Post-occupancy evaluation to determine the housing satisfaction of a selected group of residents of state subsidised housing in Tswelelang, Wolmaransstad, in the North West Province

Abstract

The current housing shortage in South Africa is estimated to be between two and three million houses and it is growing by a further 200 000 every year. When the new government came into power during 1994, it developed a new housing policy and strategy to address these critical shortages. A Housing Subsidy Scheme was introduced and more than 800 000 new housing opportunities were created in the first five years. The aim of this study was to determine the satisfaction of housing subsidy beneficiaries with their housing. Aspects included in the study were the awareness of the housing process as well as the satisfaction with the housing product and the project management. To achieve this aim, a post-occupancy evaluation was conducted among the occupants of subsidised houses in Tswelelang, Wolmaransstad, in the North West Province. For this study 120 residents were selected by both random and systematic sampling methods and twelve trained fieldworkers conducted interviews with the residents using a structured interview schedule. A relevant interview schedule was developed by the researcher to obtain demographic information about the residents and to establish the awareness regarding the housing process and the satisfaction with the housing product, the project management as well as the participation of the user during the entire housing development process. A focus group discussion was conducted with the fieldworkers and photographs were taken during the empirical research period to increase the reliability of the observations. The results were statistically analysed and a Housing Satisfaction Score (HSS) was calculated to determine the satisfaction with the product and the project management. The results of the research showed that the respondents were mostly not informed about the housing process. There was no practical or statistical relationship between housing satisfaction and demographic factors. Most of the respondents did not have detailed knowledge about the subsidy process, affordability, costing and legal aspects. They also had little knowledge of their rights regarding the building process and home ownership. Quantitative data, which is statistically and practically significant, indicated that the respondents were satisfied with the final product but qualitative data indicated that some respondents wanted to have larger houses, wooden doors and larger windows. Some also complained about the poor workmanship

regarding the finish of the houses such as the walls, the floor and the roof. Respondents were satisfied with the project management. The results, which are statistically and practically significant, indicate that respondents are satisfied with the housing they received. It may be stated that the users' participation in the housing process and the provision of relevant information through proper communication channels are important factors for consideration in future housing projects.