Vertical informality: The case of Kufr Aqab in East Jerusalem

Abstract

This paper explores the phenomenon of vertical informality, an under-studied form of informal housing at large scale, and the role of developers within vertical informality. We investigate the case of vertical informality in Kufr Aqab, East Jerusalem, where developers have constructed multiple high-rise apartment buildings with thousands of inhabited apartments without land registration, zoning or building permits. We investigate the conditions for the formation of vertical informality in Kufr Aqab and explore the developers’ perspectives and risks, including land ownership, finance, reputation and professional ethics, and construction standards. Drawing from the case study and interviews with local developers, as well as literature on informality, we define vertical informality as (i) developer-built high-rise or mid-rise housing for sale or for rent, that (ii) lacks formal registration and bank-financing, and (iii) does not comply with formal planning and building codes. Some aspects of vertical informality are unique to Kufr Aqab, relating mainly to the geopolitical status of contested East Jerusalem. Other aspects are significant worldwide, shedding light on the role of the real estate developers in informal housing. We conclude with directions for future research.