Affordable Housing in Kuala Lumpur:

Justice for the Working Poor from

the Islamic Perspective

Seminar 1 Group Members:

Gajikoh Mohamed Sellu
Hashim Abdullah
Nadiah Johari Ramzan
Zakiah Ponrahono

Values and Ethics in Islamic Built

Environment
Dr. Azila Ahmad Sarkawi
10 August 2012

CONTENTS
Introduction:
1. House from Islamic perspective
2. Overview of current affordable housing scenario in Kuala Lumpur (KL)
3. What is affordable housing?
Body of Content:
1. Benefits of affordable housing
2. Affordable Housing Policy in Malaysia
3. Best Practice of Affordable Housing Policy
4. The Architecture of Affordable Housing in KL
5. Good Name for Affordable Housing
6. Best Practices of the Architecture of Affordable Housing
7. Urban Planner Code of Conduct to Solve the Affordable Housing Issues
Conclusion:
1. Considerations for KL
2. Islamic perspective on affordable housing

The Scenario of Affordable Housing Planning

and Development in Kuala Lumpur
In 1996, the Zero Squatter by 2005 policy was implemented in the whole Malaysia.
Further to the economic recession in the late 1997, a four-tier pricing system on PPR
schemes in cities and major town for the resettlement of squatters has been implemented
in order to ensure its citizen, particularly lower income groups, to continue enjoying the
benefits of adequate, affordable and quality housing. However, it is important to ensure
that the provisions of housing are able to create a harmonious society and promoting a
sustainable living environment. (Goh, Ai Tee and Ahmad, Yahaya, n.d)

To enhance the quality of life of the urban population, the provision of more systematic and
well organized urban services programmes will emphasize on sustainable development,
promoting greater community participation and social integration of the population. (Noraliah
Idrus and HO Chin Siong, 2008)
Affordable homes built through the planning system account for less than 12% of total new
housing output but for over 50% of all new affordable homes.
There are many homeless people in Kuala Lumpur, including those who have jobs but do not
earn enough to rent a room or house. They sleep on the streets of popular areas in the city.
(http://allmalaysia.info/2010/07/19/homeless-in-kl/)

Introduction from the Islamic

Perspective

House is a microcosm of culture and civilization because the

primary elements of society, individuals organized along with the
family lines, are born, raised and educated in them (Spahic).
The strength of the institutions of the family and house is the
strength of a society and the spirit of its cultural and civilisation.
Similarly, failure in the institutions of the family and house denote
failure in a society and in its cultural and civilisation (Spahic).
House is the ground for living and practicing the most essential
segments of human existence on earth, and the ground for living
the most essential part of the Islamic worldview, shariah, and
ethics (Spahic).

Overview of Current Affordable

Housing Scenario in Kuala Lumpur
The special policies for low cost housing in Federal Territory of Kuala
Lumpur are:

Every housing project of more than 5 acres should allocate 30% of the
area for low cost housing

The minimum size per unit of low cost house is 550 sq ft, it has 3
bedrooms and selling price of RM25 000 per unit

Low cost houses should be sold through the Housing Management

Department, DBKL

The construction of the low cost houses should be started at the

middle stage of the project. The developers are not allowed to slow
down to build the low cost units

Table 1: Four Tier Pricing For Low Cost Houses

All public low-cost housing units developed in the urban areas

to be high rise flats.

Table 6: Comparison of Area for 3 Bedroom Type Flats in the City of Kuala
Lumpur in 1977 and 2000

(Source: Leong, 1979: 95; JPN, 2000)

Figure 1: Typical Plan for 18-storey Low-cost Flat

(Source: Housing Department, DBKL, 2006)

Figure 2: Standard Unit Layout Plan for 18-storey Low-cost Flat

(Source: by the Author using JPNs standard unit layout plan, 2006)

Issues on Current Affordable Housing in KL

The factors in determining a quality low-cost flat arranged in descending degrees

of importance are: house safety, provision of public amenities, unit internal
environment, maintenance and surrounding environment, location, sanitary
fittings, unit size, type of house, material used, unit internal layout, quality of
workmanship, structure of the house and appearance.

There are no specific planning and design guidelines for low medium cost
housing compared to low cost housing. The conditions imposed by local
authorities are different from one project to another. This inconsistencies creates
confusion among the private developers.

The Draft Kuala Lumpur Structure Plan 2020 does not included low medium cost
housing category in the projection of houses unit to be built by year 2020.
Although the emphasis of Structure Plan is to provide more houses in medium
cost range (including low medium cost), specific policies and projection for low
medium cost housing category were not clearly stated.

Issues on Current Affordable Housing in KL

Fig. Homeless working poor in KL (allmalaysia.info)

There are many homeless people in Kuala Lumpur, including those who have jobs but do not
earn enough to rent a room or house. They sleep on the streets of popular areas in the city.

What is affordable housing?

Commonly known as low-cost housing.
Housing is considered affordable if it costs no more than thirty percent of
the monthly household income for rent and utilities (NPH).
Housing that receives direct and indirect financial assistance and
developed outside market-rate private system (NPH).
Types of affordable housing can be ownership or rental, a single duplex or
the size of many market-rate apartment complexes.

Benefits of Affordable Housing

Providing housing for the local workforce, especially lower wage earners.
Can promote economic and social integration.
Can prevent unnecessary, costly public expenditures by providing stable

living situations for the homeless and people with special needs. Subsidised
housing is the best protection against returning to a shelter (Vera).
Revitalises distressed areas by directing economic benefits to the local
community, such as increased jobs and sales taxes.

Affordable Housing Policy in Malaysia

The governments commitment towards low-cost housing started during the First
Malaysia Plan (19661970) while the private sectors involvement was in the
Second Malaysia Plan (19711975) when the government realized the need and
importance of the role of the private sector in ensuring an adequate supply of low
cost housing for the country (Ghani & Lee, 1997).
Housing policies can be grouped into 3 categories :
o Before 1970
o 1970s to 1990
o After 1990s

Summary of Malaysia Housing Policy

Summary of Malaysia Housing Policy (cont'd)

Summary of Malaysia Housing Policy (cont'd)

Source: Noraliah Idrus and HO Chin Siong, Affordable and Quality Housing Through
The Low Cost Housing Provision in Malaysia, 2008.

Federal Policy
The federal governments policy with regard to low cost housing by the private
sector can be summarized as follows :
i) 30% Low Cost Component
The policy requires all private housing developers of projects above a certain
threshold to construct at least 30% low cost housing units. The threshold or
minimum size of development which must provide the low cost component
varies between states, each taking into account demand (or the lack of it) as
well as lack of land in major urban areas.

ii) RM25 000 Selling Price Ceiling

Houses constructed under the low cost component can be sold only at a price
not exceeding RM 25 000. This ceiling, set in 1982, has been a contentious
issue for developers and consumers alike because the cost of construction of
the low cost houses is typically higher than its selling price.

Source: Noraliah Idrus and HO Chin Siong, AFfordable and Quality Housing Through
The Low Cost Housing Provision in Malaysia, 2008.

Federal Policy (cont'd)

iii) RM750 Household Income
Buyers of the low cost units must have a combined household income not
exceeding RM 750 per month. About 60% or urban households in Malaysia in
1980 fell within this income group (ie income less than or equal to RM750). The
income level in Malaysia has however risen by about 3.1% per annum between
1970 and 1990 and the current labour shortage in all sectors of the economy
has ensured that wages continue to enjoy an upward trend.

iv) Minimum Design Standards

The policy specifies that each low cost house must have a minimum built-up
area of 550 to 600 sq ft comprising 2 bedrooms, a living room, a kitchen and a
bathroom. The houses may be of any type including flats, terrace or even
detached houses. Generally, developers have to opt for high density
developments (such as flats or cluster houses) in order to achieve economist of
scale or to reduce the amount of land used for the low cost component.

Source: Noraliah Idrus and HO Chin Siong, AFfordable and Quality Housing Through
The Low Cost Housing Provision in Malaysia, 2008.

State Policy

Policies at the national level are general in nature and have to be

translated into more detailed policies and strategies. At the state level the
policies are embedded in the Structure Plans for each state. The plans are
then translated into more detail in the Local Plans including specific
requirements by the Local Authorities.

The process of translating from the more general policies at the national
level into detailed strategies and requirements at state and local authority
levels is however not uniform, with promised benefits not given or
additional conditions burdening the low cost housing industry at the local
level. The local authorities may have adopted different standards based on
local conditions.

Source: Noraliah Idrus and HO Chin Siong, AFfordable and Quality Housing Through
The Low Cost Housing Provision in Malaysia, 2008.

The Public Low Cost Housing Programmes

Undertaken by the state governments with the supervision and monitoring of the
Ministry of Housing and Local Government.
The federal government provides loans to the state governments
The governments are involved in the implementation of:
i) Public Low Cost Housing Programmes consisting of public low cost housing, site
and services schemes and the housing loan scheme
ii) Housing in Land and Regional Development Authority area
iii) Government and Institutional Quarters
iv) State Economic Development Corporation

Best Practice of Affordable Housing

Policy: Norway

Cities in Norway enjoy one of the highest qualities of life in the world.
Providing adequate housing for the homeless has become a priority
target, thus, the rate of homelessness in Norway is low compared to
many other countries in the world.
Rental housing is a central issue in Norwegian housing policy because
many vulnerable groups of people are dependant on rental housing,
including municipal housing throughout their lives.
The policy seeks to provide everybody with a good home at an
affordable price.
o Public and private institutions and other organizations work
together

Best Practice of Affordable Housing

Policy: Norway

Preventing evictions by making it compulsory for landlords to warn

the public social sector when the rent is not paid.
Social sector offers housing solutions that are not institutionalized or
regular rental dwellings. This makes it possible to offer homeless
people a home and make it easier for the social sector to take action
when the rental contract is breached.
Landlord and Tenant Act that protect tenants from notice of
termination. The act forbids property owners from putting rents that is
in unreasonable rate compared with the standard market rent.

Housing Allowance and Start

Loans in Norway

The Housing Bank supplies loans, grants and housing allowance. Housing
allowance has become a main instrument in the housing policy and in the
more general policy to alleviate poverty.
Municipalities receive loans from State Housing Bank for people of lower
incomes to enable home buyers to buy a home through start-loan system.
Improving the government housing allowance system by increasing income
and benefit levels.

Housing Policy for Minorities

in Norway

Municipalities receive a 5 year compensation support from the state.

Minorities can apply for housing allowance, municipal housing, and start
loans on equal basis but are not to be treated with special support than
Norwegians.
The Norwegian Landlord and Tenant Act contains prohibition on
discrimination.

Best Practice of Affordable Housing Policy:

New Jersey

Mix different types of housing - to integrate 30 percent of low-cost housing into middle
class neighbourhoods; not to demarcate clearly wealthy and poor neighbourhoods.
Facade of the low-cost housing looks like a middle-cost housing.

Fig. Mixture of low-cost and middle-cost housing in Cliffside Park, New Jersey.

Best Practice of Affordable Housing Policy: Chicago

During the late 1990s the Clinton administration started tearing down highrise public housing units and replacing them with mixed-income low-rise
units (Palen 240).
About 100,000 public housing units were demolished between 1994 and
2000 nationwide (Palen 240). Many of the most notorious high-density
projects, such as Chicagos massive Cabrini-Green public housing project,
are replaced with an area of mixed working-class and low-income families
living in low-density units (Palen 240).

Cabrini-Green public housing project

The Architecture of Affordable Housing in KL

The most typical misconception of affordable housing is that its design should not
exceed the minimum housing standard in order to save the costs and thus, ensuring
its affordability (Davis). However, there are many alternatives to maintain a decent
housing standard while keeping up to a given budget.
Affordable housings should be designed to fit with the character of the neighborhood
that help prevent the alienation of the residents from the wider community.

Good Name for Affordable Housing

The name of the affordable housing also should not stigmatises the
residents. "Rumah Pangsa Kos Rendah" literally means "Low Cost Flat" is
the typical name of a low-cost flat in KL. Rumah Pangsa Anggerik/ Orchid
Flat is a better alternative for instance.
To change the name "flat to "apartment" as it has more positive connotation.
In Islam, we have to give good name to our children and call others with
good name.

Sura al-Baqarah (2:104), as follows: 'O believers! Address not the Prophet by the
word ra'ina, but address him respectfully and listen to him.'
The reason for this prohibition was that the word 'ra`ina', being a homonym, had
two meanings, one of which was 'please look at us or attend to us', while with a
slight twist the same word would mean 'our shepherd'.
The Jews used to insult the Prophet with it, and in order to block the means to
such abuse, the Muslims were forbidden from using that form of address to
the Prophet despite their good intentions and the fact that the word under
discussion was not inherently abusive.[4. Cf. Abu Zahrah, Usul, p.228; Isma'il,
Adillah, p 197.]

Best Practices of the Architecture of Affordable Housing:

Colton Palms, California

One of the ways architects overcome the ambivalence toward

affordable housing is by designing medium-density apartments
that look like houses.

Best Practice of the Architecture of Affordable Housing:

Colton Palms, California
Colton Palms, an affordable housing project in Colton, California that has
won the Progressive Architecture award in 1991 and National Honor Award in
1993 utilized the house concept.
The house is actually a housing block that
is three stories high with four-dwellings on
each floor and thus, totaling twelve units on
each housing block.
Even though the housing are not directly
scaled to the existing neighborhood of
single-family houses, they are at least
identifiable as big houses that comprise
smaller ones and as a series of attached
dwellings, rather than large apartment
block (Davis, 1997).
Fig. The courtyard provides some parking
and services access, but it is actually a
pedestrian plaza.

Best Practice of the Architecture of Affordable Housing:

Colton Palms, California
In term of security issues, the public buildings in Colton Palms are designed to serve as
doorways for the community, while not making the project overly porous or inviting
because they are scattered around the perimeter of the housing project. These entry
areas allow views into the courtyard, making a visual connection between protected,
semi-private space and the world outside it.
Half of the dwellings in Colton Palms face the street, with very large windows and
projecting decks (Davis 132).

Fig. The Colton Palms site plan reveals a

small city, with a public plaza, background
buildings and civic structures.

Best Practice of the Architecture of Affordable Housing:

Colton Palms, California
The corridors that slide through the house at each level connect the open
porches, and thus, threading the entire complex together (Davis 132).
They are also connected to the elevator, making everything accessible to
the disabled (Davis 132).
As there are corridors throughout the housing, the residents are never far
from natural light or from vistas of either the courtyard or the
surrounding neighborhood (Davis 133). Thus, residents are visually
connected to every part of Colton Palms.

Fig. Colton Palms' unit plans

generally repeat, but special layout
occur when the housing pattern is
disrupted by the civic buildings.

Urban Planner Code of Conduct to Solve the

Affordable Housing Issues

To formulate and outline specific guidelines for affordable housing design

and specification in the Structure Plan and Local Plan preparation
Preparing master plan of new housing scheme with the Islamic approach
To translate the Local Authoritys minimum requirement and guidelines
creatively into conducive housing scheme that consists of mix-types of
houses
To plan with the intention to worship Allah and fulfill the responsibility as
Khalifah
To always plan at the right time for the right place and people
To plan with amanah, intelligently and comprehensively for better living
place
Promote sustainable development approach in housing scheme
Proposing clear standards and guidelines to provide better, decent
affordable housing to avoid confusion among the developers
The LPA should set quality design standards for the low cost housing

 1 KNOWLEDGEABLE
Training and Certificate acquisition is crucial in urban and regional planning. This essentials
because Knowledge is the key of wisdom .Allah the most high said: Nor are (alike) the darkness
and the light Surah 35 v 20. Kwolegde is the light that will guide in solving the problems of
housing.
2 LEADERSHIP AND JUST.
Urban planners should exercise the role of leaders in the planning and distribution of the housing
to those that required and try to maintain equity among the user as the leadership is an Amana in
Islam. Allah the most high said And if you judge, judge with justice among them. Verily, Allah
loves those whose acts justly Sursh 6 V 42
3 COOPERATION
Team work is highly directed by almighty Allah. This is because of its social and spiritual benefits
that it contained. Allah the Most high said Help one another in BiRR. Surah 5 v 2
4 DISCIPLINE
Self discipline and contentment is the major requirement of the Town planners in solving the
housing problems. Self is the pivotal point in controlling the heart desires which lead to self
satisfaction and contentment. Allah the most high said: Would that they were contented with what
Allah and His Messenger (SAW) gave them and had said Allah is sufficient for us. Allah will give
us of his bounty, and so his messenger (SAW). We implore Allah to enrich us. Surah 9 v 59

 5 HONEST
Honest in professional practice is highly demanding for the proper functioning of the members and
the client as well. Honesty is a command from Allah, it is in the wholly Quran Verily, Allah
commands that you render back the trusts to those to whom they are due. Surah 4 58 .This
is indeed, a primary way in solving the conflicts of housing in term of distribution and even during
occupation of the dwellers.
6 CONSULTATIVE
This involve the public participation by seeking their choices, requirement and preference as well as
their wants in term of design and the entire components of the entire housing Units. This is to at
individual and at neighborhood level. Allah the most high said: And by the Mercy of Allah, you deat
with them gently. And hard you (Prophet Muhammad SAW) been severe and hash heart-ted, they
would have broken away from you; so pass over (their faults) and ask (Allah for) forgiveness for
them; and consult them in the affairs. Then when you have taken a decision, put your trust in Allah,
Allah loves those who put their trust in him. Surah 3 V 159 . This will save the resources of the
buyers or users for renovations.
7 PROGRESS:
Another way ethically, that housing problems can be solve is through acquisition of new technologies
, ideas and discovery in the profession. Knowledge updating will enable the professional to work
with modern requirements of the public . The of affordably discovered new product for example will
minimize the construction cost and the used of machine will fasten and save cost of construction
also. Allah the most high said: And we have send not (as our messenger) before you(O
Muhammad SAW) but men, whom We sent revelation, (to preach and invite mankind to believe in
the Oneness of Allah). So ask of those kwon the scripture, if you know not.

Conclusion
Considerations for KL

Urban planners can take initiatives to improve the conditions of the citys less
fortunate residents (Kaplan, Wheeler, and Holloway). Only with a stronger and
more activist planning role, cities can begin to tackle the major problems of poverty
(Kaplan et al.). Land price inflation is a decisive factor in the exclusion of certain
income groups from housing and services, and as a result, starting the cycle which
always potentially leads to squatter settlement. Reform in land policy would help to
reduce uncontrolled price inflation in development land, and hence achieving
competitiveness and improving housing access to low-income population.
To ensure the housing developers to build more low medium cost housing, the
incentive given to low cost housing such as tax relief, lower land premium, faster
approval, etc. should be extended to low medium cost housing as well. The
government also should set the appropriate quota of low medium cost housing to be
built by housing developers (Syafiee Shuid, n.d)

Conclusion:
Islamic Perspective on Affordable Housing

To conclude, it does not mean that we as Muslim planners have to follow blindly
foreign affordable housing policy and architectural design. What this study
intends to achieve is that to apply concepts that are in line/ tally with Islamic
principles. Islam is complete - each of its precept meant to benefits all
humankind.
When a country has reached an advanced country level, typically, it will strive
for betterment of human living condition even if they are non-Muslim countries,
thus, coincidentally, in many cases, their results are in line with Islam as Islam is
universal and comes from the Divine source.
Unfortunately, many Muslim countries are not applying Islamic principles to their
cities. Muslim countries are more enthusiastic to gain reputation as a country
that has the tallest building or the largest man-made island in the world for e.g.
as opposed to a country that ables to provide a decent living condition to all
members of the society.

Ibn Qutayba, a Muslim scholar of the 9th Hijrah century, compared the
house -- as quoted by Afif Bahnassi -- to a shirt, saying that just as the
shirt should fit its owner, the house too should suit its dwellers.

The good housing solution is the one that fully expresses the
preferences, aspirations and psychological needs of the group for whom it
is meant
Is he who founded his building upon duty to Allah and His good pleasure
better; or he who founded his building on the brink of a crumbling,
overhanging precipice so that it toppled with him into the fire of hell? Allah
guides not wrongdoing folk. The building which they built will never cease
to be a misgiving in their hearts unless their hearts be torn to pieces. Allah
is Knower, Wise. (al-Tawbah, 109, 110)

An Islamic house will not generate any harm to its neighbors and their
houses. It will not indiscriminately block the sun, wind, and views to them. It
will not upset them with its noise, unpleasant smells, waste, sewage and
other forms of pollution. An Islamic house will guard its privacy. At the same
time, it will not violate its neighbors right for privacy either. It will not show
off, nor will it epitomize pride, prejudice, discrimination and haughtiness. It
will integrate itself well and peacefully into its existing physical and social
contexts. It will project itself as highly compatible with them, yet as their
integral part. An Islamic house can not turn itself into the bane of someones
life. (Spahic, n.d)

Housing in Islam is meant for the Worship of Allah (SAW) as well as an abode
for social life like resting. This is stated in Q 22:26 (And remember when we
showed Ibrahim the site of the sacred house. Anbiyyaa). It is also a
resting place, this is clearly showed in the Q78:9 ( And we make your sleep as
thing for rest.Nabai).

In addition, Omer (2012) states that when the wholly prophet Muhammad
(saw) dwelled in Madina, there were no distinct separation between rural and
urban setting but there were some philosophy of the settlement. The necessity
in provision of facilities (mosque is the focal facilities), Harmony with nature.
Housing zoning is integral and Market. Furthermore, Housing in islam is
governed by some principles as outlined by Hakim( 1998) states that ,it can be
safely be asserted that, the development of these principles and guidelines
started in 1 AH or 622 AD when the wholly prophet Muhammad settled in
Madinah. Each principle is across referenced with Quran verses and Sunnah.
They are:

Haram it is expected for one to exercise power on what is rightfully owned and
his action should not generates harm to others .

Interdependence. This principally handles knowledge of science, ecology and

values. It also shows the solution to social requirement regarding neighborhood.

Privacy. Here personal clothing explains by the verse refers to private domain of
the house. privates of others must be respected and its invasion is haram or
prohibited .( o you who belived ! enter not houses other than your own, until you
have ask for permission has been given to you.) details

Right of Original or Earlier Usage. Here, ownership pattern and legal right
transferred cross time is critically explained. It is used to solve conflicts like
dispute regarding neighbors wall.

Right of Building Higher within one air space even if it excludes air and sun
to others. Maliki School allowed the extension of air space even if it prevents
others from sun and air. This is excluded under the haram principles

Respect of Others Properties. This principle ordained neighbors to respect

others properties as well as their land

Pre Emption. It is the right of a neighbor to purchase adjacent property or

structure. Prophet Muhammad (swa) prescribed this , it is to protect the owner
from inconvenience of the stranger or his harm( a neighbor has pre-emption
rights over his neighbor property. If they share common access and the
neighbor is absent, then the other should wait for his returned . narrated by
seven via Jabir)

Seven Cubit as the minimum width of thoroughfare. The width of major road
within neighborhood is 3.25m -3 5om and minimum vertical height is seven
cubit. This allows the passage of camel load with goods during the early
period. in a hadith the prophet Muhammad said( if you disagree on the width
of a street make it seven cubit .Muslim via Abuhurairat)

Any Public thoroughfare should not be obstructed .this should either be

temporary or permanent.

Excess of Water should not be barred from others (Muslims are partners
in three things: water, pasture and fire. Abu Dawood via ibn Majah)

The Right for the Usage of exterior fina. This belongs to the owner of the
house or building that abode it.

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