Land and Housing Rent and Building Violations in the city of Sanandaj

Rent is being defined as a surplus or non-productive profits resulted from inherent or intentional scarcity. Diffrence between inherent or intentional conditions and consumer and transaction values of urban lands have led to creation of "Rent", that is an extravagent profits in housing production sector. Land and housing rent are resulted from location, economical and physical factors as well as management decision makings. Building violations within city are associated with construction activities and measures pertaining to holdings without construction permissions issued by different municipalities. This study aims to investigate the occurances of building violations, land and housing rent to with respect to Sanandaj municipality between 2003- 2011 time period. This city with 35 square kilometers area and 373,987 inhabitants is located in central section in Sanandaj Province in Kordestan state in Iran. Sanandaj city is divided into 3 region, 21 area and 88 neighborhoods. Spatial-physical characteristics of these areas and neighborhoods together is quite different. In generally, Region 1 texture is older and marginalized tissue, Region 2 texture is old, central and modern and Region 3 texture is modern. Thematic studies have been done on the prevalence of informal settlements outside the country (particularly developing countries), but less attention has been building violations of reasons and factors, particularly the impact and relationship management, rent of land and housing and building violations. Limited research has been conducted in this regard, often the size and mix of social causes, economic, technical and administrative violations of the building.
Methodology. This research method is based on field work along with documentation. Data analysis is dealt with descriptive statistics including regression coefficient. This study have been investigated relationship between 24 indicators of building violations (the dependent variable), the price of land and housing (independent variable) and the municipality (moderator variable). The most important indicator of this research are: the number of construction permits, construction permits area, the number of construction permits density of surplus, excess density area construction permits, construction permits surplus area density, spatial distribution of construction permits, construction permits spatial distribution area, the spatial distribution of licenses Construction excess density, spatial distribution of the excess density area of construction permits, construction permits spatial distribution of the excess density area, the number of cases registered in the commission of offenses construction cent, the number of votes violations construction, the number of votes carried by construction violations, violations of building area demolition vote, spatial distribution number of votes by the type of vote, the spatial distribution of votes the demolition area, the spatial distribution of the number of votes conducted by the type of vote, the vote fraud offenses Building, Construction offenses implemented opinions crime rate, crime rate spatial distribution of votes, the votes of the spatial distribution of crime rates implemented, the municipal income from the sale of surplus accumulation, income, crime municipal vote violations of the location, building and construction violations crime rates applied vote. This study suggests that out of 8072 issued building licences in the study period (1973-2011) in Sanandaj, 2886 (35.75%) is associated with 6291 building violations which covers 204294 squer meters. This shows that the bulk of the city's buildings were constructed without following building codes. The total number of building violations took place in Sanandaj in this period, 99/19 % in sector 2, 57/33 % in sector 1 and 43/46 % in sector 3 happened. The total area of the building violations carried out, approximately 204,294 square meters (20 hectares) of which 58 361 m² (56/28 %) of region 1 , 35 052 m² (15/17 %) of region 2 and 110 881 square meters (27/54 %) of the region 3 is concerned. Space areas studied the average price of land and housing in Sanandaj is probably also the fact that the average price of a square meter of land and housing in the section of 3, triple section 1 and section 2 is equal to 5/2. This difference is sent in land and housing prices in the three region of Sanandaj, causing the correlation between the demand for construction and violations of the municipality building profitable and purchased additional density. So that construction activities in the area, has a space fit with the price of land and housing. It further indicates that land rent and housing value, trend in the issuance of housing permits and saling pertaining to creation of extra footages and stories and subsequent earning income by municipality have a determinant role upon this building violations in the study area. The majority of issued permits and licences (98.22%), saling of extra footages and stories occured in region 3 in Sanandaj which is associated with land rent and higher land values. This in turn, resulted in more earned income for municipality. The spatial distribution of the number and area of building violations at an average price of land and housing is in full compliance. In other words, the number of building violations in the area where the price of land and housing is higher. Also, due to the shortage of land supply constraints, mountainous terrain and there are plenty of obstacles to physical development, housing solo, single pattern has shifted to the mass construction and vertical housing production.
By calculating the Pearson correlation coefficient, infractions of construction in three regions of Sanandaj in 1382 to 1390, with most indicators of price of land and housing and municipal performance, full correlation and significant relationship. In the meantime, measures the total number of issued building permit and license number of infringers, the total number of licenses issued and the number of licenses infringers containing excess density, and total number of issued licenses containing excess density and total area of building violations are moderate correlation.