One
crore houses for labour class
By
Subhashis Mittra
As the
national economy under goes change and
consolidation in response to the new
international economic order, the
Government is making special efforts to
soften the impact of transition,
particularly on the working class.
The
Employees Provident Fund
Organisation (EPFO) sees itself in the
forefront of such an endeavour. To
provide a boost to the Housing Sector and
help the Government achieve its goal of
providing Housing For All,
the EPFO is currently working out a
feasible scheme in this direction.
EPFO
recognises that an important element for
growth and strategic repositioning is to
increase the confidence and comfort level
of its subscribers and hence the
provision of shelter to them under the
Pradhan Mantri Shramik Awas Yojana'
would round off the concept of Social
Security. To fulfil the objective, EPFO
is considering a Housing Scheme for EPF
members to help them acquire low cost
houses.
State
Governments are likely to actively
participate in the scheme, feel both
Labour Minister Sahib Singh Verma and
Urban Development Minister Ananth Kumar.
"Negotiations
are underway with State Governments so as
to provide land for housing at reasonable
rates," they said after Prime
Minister Atal Bihari Vajpayee announced
construction of one crore dwelling units
by the two Union Ministries to meet the
needs of labour class.
The
Housing Scheme shall be open to EPF
members only. There are 2.6 crore
subscribers to the Employees Provident
Fund (EPF) and most of them work in
small-scale sector or seasonal
establishments.
Most
working people find it difficult to
mobilise resources required to own a
house. They end up living largely in
rented houses. Rental for housing absorbs
substantial part of income of the working
people, at least 20 per cent at the
minimum and going up to even 50 per cent.
According
to the Central Provident Fund
Commissioner Ajay Singh, a member shall
have to fulfil certain conditions to
avail of the benefit. For example, the
conditions include a minimum years of
service, a minimum balance in an
individuals PF account and that the
member may not have availed any housing
advances earlier.
The
Equated Monthly Instalment (EMI) shall be
worked out with individual members
depending on Provident Fund accumulations
and future receipts. In case of death,
the payment of the house loan shall be
guaranteed by a suitable insurance cover,
Singh explained.
According
to official sources, negotiations are
under way with state-owned construction
major Housing and Urban
Development Corporation (HUDCO) to work
out modalities to go ahead in the scheme.
HUDCO would act as intermediary between
Housing Boards, Local Development
Authorities and the EPFO.
Having
taken up the matter in the right earnest,
the Labour Minister has written to all
State Governments for making available
land at a concessional rate so that
houses were made available at a
reasonable price to the EPF subscribers.
"The response of the State
Governments has been encouraging,"
Verma said.
According
to the Urban Development Minister, 10,000
dwelling units in Deli would be made
available under the Economically weaker
Section (EWS) and Low Income Group (LIG)
categories.
This was
mainly because a large majority of
members having a service of 10 to 15
years do not have more than Rs.40,000 in
their PF accounts. For them, acquisition
of houses on ownership basis would be
impossible unless financial support is
given to them.
EPFO does
implement at present a scheme of
permitting withdrawals of subscriptions
for acquisition of houses. The quantum of
withdrawals is limited to 36 months,
salary and thus, those who avail of this
facility have to find supplemental
resources on their own from banks or
Housing Finance Institutions (HFIs).
EPFO has
gone into the question of provision of
housing facilties to subscribers
repeatedly over the years. For one reason
or the other, a sustained programme of
housing has not come under implementation
so far.
In this
background, a Committee was constituted
in September 2002 by the Chairman of the
Central Board of Trustees (CBT) of the
EPFO to go into the question of
establishing a viable housing scheme for
the benefit of worker members.
The
Committee has given a report recommending
implementation of a housing scheme with
certain features. They include networking
with housing agencies, coordination. With
states, especially in the matter of land
allotment, provision of funds for members
with minimum of five years of service and
with reference to balances of
contribution and facilitation of
concessional interest for housing
finance.
In
formulating its recommendations, the
Committee has reviewed the various
financing schemes that are implemented by
commercial banks as well as special
housing finance institutions.
It may be
mentioned here that the CBT of EPF at its
158th meeting in October approved in
principle the concept of setting up a
housing scheme for worker members. They
have also constituted a Committee
representing both employees and employers
to work out the details and modalities of
such a scheme.
In his
letter to the States, the Labour Minister
said the EPFO was the largest Provident
Fund in the world and the largest Social
Security Organisation in the country.
Stating
that the Organisation delivers schemes of
old age income security, he said there
were three essential ingredients of old
age income protection - a monthly
retirement income, access to health care
and a house by way of shelter.
"While
the workforce employed in various
businesses, industries, educational and
other institutions constituting the
membership of the EPFO/ESI have access to
health care through ESI scheme and old
age income security through EPF schemes,
they do not have the critical protection
of access to minimum housing for
retirement security," Verma said in
his letter of October 24.
He said
that in order to put the scheme an the
ground, the active partnership, support
and collaboration of the State
Governments is critical. For making land
available at subsidised rates, States can
contribute and become a co-sponsor of the
proposed scheme.
According
to Verma negotiations are underway with
State Governments so as to procure land
for housing at reasonable rates.
PTI
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