About Senegal
Coopérative des Encadreurs du Prytanée Militaire de Saint-Louis – COOPEP
Historical Overview
Housing cooperatives in Senegal began to emerge in the 1960s, initiated by community members without government support. Initially modest in scale, the Coopérative d’habitat des Castors in Dakar stands out as one of the earliest and still operational housing cooperatives in the country.
After Senegal’s independence in 1960, the government established support structures for cooperative development. From 1960 to 1980, the state promoted cooperatives, but due to minimal grassroots involvement, housing cooperatives were often viewed as extensions of government policy. A major milestone came in 1983 with the enactment of Law No. 83-07, which outlined the general status of cooperatives.
During the early 1980s, UN-Habitat began supporting Senegal’s housing cooperative sector. This led to the creation of the Banque de l’Habitat du Sénégal (BHS) and the Bureau d’Assistance aux Collectivités pour l’Habitat Social (BAHSO). While BHS focuses on financing, BAHSO supports housing policy implementation and assists cooperatives with technical and professional services. Despite this progress, their services have primarily been concentrated in Dakar.
Economic Liberalization and Its Impact
In the 1980s, international financial institutions required Senegal to liberalize its economy, leading to the dismantling of state-backed cooperative support structures. BHS and BAHSO, however, continued to function. Despite the existence of urban development master plans since 1946, actual improvements in housing have been limited by bureaucracy and lack of funding.
The Parcelles Assainies initiative, supported by the World Bank in the 1970s, aimed to provide low-income housing but failed to reach its target demographic due to land resales. In 1988, the government introduced the Integrated Development Zone (ZAC) policy, incorporated into the Urban Development Code in 2008, to facilitate planned urban growth. However, limited regional implementation and lengthy administrative processes hindered its effectiveness.
Current Policy and Social Context
The National Economic and Social Development Strategy, aligned with the Millennium Development Goals, commits to relocating vulnerable populations and promoting social housing. A housing policy (2010–2025) further supports sustainable urban development and slum reduction. However, implementation gaps persist.
Urbanization in Senegal is rapid. As of 2011, nearly half of the population lived in urban areas, with Dakar alone housing over 50% of the national population. Youth make up a large share of the population, and over half of families live below the poverty line.
Housing shortages are critical, with demand vastly outpacing supply. Informal housing comprises 30–40% of urban areas, often lacking basic services. In Dakar, the housing deficit stood at 115,000 units in 2002. Self-built housing covers 85% of the demand due to the limitations of the formal sector.
Barriers to Cooperative Housing Development
Cooperatives face numerous challenges:
- Land Access: Land within ZACs is hard to access due to bureaucracy and administrative delays.
- Financing: Traditional banks impose strict lending conditions. Microfinance options are often costly. Many members fear mortgages due to job insecurity.
- Project Delays: Extensive red tape and overlapping departmental responsibilities cause projects to drag on for years.
- Infrastructure Costs: Cooperatives must often fund essential infrastructure, adding significant financial strain.
- Lack of Professional Capacity: Cooperatives are volunteer-run and lack trained personnel, which hampers effective governance and project management.
At the 2012 National Co-operative Housing Conference, cooperatives called for greater government support, streamlined land access, and tailored financial products.
Characteristics of Senegalese Housing Cooperatives
- Average membership ranges from 50–100, with some exceeding 300–500.
- Cooperatives oversee the full housing process, from land acquisition to construction.
- Most are managed on a volunteer basis and dissolve after project completion, leading to a loss of institutional knowledge.
- Membership is diverse but skewed towards salaried employees, as financial institutions prefer borrowers with steady incomes.
- Employers may support cooperatives by offering payroll deductions, financial contributions, or professional services.
Financing Mechanisms
- Member savings are the primary source of funding, often deposited at BHS.
- BHS offers loans at lower interest rates (7%) compared to private banks and microfinance institutions.
- Long-term financing remains a challenge, especially for informal workers.
- Government support includes free land through ZACs and tax breaks (e.g., reduced registration taxes and exemptions for qualifying social housing projects).
Legal and Institutional Framework
Senegal’s housing cooperatives operate under a complex legal system:
- Uniform Act on Cooperative Corporations (2010): Defines cooperative operations and obligations.
- Urban Development Code (2008): Regulates planning and construction.
- Environment Code (2001): Covers sustainable development.
- Land Laws (1964 & 1976): Define government land management roles.
- Local Communities Code (1996): Outlines local land administration authority.
- Construction Code (2009): Establishes sector standards.
Stakeholders argue for a “single window” system to simplify project approvals.
National Union of Housing Cooperatives (UNACOOP – HABITAT)
Established in 1999, UNACOOP-HABITAT coordinates and supports regional housing cooperatives. Six regional unions operate in Ziguinchor, Kaolack, Louga, St-Louis, Thiès, and Dakar.
Regional union responsibilities include:
- Promoting cooperative and social housing
- Facilitating land acquisition
- Providing shared services and fostering inter-cooperation
- Mediating conflicts and promoting good governance
- Representing cooperatives to public and private institutions
International organizations such as SOCODEVI and RIED have collaborated with Senegalese unions to bolster their role in social housing.
The housing cooperative movement in Senegal continues to operate primarily through volunteer efforts, with significant potential to grow if systemic challenges can be addressed.
Coopérative d’habitat des Agents de la SAED et Affiliés – CHASA
Resources Tagged "Senegal"
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