"Assess the residential housing problems faced by government employees in

the Butajira city administration."

A Research Proposal Submitted in Partial Fulfillment of the Requirements

for the Master of Art in Public policy study

By Tatekegn Aschalew
ID: ECSU/2300591

Advisor: Gebre Murits (Ph.D)

Ethiopian Civil Service University

College of Leadership and Governance
Department of Public policy study

Nov 30/2014
ACRONYMS AND ABBREVIATIONS

WHO: world Health Origanazation

GDP: Grose Domestic Product
AHI: Affordable Housing Institute
AU: African Union
CBB: Construction and Business Bank
CSA :Central Statistics Agency
FDRE: Federal Democratic Republic of Ethiopia
IHDP: Integrated Housing Development Program
MUDHC: Ministry of Urban Development, Housing Construction
NBEAR: National Bank of Ethiopia Annual Report
SPSS: Statistical Product and Service solutions.
UN: United Nation
UNCHS: United Nation center for Human Settlement
UNECA: United Nation Economic Commission for Africa
UN-HABITAT: United Nation Human Settlement Program
USD: United State of America Dollar

I
ABSTRACT

Acquiring a residential home is critical for a happy life, as it symbolizes the well-being of those entitled
to shelter. Unfortunately, many people worldwide face housing issues, particularly in developing nations
like Ethiopia. This context will lead to a study focused on the residential housing challenges faced by
government employees in the Butajira City Administration of Ethiopia. The primary goal of the research
is to assess these housing issues.

To conduct this research, a mixed-method approach will be employed, utilizing both qualitative and
quantitative data collection techniques. Data will be gathered from 171 randomly selected government
employees through questionnaires, interviews, focus group discussions, and document reviews. The study
will demonstrate that salary is a crucial factor for government employees who do not own homes, as
many earn insufficient monthly incomes to buy or build their own residences.

The research will identify several contributing factors to the housing crisis for government employees,
including a lack of housing finance, scarcity of land, high rental costs and improper use of housing
policy. Furthermore, the absence of personal housing will lead to various socioeconomic issues for these
employees, such as decreased effectiveness at work, challenges in coping with rising living expenses,
limited access to essential services like water and electricity, and exclusion from social institutions like
Edir. The study will also highlight the insufficient supply of residential housing available to government
employees.

II
 Table of Contents

Contents Page

ACRONYMS AND ABBREVIATIONS.............................................................................................................i

ABSTRACT.........................................................................................................................................................ii

CHAPTER ONE..................................................................................................................................................1

INTRODUCTION................................................................................................................................................1

1.1. Background of the Study...........................................................................................................................1

1.2. Statement of the problem..........................................................................................................................2

1.3. Objectives of the Study.............................................................................................................................4

1.3.1 General objective.................................................................................................................................4

1.3.2 Specific Objectives..............................................................................................................................4

1.4. Research Questions...................................................................................................................................4

1.5. Scope of the Study.....................................................................................................................................5

1.6. Significance of the Study..........................................................................................................................5

1.7. Limitation of the study..............................................................................................................................5

1.8. Definitions of key terms............................................................................................................................6

1.9. Organization of the Thesis........................................................................................................................7

CHAPTER TWO..................................................................................................................................................8

LITERATURE REVIEW.....................................................................................................................................8

2.1. Definition of Terms and Concepts............................................................................................................8

2.2. Residential Housing Crisis in the World...................................................................................................8

2.3. Residential Housing Crisis in Africa.......................................................................................................11

 2.4. Factors Affecting Access to own House.................................................................................................12

2.4.1. Socio-economic Factors...................................................................................................................12

2.4.2. Demographic Factors.......................................................................................................................13

2.4.3. Institutional Factors..........................................................................................................................13

2.6. Urban Growth Patterns and Trends in Ethiopia......................................................................................15

2.7. Urban Land Lease Policy and the Land Tenure System in Ethiopia.......................................................16

2.8. General Overview of the Ethiopian Housing Policy...............................................................................18

2.8.1. Housing Policy in Ethiopia Pre-1975...............................................................................................18

2.8.2. Housing Policy in Ethiopia Post-1974.............................................................................................19

2.8.3. Housing Policy of the Current Government.....................................................................................19

2.9. Urban Land Management in Ethiopia.....................................................................................................19

2.10. Sustainable Urban Planning and Housing Challenges in Ethiopia.......................................................20

2.11. Ethiopia's Integrated Housing Development Program (IHDP).............................................................22

2.12. Conceptual Framework.........................................................................................................................23

CHAPTER THREE............................................................................................................................................25

RESEARCH METHODOLOGY.......................................................................................................................25

3.1. Description of the Study Area.................................................................................................................25

3.1.1. Location and Size.............................................................................................................................25

3.1.2. Topography......................................................................................................................................25

3.1.3. Climate.............................................................................................................................................26

3.1.4. Population.........................................................................................................................................26

3.1.5. Socio-economic activities................................................................................................................26

3.2. Research Design......................................................................................................................................26

 3.3. Types and Sources of Data......................................................................................................................27

3.4. Sample Size and Sampling Procedure.....................................................................................................27

3.5. Criteria for Selecting Participants...........................................................................................................28

3.7. Instruments of data collection.................................................................................................................29

3.7.1. Questionnaire...................................................................................................................................29

3.7.2. Interview...........................................................................................................................................30

3.7.3. Focus group discussion....................................................................................................................30

3.7.4. Document review.............................................................................................................................31

3.8. Methods of Data Analysis.......................................................................................................................31

3.9. Ethical Considerations.............................................................................................................................31

3.10. Estimated time and Budget for study....................................................................................................32

References..........................................................................................................................................................34

7. APPENDIX....................................................................................................................................................36
 CHAPTER ONE
INTRODUCTION
1.1. Background of the Study

Residential housing is defined as any building or structure designed primarily for living accommodations,
which includes associated land and improvements. This encompasses a variety of types, such as single-
family homes, multi-family units, apartments, and condominiums, all intended to provide shelter for
individuals or households (Genie AI, 2023). According to the World Health Organization (WHO),
residential housing plays a crucial role in determining the quality of life for individuals and families,
emphasizing its importance as a fundamental human need and right (Carter Center, 2023)

Additionally, Henilane (2016) notes that residential housing is characterized by its primary function of
providing safe and secure living spaces for people, which can include temporary and permanent
accommodations (Henilane, 2016)

Still, people in both developed and developing countries across the world struggle to meet the basic
need.If current trends in urbanization and population growth continue, the number of urban families
living in substandard housing might rise from 330 million to 440 million by 2025. Although housing is
vital to humanity, there is a global housing shortage, especially in developing countries where population
growth and urbanization are growing (MGI, 2017).

For the majority of African nations, the supply of residential housing is a serious concern. However, a
number of socioeconomic, demographic, and regulatory problems prevent the achievement of this goal.
According to a World Bank report, only 3% of people in sub-Saharan Africa can afford a mortgage. The
focus is on current home prices; the idea is that if house prices were lower, a larger proportion of people
would be able to afford homes (World Bank, 2018).

"Less than two dwellings per thousand people are being constructed in most emerging nations, meeting
less than 10% of their housing needs. The poverty and low income of many urban families, along with
the lack of commitment and capacity to implement sustainable social and economic policies, strategies,
programs, plans of action, and projects, are among the main causes of the current housing crisis in these
developing nations" (Ofori, 2020)
Led by public investments in infrastructure and agriculture, Ethiopia is the second most populated
country in Africa, with a GDP growth rate of 8.2 percent. Ethiopia has an urban population of 20.6% and
a population density of 108 persons per square kilometer. Ethiopia's construction industry contributes
significantly to the country's economic growth, and the Growth and Transformation Plan for 2015–2019
keeps emphasizing infrastructure development with the aim of achieving "middle income" status by
2025. 12.5 percent of GDP came from real estate and other construction-related businesses. Providing
residential accommodation for urban people is a significant concern in Ethiopia (World Bank, 2018).

The housing situation in Addis Ababa is predominantly subpar, characterized by overcrowded and
unplanned settlements. According to UN-Habitat’s slum criteria, 80 percent of the city qualifies as slum
areas, with 70 percent of these comprising government-owned rental properties. Only 30 percent of the
total housing stock is deemed satisfactory, while the remaining 70 percent requires either complete
replacement or significant improvements. The Ministry of Works and Urban Development estimates a
housing shortfall of about 300,000 units in Addis Ababa. This deficiency is evident not only in the urgent
need for additional units but also in the poor quality of existing housing and the small size of many
available living spaces (NBEAR, 2018).

1.2. Statement of the Pproblem

A residential environment is defined as the physical, social, and psychological context in which
individuals and families live, significantly influencing their quality of life. According to the World
Health Organization (WHO), housing encompasses various types of structures, including natural and
artificial dwellings that provide shelter and contribute to the well-being of individuals and families
(Carter Center, 2023).

People's conduct, health, and enjoyment are likely influenced by their home environment. One of the
three necessities that are considered essential human rights is shelter. Everybody has the right to a
standard of living sufficient for their own and their family's health and well-being, which includes access
to food, clothing, housing, medical care, and other social services, as stated in article 25 of the United
Nations Universal Declaration of Human Rights (UN, 1948). Even though housing is a fundamental
human necessity, there is a severe housing shortage in the globe right now.
There is a significant global shortage of residential housing, which is especially severe in urban areas,
and more than a million people live in inadequate housing.

Low personal income, high building material costs, government rules, difficulties acquiring land, and a
lack of investment in the housing sector have all been implicated in the problem. Housing is all about
having a place to live where you can live in safety, peace, and most importantly, dignity. It consists living
in a place with proper sanitation and basic facilities like a toilet, clean water, and a location without
power. 900 million people are thought to live in informal settlements in Africa at the moment (Farha,
2018).

Lacking a suitable plan to guarantee that housing facilities developed in parallel with the country's rapid
population development, Ethiopia's urban housing situation continues to suffer. In most Ethiopian cities,
particularly Addis Ababa, the bulk of government employees find it extremely difficult to build or buy
their own apartment ( ).

The cost of housing has risen above the abilities of most people due to a combination of the inadequate
availability of residential land and the accumulated demand for residential housing. The lack of
residential housing in Addis Ababa is one of the government's biggest problems, according to estimates
from the Ministry of Works and Urban Development. According to the assessment, only 30% of the
existing properties in Addis Ababa appeared to be in fair condition, indicating that 300,000 new
residences are required ( ).

Including government employees from the Butajira city administration is the issue. Due to the extremely
limited availability of residential homes from both public and private real estate developers, many
government employees feel forced to reside substandard private rental houses that need payments that are
out of proportion to the quality of the homes

"Regarding the housing issue, several significant studies have been conducted by various researchers,
including Melese (2014), who examined residential housing issues for government employees in Sodo
Town, and Reta (2017), who focused on the Hramaya University Survey of Access to Housing in Teji
Town."
The previous study indicated that income and housing land availability were the main drivers of the
residential housing crisis. However, in order to fill this research gap, the researcher take into account the
effects of income level, land accessibility, rental home costs, and building material costs in the Arada
sub-city of Addis Ababa, Ethiopia ( ). The researcher was motivated to close this gap because of the
residential housing challenge.

Existing studies have not sufficiently addressed the geographical gap regarding residential housing
problems faced by government employees in my study area, despite various studies conducted in urban
areas of Ethiopia, including Addis Ababa, nor have they examined the implementation problems that
these employees encounter in obtaining housing.

1.3. Objectives of the Study

1.3.1 General objective

The general objective of the study will focus to assessing the problems related to residential housing
problem of government employees in Butajira city administration.

1.3.2 Specific Objectives

1. To assess the housing condition supply for government employees in the study area.

2. To identify the key variablesfactor affecting the supply of availability housing for government
employees.

3. To discover the consequences of residential housing shortage on government employees.

1.4. Research Questions

1. What are the main factors that affect housing availability for public servants?

2. What is the status of housing provision for government employees in the study area?

3. What are the consequences of residential housing shortage on government employees?

4. What are the challenges that government employees face in obtaining housing due to improper policy
implementation?"

1.5. Scope of the Study

The assessment of residential housing issues that government employees have when trying to obtain their
own housing will be the main goal of this study. It will focus on analyzing problem that highlights the
stated goals. The study will geographically focus on homeless government employees in Butajira city
administration due to time and resources constraints. Furthermore, the study’s time frame will be
restricted to the Ethiopian colander months of Jun 2012 to July 2017.

1.6. Significance of the Study

The study will have a number of positive outcomes for the public employee in Butajira city
administration in particular as well as for other stockholders in general. This foster a more realistic
understanding of the challenges and problem relating to residential housing that government employees
face in the study area. The research will also offer useful recommendations that will assist the local
government in taking the required steps to address the housing issues faced by government employees.
Additionally it serves as the baseline data for further studies on this topic.

1.7. Limitation of the study

The biggest obstacle I will encounter is that certain government officials for an interview will not be
available for interviews since they are other meetings But, I will put up with the problems and go to their
office to talk to them.

"In addition to the time limits that will be caused by a lack of resources, such as computers and various
other socio-economic factors, the study will be face significant challenges."

The viewpoint that there will be nothing new in the world may cause my respondents to feel indifferent,
which could lead to inadequate responses to my questions and ultimately result in flawed outcomes in my
study.
1.8. Definitions of key terms

Affordable housing is generally defined as housing that costs no more than 30% of a household's gross
income, ensuring that families can afford basic necessities without financial strain (Hamidi, Ewing, &
Renne, 2022)

Eder: is a traditional institution that designed to share the burden of its members

Interest rate is defined as the amount of interest due per period, expressed as a proportion of the principal
amount that is lent, deposited, or borrowed.

Interest rates play a vital role in influencing economic activity by affecting consumer spending and
investment decisions across various sectors (Malkiel, 2020).

A mortgage is defined as a loan specifically used to purchase real estate, where the property itself serves
as collateral for the loan. This means that if the borrower fails to repay the loan, the lender has the right to
take possession of the property through a process known as foreclosure (Wikipedia, n.d.; Consumer
Financial Protection Bureau, 2024).

Population density is defined as the number of individuals living in a specific unit of area, typically
expressed as people per square kilometer or square mile. It is calculated by dividing the total population
of an area by the land area, providing a measure of how crowded or sparse a population is in a given
region (Internet Geography, n.d.; National Geographic, 2024).

Real estate is defined as property consisting of land and any permanent structures attached to it, such as
buildings and natural resources like crops, minerals, or water (Investopedia, 2024). This definition
emphasizes that real estate encompasses not only the physical land but also the rights associated with its
ownership, including the ability to use, sell, or lease the property (Wikipedia, n.d.).

Slum: According to the United Nations, a slum is described as "a contiguous settlement where the
inhabitants are characterized as having inadequate housing and basic services," emphasizing the lack of
durable housing, sufficient living area, and access to improved water and sanitation (UN-HABITAT,
2003).
1.9. Organization of the Thesis

The study will be dividing into five chapters. The first chapter deals with the introduction part which
includes: background of the study, statement of the problem, objectives of the study, research questions,
the significance of the study, definition of key terms, limitation of the study, and organization of the
study. The second chapter deals with the review of related literature this part provide the main points
relating with the residential housing problem in developed and developing countries, The third chapter
focuses on research methodology which consist research design, source of data, sampling procedure, and
sample size, methods of data collection and methods of data analysis. The fourth chapter provides; the
presentation and analysis part of the study, results, and discussion. Finally, the fifth chapter presents a
summary of the study findings, conclusions, and recommendations.
 CHAPTER TWO

LITERATURE REVIEW

The researcher will assess the notion of residential housing problems in Butajira city administration in the
case of government employee who live in Butajira city administration. In this section of the paper,
various works of literature related to the area will be reviewed and incorporated.

2.1. Definition of Terms and Concepts

Housing has no universally recognized definition; hence its meaning differs from person to person and
from location to location based on socioeconomic status and cultural norms. Housing is fundamentally
recognized as a basic human need and a human right, essential for ensuring quality of life. It
encompasses not only the physical structures where individuals reside but also the social, economic, and
cultural contexts that shape living conditions. According to the Wikipedia entry on Housing (2023),
housing plays a critical role in shaping individuals' health, safety, and well-being while influencing
access to education and employment opportunities.

Housing can be defined simply as a place where people live, a structure or shelter used for human
occupancy, or the supply of shelter. Housing, which is usually a long-lasting asset, includes single-family
homes, attached homes, apartment buildings, condominiums, and any other privately or publicly held
structures suitable for living. Housing is the single largest expense in most households' budgets and their
most valuable asset. In general, having a home fulfills one's basic wants and rights, and a well-kept home
improves the productivity and health of its occupants. Additionally, it promotes social and economic
progress both nationally and within the neighborhood (Paddy, 2009).

2.2. Residential Housing Crisis in the World

The residential housing crisis affecting government employees globally is a pressing issue that varies in
severity and nature across different regions. This overview highlights the challenges faced by
government employees in various countries, as emphasized in recent studies.

2.2. 1. Current State of the Housing Crisis

As of late 2022, over 1.8 billion people lack access to adequate housing, with at least 150 million
experiencing permanent homelessness. The situation continues to worsen, with an estimated 3 billion
people projected to need adequate housing by 2030. In the United States alone, there is a deficit of 6.5
million homes, while the UK faces a shortfall of 4.3 million homes. The global housing crisis has reached
alarming levels, affecting various demographics, including government employees. In developed
countries such as the United States and the United Kingdom, rising home prices have made it
increasingly difficult for middle-class workers to secure affordable housing. Reports indicate that in the
U.S., prices have risen by 54% since 2020, with many dedicating over 40% of their income to rent (El
País, 2024). In response to this crisis, initiatives such as the National Housing Crisis Task Force have
been established to address these pressing issues through policy recommendations aimed at increasing
affordable housing supply (Nowak Metro Finance Lab, 2024).

2.2. 2. Impact on Government Employees

Research indicates that government employees face unique challenges in accessing affordable housing. A
study conducted in Ethiopia revealed that many government employees reside in substandard housing
conditions due to rising rental costs and insecure tenure (Abdela & Melaku, 2023). Similarly, a study in
Nigeria found that senior civil servants struggle with inadequate housing development due to insufficient
funding and high land costs (Okwu & Okwu, 2022). These findings underscore the urgent need for
targeted policies that address the unique housing challenges faced by government employees.

2.2. 3. Critical Analysis of Underlying Issues

This critical analysis addresses and investigates issues that have not yet been acknowledged, such as the
understudied global crises of affordable housing supply and affordability in urban areas. It reflects on
extensive comparative ethnographic research conducted across Western countries and approaches
housing affordability and related issues from a broadly understood intersection of political and economic
spheres—such as state-market dynamics, governance and regulation, policy and investment. This crisis
arises from the fact that housing-related household expenses are increasing faster than salary and wage
increases in many urban centers worldwide. The analysis elucidates the scope and context-specificity of
the crisis along with its serious social implications and problematic spatial ramifications. It connects
recent developments to significant scholarly discussions in housing and urban studies while creating a
research agenda that can help close the apparent policy–outcome gap in policymaking by posing new and
pressing issues from theoretical, political, and empirical perspectives. This intervention ultimately calls
for more dedicated and politicized knowledge production toward achieving affordable urban futures for
all (Steffen, 2017).

2.2. 4. Global Disparities in Housing Access

In this century, there has been a greater focus on affordable housing compared to previous decades.
However, globally, approximately 1.2 billion people still lack access to safe and secure housing. The
disparity is most pronounced in lower- and middle-income countries where rapid urban expansion
complicates efforts for governments to develop services and infrastructure at a pace that meets the influx
of new residents. Consequently, countless individuals reside in unsatisfactory conditions, leading to a
decline in trust toward governmental authorities (Robin, 2017).

2.2. 5. Challenges Faced by Government Employees

In Addis Ababa, Ethiopia, federal civil servants face persistent urban housing problems characterized by
inadequate provision and affordability (Tadesse & Beshah, 2022). This study highlighted that access to
financial resources for securing decent housing remains a significant barrier for civil servants.
Additionally, a report from Canada indicates that public sector employees are grappling with severe
affordability issues; Canada needs about 3.5 million additional housing units by 2030 to restore
affordability (Senator Bellemare, 2024). These challenges highlight the need for comprehensive
strategies tailored specifically for government employees.

2.2. 6. Proposed Solutions

The report by the McKinsey Global Institute (MGI) presents a comprehensive plan to address the global
challenge of affordable housing. It defines the affordability gap as the difference between the price of an
appropriate residence—varying by area—and what households can realistically manage to pay while
ideally staying within 30% of their income. The analysis utilizes MGI's Cityscape database, which
encompasses data from 2,400 metropolitan areas along with case studies from various regions globally. It
has been established that the yearly gap in affordable housing stands at $650 billion—a problem expected
to worsen as urban populations continue to grow. Predictions suggest an increase of 106 million low-
income urban households by 2025. To address this lack of housing and build the required additional units
by then will necessitate an estimated $9 trillion to $11 trillion in construction costs; incorporating land
into this equation would elevate the overall cost to $16 trillion. According to calculations made by MGI,
approximately $1 trillion to $3 trillion will likely need to be sourced from public funding (MGI, 2017).

2.3. Residential Housing Crisis in Africa

The residential housing crisis in Africa is a pressing issue that is exacerbated by rapid urbanization,
population growth, and inadequate infrastructure. This overview highlights the challenges faced by
government employees in various African countries, as emphasized in recent studies.

2.3.1. Current State of the Housing Crisis

African cities are experiencing significant overcrowding due to rural-to-urban migration, leading to
severe strains on municipal infrastructure. The housing shortage is particularly alarming, with many
urban areas witnessing the proliferation of slums. According to a report by the World Bank,
approximately 60-70% of urban African households live in slums, which often lack basic services such as
water, electricity, and sanitation (World Bank Group, 2015). The report emphasizes that targeted
approaches to affordable housing are necessary to leverage demographic shifts for inclusive growth and
economic opportunities.

2.3.2. Impact on Government Employees

Government employees in Africa face unique challenges related to housing. A study conducted in Addis
Ababa revealed that federal civil servants often reside in substandard rental units due to rising costs and
tenure insecurity (Desta, 2021). The study indicated that these housing issues not only affect the quality
of life for civil servants but also impact their motivation and effectiveness in public service delivery.
Furthermore, a study focusing on senior civil servants in Rivers State, Nigeria, highlighted that
inadequate housing development is linked to insufficient funding and high land costs, which further
complicate access to quality housing for government workers (Okwu & Okwu, 2023).
2.3.3. Critical Analysis of Underlying Issues

The underlying issues contributing to the housing crisis include a lack of effective land management and
financing policies. Many African governments have attempted to provide housing solutions; however,
these initiatives often fall short due to high costs that are unaffordable for the urban poor. For instance,
less than 10% of African households can secure a mortgage for even the most affordable homes (Center
for Affordable Housing Finance in Africa, 2023). This financial exclusion forces approximately 90% of
Africans to live in informal housing with substandard conditions. The African Development Bank
estimates a continental backlog of over 50 million homes needed to meet current demands (Bah et al.,
2023). The rapid urbanization trend is projected to increase this backlog significantly as more people
migrate to cities seeking better opportunities.

2.3.4. Proposed Solutions

To address the housing crisis effectively, experts recommend a multi-faceted approach focusing on
improving land management and planning regulations. The World Bank suggests that governments
should collaborate with the private sector to expand access to affordable housing and improve existing
stock quality (World Bank Group, 2015). Additionally, expanding access to financing through
microloans and credit cooperatives can help low-income household’s secure better living conditions.
Recent reports emphasize the importance of upgrading informal settlements rather than solely focusing
on new construction. Targeted interventions can lead to rapid improvements in living conditions for those
currently residing in slums (Ijjasz Vasquez et al., 2015). For example, investing in infrastructure
improvements and enhancing access to basic services can significantly uplift the quality of life for
millions of urban residents.

2.4. Factors Affecting Access to own House

Ethiopia's housing crisis is driven by a complex interplay of socio-economic factors, demographic shifts,
institutional barriers, fluctuating interest rates, and limited mortgage availability.

2.4.1. Socio-economic Factors

Ethiopia's low level of economic development significantly contributes to the challenges faced by its
urban population, with a large segment living below the poverty line. The high cost of construction
materials and low income levels hinder many from building homes, a situation worsened by ongoing
urban migration (Melese, 2014). According to Ado Mukhtar Bichi et al. (2019), households with lower
socio-economic status struggle to afford housing, often spending over 30% of their income on living
costs, which leads to severe housing cost burdens

The rising costs of construction and labor further exacerbate this issue, making home ownership
increasingly unattainable for low-income families.The current economic climate has resulted in many
individuals residing in overcrowded and informal settlements that lack basic utilities. Urbanization has
driven up living costs, leaving little room for savings or investments in housing. This is particularly
evident in Ethiopian cities, where many households, including those in kebele rental units, face
significant barriers to home ownership (Taye, 2013)

2.4.2. Demographic Factors

Ethiopia's urban population has surged due to both natural growth and rural-urban migration. The UN-
HABITAT's 2013 global report indicated that the urban population is expected to continue growing
rapidly; posing significant challenges for housing supply (UN Habitat, 2008). Currently, only about 20%
of Ethiopians live in urban areas; however, projections suggest that this figure could rise to 42.1% by
2050

This rapid urbanization creates a pressing need for housing solutions as the influx of new residents often
leads them to live in informal settlements due to insufficient formal employment opportunities.

2.4.3. Institutional Factors

Ethiopia faces a critical housing crisis characterized by a high percentage of urban residents living in
slums. The country's urban land lease policies disproportionately benefit wealthier individuals, limiting
access for the urban poor and perpetuating slum conditions (Wondimu, 2011). The lack of diversity in the
housing finance sector complicates matters; historically, the Construction and Business Bank was the
only institution providing long-term mortgages, which has led to a narrow range of financial products
available for housing

Access to affordable housing finance remains a significant barrier for low-income Ethiopians. Following
market-driven reforms post-1991, interest rates surged from 4.5% to 16%, making it difficult for many to
secure loans (UN-HABITAT, 2010). Furthermore, most low-income earners rely on informal income
sources and lack sufficient collateral for formal credit, resulting in limited investment in housing and a
continued inability to afford adequate living conditions.

2.4.4. Interest Rates

Interest rates play a crucial role in determining mortgage affordability. Changes in the central bank's base
rate directly affect mortgage payments, impacting how many households can realistically afford homes.
Even slight increases can deter potential buyers from entering the market (Tejvan, 2017).

2.4.5. Mortgage Availability

The willingness of banks to offer mortgages significantly influences housing demand. Higher income
multiples offered by banks can increase effective demand for homes. However, fluctuations in the
interbank lending market can affect banks' readiness to provide mortgage financing (Tejvan, 2017)

2.5. Urbanization and its Problem in Developing Countries

In developing countries, urbanization is rapidly increasing. As a consequence, countries face a shortage

of job openings. Unemployment rates rise as a result of people applying for government-funded programs
and subsidies. In nations that are developing, "businesses and governments cannot produce enough jobs
to meet the demand of a fast-growing population" Urbanization is associated with problems including
inadequate infrastructure and a lack of residential housing (Golfer, 2015)

Inadequate infrastructure: The poor condition of the infrastructures is a major and serious aspect of the
urban problem. Inadequate water supplies, poor road networks, and a lack of electricity are still problems
in some developing nations.

Lack of housing: There is a shortage of housing, particularly for city dwellers, which has led to crowded
neighborhoods, high social costs, and untold personal suffering. One of the major issues brought about by
the fast industrialization and urbanization of cities is the expansion of slums.
2.6. Urban Growth Patterns and Trends in Ethiopia

Ethiopia's urbanization process presents significant implications for government employees seeking
housing, particularly in the context of rapid urban growth and the associated challenges. This analysis
explores the current state of urbanization in Ethiopia, its effects on housing availability for government
workers, and relevant academic insights.

2.6. 1. Urbanization Trends in Ethiopia

Ethiopia is characterized by one of the lowest urbanization rates in Sub-Saharan Africa, with
approximately 20% of its population residing in urban areas as of recent estimates. However, the country
experiences a high urbanization growth rate of 4.1%, significantly exceeding the national population
growth rate of 3% (CSA, 2014). Historical data shows a gradual increase in urbanization from 6% in
1960 to projections of 30% by 2025, indicating a shift towards more urban living conditions (CSA,
2014).

2.6. 2. Implications for Housing

The rapid urban expansion has led to a considerable increase in urban poverty and housing challenges.
Approximately 60% of metropolitan areas are classified as slums lacking essential services (CSA, 2014).
This situation poses difficulties for government employees who require stable housing amidst rising
demand and limited supply. The influx of rural migrants exacerbates this issue, as many newcomers
arrive with few resources or skills, further straining the housing market.

2.6. 3.Government Response and Housing Strategies

To address these challenges, government initiatives must focus on improving access to affordable
housing for public servants. Effective strategies may include:

Increased Investment in Housing Development: The government could allocate more resources to
construct affordable housing units specifically for government employees.

Public-Private Partnerships: Collaborating with private developers can enhance the efficiency and scale
of housing projects.
Urban Planning Reforms: Implementing comprehensive urban planning strategies that prioritize housing
development alongside infrastructure improvements can help mitigate slum growth and improve living
conditions.

2.7. Urban Land Lease Policy and the Land Tenure System in Ethiopia

The concept of land tenure in Ethiopia, particularly as it relates to government employees, is intricately
linked to the Urban Land Lease Policy and the broader land tenure system established by the Federal
Democratic Republic of Ethiopia (FDRE). This detailed analysis will explore the definitions, legal
frameworks, implications for government employees, and current challenges in accessing urban land.

2.7.1. Understanding Land Tenure

Land tenure refers to the collection of rights and obligations that govern how land is held, owned, and
utilized. It encompasses various aspects such as acquisition, exploitation, preservation, and transfer of
land and its resources (Tigabu, 2014). In Ethiopia's context, land tenure is characterized by a state
ownership model where all land is owned by the government. Citizens can only lease land for specific
purposes, primarily through a structured lease system designed to facilitate urban development.

2.7. 2. Types of Tenure Systems

Ethiopia operates under both freehold and leasehold systems within its legal framework:

Leasehold: Under this system, individuals or entities can lease land from the government for extended
periods (30 to 99 years). Leaseholders have rights to develop the land but cannot sell or transfer
ownership. They can encumber the leasehold with a mortgage and are entitled to compensation for
improvements made on the property (Federal Negarit Gazeta Proclamation No. 721/2011).

Freehold: In contrast, freehold rights do not allow for collateralization of the land nor do they permit
transfer or sale. This limitation restricts urban landowners' ability to leverage their assets for commercial
ventures (Tigabu, 2014).

2.7. 3. Legal Framework Governing Land Tenure

The FDRE Constitution serves as the foundational legal framework governing land ownership and usage
rights in Ethiopia. It asserts that the state is the ultimate owner of all rural and urban land, which is
intended to benefit the country's diverse ethnic groups (FDRE Constitution, 1995).

2.7. 4. Urban Land Lease Program

The Urban Land Lease Program was initiated in 1993 with Proclamation No. 80/1993 as a means to
allocate urban land for residential and commercial purposes. The program has undergone several
amendments aimed at improving its effectiveness:

Proclamation No. 272/2002: Introduced amendments to enhance procedures for land transfer through
auctions and negotiations.

Proclamation No. 721/2011: Established stricter regulations on lease rights transfers and emphasized
direct allocation or auction as methods for obtaining urban land (Yirga, 2014).These proclamations
reflect an evolving approach to urban land management amid challenges such as demand exceeding
supply and inefficiencies in service delivery.

2.7. 5. Implications for Government Employees

Access to urban land is particularly significant for government employees who play a vital role in public
administration and service delivery:

Housing Security: Government employees often face challenges in securing affordable housing due to
high lease costs and limited availability of serviced plots. This situation can affect their job performance
and stability (World Bank, 2020).

Investment Opportunities: The restrictions imposed by the leasehold system limit government employees'
ability to leverage their properties for financial gain or investment in other ventures. This can hinder their
economic mobility and overall quality of life.

Public Service Delivery: When government employees struggle with housing insecurity or financial
constraints due to high lease costs, it can negatively impact their capacity to deliver essential services
effectively within urban areas (UN-Habitat, 2021).
2.7. 6. Current Challenges

Despite efforts to streamline the Urban Land Lease Program, several challenges persist:

High Demand vs. Low Supply: The demand for urban land continues to outstrip supply, leading to
increased competition and inflated prices.

Bureaucratic Inefficiencies: The process of obtaining leases remains cumbersome, often marred by delays
and lack of transparency (Deininger et al., 2014).

Inadequate Infrastructure: Many newly leased plots lack essential services such as water, electricity, and
roads, further complicating access for government employees seeking housing (World Bank, 2020).

Ethiopia's housing policy has undergone significant changes over the past thirty years, reflecting the
country's socio-political dynamics and economic conditions. This overview highlights the evolution of
housing policy and its implications for government employees, who face specific challenges in accessing
adequate housing.

2.8. General Overview of the Ethiopian Housing Policy

The housing industry in Ethiopia has experienced numerous ups and downs over more than thirty years,
impacting the ability of government employees to secure affordable housing. This historical experience
provides valuable insights for creating effective housing policies. Three distinct periods of Ethiopian
housing policy can be identified: pre-1975 upheavals, the Derg government (1974-1991), and the current
policy framework (Taye, 2013). Each period has shaped the current landscape of housing availability,
directly affecting government employees' living conditions.

2.8.1. Housing Policy in Ethiopia Pre-1975

Before 1975, housing provision was primarily governed by free market principles, which led to landlords
restricting the number of residential properties available to tenants. This lack of regulation meant that
urban properties were leased without restrictions, leaving many low-income individuals, including
government employees, without suitable housing options (Tegegne, 1997). The government's initial
disinterest in regulating the housing market exacerbated these challenges, as it failed to address the needs
of lower-income groups who could not afford market rates.
2.8.2. Housing Policy in Ethiopia Post-1974

With the rise of the Derg regime and Proclamation 47/1975, all urban land was nationalized, and
individuals were limited to owning only one residential property. This shift aimed to redistribute wealth
but resulted in severe housing shortages and deteriorating living conditions across Ethiopian cities
(Teshome, 2008). Government employees often struggled with inadequate housing options during this
period, impacting their ability to perform their duties effectively.

In the late 1980s, the Derg relaxed its control over housing supply through Proclamation No. 292/1986,
which allowed certain entities to construct residential buildings. However, this policy primarily benefited
high-income earners and did not adequately address the needs of low-income households or government
employees (Mulugeta, 1995). Consequently, many public servants found themselves unable to secure
affordable housing amidst rising demand.

2.8.3. Housing Policy of the Current Government

Following the Derg's fall in 1991, a new tenure system was introduced under the Ethiopian People's
Revolutionary Democratic Front (EPRDF), establishing leasehold as a system of land tenure through
Proclamation No. 80/1993. This system aimed to facilitate urban development by allowing individuals
and businesses to lease land at affordable rates (World Bank, 2020). However, despite these efforts,
government employees still face significant challenges in accessing affordable housing due to rising costs
associated with urban land leases.

Subsequent amendments in 2002 and 2011 sought to improve land transfer procedures and enhance
housing availability for all citizens. The government introduced various incentives such as subsidies for
building materials and subsidized land distribution to stimulate the housing market (UN-HABITAT,
2010). Despite these initiatives, many government employees continue to struggle with inadequate access
to affordable housing options due to persistent supply shortages and increasing demand.

2.9. Urban Land Management in Ethiopia

Over the past ten years, urban land management in Ethiopia's cities has undergone significant changes
while grappling with interconnected difficulties. The government is transitioning from an outdated urban
land tenure system, known as the "rent" system, to a more market-oriented approach involving long-term
leases, although the state retains ownership of the land (MUDHC, 2014). This shift aims to create a more
sustainable urban environment; however, government employees often find themselves caught in the
complexities of this transition, facing challenges in accessing affordable housing.

Due to the lack of an independent system for registering or recording real estate transactions—City
Administrations are responsible for recording transactions, certifying property rights, and keeping records
and files—key sources of inefficiencies in land management and transactions have continued to be the
main obstacles in land management in Ethiopian urban centers. The lack of an integrated urban level
address system created significant barriers to the identification of properties and the availability and
reliability of information about prices and professions, which are still in their infancy. City
administrations are directly involved in routine transactions that require "no objections" from multiple
departments.

Mass land distribution of inexpensive residential plots, which was unsustainable both financially and
spatially, was the driving force behind the land allocation practice in metropolitan centers. Major urban
centers have unabatedly and wantonly expanded horizontally at the expense of the nearby rural
communities as a result. Even still, waitlists are never-ending and continue to expand annually,
surpassing even the ability of local governments to prepare the property. The establishment of effective
land markets is hampered by the government's overall land price and allocation system, which is still
mostly administrative (non-market). In addition to lacking street addresses, cities typically lack up-to-
date land use maps and inventories of undeveloped area. Additionally, there is a widespread lack of
clarity in cities regarding the federal cadaster project's expectations, including when and what can and
cannot be expected (MUDHC, 2014).

Urban land management in Ethiopia has faced numerous challenges and changes over the past decade,
significantly impacting government employees and their housing situations. This overview connects
various aspects of urban land management with the specific challenges faced by government employees
in securing adequate housing.

2.10. Sustainable Urban Planning and Housing Challenges in Ethiopia

Ethiopia is currently experiencing a significant push towards sustainable urban planning, with over half
of its urban cities implementing various plans to guide geographical development. Specifically, there are
structured plans for 22 towns, basic plans for 219 urban centers, local development plans for 63, base
maps for 247 smaller towns, and satellite imagery for 27 locations. Despite this progress, the lack of a
coordinated planning hierarchy remains a critical issue. Although regional and national economic
development planning is underway, it often neglects the spatial dimension necessary for effective urban
management (MUDHC, 2014).

2.10. 1. Government Employee Housing Challenges

The housing conditions of government employees in Ethiopia exemplify the broader challenges faced in
urban planning. A study focused on Robe town indicates that the demand for affordable housing has
surged due to rapid urbanization, leading to many government employees living in substandard rental
units. These employees face increasing rent costs and tenure insecurity, highlighting the urgent need for
strategic solutions from both national and local governments (Getu Lemma et al., 2023)

In Addis Ababa, the housing crisis is even more pronounced among federal civil servants. Research
indicates that these employees struggle with affordability and access to adequate housing, exacerbated by
a shortage of urban housing and limited financial resources. The findings suggest that these housing
challenges negatively impact governance and service delivery, as civil servants dealing with housing
instability may lack motivation in their professional roles (Mekonnen Abebe Anshebo & Wubishet
Jekale, 2023)

2.10. 2. Implications of Urban Planning on Housing

The current scope of urban planning in Ethiopia primarily addresses engineering needs and land
administration without adequately considering public health or comprehensive development functions.
This narrow focus limits inter-sectoral coordination and hinders integrated spatial planning essential for
addressing the multifaceted urban housing crisis. Urban plans tend to be overly detailed yet lack
actionable conclusions or recommendations (MUDHC, 2014).

Moreover, the persistent issues of inadequate housing conditions among government employees reflect
systemic failures within the urban planning framework. Many civil servants are forced to rent homes that
do not meet basic living standards, which contributes to their overall dissatisfaction and affects their
work performance (Getu Lemma et al., 2018)
2.11. Ethiopia's Integrated Housing Development Program (IHDP)

Ethiopia's-was initiated in response to a severe housing shortage affecting urban centers, particularly in
Addis Ababa. Established after the adoption of a federal governance structure in 1991, the IHDP aims to
decentralize urban planning responsibilities and attract rural migrants to secondary towns. This approach
was part of a broader strategy to alleviate pressure on housing in major cities by promoting urban
development outside of the capital (Tadesse, 2010). However, despite significant government efforts, the
private sector has struggled to meet the demand for affordable housing, even with substantial subsidies
and land provided at reduced costs.

The challenges faced by government employees in accessing affordable housing highlight the broader
issues within Ethiopia's housing market. Many professionals, including doctors and lawyers, have found
it increasingly difficult to secure affordable properties due to rising home prices. As a result, the housing
landscape post-1991 is characterized by low-cost government-owned rental options as the primary
strategy for low-income housing, which often suffers from poor quality and maintenance. The rapid
urbanization and limited availability of formal housing have led to a surge in informal settlements (UN-
HABITAT, 2016).

The IHDP was launched in 2005 with ambitious goals: to construct 400,000 housing units and create
200,000 jobs while fostering micro-enterprise development within the construction sector. By 2014, over
170,000 condominium units had been developed across Ethiopia, significantly impacting living
conditions for many low- and middle-income households. However, the program has faced criticism for
not fully meeting its targets and for the limited popularity of multi-storey condominiums in smaller towns
(Cities Alliance, 2012; UN-HABITAT, 2011).

Government employees have been particularly affected by the shortcomings of the IHDP. Although the
program aimed to provide affordable housing solutions, many civil servants still struggle with high costs
and limited availability of suitable housing. The reliance on a lottery system for unit allocation has
further complicated access for those who may not have adequate financial resources or stability
(Mekonnen Abebe Anshebo & Wubishet Jekale, 2023).

The challenges of urban poverty and inadequate infrastructure continue to plague Ethiopia's cities. As
noted during discussions at the First National Ethiopian Housing Symposium held in June 2024, there is
an urgent need for innovative solutions to address these issues comprehensively. The symposium
emphasized that providing adequate housing is not merely about constructing buildings but also involves
ensuring dignity and economic opportunity for all citizens (Policy Studies Institute, 2024).

2.12. Conceptual Framework

The pluralistic paradigm expands the facilitators to include both the public and private sectors, which
increases the supply of housing. Public housing projects are often started by the public sector, which
includes the federal, state, and local governments. According to the pluralistic model, the public sector
will support the housing process and provide an environment that allows the housing sector to operate at
its best.

According to the model, public housing participation should be raised in order to significantly reduce the
housing shortfall. Public housing can be started by government organizations directly or in collaboration
with the commercial sector. In order to maximize housing production in public-private partnerships, the
pluralistic approach reintegrates the public and private sectors. The private sector's involvement in
affordable housing reduces the risks connected with home production, including land issues, financial
accessibility, and regulatory framework. Housing projects will be completed more quickly because to
public-private partnerships and easier access to financing. According to the pluralistic approach, public-
private partnerships will be beneficial for public housing, particularly for the really poor. The primary
factors influencing access to residential housing include income levels, loan availability, household size,
construction material and labor costs, and government policies (Graham, 2013).
 -Government
regulation
House -Access to
loan -
3).Institutio
enablers nal factors
Access to land
-
Improper use of
housing policy

- Public ----Family
size
sectors 2).Demog -
- raphic Marital Residential
factors status
Private -Life housing
sectors expectancy
problem

-Income
-
Saving habit
1).Socio
Reside economic Cost of
-

nts factors construction

-
Cost of a
rental house

Figure: 1.Conceptual framework

(Source: Graham, 2013).

 CHAPTER THREE

RESEARCH METHODOLOGY

3.1. Description of the Study Area

3.1.1. Location and Size

Butajira, a town located at the base of the Zebidar massif in the East Gurage Zone of Central Ethiopia, is
approximately 130 km south of Addis Ababa and 50 km west of Zway, bordered by Siltʼe Zone to the
southeast, Oromia Region to the north and east, and Gurage Zone to the west, with geographical
coordinates of 8.2° N latitude and 38.5° E longitude, an elevation of 2,131 meters above sea level, a
population of about 89,800, a climate ranging from tropical in the lowlands to temperate in the mountains
with the main rainy season from June to October, and a rich agricultural landscape where enset, teff,
maize, millet, barley, and legumes are staple crops.

Figure 2 Map of the study area Source Ethio. GIS Butajira map

3.1.2. Topography

The topography of Butajira, Ethiopia, is diverse, featuring a town located at the base of the Zebidar
massif at an elevation of 2,131 meters, the crater lake known as Ara Shatan on the western margin of the
Ethiopian Rift Valley with a diameter of 880 meters and a depth of at least 50 meters, and the Butajira-
Silti volcanic area characterized by recent basaltic lava fields and cinder cones, including the Shala and
Awasa volcanoes.
3.1.3. Climate

The climate of Butajira varies from arid, dry lowland regions to cool mountainous areas. The hottest
month is March, with an average high of 78°F and a low of 59°F. The cool season lasts 2.3 months, from
June 27 to September 6, with an average daily high below 70°F. July is the coldest month, with an
average low of 56°F and a high of 69°F. The main rainy season occurs between June and October; while
the remaining months are predominantly dry (WeatherSpark, 2018).

3.1.4. Population

Based on the 2007 Census conducted by the Central Statistical Agency (CSA), Butajira has a total
population of 33,406, with 16,923 men and 16,483 women; the majority of inhabitants are Muslim
(51.27%), followed by Ethiopian Orthodox Christians (39.58%) and Protestants (8.72%), while the 1994
national census reported a population of 20,509, and as of 2011, the total fertility rate was estimated at
5.3 children per woman (Central Statistical Agency [CSA], 2007; Wikipedia, 2024).

3.1.5. Socio-economic activities

Butajira socio-economic landscape is characterized by a mix of traditional agricultural practices

alongside emerging industrial activities. While there are promising developments in trade and industry,
challenges such as infrastructure deficits and health care access need addressing to foster sustainable
growth in the region (INDEPTH Network, 2000).

3.2. Research Design

The investigator will use a mixed-method research design. The rationale for selecting a mixed-method
research design will be that “it will be more than simply collecting and analyzing both kinds of data; it
will also involve the use of both qualitative and quantitative approaches in tandem so that the overall
strength of the study will be greater than either qualitative or quantitative research” (Coress Well, 2009)

From the mixed methods research design, the explanatory sequential design will be used to collect and
analyze the data. This design will be important in order to collect both types of data and merge them. In
this design, quantitative data will be collected in the first phase, followed by the collection and analysis
of qualitative data. Finally, the data will be merged.
3.3. Types and Sources of Data

Primary and secondary sources of data will be used in the study. The primary data will be collected from
a sample of government employees through questionnaires, as well as from administrative bodies and
experts in the study area through interviews. The secondary data will be obtained from various published
and unpublished materials, including journals, magazines, and internet websites, along with documents
from governmental and non-governmental organizations that are relevant to the theme of the study.

3.4. Sample Size and Sampling Procedure

A combination of probability and non-probability sampling techniques will be used to select the sample
population and study area. The selection of the study area will be determined by purposive or non-
probability sampling.

Butajira is a town and the seat of the East Gurage Zone in the Central Ethiopian region. It consists of 24
government sectors. Although there is a residential housing problem in Butajira, the investigator will
purposively select 8 sectors: (1) Butajira City Administration Municipality Office, (2) Butajira City
Administration Office, (3) Butajira City Administration Finance Office, (4) Butajira City Administration
Women and Children Office, (5) Butajira City Administration trade and market development Office, (6)
Butajira City Administration Urban Development, Housing, and Construction Office, (7) Butajira City
Administration Public Service Office, (8) Butajira City Administration Revenue Office, The investigator
has lived in this area for several years and understands the severity of the problem; for this reason, I will
be selected.

The selection of respondents from the target population (government employees) for the questionnaires
will be conducted using the simple random sampling method based on the residential housing demand list
of government employees found in the Butajira City Administration Public Service Office. The total
number of government employees working in this selected area may be approximately 300; however, this
number may change after gathering actual data due to self-reporting considerations. From this number,
171 samples will be selected by the investigator using the formula from Yamane (1967), as these samples
will represent more than 15% of the total population and will adequately reflect the target population.
3.5. Criteria for Selecting Participants

Public servants who are employees in Butajira city administration, or who will be members of the
government employees in the urban population residing in Butajira, will be part of my study. In
particular, all public servants who will have been employed for more than 9 months will be included."

The researcher aims to explore the housing challenges faced by certain public servants and the impact of
these issues on their livelihoods and social relationships. Access to pertinent information will facilitate
this understanding. The following criteria will be used to select respondents for the study:

1. Participants must be employees of the Butajira City Administration.

2. They should have been government workers for at least nine months, as only those employed for this
duration are eligible to receive a certificate of qualification from the government.

Table; 1 Location and Sample Size of Respondents

No Selected government offices within the "Participants in each selected city Sample
Butajira City Administration will be. administration sector will have over
No %
nine months of service."

1 Municipality Office

2 Office Of City Administration

3 Office Of Finance

4 Office Of Women and Children

5 Office Of trade and market development

6 Urban Development, and Construction

Office

7 Public Service Office

8 Office Of Revenue
Total 300 171 100

Source, self-consideration

The sample size of the research for questionnaires will be determined by using the formula of Yamane

(19 67).

Where n= Sample size, N= Population size =300, e= level of precision (0.05), the probability of event
occurring=1

Therefore, based on the above formula 171 sample government employees Will be selected as a sample
of the total population as follow

Population size (N) = 300, Level of precision (e) = 0.05 ,The probability of event occurring=1,Sample
size (n) = 171

3.6. Data collection procedure

"I will create both open-ended and closed-ended questions after selecting respondents from the target
population using probability and non-probability sampling techniques. After that, I will compile, edit, and
send the completed questionnaires to the 171 government servants who were chosen at random."

3.7. Instruments of data collection

"Collecting data through various tools leads to accurate research findings. With this in mind, I will use
the following data-gathering instruments: questionnaires, interviews, focus group discussions, and
document reviews."

3.7.1. Questionnaire

A questionnaire is a type of research tool that consists of a set of questions designed to collect data from
respondents. It serves various purposes, including collecting data for surveys, evaluations, and
assessments in fields such as psychology, marketing, and social research. A questionnaire can have a
variety of formats, such as closed-ended questions with predetermined answers and open-ended questions
that allow free-form answers.

According to Fowler (2014), questionnaires are essential tools in survey research, allowing researchers to
systematically collect data from a large number of individuals efficiently. They can be administered in
various formats, including paper-based surveys, online forms, and interviews. The design of a
questionnaire significantly influences the quality of data collected; thus, careful consideration must be
given to question wording, order, and response formats to minimize bias and maximize clarity.

I will not have the time or resources to include every government employee in the study area. Instead, I
will create a set of open-ended and closed-ended questions in both English and Amharic. I will contact a
sample of state employees in each Government office at their respective institutions to distribute these
questions.

3.7.2. Interview

The investigator will use semi-structured interviews to gather data from administrative bodies, key
informants, and experts about the overall residential housing problem of government employees in the
study area. The face-to-face interview will be used to capture verbal and non-verbal cues, such as body
language, which can indicate a level of discomfort with the questions. Conversely, it can also indicate a
level of enthusiasm for the topics being discussed in the interview. (Susan, 2014).

3.7.3. Focus group discussion

According to B2B International (2023), "a focus group is a research technique used to collect data
through group interaction," where participants engage in discussions that illuminate their behaviors and
attitudes. Typically, focus groups consist of 6 to 12 participants, selected based on specific demographic
or psychographic criteria to ensure diverse perspectives.

This kind of heated conversation will allow group members to openly express their opinions, regardless
of whether they agree or disagree. A focus group discussion (FGD) will be conducted with a selected
sample of government employees, organized by their institutions, to collect information about the effects
of not having access to residential housing on their lives and the primary causes of residential housing
difficulties.
3.7.4. Document review

Information regarding the obstacles that may prevent government employees from getting houses, as well
as the supply and demand for these homes in the research area, will be gathered using a variety of
documents from governmental and non-governmental organizations. We will also use both published and
unpublished papers. Focus groups, interviews, and questionnaires will all be used to compile this data.

3.8. Methods of Data Analysis

I will employ both quantitative and qualitative methods for data analysis. For the quantitative approach, I
will collect data using questionnaires, which I will then code, edit, and enter into Statistical Product. This
data will be analyzed using frequency and percentage, and the results will be presented in tables, bar
graphs, line graphs, and pie charts.

In contrast, I plan to use a narrative analysis to examine the qualitative information I get from focus
groups and interviews. Additionally, I'll examine the information from several papers and other sources
by quoting them and considering the concerns associated with residential housing."

3.9. Ethical Considerations

Ethical considerations in research are vital guidelines that protect participants, ensure research integrity,
and uphold institutional reputation. According to BachelorPrint (2022), these principles promote reliable
and credible research while respecting all parties involved, focusing on truthfulness and participant well-
being. I will discuss the research goals with relevant individuals before starting and will seek consent
from each participant, assuring them that their data will only be used for this study and not shared
elsewhere.

3.10. Estimated time and Budget for study

3.10.1. Work Schedule (Time estimation)

No Activities Work time schedule months rem

ark
oct nov dec jun feb mar april may jun

1 Identifying the problem 

2 listing the tittle 

3 Selecting the tittle 

4 Referring related literature  

5 Preparing proposal 

6 Submitting proposal 

7 Editing proposal based on 

comment

8 Re-submitting final proposal and  

proposal approval

9 Distribute questionnaire  

10 Collect questionnaire  

11 Conducting interviews  

12 Analyze and Interpret data  

13 Conclude and Recommend the  

study

14 Submit final paper  

15 Editing based on comments  

16 Re-Submit/present the study 

3.10.2 Budget estimation for the study

No Types of spend Birr Cent remark

1 The price of lap-top 30,00 00

0

2 Transportation 5000 00

3 Food, coffee/tea, water 3000 00

4 Bed to rest 3000 00

5 Coffee and tea price for respondents 2500 00

6 Print price 2500 00

7 Total 46,00 00
0

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Salama, A., & Wiedmann, F. (2016). "A chronological exploration of the evolution of housing typologies
in Gulf cities." City Territory Architecture. https://doi.org/10.1186/s40410-016-0043-z

Julia Kagan. 2019. Personal Finance Journal of Investopedia 64:17-23.

Melese Mandado.2014. Assessment of Problem of Access to Residential housing by Government

employees the case of Sodotown M.A thesis Haramaya University .

MUDHC. (Ministry of Urban Development and Housing Construction) .2014. Urban Land Development
and Management Policy and Strategy Document. Addis Ababa, Ethiopia.

MGI. (Mckinsey Global Institute) 2017.Tackling the world’s affordable housing challenge
http://www.Mckinsey.com accessed 15 January 2019.

This Old House. (2010). "15 Milestones That Changed Housing in the 20th Century." Retrieved from
https://www.thisoldhouse.com/21015408/15-milestones-that-changed-housing
 APPENDIX

Appendix-I

Ethiopian Civil Service University

College of Leadership and Governance

School of Policy Studies Postgraduate Program Directorate

Questionnaire to be filled by Sample Houseless Government Employs in Butajira city administration

Ethiopia

Information on the title: Residential Housing Problem of Government Employees, specifically in Butajira
City administration, Ethiopia, will be gathered through the use of this questionnaire. Assessing concerns
pertaining to residential housing for government employee will be the primary goal of the study.
Therefore, we respectfully ask that you answer honestly, truthfully, and candidly. Your sincere, sincere,
and prompt answers to every question will be crucial to the study's success. As a result, we respectfully
ask that you complete the form honestly. Rest assured that the data you submit will be kept private and
utilized exclusively for scholarly research.
Thank you in advance for your cooperation
General Direction

 No need to write your name

 For multiple-choice items, you can choose more than one answer if you believe two or more
alternatives are important.
 In case of questions where alternatives are given, please mark an “x” in front of your choice.
Part one: Information related to the socio-demographic characteristics of respondents

1. Age:

1) 20-30 2) 31-40 3) 41-50 4) 51-60 5) 61-65

2. Sex: 1) Male 2) Female

3. Marital status:

1) Single 2) Married 3) Widow 4) Divorced

4. House hold size

1) 1-2 2) 3-4 3) 5-6 4) Above 7

5. Educational Status

1) Grade 5-8 2) Grade 9-12 3) Certificate 4) Diploma

5) First Degree 6) Second Degree 7) PhD

6. Work experience

1) 1-5 years 2) 6-10 years 3) 11-15 years 4) Above 16 years

Part two: Questions Related Status of Residential Housing provision for Government Employees.

7. Does the government in the area where you work provide residential housing for its employees?

1) Yes 2) No
8. Do government workers have enough access to residential housing?

1) Yes 2) No

9. If the answer is no, what causes the supply and demand imbalance?

1) Lack of commitment from the government to construct low-cost houses quickly

2) Constructions by Private real-estates are not considered government employees

3) Complex land acquisition process. 4) Increasing the cost of construction materials

5) Lack of finance

Part three: Questions related to factors that influencing housing provision for Government
employees in the study area

10."How much money do you receive monthly from your current employment, as well as from other

sources, in ETB?" 1) 1500-2500 2) 2501- 3500 3) 3501- 4500 4) >4501

11. "How much do you save each month in ETB?" 1) Nothing 2) 50-300 3) 301-600

4) 601-900 5) 901-1200 6) >1201

12. Where do you save your money? 1) Traditional saving institutions (Equb ,Eder) 2 ) Bank

3) Microfinance institutions 4) Nothing 5) others pacify ………

13. Do you have access to financial institutions that can lend you money?

1) Yes 2) No

14. "Whose house are they living in now?"1) Rented from private owners 2) Rented from

government 3) With family

15. What is your monthly rent payment in ETB if you live in a home that is rented from a private owner?
1) Nothing 2) < 600 3) 601-100 4) 1001-1400 5) 1401-1800

6) 1801-2200 7) > 2200

16. How many times have you changed your rental home?

1) No 2) 1-2 times 3) 3-4 times 4) 5-6 times 5) >6 times

17. Why do you frequently change your residence?

1) Conflict with the owners by the use of services like water, electric power, and toilet

2) Increasing the price of the rent house 3) To search for the better house
4) Other (please specify) ………………..

18. What are the main factors that prevent you from building your own house?

1) 1 room 2) 2 rooms 3) 3 rooms 4) >3 rooms

19. What are the main factors that prevent you from building your own house?

1) Rising cost of a plot of land 2) Lack of finance 3) Expensiveness of construction

materials and labor cost 4) Expensive cost of the rent a house

20. "Do you have access to a piece of land for house construction in the Butajira city administration?"

1) Yes 2) No

21. "Have you registered, and saved to get housing? A) Yes B) No

Part four: Questions related to the improper implementation of housing policies.

1). which of the challenges faced by government employees in obtaining housing due to improper policy
implementation? Please select from the alternatives below:

1) Corruption 2 ) Poor Policy Design 3) Lack of Transparency

4) Inadequate Infrastructures 5) Bureaucratic Delays 6) Quality Issues

7) Political Interference 8) Insufficient Financial Supports 9) Social Disruptions

Part five: Questions related to the consequences of residential housing shortage on government
employees.

23. What are the most significant effects of not having your own residential home on your whole life?

1). Being unproductive at the workplace

2). Being mandated to migrate to the periphery part of town in search of a low-cost rental house.

3) Living a dependent life at someone's rental compound

4) Lack of freedom at the rent house when going out and coming in

5) Being exposed to the over-inflationary expense of renting a home.

6) Unable to fight the rising cost of living

7) Being unable to obtain a rental house for large family size

8) lack of flexibility to use services like water, electricity, and toilet.

9) Staying single until I build my own house.

10) Unable to have a child up to I build my own house.

11) Being forced from social institutions such as (Eder)

12) Being exposed to live dependently on my family

13) Can.t freely invite my friends, relatives, and guests to my house

Appendix- II

Interview guide for selected Government Employees

1. Do you think there is a problem with residential housing for government employees in the Butajira city
administration?

2. What are the key variables contributing to government employees' residential housing problems?

3. What do you believe the impacts of a lack of residential housing are on people's lives overall?

4. Do you have any information about the current demand and supply status of residential Housing for
government employees in the Butajira city administration?
5. "Is there any plan by the government to address the residential housing problem for government
employees?"

6. "What do you suggest government employees do to solve their residential housing problem?"

7.3. Appendix- III

Focus Group Discussion Guide for some sample Houseless Government Employees

1. What are the main variables that prevent you from owning your own home?

2"What are the negative effects of lacking access to your own residential house on your life?"

3. What measures is the government taking to alleviate its employees' housing challenges?

4. "What are your plans for getting your own house?"