Rent Control in Mumbai
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0:00 - 0:03♪ [music] ♪
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0:13 - 0:17[Alex] Rent controls are popular
with renters all over the world -
0:17 - 0:22because they appear to offer lower prices
with few adverse consequences. -
0:22 - 0:25In the long run, however,
extensive rent controls -
0:25 - 0:28can cause entire cities to crumble.
-
0:29 - 0:32You can see that today
in Mumbai, India. -
0:33 - 0:36All of the predicted
consequences of rent control -
0:36 - 0:38can be seen in Mumbai.
-
0:38 - 0:41There is a shortage of rental housing.
-
0:41 - 0:45Very, very little new rental housing
is being constructed, -
0:45 - 0:51and the stock of old rental housing
is crumbling and falling apart. -
0:51 - 0:57At rents of 500 to 600 rupees a month,
maybe $10 a month, -
0:57 - 1:00the landlords can't even afford
to pay the taxes, -
1:00 - 1:03let alone pay the maintenance
and the upkeep. -
1:04 - 1:08Rent controls began in Mumbai in 1949
-
1:08 - 1:11when rents were frozen at 1940 levels.
-
1:11 - 1:16And, amazingly, rents
have barely increased since that time -
1:16 - 1:21despite tremendous inflation
and increased urbanization. -
1:22 - 1:26To learn more,
I spoke with Vaidehi Tandel, -
1:26 - 1:29Reuben Abraham and Kshitij Batra
-
1:29 - 1:33from the IDFC Institute --
a think tank in Mumbai -
1:33 - 1:36that works on issues
of urban infrastructure. -
1:36 - 1:39[Alex] They froze rents at 1940 levels?
-
1:39 - 1:40[Kshitij] They did.
-
1:40 - 1:42We hear of these stories
where families are paying -
1:42 - 1:44a few hundred rupees a month
-
1:44 - 1:48for a flat that would otherwise
cost maybe a lakh of rupees a month. -
1:49 - 1:51You're going to have
to tell us what a lakh is. -
1:51 - 1:57I'm sorry. So that would
be about 100,000 rupees. -
1:57 - 2:00Wow! So, they're paying
100 or 200, 300 rupees a month -
2:00 - 2:03for something which is worth 100,000?
-
2:03 - 2:05Yeah. In this case, you have
actually a lot of families -
2:05 - 2:07that are perfectly well-to-do.
-
2:07 - 2:11But they've just been grandfathered
into these rent-controlled flats -
2:11 - 2:14and they've been living
there for that time. -
2:14 - 2:15These are massive properties.
-
2:15 - 2:17Some of these are massive,
massive apartments. -
2:17 - 2:21In India, tenant rights
are very, very strong, -
2:21 - 2:25and the court system is very, very slow.
-
2:26 - 2:27The owner of this building --
-
2:27 - 2:30which has long been
under rent control -- -
2:30 - 2:33has long tried to evict the tenants.
-
2:33 - 2:38In fact, the owner of this building
has been involved in a lawsuit -
2:38 - 2:43that was started
by his grandfather 50 years ago. -
2:43 - 2:47There's a remarkable sign
from the owners. -
2:47 - 2:48Take a look.
-
2:48 - 2:51"Portions of the said building
are in ruinous condition, -
2:51 - 2:53likely to fall,
-
2:53 - 2:57and dangerous to any person
occupying or passing by the same." -
2:58 - 2:59It's falling apart.
-
2:59 - 3:02It's beginning to crumble.
-
3:02 - 3:08Now, in part, that's a threat
to try and get the tenants to leave. -
3:08 - 3:10But it's an all-too-believable threat.
-
3:12 - 3:15[News presenter] Another
deadly building collapsed in India. -
3:15 - 3:19A five-story apartment building
fell in Mumbai early Friday morning -
3:19 - 3:21while people were fast asleep.
-
3:21 - 3:24It's unknown exactly how many people
are still underneath the rubble. -
3:24 - 3:27Rescuers have been digging
for survivors all day long. -
3:27 - 3:30[Vaidehi] There's really no incentives
for them to maintain the existing stock -
3:30 - 3:34and you see really bad deterioration
of the buildings -
3:34 - 3:36that are under rent controls.
-
3:36 - 3:41So, the government then had to go
and create an assessed buildings policy -
3:41 - 3:45which sort of looks after these buildings
and pays for their maintenance. -
3:45 - 3:46Assess as a special tax?
-
3:46 - 3:51Yes, for repairing and maintaining
these very, very dilapidated -
3:51 - 3:54and at-risk rent control buildings.
-
3:54 - 3:57So, does the government
actually use the proceeds of the tax -
3:57 - 3:58to fix the buildings?
-
3:58 - 4:00I'm not sure, actually.
-
4:01 - 4:04[Alex] There's another problem
with rent controls in Mumbai. -
4:04 - 4:10Rent controls encourage landlords
to leave their properties vacant -
4:10 - 4:14rather than renting them out
and risking the possibility -
4:14 - 4:17of having a tenant that they can't evict
-
4:17 - 4:19for the next half-century.
-
4:20 - 4:23It's no surprise that 15%
-
4:23 - 4:26of the housing stock
in Mumbai lies vacant. -
4:27 - 4:30[Kshitij] I think the census in 2011 --
-
4:30 - 4:32that's a government survey --
-
4:32 - 4:35found that around 11 million properties
-
4:35 - 4:38were lying vacant across urban India,
which is a huge number, -
4:38 - 4:42given that they themselves estimated
that the housing shortfall is 18 million. -
4:42 - 4:45[Alex] It's clear
that abolishing rent controls -
4:45 - 4:47would solve many of these problems.
-
4:47 - 4:49But are there other ways
-
4:49 - 4:51to get more affordable housing
on the market? -
4:52 - 4:55Can the government build
more homes for the poor? -
4:56 - 4:58[Reuben] I've been working
on this particular issue -
4:58 - 5:02for at least nine years now,
and I have moved from calling it -
5:02 - 5:05"affordable housing" to calling it
"making housing affordable." -
5:05 - 5:08Any housing that comes
into the market will be captured -
5:08 - 5:13by the rich or whoever
have the means to capture it. -
5:13 - 5:16So, therefore, I would argue
that the real focus now -
5:16 - 5:19should be on just increasing
the supply of housing. -
5:20 - 5:22Because if you don't increase
the supply of housing, -
5:22 - 5:24the rich will just keep capturing it.
-
5:24 - 5:27So, you will see numerous instances
just in Mumbai itself -
5:27 - 5:31of you look at an urban plan,
and you see these plans -
5:31 - 5:35for affordable housing,
where four 1-bedroom apartments -
5:35 - 5:38have effectively become
one 4-bedroom apartment. -
5:38 - 5:42So, you've literally grabbed from the poor
and made hot condos for the rich. -
5:42 - 5:44Anytime you have two prices
on the market, -
5:44 - 5:46the low price will sell to the high price,
-
5:46 - 5:50or there will be some market operator
that will find a way -
5:50 - 5:51to grab the lower price
-
5:51 - 5:54because there's a higher price
that's actually available on the market. -
5:54 - 5:58In effect, the slums look like poverty,
-
5:58 - 6:01when in fact it's actually
a real estate problem -
6:01 - 6:04because the cost of housing
is just exorbitant -
6:04 - 6:08at the sort of income levels
that you have in a city like Mumbai. -
6:08 - 6:11So, the slums are really
the only free market housing. -
6:11 - 6:13That's right, free-market housing
and funnily enough, -
6:13 - 6:16also the only form
of rental housing that's available. -
6:16 - 6:19Once you put in place a policy like that,
-
6:19 - 6:23you do not have
an organized opposition to it. -
6:23 - 6:28If you try to increase those rents,
you'd have politically a backlash. -
6:28 - 6:32So, people would say
rent's already so high in Mumbai, -
6:33 - 6:37why would you allow
increase in rent controls? -
6:37 - 6:42It's a policy that affects
not just people who are living here -
6:42 - 6:43but people who can't live here.
-
6:43 - 6:46People who don't live here
but who want to move here. -
6:46 - 6:48Right, right.
-
6:48 - 6:50So, they don't have
a political base from which to act. -
6:50 - 6:52Absolutely. That's absolutely right.
-
6:52 - 6:53Wow.
-
6:53 - 6:56[Alex] Rent controls
are not the only problem. -
6:56 - 6:58The approval process
-
6:58 - 7:02to build new housing in Mumbai is lengthy.
-
7:02 - 7:06In part, because builders
are subject to numerous requirements, -
7:06 - 7:10not just to do with safety issues
but also on building heights, -
7:10 - 7:14room sizes, and even parking requirements
-
7:14 - 7:19for apartments built for people
who typically don't own cars. -
7:19 - 7:22The single biggest problem
would be approvals. -
7:22 - 7:24The approval process --
-
7:24 - 7:27it's longer here than in Europe
or the United States? -
7:27 - 7:30Far longer. Today,
cost of capital in India -
7:30 - 7:32is close to 15% if not more.
-
7:32 - 7:36At 15%, if my approvals process
takes 24 months, -
7:36 - 7:39don't be surprised that I will
only be able to build condos. -
7:39 - 7:42I will not be able to build
anything cheaper than that -
7:42 - 7:44because it's just pure mathematics.
-
7:44 - 7:45That's just how it works.
-
7:45 - 7:47As long as the cost of capital
remains that high -
7:47 - 7:49and the approvals process is this long,
-
7:49 - 7:50you will end up with condos.
-
7:50 - 7:53Companies that began
with the explicit aim -
7:53 - 7:57of building affordable housing --
raised a humungous amount -
7:57 - 8:00of private equity planning to build
700,000 rupee homes -- -
8:00 - 8:02are today building 5 million rupee homes
-
8:02 - 8:07because that's what the entire process
of approvals does to them. -
8:07 - 8:10That's the effective consequence
of all these regulations -
8:10 - 8:14which were really put in place
in a well-meaning fashion, -
8:14 - 8:17but have obviously --
you know the old line -
8:17 - 8:19about the path to hell
being paved with good intentions. -
8:19 - 8:21This is a great example of that.
-
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8:38 - 8:40♪ [music] ♪
- Title:
- Rent Control in Mumbai
- Description:
-
For all you former, current, and future renters out there -- rent these days is too high, right? What if you could pay the same rent your parents, or grandparents, paid back in the day? Sounds pretty good!
Now what if that low rent meant that your home was in such disrepair that it could literally collapse while you were sleeping? That’s one of the unintended consequences of extensive rent control currently playing out in Mumbai, India. Let’s take a look.
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- Team:
- Marginal Revolution University
- Project:
- Development Economics
- Duration:
- 08:43
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