1. FACILITATED BY: LAND TENURE SECURITY IN FOURTEEN COUNTRIES: Historical Perspectives, Challenges and Opportunities Danilo Antonio, UN Habitat GLTN Jorge Espinoza, Technische Universität München Michael Kirk, Philipps-Universität Marburg Samuel Mabikke, UN Habitat GLTN

2. GLTN BRIEFING AND PROGRAMME FACILITATED BY: BACKGROUND AND MAIN OBJECTIVE THE PROJECT Idea: came originally from GLTN (end of 2009)  To engage the alumni network of TUM Master’s Programme Land Management and Land Tenure in writing reports on status of land tenure security in their home countries Purpose: to produce a tool composed of country reports to be used as base studies for UN Habitat/GLTN and GIZ Papers to be reviewed by international land tenure experts Information would be directly fed into TUM’s curricula  Impact on capacity development for land experts Continuously improved/updated by other members of the alumni network  tool for monitoring of progress in the respective countries

3. GLTN BRIEFING AND PROGRAMME FACILITATED BY: PROJECT PARTNERS AND PARTICIPANTS Partners: UN Habitat Global Land Tool Network GLTN Deutsche Gesellschaft für internationale Zusammenarbeit GIZ Technische Universität München TUM Alumni Network of TUM’s MSc Programme Land Management and Land Tenure Participants BangladeshKenyaBrazil ChinaNigeriaChile PhilippinesGhanaGuatemala IndonesiaEthiopiaBolivia ThailandUganda CambodiaChad Alumni Network, MSc Land Management and Land Tenure

4. GLTN BRIEFING AND PROGRAMME FACILITATED BY: REPORT TEMPLATE 1.Introduction General country information (population, location, GDP, religion, etc.) Overview of land tenure system Outline of paper’s chapters 2.Historical review and current status of land tenure system Historical periods being relevant to land rights and land tenure systems Resulting property regimes and current regulatory frameworks 3. Analysis of land tenure security Recent country efforts in improving land tenure security (e.g. legislation (pending or newly passed, large scale programmes/projects, etc.)) Trends and development of land administration system to improve security of land tenure SWOT analysis (strengths, weaknesses, opportunities and threats) of current land tenure system Conclusions on land tenure security 4.Final Remarks/Conclusions 5.List of References

5. GLTN BRIEFING AND PROGRAMME FACILITATED BY: PROGRESS TO DATE Production of country reports  14 reports Review and editing process  quality of the original papers was very variable, some of them required mayor editing and improvement A synthesis report was produced (soon to be published) The final reports are going to be available soon

6. Countries Overlapping Legal frameworks Legal Pluralism Weak institutional framework Gender Inequality Tenure Insecurity Conflicts Evictions Weak Conflict resolution mechanisms Corruption Type of tenure* Statutory Customary Public Religious Informal Bangladesh√√√√√√√√ √ √√√√√ BoliviaX√XX√√X√√√√√X√ Brazil√√√X√√X√√√√√X√ ChileXXXXX√X√X√X√X√ ChinaXX√X√√√√XXX√X√ EthiopiaXX√X√√√√√XX√X√ Ghana√√√√√√X√√√√√X√ Guatemala√X√√√√X√√√√√X√ IndonesiaX√XXX√√√X√√√√√ Kenya√X√X√√√√√√√√X√ Nigeria√√√√√√√√√√X√X√ Philippines√√√XX√X√√√√√X√ ThailandXXXXX√√XX√X√√√ Uganda√√√√√√√√√√√√X√ Zambia√√√√√√√√√√√√X√ *The current tenure system X: No √: Yes Key findings Different dimensions and different tenure systems were captured by the reports

7. Countries Overlapping Legal frameworks Legal Pluralism Weak institutional framework Gender Inequality Tenure Insecurity Conflicts Evictions Weak Conflict resolution mechanisms Corruption Type of tenure* Statutory Customary Public Religious Informal Bangladesh√√√√√√√√ √ √√√√√ BoliviaX√XX√√X√√√√√X√ Brazil√√√X√√X√√√√√X√ ChileXXXXX√X√X√X√X√ ChinaXX√X√√√√XXX√X√ EthiopiaXX√X√√√√√XX√X√ Ghana√√√√√√X√√√√√X√ Guatemala√X√√√√X√√√√√X√ IndonesiaX√XXX√√√X√√√√√ Kenya√X√X√√√√√√√√X√ Nigeria√√√√√√√√√√X√X√ Philippines√√√XX√X√√√√√X√ ThailandXXXXX√√XX√X√√√ Uganda√√√√√√√√√√√√X√ Zambia√√√√√√√√√√√√X√ *The current tenure system X: No √: Yes Current challenges for land tenure systems Tenure insecurity

8. Countries Overlapping Legal frameworks Legal Pluralism Weak institutional framework Gender Inequality Tenure Insecurity Conflicts Evictions Weak Conflict resolution mechanisms Corruption Type of tenure* Statutory Customary Public Religious Informal Bangladesh√√√√√√√√ √ √√√√√ BoliviaX√XX√√X√√√√√X√ Brazil√√√X√√X√√√√√X√ ChileXXXXX√X√X√X√X√ ChinaXX√X√√√√XXX√X√ EthiopiaXX√X√√√√√XX√X√ Ghana√√√√√√X√√√√√X√ Guatemala√X√√√√X√√√√√X√ IndonesiaX√XXX√√√X√√√√√ Kenya√X√X√√√√√√√√X√ Nigeria√√√√√√√√√√X√X√ Philippines√√√XX√X√√√√√X√ ThailandXXXXX√√XX√X√√√ Uganda√√√√√√√√√√√√X√ Zambia√√√√√√√√√√√√X√ *The current tenure system X: No √: Yes Current challenges for land tenure systems Land Conflicts

9. Countries Overlapping Legal frameworks Legal Pluralism Weak institutional framework Gender Inequality Tenure Insecurity Conflicts Evictions Weak Conflict resolution mechanisms Corruption Type of tenure* Statutory Customary Public Religious Informal Bangladesh√√√√√√√√ √ √√√√√ BoliviaX√XX√√X√√√√√X√ Brazil√√√X√√X√√√√√X√ ChileXXXXX√X√X√X√X√ ChinaXX√X√√√√XXX√X√ EthiopiaXX√X√√√√√XX√X√ Ghana√√√√√√X√√√√√X√ Guatemala√X√√√√X√√√√√X√ IndonesiaX√XXX√√√X√√√√√ Kenya√X√X√√√√√√√√X√ Nigeria√√√√√√√√√√X√X√ Philippines√√√XX√X√√√√√X√ ThailandXXXXX√√XX√X√√√ Uganda√√√√√√√√√√√√X√ Zambia√√√√√√√√√√√√X√ *The current tenure system X: No √: Yes Current challenges for land tenure systems Weak conflict resolution mechanisms

10. Countries Overlapping Legal frameworks Legal Pluralism Weak institutional framework Gender Inequality Tenure Insecurity Conflicts Evictions Weak Conflict resolution mechanisms Corruption Type of tenure* Statutory Customary Public Religious Informal Bangladesh√√√√√√√√ √ √√√√√ BoliviaX√XX√√X√√√√√X√ Brazil√√√X√√X√√√√√X√ ChileXXXXX√X√X√X√X√ ChinaXX√X√√√√XXX√X√ EthiopiaXX√X√√√√√XX√X√ Ghana√√√√√√X√√√√√X√ Guatemala√X√√√√X√√√√√X√ IndonesiaX√XXX√√√X√√√√√ Kenya√X√X√√√√√√√√X√ Nigeria√√√√√√√√√√X√X√ Philippines√√√XX√X√√√√√X√ ThailandXXXXX√√XX√X√√√ Uganda√√√√√√√√√√√√X√ Zambia√√√√√√√√√√√√X√ *The current tenure system X: No √: Yes Current challenges for land tenure systems Informality

11. Countries Overlapping Legal frameworks Legal Pluralism Weak institutional framework Gender Inequality Tenure Insecurity Conflicts Evictions Weak Conflict resolution mechanisms Corruption Type of tenure* Statutory Customary Public Religious Informal Bangladesh√√√√√√√√ √ √√√√√ BoliviaX√XX√√X√√√√√X√ Brazil√√√X√√X√√√√√X√ ChileXXXXX√X√X√X√X√ ChinaXX√X√√√√XXX√X√ EthiopiaXX√X√√√√√XX√X√ Ghana√√√√√√X√√√√√X√ Guatemala√X√√√√X√√√√√X√ IndonesiaX√XXX√√√X√√√√√ Kenya√X√X√√√√√√√√X√ Nigeria√√√√√√√√√√X√X√ Philippines√√√XX√X√√√√√X√ ThailandXXXXX√√XX√X√√√ Uganda√√√√√√√√√√√√X√ Zambia√√√√√√√√√√√√X√ *The current tenure system X: No √: Yes Current challenges for land tenure systems Corruption

12. Countries Overlapping Legal frameworks Legal Pluralism Weak institutional framework Gender Inequality Tenure Insecurity Conflicts Evictions Weak Conflict resolution mechanisms Corruption Type of tenure* Statutory Customary Public Religious Informal Bangladesh√√√√√√√√ √ √√√√√ BoliviaX√XX√√X√√√√√X√ Brazil√√√X√√X√√√√√X√ ChileXXXXX√X√X√X√X√ ChinaXX√X√√√√XXX√X√ EthiopiaXX√X√√√√√XX√X√ Ghana√√√√√√X√√√√√X√ Guatemala√X√√√√X√√√√√X√ IndonesiaX√XXX√√√X√√√√√ Kenya√X√X√√√√√√√√X√ Nigeria√√√√√√√√√√X√X√ Philippines√√√XX√X√√√√√X√ ThailandXXXXX√√XX√X√√√ Uganda√√√√√√√√√√√√X√ Zambia√√√√√√√√√√√√X√ *The current tenure system X: No √: Yes Current challenges for land tenure systems Better-off countries

13. Countries Overlapping Legal frameworks Legal Pluralism Weak institutional framework Gender Inequality Tenure Insecurity Conflicts Evictions Weak Conflict resolution mechanisms Corruption Type of tenure* Statutory Customary Public Religious Informal Bangladesh√√√√√√√√ √ √√√√√ BoliviaX√XX√√X√√√√√X√ Brazil√√√X√√X√√√√√X√ ChileXXXXX√X√X√X√X√ ChinaXX√X√√√√XXX√X√ EthiopiaXX√X√√√√√XX√X√ Ghana√√√√√√X√√√√√X√ Guatemala√X√√√√X√√√√√X√ IndonesiaX√XXX√√√X√√√√√ Kenya√X√X√√√√√√√√X√ Nigeria√√√√√√√√√√X√X√ Philippines√√√XX√X√√√√√X√ ThailandXXXXX√√XX√X√√√ Uganda√√√√√√√√√√√√X√ Zambia√√√√√√√√√√√√X√ *The current tenure system X: No √: Yes Current challenges for land tenure systems Critical countries

14. GLTN BRIEFING AND PROGRAMME FACILITATED BY: REMAINING CHALLENGE FOR ALL COUNTRIES: EFFECTIVE RECOGNITION OF THE CONTINUUM OF LAND RIGHTS THE CONTINUUM OF LAND RIGHTS Source: GLTN/UN-Habitat (2012)

15. GLTN BRIEFING AND PROGRAMME FACILITATED BY: TO UNDERSTAND AND MANAGE THE LAND SECTOR AS A COMPLEX SYSTEM, REMAINS A MAYOR CHALLENGE IN ALL COUNTRIES THE WHOLE IS MORE THAN THE SUM OF THE PARTS... Source: Magel, Klaus and Espinoza adapted from Enemark 2009

16. GLTN BRIEFING AND PROGRAMME FACILITATED BY: Synthesis and full reports are to be made available  GLTN Revise template (coherence)  for further country reports and updating existing ones Land tenure security wiki  GLTN or TUM website? NEXT STEPS

17. GLTN BRIEFING AND PROGRAMME FACILITATED BY: CONCLUSIONS Since all the countries are experiencing tenure insecurity at different levels and with different intensity, the experiences suggest that formal rules are often inadequate, too weak, or are not properly enforced or communicated. All countries are sensitized about the incentive problem for long-term investment in urban and rural areas. These investments require additional financial, technical and human resources together with an even more finely-tuned, revised and comprehensive institutional and legal framework. With the on-going land management and land administration projects in all countries, tenure security, and thus the incentive for investment, is certainly improving. However, this is only part of the truth. As long as powerful interest groups are able to ignore or circumvent the law, implant bad governance in the land sector and ignore the interests of disadvantaged groups, reforms will only have a limited impact.

18. GLTN BRIEFING AND PROGRAMME FACILITATED BY: Principal editor: Michael Kirk Co-editors: Danilo Antonio, Jorge Espinoza and Samuel Mabikke LIST OF CONTRIBUTORS Authors: Akhter, Md. Washim (Bangladesh) Antonio, Danilo (Philippines) Beyene, Adugna Mekonnen (Ethiopia) Chigbu, Uchendu Eugene (Nigeria) Dealca, Rhea Lyn (Philippines) Ding, Rui (China) Duut, Nelson Namikat (Ghana) Espinoza, Jorge (Chile) Kariuki, Judy Wambui (Kenya) Mabikke, Samuel (Uganda) Mohiuddin, Taufique (Bangladesh) Mushinge, Anthony (Zambia) Nyadimo, Eric (Kenya) Palacios, Turian (Bolivia) Quaye, Benjamin (Ghana) Rudiarto, Iwan (Indonesia) Rukundo, Bruce (Uganda) Salán Reyes Mario (Guatemala) Sewornu, Rita Esinu (Ghana) Tawee, Duangkaew (Thailand) Wald, Ilana (Brazil) Wanyonyi, Agatha (Kenya) Zhang, Xiuzhi (China)

19. FACILITATED BY: NEED TO KNOW MORE? GLTN Secretariat UN-Habitat, P.O Box 30030, Nairobi 00100, Kenya gltn@unhabitat.org www.gltn.net