Housing and urban planning issues

Baja California Sur is experiencing a housing deficit – the result of lack of land available for building lots at reasonable prices, the shortage of funds to address urban zoning, and the insufficiency of loans to obtain a decent dwelling.[1]  State and municipal urban development plans need to be updated and the Housing Institute of Baja California Sur (INVI) needs to be better coordinated with the federal Saving and Subsidy for Progressive Housing Program (VivAh).  At the present time, VivAh’s investment in Baja California Sur is less than other states with similar populations.

Private companies have been invited to participate by entering into agreements with the property owners to sell vacant lots to INVI.   INVI has a “build-it-yourself” program to release federal financing, using services of technical experts to negotiate the INVI debt, as well as programs that promote access to credit.  In addition, the state is considering creating a “land bank” for houses and lots, accompanied by technical services provided by companies that construct low-cost housing.[2]

For existing housing, Baja California Sur exceeds the national average with regard to dwellings with sewer, water, sewer, and electricity connections.  Of the 105,229 dwellings recorded in Baja California Sur by the INEGI census in 2000, 89.34 % of dwellings presently have sanitation services, including 85.77% with running water and 79.27% with drainage.  Only 2% of residents in the state do not have any services at all.[3]  As of 2003, 96% of the population has electricity, putting the state above the national mean of 93%.[4]  The proportion of dwellings with floors and roofs made of solid, durable materials is also above the national average.  However, the state has a greater proportion of dwellings with roofs made of light, makeshift materials, which is problematic during hurricane season.[5] 

Recent migration to urban areas has led to uncontrolled settlements on the outskirts, creating dangerous social and health conditions, principally in Los Cabos.   Similar problems are beginning to emerge in Loreto which has only begun to experience increases in the level of urban development.  

In La Paz, the uncontrolled growth comes from the strong attraction of migrant population to the capital.  The resulting disorderly expansion is mainly in areas unsuitable for human habitation, including arroyos and flood plains, generating not only a negative impact on the environment and on living conditions but also creating otherwise preventable public safety risks to those ultimately living in these squatter settlements .[6]

As migration continues, pressure for additional land, especially in coastal areas is increasing, particularly in La Paz, Loreto and Los Cabos. This situation is problematic as it increases the demand for property, often resulting in conflicts over ownership of communal and private parcels of land.[7] The state delegate of the Land Ownership Regularization Commission (CORETT), Pedro Aguilar, commented that CORETT operates the Suelo Libre, or “Free Soil,” program throughout Baja California Sur. The program creates land reserves for urban growth by expropriating the lands of ejido communities, with the consent of the ejidatarios, converting them into federal lands, and regularizing them by giving deeds to the owners.[8]