NRDF Safer Housing Program--Program Strengthening

Home improvement is traditionally limited to expanding the size of the home, increasing its comfort, and improving aesthetics. The Hurricane Resistant Home Improvement Project (HRHIP) operated by the National Research and Development Foundation of St. Lucia (NRDF) adds a critical dimension to home improvement by making a serious effort to increase the resistance of the home to extreme weather events. The rationale for doing so is that low-income homeowners who invest their hard-earned savings in the improvement of their homes should benefit from the knowledge that this investment also makes their home more resistant to the tropical storms and hurricanes that are prevalent in the Region.

To reduce the vulnerability of a home to extreme weather events, one needs to pay attention to structural as well as non-structural aspects of the home. Among the structural aspects are such things as: the quality of the roof sheeting and its fastening to the purlins and rafters; the use of hurricane straps to hold the roof support members together and tie them to the ring-beam; the bracing of the walls; and the connection between the walls and foundation. Among the non-structural elements are the exposure of the house to prevailing winds; the location of the house plot with respect to the terrain and slope cuts; and disposal of rain and waste water.

The HRHIP was started in 1995 with support from the USAID/OAS Caribbean Disaster Mitigation Project (CDMP). With the completion of the CDMP in 1999, enforcement of the procedures put in place at NRDF to ensure quality control over the home improvement work became less effective. The HRHIP has recently undergone a performance review, and new procedures have been introduced to strengthen the attention to the quality of the home improvement and retrofit work. Key instruments that will ensure the quality of the construction in the HRHIP are: (1) the recently updated document Minimum Building Standards and Environmental Guidelines; (2) the hiring by NRDF of a Building Officer who will be responsible for advising homeowners and their builders on the use of proper materials and techniques, for quality control over the works, and for certifying that the home improvement work meets the accepted standards; and (3) the re-introduction of a group property-insurance plan for the participants in the HRHIP.

Manual on Minimum Building Standards and Environmental Guidelines

Low-income homes are in general not built to the prevailing national building code, which would guarantee a basic quality of the structure and capacity to resist wind forces. In addition, some of these homes may be located in areas prone to flooding and land-slippage. Yet, there are simple building techniques and practices that can be used to make a low-income home safer, and to ensure that it will stand up much better to tropical weather. These measures add little to the overall cost of the home or the improvement project, are proven to avoid or reduce damage from hurricanes, and provide the homeowner with peace of mind. The Manual incorporates the knowledge, experience and lessons learned from past home construction and retrofit programs in the region and outside, and is compatible with the new Building Guidelines now in use in St. Lucia as part of the recently adopted National Building Code. The Manual recommends specific practices and use of appropriate materials such as hurricane straps. The Manual also identifies common issues related to the environmental impact of low-income housing, and recommends practical measures related to the dividing of housing plots, siting of homes, disposal of rain and waste waters, and access. All measures are explained in a graphical and easy to understand way in the Manual.

Functions of the NRDF Building Officer

As initially designed, control over the quality of construction under the HRHIP program was carried out by an estimator, who would assist the HRHIP loan applicant and the builder with detailing the construction and retrofit plans, and with preparing the list of needed materials. The estimator was also to certify that proper materials and techniques were applied in executing the work. The estimator was paid a fee, which was added to the loan. This arrangement however stopped functioning when the two trained estimators moved on to other jobs. NRDF housing loan officers took over the estimator’s role, but their lack of formal training in construction techniques meant that quality control suffered substantially.

The recently completed programme review has recommended a series of improvements to the operation of the HRHIP, which will be implemented effective immediately as Phase II of the HRHIP. The central element in the improved operation is the hiring of a full-time building officer to oversee the quality of the construction financed by NRDF loans, and to provide technical advice to the loan applicants and their selected builders. The functions of the NRDF Building Officer are as follows:

1. Assist HRHIP loan applicant with selection of qualified builder: A number of building artisans from various communities around St. Lucia were trained by NRDF under the initial phase of the HRHIP. Yet, when choosing a builder, most homeowners turn to a relative or friend with some building experience. Since these builders usually have not benefited from the NRDF training, the Building Officer will apply a brief questionnaire/test to ensure that the builder selected by the loan applicant is qualified to undertake the works envisioned under the loan.
2. Familiarize the builder with the Minimum Building Standards and Environmental Guidelines: The Building Officer will visit the home of the loan applicant, inspect the site, and discuss the proposed works with the applicant and the selected builder. The Officer will advise the loan applicant and builder of the appropriate construction and site-preparation standards. The Officer will give the builder a copy of the Minimum Building Standards and Environmental Guidelines and will draw attention to specific standards and materials requirements relevant to the proposed construction.
3. Draw up a construction plan and bill of goods: At the end of the site visit, the Building Officer and the selected builder will jointly prepare a construction plan and corresponding bill of goods.
4. Inspect works: The Building Officer will make at least two visits to the site after the work is initiated, to inspect the work in progress and to recommend eventual adjustments or changes. Additional site visits may be made as required.
5. Issue Certificate of Completion: Upon being notified by the loan applicant that the work has been completed, the Building Officer will visit the site to verify that the work was carried out in accordance with the plan, and that due attention was paid to the recommended safety standards. If not satisfied, the Building Officer will call for corrective action to be taken. When satisfied, the Building Officer will issue a Certificate of Completion.

Certificate of Completion and Group Property Insurance

To maintain the viability of this program, and to be able to attract the best possible rates, it is essential that NRDF be able to demonstrate that the works financed under its HRHIP program pay due attention to reducing the vulnerability of properties to extreme weather events. For that purpose, a Certificate of Completion, issued by the NRDF Building Officer, will be an important document. It will serve as a guarantee to the insurer that the minimum building standards were observed, and qualifies the homeowner to join the group insurance plan to be offered through NRDF. 

In the Spring of 2003, NRDF re-established a group property insurance cover for participants in its Phase II housing program. The group insurance policy was re-established directly with The Alliance, the original insurer of this program. This coverage expires in April 2004. Under this group policy, the sum insured is EC $1,028,000 for concrete houses and EC $4,637,132 for wooden houses.

Now, if an extreme weather event were to cause damage to an insured property, homeowners participating in this insurance program will have the financial resources to repair the property and to continue to service the loan.

 Last Updated 10 September 2003