ʻUthmān’s reign and during the Umayyad (41-132/661-750) and ʻAbbāsid (132-656/750-1258) Caliphates, the outcomes of these military campaigns, and the dual administration of the island with the Byzantine Empire until 353 AH (965), as well as both sides’ struggle for dominion over Cyprus. [ABSTRACT FROM AUTHOR]

Abstract In our previous report (Nihei et al. [2015] J Architect Plann (Transactions of AIJ), 80, 2429–2437), we created a list of building elements and net quantities of the dwelling unit design to investigate the condominium design that takes the thermal environment into consideration. In this report, we added “Cooling Load,” “Heat Loss Amount,” “Solar Heat Gain Amount in Cool Period,” and “Eaves Depth/Opening Height” to the study. First, we demonstrated the validity of the design criteria related to insulation. Next, we clarified the possibility of reducing the cooling load according to the dwelling unit design, excluding external conditions.

This study investigated the determinants of homeownership among the residents of the condominium housing sites of Ambo town, West Shewa Zone, Oromia Regional State, Ethiopia. It employed a descriptive research design, mainly using cross-sectional and correlational studies. A total sample of 230 respondents were selected through a random sampling method. The logistic regression model output showed that homeownership was determined by respondents’ gender, age, monthly income, saving practice, loan and credit services, marital status, and household size, while education level, occupation type, and land produced insignificant results. The chi-squared test and independent samples t test results also revealed significant associations and differences among and between different variables. The absence of land, lack of capital, bureaucratic system of land provision, limited loan and credit services, and high interest rates were also mentioned as determinant factors of homeownership. Moreover, mean values were computed to determine the adequacy and accessibility of basic amenities between the two sites. Therefore, the study recommends that the government should reformulate a profound housing policy that would improve the efficiency of the housing provision system and reduce the cost of homeownership.

Social inequalities and the increasing growth in crime rates point out a social catastrophe that needs to be faced by the State. In this perspective, the present article aims to discuss crime as a social pathology driven by inequalities. It also intends to debate the adequacy and effectiveness of the treatment provided in the imprisonment, considering the logic of condominiums and incarcerations. This study uses the hypothetical-deductive method. The investigation suggests a three-dimensional look: firstly, it sets out a panorama about the social pathologies; secondly, it examines whether social inequality can be considered a social pathology, which results in crime; and finally, it makes an analogy between prisons and private condominiums, considering the segregation misconception as a proposal for healing the illnesses of our times. [ABSTRACT FROM AUTHOR]

While North American suburbs remain largely dispersed and auto-dependent, they are also increasingly heterogeneous. Although some suburbs have long been punctuated with high-rise developments, for instance rental apartments in the Canadian context, there are now a growing number of new high-rise condominium developments in suburban settings in both the US and Canada. While much is known about downtown high-rise condominium developments, there has of yet been little to no analysis of this trend in the suburbs. We offer such an analysis using Statistics Canada census data from 2016 in the Toronto metropolitan area. We focus on commuting patterns as an indicator of auto-dependence to test whether suburbs with larger shares of new high-rise condominium apartments (high-rise condo clusters) exhibit lower shares of auto commuting. The focus on auto-dependence is important because development and land use plans commonly use environmental concerns arising from heavy automobile use as a rationale for high-rise development. Our findings suggest that in Toronto suburban high-rise condo clusters offer a less auto-intensive way of living in the suburbs than traditionally has been the case in the suburban ownership market. However, this seems to be limited to particular demographic groups, such as smaller households; and suburban high-rise condos are not an evident sign of a broader transition toward suburban sustainability among the population as a whole in the Toronto case. The potential for transitions toward suburban sustainability could be enhanced with greater investments in transit infrastructure and building higher density mid-rise and ground-oriented dwellings that accommodate larger households still commonly found in low-density, auto-dependent suburbs.

The situation of co-ownership or condominium is given when the property of an object corresponds to a plurality of subjects. There is a quasicontract of community when the property of a thing or a right belongs undivided to several people and become commoners. It is because of this emerging situation that the problems arise when one of the co-owners no longer wants to continue to be a shareholder of a good and it is up to the judge to make the division of the common thing without any of the parties feeling affected or harmed.

In the international movement to combat the threat of climate change, the timely implementation of residential energy-saving practises is becoming an urgent issue. Because the number of apartments is increasing, we analysed data from home energy management systems (HEMSs) and data from questionnaire surveys of 309 households in a condominium. We focused on the seasonal variation in air-conditioning (AC) use in living-dining rooms to determine the tendency of energy use for heating/cooling related to the characteristics of flats, the profiles of residents, and energy-saving behaviours. In winter, 80% of residents mainly used gas floor heating rather than AC and 24% did not use AC in winter. In households where someone stays home for long hours, they prefer gas floor heating rather than AC in winter. These households also tend to engage in energy-saving behaviours to adjust the indoor thermal environment. There are several types of energy-saving lifestyles; therefore, effective energy-saving measures should be considered for both energy efficiency and the thermal comfort of residents.

The ancient history of the concept of condominium and the particular attitude towards the right of ownership of an apartment has attracted worldwide recognition for this type of property. The concept of condominium is based on three components: (1) individual ownership of an apartment; (2) joint possession of common property of a plot of land and parts of a building; and (3) membership in an owners' association. An apartment in a condominium is an exception to the principle of superficies solo cedit in property law. in this case, the rights of ownership of owners of apartments in a condominium--the rights of ownership of a number of persons--are accumulated with regard to a plot of land. This article analyses, on the one hand, the peculiarities of apartment ownership in condominiums, Georgian legislation--which is the result of the reception of German civil law, and, on the other hand, the court practice developed on these issues in Georgian law. [ABSTRACT FROM AUTHOR]

In our previous report (Nihei et al. [2015] J Architect Plann (Transactions of AIJ), 80, 2429–2437), we created a list of building elements and net quantities of the dwelling unit design to investigate the condominium design that takes the thermal environment into consideration. In this report, we added "Cooling Load," "Heat Loss Amount," "Solar Heat Gain Amount in Cool Period," and "Eaves Depth/Opening Height" to the study. First, we demonstrated the validity of the design criteria related to insulation. Next, we clarified the possibility of reducing the cooling load according to the dwelling unit design, excluding external conditions. [ABSTRACT FROM AUTHOR]

A residential cogeneration system (CGS) is highlighted because of its efficient energy usage on both the supplier and consumer sides. It generates electricity and heat simultaneously; however, there is insufficient information on the efficiency according to the condition of usage. In this study, we analysed the performance data measured by the home energy management system (HEMS) and the lifestyle data of residents in a condominium of 356 flats where fuel cell CGS was installed in each flat. The electricity generated by CGS contributed to an approximately 12% reduction in primary energy consumption and CO2 emission, and the rate of generation by the CGS in the electric power demand (i.e., contribution rate) was approximately 38%. The electricity generation was mainly affected by the use of electricity up to 4 MWh/household/year. Gas or water use also impacted electric power generation, with water use as the primary factor affecting the contribution rate. Electric power generation changes monthly, mainly based on the water temperature. From these results, we confirmed that a CGS has substantial potential to reduce energy consumption and CO2 emission in condominiums. Thus, it is recommended for installation of fuel cell CGS in existing and new buildings to contribute to the energy-saving target of the Japanese Government in the residential sector.

Abstract The death toll from secondhand tobacco smoke is staggering. Secondhand smoke is responsible for the early deaths of up to 65,000 Americans annually and for every eight smokers who die from smoking, one nonsmoker dies. Secondhand smoke contains more than 4,000 chemicals and 43 carcinogens, including formaldehyde, cyanide, arsenic, carbon monoxide, benzene, and radioactive polonium-210. The U.S. Environmental Protection Agency classifies secondhand smoke as a Group A carcinogen, for which there is no safe level of human exposure. As public knowledge about secondhand smoke increases, renters and condominium owners are becoming increasingly concerned about the health threat of secondhand smoke infiltration. This law synopsis makes it clear that landlords, condominium associations, and the like may prohibit smoking in individual units. The author provides solutions for private individuals if secondhand smoke is seeping into their dwellings from neighboring units and outlines enforcement concerns expressed by landlords and the advantages of specifically addressing smoking in the lease. The synopsis also provides specific smoke-free language for use in a lease or in condominium bylaws.

Copyright of Collected Papers of the Law Faculty of the University of Rijeka / Zbornik Pravnog Fakulteta Sveučilišta u Rijeci is the property of Pravni fakultet Sveucilista u Rijeci and its content may not be copied or emailed to multiple sites or posted to a listserv without the copyright holder's express written permission. However, users may print, download, or email articles for individual use. This abstract may be abridged. No warranty is given about the accuracy of the copy. Users should refer to the original published version of the material for the full abstract. (Copyright applies to all Abstracts.)

The article describes the approbation of the developed methodology of assessment of the efficiency of cash flows in the condominiums. The aim of the research is to develop a theoretical and methodological framework for assessment of the efficiency of cash flows in the condominiums in view of specificity of these organizations. The proposed method provides a more complete assessment of the efficiency of the use of cash flows in condominiums based on identified characteristics of their functioning. Approbation of the methodology of assessment of the effectiveness of cash flows condominiums showed that the designed indicators can not only determine the solvency of condominiums in the analyzed period, but also to analyze, due to which factors these results were obtained. In addition to this, technique allows you to plan solvency of the condominiums on cash flows, taking into account the seasonality factor of individual inflows / outflows. This makes it possible to predict the balance and synchronization of inflows and outflows by cash volume and time for the current and future solvency of the enterprise.

Reworking the republican tradition is a basis of a contemporary philosophy of government. This paper attempts to give a sense of the direction in which a reworked republicanism would take democratic theory. The paper is in three sections. The first presents a sketch of neorepublican theory. The second develops an example: el condominium. And the third spells out the broad lessons for democratic theory -------------------------------------------------------------------------- Repensar la tradición republicana es una base para una filosofía contemporánea del gobierno. Este trabajo trata de dar sentido a la dirección en la que un republicanismo repensado tomaría la teoría democrática. Se divide en tres secciones. La primera presenta un esquema de la teoría neorrepublicana. La segunda desarrolla un ejemplo: el condominio. Y la tercera explica las amplias lecciones que se derivan de lo estudiado para la teoría democrática.

Common slave (servus communis) is a slave who belongs to two masters. Both masters may entirely dispose with the slave because their joint ownership allows it. However, acquisitions through common slave (servus communis) is not that clear. Does a slave evenly oblige co-masters or only the master on whose behalf he has acted? Is it possible for a slave to work in the interest of one master and oblige another? Who does the unconscientious slave correspond to, the third party or a betrayed master? This paper will analyze the opinions of two Roman iurists, which will partly solve doubts that this institute causes.

With the widespread use of three-dimensional (3D) geographic information technologies, studies for 3D digital representation of property units in cadasters have increased in recent years. In Turkey, a project named 3D City Models and Cadasters was initiated by the General Directorate of Land Registries and Cadasters in 2018. With this project, which is planned to last four years, it aims to create 3D models of individual units (apartments) in buildings and provide visual representations of these individual units with legal information. Transition from the current 2D representation towards a 3D digital cadaster requires not only replacing analog drawings with 3D models but also examining the workflow for forming the property units. In this study, the process of registration of property rights for individual units is examined and possibilities and challenges for successful completion of the 3D cadaster project are evaluated from a legal, an organizational, and a technical point of view. Government plays a lead role by adopting the digital transformation as a state policy. However, new regulations and organizational settings may have to be introduced. Modeling and visualization alternatives for 3D data should be studied further.

In recent years, “green curtains” have become one of the most prevalent thermal mitigation methods in Japan. They can be considered as green infrastructure for achieving thermal comfort and reducing energy use. To examine the thermal mitigation effect of the green curtain for practical applicability in the condominium, the indoor and balcony temperatures for 48 days both in households with and without green curtains were analyzed. The balcony globe temperature of the households with green curtains was 0.6 °C lower than that of the households without green curtains, during air-conditioner usage. Furthermore, the air-conditioner usage time of the households with green curtains was 40% less than that of the households without green curtains. The results showed that green curtains are effective for achieving both thermal mitigation and energy saving in a condominium.

Low-income homeowners face financial and social constraints that are serious challenges to providing adequate maintenance. The fact of owning a property should lead to material progress, security and income opportunities to cope with poverty, however these benefits depend on the capacity of homeowners to keep the property in good condition, and also on the opportunities and support generated by the context and the institutions involved. If these conditions are not guaranteed, low income households are at risk of experiencing unsuccessful ownership processes that may perpetuate poverty conditions. In the case of multi-owned buildings, also known as condominiums, the tension between individual and collective needs also affects maintenance, and entails additional challenges in terms of organisation, social relations and the use of common property areas. In Chile, subsidies and credit facilities, combined with the massive construction of low-cost housing, enabled low income groups to access homeownership, and social condominiums are a significant part of the affordable owner-occupied housing stock, however after decades of occupancy, this housing stock shows signs of deterioration and devaluation due to neglected maintenance. This situation is the result of a multi-causal problem involving the construction and architectural deficiencies of the dwellings provided, the financial and social constraints of the owners, problems of coexistence and cultural differences between residents of different backgrounds, and deteriorated internal organisations. The challenge of condominium maintenance in Chile is twofold. On the one hand, it includes the financial and social restrictions faced by homeowners that decrease their collective capacity to take care of building maintenance. On the other hand, it includes institutional limitations with regard to housing and condominium management in terms of regulations, institutions, and actors. Given the weak governmental support for maintenance practices and post-occupation process, third sector organisations are positioning themselves as alternatives that provide technical solutions and contribute to improving opportunities among deprived communities. This thesis explores the role of Chilean third sector organisations as part of the solution to support homeowners in condominium improvement and management. The following research question is asked: what are effective and feasible strategies for third sector organisations to support Chilean low income homeowners in the management of social condominiums?. In order to answer the main question, key questions are organised into three main parts: conceptualisation, analysis and proposal. The general research design is based on case study analysis in order to expand the type and range of solutions, given the limited experience of the Chilean third sector in condominium management activities. The first part, conceptualisation, presents the societal problem of low income homeownership through the lenses of condominium management and the specific situation of social condominiums in Santiago, Chile. The main findings are the identification of condominium management dimensions and interrelated challenges according to technical, organisational and sociocultural dimensions. Sociocultural problems related to knowledge, the culture of maintenance, trust and individualism were identified as important triggers for organisational and technical problems. The section ends with the development of an analytical framework to describe and evaluate interventions by third sector organisations in condominiums. The core of the framework is the intermediation that comprises the activities and the process developed by the organisation to improve management dimensions, and it is described through three overlapping roles: implementers, catalysts and partners. The framework also includes the concept of institutionalisation, which describes the relationship between the organisation and the institutional framework. The second part, analysis, comprises the case study analysis of third sector organisations in housing management through one local case (Proyecto Propio, Chile) and two international cases (VVE-010, The Netherlands and SDV, Spain). The Chilean case study focuses on the improvement of deteriorated social condominiums in Santiago, and aims to identify the possibilities and limitations of a local practice. The case of VVE-010 explores the technical and organisational dimensions of condominium management and the role of the municipality in the maintenance of owner-occupied housing stock. The case of SDV explores the sociocultural and organisational dimensions of housing management and the role of civil society organisations in the management of their own neighbourhoods. Given that the practices respond to a particular context and specific community needs, this research follows a systematic process of lesson-drawing to ensure the adequate implementation of the learnings according to the characteristics of the Chilean context. The third part, proposal, provides a synthesis by combining the lessons of the analysis with a set strategies (and their respective measures) to tackle the management challenges identified in the first part. Two type of strategies were defined by their goals: those aiming at intermediation (i.e. to improve management conditions) and those aiming at institutionalisation (i.e. improving the conditions under which the organisation intervenes). The goals are the following: -To improve built environment conditions, levelling the physical conditions of condominiums -To activate passive communities and promote leadership -To provide training in condominium management -To provide services for long-term administration and maintenance -To promote better coexistence and reduce conflict -To enhance organisational resources to intervene -To improve the institutional capacity in relation to condominium management The selection of, and priorities for, the application of the strategies were defined by two main variables related to the context, and to the organisation that carries them out, represented in two matrices that define the typologies of the initial situations and management approaches. The typology of the initial situation describes the problems in condominiums according to the management conditions, and municipal capacity in relation to condominium management. The typology of the management approach is defined by the combination of roles and the scope of the intervention, representing overlapping and complementary ways to intermediate in social condominiums. The strategies and the typologies were discussed with third sector organisations and municipalities in a validation process which evaluated the adequacy and relevance of the typologies, and the feasibility and effectiveness of the strategies. Whilst the initial situations are relevant to identify potential barriers and enablers for the intermediation (in relation to municipal capacity) and to prioritise the strategies (in relation to management conditions), the management approaches are relevant to expanding the potential of third sector participation in Chile by promoting specialisation according to the challenges identified. Feasible and effective strategies with which third sector organisations can support low income homeowners in the management of social condominiums are multi-dimensional, so as to tackle the interrelated challenges. They are developed from the capacity of the third sector organisation as intermediary, meaning that they respond to catalyst and implementer roles to address management challenges at the condominium level by contributing to increase the community’s capacities and level the built environment conditions. Given the social complexities of deprived neighbourhoods, integral interventions, but also trained organisations, are required. The partner role is therefore included to foster the specialisation of third sector organisations and collaboration between local public and private organisations. Overall, the dissertation addresses the maintenance problem from the external action of third sector intermediaries in order to catalyse better management practices. The strategies altogether seek to achieve autonomous condominiums in which homeowners have the tools and the capacities to maintain an internal organisation, and have access to the professional services that allow them to provide adequate maintenance in the long-term, and manage the existing but limited resources efficiently. The dissertation contributes to filling knowledge gaps regarding the concept of housing management in the Latin American context. It also proposes a problem-solving perspective by introducing the role of third sector intermediaries as one of the solutions, exploring different approaches and respective strategies to intermediate in the field of condominium management. The main limitations of the study are related to the specific applicability of the strategies to the Chilean context, but further developments are related to action research exploration, and an evaluation of the capacity of civil society organisations such as neighbourhood associations in the management of their own neighbourhoods.

Both the general public and policy makers see home ownership as a major life goal. Owning a home is a form of capital that creates a social safety net (Elsinga, 2005; Moser, 2009). Home ownership can also help boost self-esteem and contribute to housing satisfaction (Elsinga & Hoekstra, 2005; Marcuse, 1972). In South America, owning your own home is a way to ensure basic economic security and is a dream shared by everyone. For this reason, large-scale investments are needed in owner-occupied homes for low-income buyers. A different light is shed on this dream however when it becomes clear that the quality of subsidized property for low-income groups is subpar due to poor maintenance and buildings quickly deteriorate. This occurs in Chile, Mexico, Brazil, Colombia and Ecuador (Paquette-Vasalli & Sanchez, 2009; Rodriguez & Sugranyes, 2005; Rojas, 2010). Most studies into housing quality and poor maintenance have been conducted among single-family homes owned by individuals. In South America, especially in cities, low-income homes are usually apartments. This means ownership is shared with other building residents. Most maintenance-related issues occur in joint ownership properties and there is little literature available on this topic. The aim of this study is to gain more insight into how homeowner’s associations work in low-income owner-occupied apartments. When parts of the residential buildings such as the ground on which they are built and the infrastructure are joint property, then a homeowner´s association is necessary to keep maintenance of the common property parts. The lack of maintenance of these communal areas is a problem of increasing proportions, which has prompted this research. Which factors play a decisive role in how homeowner’s associations function and how building maintenance is organized, how important is the horizontal property law and how does this affect low-income housing policy in Colombia and Ecuador? This PhD dissertation consists of three components: Part 1 presents the research question, the theoretical framework and the research methods. Part 2 discusses the formal institutions (the rules of the game) involved: housing policy and the property law. Part 3 discusses the informal rules which include the cooperation between professionals and the interaction with residents (the play of the game). The summary includes conclusions and implications for follow-up research and policy. Theory and research methods Comparative housing research can serve multiple purposes; for example to evaluate policy and perhaps implement policy that has been successful in other countries. This dissertation is based on a comparative study of two countries and uses the “middle range approach” as discussed in Haffner et al. (2010). With this approach, the assumption is that institutional differences between countries are of crucial importance, but that a comparison is worthwhile and may prove beneficial. This dissertation has a comparative structure that takes institutional differences that are important to home ownership of low-income families into account (Elsinga, 1998; Oxley, 2001; Ruonavaara, 1993; Stephens, 2011). The central hypothesis is that the design of the horizontal property law is of great importance to the effectiveness of homeowner’s associations and maintenance levels of buildings and homes. A comparison of Colombia and Ecuador, neighboring countries with similar housing systems and cultures but different horizontal property law, is a good way to test this hypothesis. The horizontal property law or law for condominium form of ownership is a formal institution. Formal institutions, together with the informal institutions such as values, determine the rules of the game for actors. (North, 1994:360). This institutional approach is beneficial to studying the functioning of homeowner’s associations. In the further elaboration of the research framework, Ostrom´s (1990, 2005) institutional analysis and development framework (IAD) was used as a starting point. The Institutional Analysis & Development (IAD) framework makes it possible to analyze the actions in a complex situation and to map the multiple positions of actors. The IAD framework distinguishes three groups of important factors: characteristics of the community, the rules used and the physical characteristics of the common property (Ostrom, 1990, 2005). An important assumption is that actors are not necessarily selfish and rational. Another assumption is that people are not by definition helpless and unable to work together. The Ostrom approach provides researchers with a framework for mapping out the potential contributions of a community. This framework provides good leads for the analysis of the central problem in this dissertation: poor maintenance in collective homeownership. The first part of the analysis focuses on the formal institutions: the housing policy and horizontal property law (Rules of the game). Policy documents and available statistics were studied in the analysis of housing policy. Subsequently, the property law in Colombia and Ecuador were subjected to a thorough analysis of the law. The focus was on the regulations in the law that support self-government or instead stipulate the role of a professional to be in charge of management and maintenance A network analysis was then applied to study cooperation among the professionals involved in the provision of low-income housing in condominium. This analysis involved professionals from the municipality, developers, property managers, banks and social workers in Quito and then Bogota. These analyses were conducted using focus groups. The main focus during the discussion was the recognition of the problem of poor maintenance, an analysis of the possible causes and an exploration of possible solutions. The network approach appears to be useful because it shows that there is complexity and a large degree of interdependence among actors. The analysis of the role of the residents was identified with a survey among 414 residents of 8 different housing complexes with low-income condominium housing. It involved 4 blocks from different construction years in Quito and 4 blocks from different construction years in Bogota. The questionnaire distributed among residents was inspired by Ostrom’s IAD framework. The “mixed method” approach was necessary to map the interaction between formal and informal institutions. This approach is the result of the choice for a “middle range” approach that distills the similarities and differences between two cities/countries with different institutions. The aim is to learn lessons that can lead to improvements in the maintenance in homeowner’s associations for low-income households. “Rules of the game” In both Bogota and Quito, the majority of households live in owner-occupied dwellings, mostly apartments in condominium. The government housing policy in both countries mainly consists of subsidizing owner-occupied homes for low-income households. The description of the housing policy shows that building homes is a complex affair that requires a great deal of cooperation between parties including local governments, developers, the land registry, funding bodies and the national government as the subsidy provider. Finally it appears that the registration of the policy outcome gives incomplete information for policy evaluation. In practice, homes that are built are registered as single units when they are actually part of housing complex in condominium. The horizontal property law plays a key role in how homeowner’s associations function. The law defines which actors are responsible for the management and maintenance of the shared property. Research has revealed that there are key differences between the laws in the two countries. In Colombia the law stipulates that the first assembly meeting of the homeowner’s association must be called by the builder. In Ostrom’s words: Colombia has embedded a collective choice-rule in a constitutional one. This concerns a clear and unambiguous anchoring of the body most important to how a homeowner’s association functions. In Ecuador, the law does not provide a definitive answer on when a homeowner’s association should be established. In practice, it turns out that it’s usually up to the project developer to make this decision. Another important difference between the two laws is the responsibility for the management of the homeowner’s association. In Colombia, the law stipulates that this must be organized by a professional and paid manager of the homeowner’s association, whereas the law in Ecuador is more flexible and it allows for the position to be filled by a volunteer or paid position if the association can afford it. “Play of the game” In both Bogota and in Quito, professionals have indicated that in the realization of owner-occupied apartments for low-income families, they depend on the local government and funding bodies. In both cities a link was found between maintenance issues related to homeowner’s associations and the contents of the horizontal property law specifically lack of clarity about the rights and obligations of the joint owners. The law is not clear to everyone and not everyone is aware of the law. The analysis shows that all participants acknowledge the problem, can identify various causes and agree that it is unclear who the responsible party or problem owner is. For Bogota, research showed that overdue maintenance problems are usually due to poor management decisions by the professional responsible for the homeowner’s association. Research in Quito yields other explanations: a lack of community spirit, lack of respect for rules and standards and different ideas about the use of common spaces. From this it can be concluded that there is a connection between how homeowner’s associations in Bogota and Quito function and the property laws in Colombia and Ecuador. In the words of Ostrom: “the activities and policies of external political regimes can affect the level and type of self-organization to achieve collective benefits” (Ostrom, 1990: 190). The professionals recognize and emphasize that their role and interpretation affects how homeowner’s associations function in the long term. The perception and opinion of the residents about maintenance problems was mapped out on the basis of a survey that was carried out in 2014. The survey included questions about the composition and characteristics of the households, their awareness of their position in the homeowner’s association, their behavior and their relationship with the condominium regulations. The results are in line with Ostrom’s framework. It appears that: (1) trust in leaders of the community, (2) agreement about who is responsible for maintenance, (3) participation in assembly meetings, and (4) adequate physical conditions of the building, are conditions for adequate maintenance outcomes. Owners collectively need information, as well as knowledge about rules, to be able to manage the condominium. Conclusions The results show that legal obligations can have a counterproductive effect on the involvement and self-organization of homeowners. The property law in Colombia stipulates that a professional administrator must be appointed to manage the homeowner’s association. The result is that residents feel less personal responsibility and attend fewer meetings of the homeowner’s association. In Ecuador, the rules for maintenance are much more flexible and the chairman of the homeowner’s association can assume the role of manager. As a result, the residents appear to be more involved in the homeowner’s association’s decision-making processes, but are generally less satisfied with the outcome. The horizontal property law plays a key role in achieving better maintenance results in Bogota. The project developer is responsible for ensuring the legal requirement to appoint a professional homeowner’s association administrator. The law stipulates that a maintenance plan must be drawn up before building materials in the residences start showing signs of deterioration. A maintenance plan and a detailed payment plan for contributions to the homeowner’s association must be ready by the time the homes are completed and residents move in. This is in line with Ostrom’s IAD framework, when she says that when rules of the game are known, specifically the benefits and costs, the outcomes are more satisfactory (Ostrom, 1990). Most studies into maintenance by homeowner’s associations research the relationship between maintenance and the characteristics of households and homes (Orban, 2006; Alterman, 2010; Hastings et al., 2006). This study also included these variables in addition to the formal rules and the ability to self-organize in homeowner’s associations. By using the IAD framework, it became possible to investigate the interaction between formal and informal institutions (play of the game). A comparison of the “play of the game” in Bogota and Quito allowed for conclusions to be drawn about the influence of the differences in both countries’ property laws. Uncovering the relationship between the horizontal property law and its effect on the functioning of a homeowner’s association through a combination of quantitative and qualitative research is an added value of this research. The significance of these outcomes goes beyond Bogota and Quito and contributes to insight into mechanisms in the functioning of home owner’s associations in general (Bengtsson & Hertting, 2014). Implications for future research This research provides input for the research questions of the future. A first follow-up line of inquiry is the impact of the functioning of homeowner’s associations and the maintenance results on the increasing value of homes. Further studies are required into the functioning of the owner-occupied apartment market and specifically the role of collectivity in housing preferences, how maintenance fees are set and how the organization of a homeowner’s association influences the value of apartments. Dilapidated homes have a major impact on the quality of life in neighborhoods. Urbanization, densification and promoting homeownership go hand in hand. The share of owner-occupied apartments is raising rapidly and with it the risk of poorly functioning homeowner’s associations. The management of collective homeownership is part of the research agenda of sustainable, resilient and smart cities. This dissertation presents a framework for international comparative research into the functioning of homeowner’s associations. Insight into the interaction between formal and informal institutions is crucial in a world in which citizens have to take personal responsibility, governments have ambitious goals and quality of housing and life is at risk. This dissertation shows that the number of homeowners’ associations is greater than official records indicate. There is room for improvement when it comes to the registration of property because this is essential to good housing policy implementation and evaluation. Policy implications As cities grow, densification and the continued construction of apartment buildings require policy for owner-occupied apartments that is featured prominently in housing policy. Poor maintenance of common property parts is a collective issue that has major implications for the quality of life in urban areas and the asset of individual homeowners. National policy for the construction of subsidized owner-occupied homes must be accompanied by local policies for the proper management of homeowner’s associations. The quality and sustainability of low-income housing should be part of housing policy monitoring and evaluation. Shared spaces and common land with facilities deserve special attention. The joint ownership of land and facilities can also be a source of income and joy. Climate change has implications for the quality and sustainability requirements of homes, which will inevitably lead to large-scale renovations. Renovation requires collective decision-making for façades and other parts of the building that are viewed as the collective property of the homeowner’s association. The availability of funding options is also extremely important for these types of renovations and this is a responsibility for the government and for profit and non-profit financial institutions to facilitate access to financing that can be paid off by the homeowner´s association. Natural disasters such as earthquakes occur frequently in Bogota and Quito. Joint ownership requires joint insurance for earthquake damage. The 2016 Quito earthquake may serve as a wake-up call in this respect. If there are collective action dilemmas and apartment buildings do not comply with the law regarding the obligatory requirement to have insurance for all kinds of damages, the government can play a role in overcoming these dilemmas by offering guarantees. Policy for condominium ownership in growing cities is essential to creating resilient cities. The old adage ‘my home is my castle’ is in dire need of adaptation in the case of condominiums, as “our castle” would be more appropriate here.

This article introduces the results of a survey on the low income condominiums used by the state and municipality of Rio de Janeiro to resettle slum residents affected by projects such as PAC and “Morar Carioca”, often using PMCMV constructions. Using an ethnographic fieldwork, I observed that the residents made a different use of the condominium type : starting from their insertion in the imaginary of the city as dwelling of the most affluent people, these new condominiums used such representation in the construction of their moral cleansing project, as a way to become disfellowshiped of the favela stigma. The search for image cleanliness did not mean abandoning “favela” practices : it is often observed behaviors and uses of spaces that contrast with the condominial model, allowing people from outside and inside to activate the term “favelado” as a category of accusation. Still to escape stigma, residents resort to three strategies of moral cleansing: readdressing stigma, customizing rules, and the aesthetics of distinction.

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