 Making homes from empty houses: Innovative local approaches
The
number of abandoned or vacant houses, known as ‘akiya’ in Japanese, has
been increasing steadily since the late 1970s according to the Housing
and Land survey carried out regularly by the Ministry of Internal
Affairs and Communications, which is responsible for national
statistics. By 2008, unoccupied properties accounted for 13.1% of total
housing and there were calculated to be 2.68 million abandoned houses
nationwide. The trend is attributed to a proliferation of newly built
homes during Japan’s period of rapid economic growth, which later
became vacant as home owners died and their children did not take
responsibility for the property. In rural areas some local authorities
have begun to address the problem using schemes such as the ‘Akiya
Bank’, through which they help to advertise empty properties and
encourage new families to move to the area. However, the problem is not
limited to rural areas. As the number of empty urban properties
rises, neighbouring residents are becoming concerned with the negative
effect on the neighbourhood appearance and the implications for
disaster management and crime.
In
response to a surge in complaints, local authorities are looking for
solutions. Some have embarked upon a demolition strategy, made possible
by a recent relaxation of legislation by the Ministry of Land,
Infrastructure, Transport and Tourism which now permits the demolition
of all such properties, rather than only those in areas experiencing
depopulation as was previously the case. However, demolition
brings its own challenges. Changes in building law standards mean that
it may not be possible to rebuild on the same land, there are tax
implications for the land owners and local authorities must ensure
there is no risk of legal action from the original owners.
Elsewhere,
local authorities are investigating a more innovative approach.
Yokosuka City in Kanagawa prefecture has generated much media interest
in its houseshare initiative, which provides a significant subsidy to
allow students to rent a previously empty house at a cheap rate (less
than £70 a month each). In return for this discount they are expected
to support elderly residents and contribute to community life, thereby
simultaneously tackling social welfare issues arising from a rapidly
ageing population, another serious concern in the local area.
Yokosuka
City Planning Department carried out a survey which identified the
Shioiri district of the city as the worst affected. Here, life
has become difficult for residents – the survey found that most houses
do not have space to park cars, and because of the hilly location many
streets can only be reached via steep steps. As more convenient
houses were built within commuting distance to Tokyo and Yokohama the
percentage of empty houses in the area has risen to as high as to
18.5%. It is difficult to attract tenants, but because the cost of
demolition is high they remain empty, eventually becoming derelict.
Yokosuka
City have used the area as a model case to trial the houseshare
initiative. Using a fund specifically established to tackle the
issue of depopulation, it has contributed over half of the money
necessary to renovate the house (which had stood empty for 10 years)
and also pays one third of the rent each month to the owner. The two
student tenants fulfil their side of the bargain by checking on the
elderly residents, helping to put out rubbish and carrying shopping,
and reporting back to the local authority each month. For the students,
who are both studying social care and rehabilitation at university,
this has been a good opportunity to experience the needs of the elderly
first-hand. The older residents welcome youngsters, and hope the
project may lead to further regeneration of the area. Furthermore the
landlord, who cannot afford demolition, is pleased that the house can
be used to support the development of the area.
The
planning behind the scheme are now aiming to remarket the district as
convenient for students, promoting its proximity to transport links and
its impressive scenery. Given the positive response from all sides, as
well as the potential to tackle the two pressing problems of an
ageing population and empty properties with just one policy, they are
now are investigating the expansion of the programme beyond this model
case.
Sources:
Housing
and Land Survey 2008, Ministry of Internal Affairs and Communication:
http://www.stat.go.jp/data/jyutaku/2008/ (Japanese)
Survey
into the situation of vacant houses in Yato area, Yokosuka City
Planning division 2011
http://www.city.yokosuka.kanagawa.jp/4805/tokei/chosei/cdata/documents/honbun.pdf
(Japanese)
Ministry
of Land, Infrastructure, Transport and Tourism report on Vacant Houses:
http://www.mlit.go.jp/common/000042301.pdf (Japanese)
Media Coverage of the vacant houses issue in Japan:
http://the-japan-news.com/news/article/0000219367
http://the-japan-news.com/news/article/0000219373
https://www.nhk.or.jp/shutoken/ohayo/report/20121128.html (japanese)
http://www.asahi.com/edu/news/TKY201208150336.html (Japanese)
Picture (c) Jordy Theiller/Wikimedia Commons
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