Bush Owner Builder
Overview
Bush Owner Builder (BOB) supports Indigenous families to build their own simple climate-conscious bush homes on their traditional lands. BOB enables families to build skills and confidence and gain direct benefit from their hard work. Families contribute ‘sweat equity’ – the physical work needed to complete a project –which promotes a sense of ownership, achievement and engenders ongoing responsibility.
Dwellings are constructed in two stages. The first being the construction of a pole-framed roof structure, open plan internal space, a lockable area, extensive verandas, basic wet areas and a water tank. The second stage is optional and includes the construction of extended verandas, raised water tanks and stone paving to the external garden.
The houses are affordable to low income families with stage one costing $15,000 and stage two costing approximately $10,000. The project is economical and environmentally sustainable because of its simplicity and the owner-builders felling their own timber. BOB uses a selective tree felling approach supported by a sustainable felling and timber expert with over 45 years of industry experience.
Cape York Partnerships (CYP), in partnership with M H Carnegie Pty Ltd has established a revolving Cape York Housing Fund with support from private contributors. The fund is structured so loan repayments are paid back into the fund, enabling the next family to build their home using BOB. To access the loan, families need a $3,000 deposit and must pay back the loan in full over three years1.
The key for families to get the most out of BOB is the extent of their ‘sweat equity’ commitment and how much support they garner from family and friends. Families also receive support from Home Ownership Enablers and volunteers with skills in carpentry and building who are sourced through CYP.
Families who sign up to Bush Owner Builder are required to do a plan through the MPower money management program. BOB is currently open to all families in the Hope Vale community through their local O-Hub2.
Objectives
• Families have helped themselves by building their own climate appropriate, functionally useful and aesthetically pleasing bush dwellings using local materials and their own ‘sweat equity’ supported by an affordable revolving loan fund.
• To demonstrate family engagement methodologies, as well as design and construction solutions that allows a new generation of self-help housing to emerge in remote communities.
Funding and partnerships
The initial project infrastructure and Cape York Housing Fund are currently solely funded by M H Carnegie Co Pty Ltd.
BOB is seeking additional investors to contribute to the fund which will increase the number of families that can participate at one time. BOB also works in partnership with the Faculty of Architecture, Building & Planning of the University of Melbourne which builds on best practice from Lake Tyers,
Mt Catt and Palm Island to incorporate locals in the building
of their own homes.
CYP seeks partnerships with volunteers with trade skills, to work with a skills sharing approach to help families build their homes.
Operating model
• Engage – MPower Consultant and Home Ownership Enabler give householders information, discuss eligibility and sign up.
• Design – ‘Owner builder’ works with the University of Melbourne researcher to explore design ideas, draw plans, set timeframes, tasks and budget and settle design.
• Gather materials – ‘Owner builder’ with support from a mentor, family and volunteers clean up the site and commence felling trees.
• Build – A registered builder mentor and volunteers the ‘Owner Builder’ in building the house.
• Celebrate – ‘Owner Builder’ hosts a BBQ with the team and family and friends to celebrate the completion of the house.
• Maintain – ‘Owner Builder’ draws up a maintenance plan for the house to undergo periodical audits over the next 12 months.
The case for reform
Many Cape York Indigenous families live in overcrowded houses that are in desperate need of repair. Often, basics like food storage, cooking, shower and toilet facilities are not functional3. Overcrowding, poor construction and maintenance and the anti-social behaviours of some, all negatively impact on the health and well being of children and others who occupy the household4. The situation is at crisis point and requires immediate action. The land tenure regulations in the region hinder the establishment of a private property market so home ownership or private rentals are not possible which effectively means public housing is the only option.
Research in Cape York indicates that Indigenous families, like most Australians, aspire to live in safe, healthy and attractive homes they can take pride in. They list home ownership as one of their highest priorities and also want opportunities to gain employment. In the absence of these options, there is a strong desire to make their homes more liveable through initiatives such as Pride of Place (POP).
There is considerable international research to indicate the public health benefits for families and communities who participate in home beautification and ownership programs.
Cape York Partnerships (CYP) is working with Cape York Institute, Cape York Land Council, Balkanu Cape York Development Corporation and Governments to resolve the significant and complex structural barriers to home ownership. CYP has developed a suite of projects that support each other to achieve the goal of home ownership in Cape York.
BOB is just one ‘piece of the jigsaw’ along with Pride of Place(POP)5, Home Ownership Opportunity Port (HOOP)6, Bayan7 and House to Home8.
Alignment with the Cape York Agenda
CYP’s role is to implement the social, economic and cultural development goals of the Cape York Agenda, developed by indigenous leaders from Cape York. CYP has developed a Third Way to enable Aboriginal families to move from passive welfare dependency to real economic participation. This Third Way shifts from passive service delivery to an approach that combines personal and family responsibility, capabilities development and tangible opportunity products to enable individual and family pathways to a better life.
Home ownership will ensure that families are able to facilitate wealth creation and participate in the real economy like other Australians.
1. Should the Reserve Bank of Australia lower interest rates to below six percent, the BOB interest rate will fall to 0.25 percent less than the new Reserve Bank figure.
2. O-Hubs are purpose built community centres staffed by a team of professionals that include local people, who offer individuals and families access to a range of opportunity products. These products are designed to support personal responsibility and increase participation in education, employment, financial management, housing and other endeavours.
3. Australian Government Productivity Commission, Overcoming Indigenous Disadvantage Report, Remote Areas Key Indicators, Canberra, 2009
4. Garner, G 2006, The ecology and inter-relationship of between housing and health outcomes. Retrieved August 10, 2007, from http://eprints.qut.edu.au/archive/00007216/01/7216.pdf
5. Pride of Place supports families to invest effort and money in small-scale renovation projects that enhance their backyards.
6. Home Ownership Opportunity Port supports families to increase their life choices through mobility, employment and home ownership.
7. Bayan is a financial management facility assisting aspiring home owners, step by step from renting to home ownership.
8. House to Home supports families to transform their run down public houses into clean, safe and secure homes that they can purchase.