The Gaza Strip continues to face significant Housing, Land, and Property (HLP) challenges stemming from protracted conflict, legal complexities, and resource constraints. This report presents the preliminary findings from the July 2024 Gaza HLP Landscape Mapping Survey, conducted by the HLP Technical Working Group (TWG).
The survey engaged UN agencies, NGOs, Protection and Shelter Clusters, and academic experts, to identify major challenges, ongoing initiatives, and collaborative action priorities addressing the multifaceted HLP situation in Gaza.
To ensure broader participation, particularly from local organizations, a second phase of the survey will be conducted in August 2024 in Arabic. This additional step will allow for a more comprehensive understanding of the HLP landscape in Gaza and will be reflected in the final report.
HLP challenges: ongoing and anticipated
1. Conflict & Destruction
- Widespread damage to housing and infrastructure, leading to homelessness, housing shortages, and prolonged and large-scale displacement.
- Continuous conflict making it exceedingly difficult for IDPs to find and maintain safe and adequate housing.
- Destruction of records and legal documentation, complicating property claims and hindering reconstruction efforts.
- Explosive ordnance posing risks to residents and impeding debris removal and reconstruction.
- Human remains and personal items under rubble hindering debris removal.
- Delays in reconstruction due to active hostilities, restricted access to materials, political issues, and bureaucratic obstacles.
- Lack of space for rubble disposal, highlighting the need for spatial planning.
2. Access & Movement Restrictions
- Blockades and permits limiting the import of essential building materials and affecting reconstruction.
- Restricted movement of people hindering access to legal aid services.
3. Land Ownership & Legal Barriers
- Lack of formal land ownership documentation due to conflict, displacement, or historical issues.
- Unclear legal frameworks and administrative barriers complicating land administration and property rights enforcement.
- Land confiscation exacerbating the housing crisis and leading to legal disputes.
- Inheritance and unclear transfer of assets adding complexity to property ownership.
- Social tensions and disputes over land and property rights.
4. Socio-Economic Factors
- Displacement and overcrowding leading to challenging living conditions and inadequate shelter.
- High unemployment and poverty limiting the ability to afford housing repairs or new construction.
- Women and vulnerable groups facing additional challenges in claiming property rights and accessing HLP assistance.
5. Resource Constraints
- Scarcity of building materials affecting the quality and cost of repairs and reconstruction.
- Limited access to essential services impacting living conditions and reconstruction.
- Funding constraints affecting the scale and scope of HLP interventions.
6. Coordination & Institutional Challenges
- Unclear roles of authorities creating confusion and potentially hindering effective response.
- Limited capacity of local authorities slowing down project approvals and implementation.
- Reluctance of the international community to address restitution claims delaying justice and compensation.
7. Other Challenges
- Solid waste management issues.
- Environmental degradation impacting housing and living conditions.
- Security concerns making it difficult to invest in long-term housing solutions.
Ongoing HLP Initiatives
While some respondents are not currently running HLP programs, several organizations are actively implementing HLP-related initiatives in Gaza. These range from direct service provision, such as shelter and WASH services and the distribution of NFIs by NRC, HEKS/EPER, CARE, Oxfam and Global Empowerment Mission, to capacity building for reconstruction by UNDP/PAPP and legal assistance by NRC. The Palestinian Housing Council focuses on planning and policy development for temporary shelters and urban planning.
Future Initiatives
Organizations are planning a range of HLP-related initiatives in Gaza, including:
Post-Conflict Reconstruction Preparation: debris removal/disposal, clearing residential areas of explosives (UNDP/PAPP, Oxfam Mine Action Area of Responsibility).
Shelter and WASH: providing temporary and long-term housing solutions, including reconstruction, rehabilitation, and prefabricated shelters, Distribution of NFIs like tents and beds, supporting the rehabilitation of WASH services (Palestinian Housing Council, HEKS/EPER, UNDP/PAPP, Première Urgence Internationale, CARE, Oxfam, Global Empowerment Mission).
Legal Assistance: providing legal aid and documentation support on land and property rights, HLP disputes resolution, assisting relevant institutions (courts, Land Authority, etc.) with restoring their capacities, supporting HLP restitution (LTF, NRC, UNDP/PAPP, Jon Unruh).
Livelihoods projects: cash for work, support to small scale producers, collecting digitally designed HLP data (UNDP/PAPP, Jon Unruh).
Some actors will not be carrying out specific HLP programs but will seek support on due diligence and security of tenure considerations for its cash programs.
Collaboration between organizations is highlighted, with a focus on ensuring holistic and sustainable recovery efforts.
Advocacy priorities
The survey identified several key advocacy priorities regarding HLP issues in Gaza, as expressed by various organizations:
1. Strengthening Legal Frameworks and Protection
- Advocating for clear property rights and streamlined documentation processes
- Promoting efficient dispute resolution mechanisms
- Developing policies that protect vulnerable groups
- Upholding a human rights-based approach to debris removal and reconstruction
- Prioritizing HLP restitution planning and programming during conflict
- Ensuring access to legal aid for HLP issues
2. Facilitating Reconstruction and Rehabilitation
- Easing restrictions on building materials
- Securing funding for reconstruction efforts
- Ensuring sustainable and resilient building practices
3. Supporting Displaced Populations
- Providing both temporary and permanent housing solutions for IDPs
- Upholding the rights of displaced persons
- Ensuring access to essential services for displaced populations
4. Promoting Community Engagement and Participation
- Involving local communities in planning and decision-making processes
- Raising awareness about HLP rights among affected populations
5. Ensuring Humanitarian Access and Protection
- Advocating for unimpeded access for humanitarian aid
- Promoting the protection of civilians and their property during conflicts
6. Integrating Humanitarian Mine Action
- Incorporating mine action into all humanitarian and recovery efforts
7. Securing Adequate Funding
- Advocating for increased funding for HLP interventions
Collaborative action through HLP TWG
The survey identified several major HLP-related areas for collaborative action through the HLP TWG:
1. Land and Property Rights
- Strengthening land tenure security
- Resolving property disputes
- Advocating for legal and policy reforms that protect HLP rights
2. Legal Assistance and Claims
- Providing legal aid for HLP-related issues
- Gathering evidence for compensation and restitution claims
- Developing accessible systems for filing claims
3. Capacity Building
- Training local communities and stakeholders on HLP rights
- Educating on proper documentation procedures
- Promoting sustainable building practices
4. Information Management
- Developing strategies for collecting, sharing, and analyzing HLP data
- Using data to inform interventions and policy decisions
5. Coordination and Advocacy
- Strengthening coordination among stakeholders
- Conducting joint advocacy efforts to influence policy changes
- Raising awareness about HLP issues
6. Cross-Sector Collaboration
- Ensuring coordination and exchange between different Technical Working Groups
- Creating guidance notes on issues common to mine action and HLP
7. Alternative Dispute Resolution (ADR)
- Exploring informal justice avenues in Gaza relevant to HLP issues
8. Mine Action
- Creation of a guidance note on issues common to mine action and HLP
9. Housing and Reconstruction
- HLP support for debris removal
- HLP support for reconstruction efforts
- Ensuring sustainable building practices
10. Support for Displaced Populations
- Providing comprehensive support for internally displaced persons (IDPs)
- Coordinating housing solutions for displaced people
- Ensuring protection of IDP rights
Download HLRN publication Coveting Land, Targeting Homes, Shelters and Shelter Seekers: Israel’s raison d’état, military doctrine and consistent practice
