Abstract
This paper investigates kosts, private rental housing facilities spontaneously developed by house owners mostly due to changes in their stages of life, the need for additional income, and the demand for cheaper housing for people who reside far from their place of employment and education. The arrangements vary considerably, making kosts popular housing options. Currently there are no specific design standards for kosts. Their design and operation are based on the owners' preferences. This research was based in Indonesia's capital, Jakarta, which is the center of business and has the greatest degree of urbanization. The high housing prices there, combined with relatively low incomes makes it difficult for middle-to-low income earners to afford houses. Focusing on space planning by owners, this paper discusses various patterns of spatial arrangement in kosts and the impact on the living space of residents. The data collected was analyzed by classification and quantitative descriptive analysis methods. The spatial organization and lack of space trigger behavioral changes and the misuse of space. Furthermore, many kosts are not up to the Indonesian standards of a healthy home. The formation of specific design standards is important to improve the physical conditions of kosts and their sense of community. Keywords: kost; private rental housing; spatial structure; spontaneous settlement; planning consideration 1. Introduction Proper adequate housing is still a big issue in 1.1 Purpose the world today, especially in developing countries This study aims to understand the various patterns including Indonesia. The 2010 National Socio- of spatial arrangement in kosts, private rental housing economic Survey mentioned that Indonesia was one developed with various conditions and setups, and of the countries with the highest relative minimum to address the impacts on the residents' living space wage in the world with the percentage reaching around focusing on kost space which was planned by owners. 65% of the average wage of salaried workers (OECD, Furthermore, the research observes the appropriateness 2010). On the other hand, the dense population of of considering a kost as a healthy home. Jakarta, partly due to urbanization, leads to high 1.2 Background housing prices. These factors lead to the condition in The residential neighborhood is one of the main which middle-to-low income earners have difficulty in factors that directly influence the social environmental buying houses (Baker, 2012). aspects in community development (Roseland, 1998 as However, the urban settlement development in cited by Said and Yuliastuti, 2013). Housing environment Jakarta which occurs spontaneously (Hudalah and problems may affect the residential neighborhood and Firman, 2010) is continuously growing and adapting the city environment. In addition, residents must be to social conditions and demands, providing affordable satisfied with their surroundings before they can develop living spaces for a wide range of residents. Kosts, cohesiveness in the community (Zaff and Devlin, 1998). a type of private rental housing, are one of the spontaneous housing options developed by residents. As a cheaper rental alternative with flexible contract *Contact Author: Diah Wasis Wulandari, Ph.D. Candidate, periods, the demands for kosts are notably high, Division of Architectural and Structural Design, making kosts not only an attractive housing option but Hokkaido University, Kita-ku, Kita 13 Nishi 8, also a potential investment. However, most kosts are Sapporo, 060-8628 Japan not registered although they are profit-oriented and Tel: +81-11-706-7847 Fax: +81-11-706-6252 highly sought after. The current regulations applied to E-mail: diahpinz@yahoo.com kost design and operation might not be regulated to the ( Received April 14, 2013 ; accepted March 10, 2014 ) Journal of Asian Architecture and Building Engineering/May 2014/316 309 utmost extent, resulting in many kosts being unnoticed to identify the potential for user input in rental housing by the government or having low quality living design. Through these approaches, spatial quality conditions. criteria are combined for future improvements. Also, During a personal interview about tax regulations in Hidayah and Shigemura (2005) examined the domestic relation to kost business in Jakarta on January 18, 2013, space arrangements of private rental housing facilities Mr. Arief Susilo as Head of the Local Tax Regulation in the case of kampung settlements, aiming to clarify and Socialization Department of Jakarta Tax Services how households re-arrange their domestic space when Agency explained that the discussion about kosts and it is to be shared with tenants. They discovered that their regulation arose when the question of whether households lost 10% to 50% of their space to tenants. kosts are subject to taxes was raised. This is because To manage and improve this spontaneous residential tax objects are not taxed only by their revenue potential environment, as well as to develop proper planning but also as to whether they are fit to be taxed. Kosts solutions, studies on the spatial structure characteristics are also taxed to control the nature of the facilities, of kosts, it is important to understand the various since they might be housing crime nests, e.g. drugs and configurations and issues that may arise. This is an terrorism, in disguise. original contribution towards this study. At the moment, kosts in Jakarta are subject to hotel and restaurant tax under the Law of Republic of 2. Method Indonesia No.28 Year 2009 and Regional Regulation This study applied the following research methods: of Jakarta Province No.11 Year 2010. (1) Jakarta as the capital city and a dominant 1.3 Previous Studies center of economic, social, administrative, and other Even though the topic of kosts has not been widely activities in Indonesia (Susantono, 1998), was found studied, and there are not a lot of publications focusing to be suitable as a case study of urban settlement. Data on kosts, studies regarding them are indeed important collection and statistical studies were used to develop because of their potential to impact the lives of a great a clear picture of kosts in Jakarta and applied as a basis number of people living in and around them. for the investigation of kosts. Based on the statistical In a research article by Nurdini and Harun (2011), data from the Jakarta Tax Service Agency, further the combination of two spatial valuations, i.e. actual investigations were based in West Jakarta (Fig.1.) and perceptual approaches, were described. They tried as the municipality with the most number of kosts. Fig.1. Location Plan of Survey Area 310 JAABE vol.13 no.2 May 2014 Diah Wasis Wulandari A kost is a rental facility paid on a monthly basis, and the fee may include other services depending on the arrangement (Jakarta Housing Department, n.d.). In a kost, bedrooms, instead of the whole house, are rented out to tenants. Each kost has its own rules depending on the owner's decisions. The Regulation of Indonesian Ministry of Housing No.18/PERMEN/M/ 2007 mentioned that a rusunawa, or a public rental flat, is a high-rise building with a lease status, built by the funds provided by the state or regional budgets, mainly functioning as a shelter, and with units used separately. In this case, a rusunawa is the closest type of housing to a kost, since it is paid for on a monthly basis and is generally open to anyone instead of only to people related to certain groups or organizations. 4. Kost in Jakarta 4.1 Overview Viewing the development of kosts in Indonesia since the Dutch occupation until the present, a reduction in the sense of family has been seen, and the social Fig.2. Kost Taxpayers of Jakarta Province and the Sub-districts interaction between owners and tenants began to of West Jakarta Municipality from 2008 to 2012 (Banuaji A. develop into an economic interaction. The owner- (2013) Jakarta Tax Service Agency, personal comm., Feb 18) tenant relationship becomes purely business and tends to be in the owner's interest and profit (Jakarta Housing Furthermore, on-site investigations were conducted in Department, n.d.). Kosts developed into a business the top four sub-districts of West Jakarta which have when homeowners began trying to earn additional the most number of kosts (Fig.2.). income by renting out the extra space in their homes (2) In order to acquire an overview of the living for people to stay, due to the increasing living expenses environment in kosts, on-site investigations, which in Jakarta. Since then, more owners have been creating included personal interviews and layout mapping, were kosts that can lodge many tenants in one house. conducted in January 2013 for kosts found in Grogol Changes in the owners' stage of life and the demand Petamburan, Taman Sari, Kebon Jeruk, and Tambora for cheaper housing options, especially for people from sub-districts of the West Jakarta municipality. Forty- outside Jakarta or those who reside far from their place one cases were analyzed to describe the ways kost of employment or education, are also contributing owners defined the space for tenants (Fig.1.). factors to the development of kosts. The Jakarta Governor Decision No. 2693 Year 1987 3. Rental Housing Facilities in Indonesia provides guidelines for kosts and mentions that kosts Rental housing is defined as a housing facility with require a permit. Also, Jakarta Regional Regulation No. rental status in all or parts of its facility. From the 11 Year 2010 on Hotel Tax defines tax objects which viewpoint of the user's needs, the property is rented include kosts that have 10 or more rooms. However, due to (1) ownership issues, (2) the need to live in non- despite the fact that some regulations are applied, many permanent housing for a period of time or at a certain owners do not register their kosts. Some think that by location (Kemp and Keoghan, 2001 as cited by Nurdini registering, they will have to deal with tax issues, and and Harun, 2012; and Ozaki in Bartlett, 2002 as cited having taxes applied will affect their business. by Nurdini and Harun, 2012), or (3) preference for 4.2 Location renting rather than buying (Kenyon and Heath, 2001 as Kosts are usually established in central locations. cited by Nurdini and Harun, 2012). However with the convenience of a range of There are several types of rental housing facilities transportation methods, kosts may also develop in in Indonesia including rental houses, dormitories, locations adjacent to highways, main roads, roads rusunawas and kosts. A rental house is a house for served by public transportation, or even small alleys rent. It can be in the form of a house or an apartment that are connected by footpaths to bigger roads. unit paid generally on a yearly basis. A dormitory is 4.3 Constraints of Surveying a temporary home to a group of people, made up of Facility accessibility and the locating process were several rooms and led by a dorm head (Indonesian the main constraints during the survey. Firstly, as kosts Ministry of Education, Center of Language, 2008). are privately owned, access depends on the owners' The eligibility of tenants is restricted, i.e. people from decision. In some cases, owners were also wary about certain groups related to the facility owner. strangers entering their premises with the intention JAABE vol.13 no.2 May 2014 Diah Wasis Wulandari 311 of copying the kost layout and possibly affecting 4.5 Owner and Tenant their business. In addition, many kosts are intended In regard to kosts, the two main subjects involved for certain genders only, resulting in the difficulty are the kost owner (O) and the tenant (T). The term for the researchers to access kosts intended for the "owner" in this paper refers to the owner of the house opposite gender. Thirdly, most kosts are not registered, and whoever stays with them without paying rent. The resulting in the non-existence of signs in many cases. term "tenant" refers to people who stay on a rental This condition caused difficulty in identifying kosts as basis. Both single and married tenants exist, and they generally they have the typical look of private homes. are usually employees or students. A short summary of 4.4 Typical Look the abbreviations used in this paper is shown in Fig.4. Kosts may come in various conditions; from In most cases with no owner living inside, permanent to non-permanent structures, with walls housekeepers hold the sole responsibility of running made of clay bricks to those of wooden boards, and and managing the kosts. In addition, some owners well-insulated buildings with many rooms or the type employ security guards to improve the security of their with only a few rooms attached to the main house. kosts. In this study, housekeepers and security guards Many kosts have the look of common private are classified as the "owner". However, they are not houses. Some owners put signboards outside, stating counted as "owner" in the owner-tenant shared space the availability of a kost and the owner's preference calculation because interruptions to their privacy are concerning their ideal tenant(s). However, when no not considered as affecting the privacy of owners. signboard existed, it was difficult to decide whether the O = Owner RT/ORT = Renter-tenant/owner-renter-tenant. facility was in fact a kost. In this case, the existence T = Tenant Type A = Owners share living space with of multiple air-conditioning outdoor units gives a hint R = Renter tenants. PA = Private area Type B = Owners stay in separate living space. that there are a lot of bedrooms inside, thus giving an TA = Tenant area Type C = No owner stays in kost. indication that the house might be a kost. In addition, RA = Renter area x = No renter exists in kost. the existence of numerous vehicles in the parking lot SA = Shared area y1 = Renter exists but no RT/ORT SA. or an unusual amount of laundry hanging outside may OT = Owner-tenant y2 = Renter and RT/ORT SA exist. also reflect a large number of people living inside. Fig.4. Abbreviation Summary Moreover, modular or identical rooms, which are arranged space-efficiently on more than one floor as 5. Kost Space Division determined just by looking at the outside façade can be 5.1 Owner Space, Tenant Space and Living Space observed. The façade may have similar characteristics Separation to a dormitory or hotel which usually contains The surveyed kosts show two main conditions, i.e. repetitive patterns, although in some kosts, the patterns kosts with owners living side-by-side with tenants, and look homier, creating the feel of a common house. kosts with owners living in completely separate houses Another indication of a kost is the existence of a (type C). In cases where the owners and the tenants are special building structure, such as an outdoor staircase living side-by-side, type A owners shared their living that goes directly to the second or third floor, built to space with tenants, while type B owners had separate provide access for tenants and to separate the tenants' living spaces (Table 1. and Table 2.). Some kosts have entrance from the owner's entrance. Some owners have one shared entrance, while others have two or more also added another building within the same plot of entrances, in which at least one of them is an entrance land. These additions may clearly look "different" from exclusively for the owner (Table 2.). the main house. Low security access may also indicate 5.2 Renter Existence that the access is not used by owners (Fig.3.). It was observed that a number of owners of type B (42.11%) and type C (21.05%) kosts did not rent out their space to tenants exclusively but also to other parties with different arrangements in place or for other than residential purposes. To separate this group from kost tenants, they are described as "renter" (R) in this paper. Renters could be business owners or rental house tenants. The shared space between renters and tenants exists (By2: 26.32% and Cy2: 15.79%) in most cases while it does not exist (By1: 15.79% and Cy1: (a) (b) (c) 5.26%) in other cases. Sub-classification "x" refers to the cases in which no renter exists (Table 1.). (a) Sample of kost with modular layout plan 5.3 Enclosed Space Patterns (b) Samples of kosts with the special building structure (c) Samples of kosts with signs of crowd Common space is used for less private activities and as circulation space. The conversion of common space Fig.3. Typical Looks of Kost into enclosed space may reduce the provision of natural lighting and ventilation (Thanousorn, 2010), and affect 312 JAABE vol.13 no.2 May 2014 Diah Wasis Wulandari residents' feelings and comfort levels. As the structure and better provision of natural lighting and ventilation. of enclosed spaces shapes the common space, these In addition, type B and C show the opposite pattern patterns were analyzed (Table 2.). The term "enclosed and modular plans between floors. The enclosed space" refers to confined spaces with small openings spaces are used mostly for tenants' bedrooms, and the to other spaces, e.g. bathroom, bedroom, and storage. efficiency of the tenant's habitable space is achieved to Enclosed space is used as tenant space, owner space, a greater extent. However, most bedrooms do not have and shared space in some cases. direct openings to an open space, and the provisions In type A, the enclosed space patterns are mostly of natural lighting and ventilation mostly do not meet irregular and the plans are not modular between floors. the Indonesian General Guidelines of Basic Healthy Most bedrooms have direct openings to an open space Homes (Indonesian Ministry of Public Works, n.d.). Table 1. Kost Classification Method Table 2. Comparison between Type A, B, and C Kosts Kost Type Type A (7.32%) Type B (46.34%) Type C (46.34%) Owner - Tenant Relationship Owner - Tenant Space Relation Case G7 Case T1 Case K2 Space Owner stays in Owner stays in Owner does not stay in Division kost. No renter separate living kost. No renter exists. exists. space in kost. Window No renter exists. Private area Tenant area Case K8 Case T10 Owner stays in Owner does not Renter area separate living Stay in kost. Renter RT/ORT space in kost. exists but no shared shared area Renter exists space between OT shared area but no RT/ORT renter and tenants. shared space. Outdoor area y1 Transparent roof with ventilation Case TS1 Case K3 opening Owner stays in Owner does not stay in BR = bedroom separate living kost. Renter and RT/ORT K = kitchen/pantry space in kost. shared space exist. L = laundry y2 LV = living room Renter and R = rental space RT/ORT shared PA = private area space exist. PL = parking lot Entrance Owner and tenant Owner and tenant use Separation share the same different entrances to Owner does not enter the facility. entrance. enter their living space. Enclosed Space Patterns Cases TS4 and G7 Cases K8 and TS1 Cases K2 and K3 The space is less enclosed Plans between floors tend to be modular. Plans between floors tend to be modular. Less Less open space than enclosed space. and irregular. open space than enclosed space. JAABE vol.13 no.2 May 2014 Diah Wasis Wulandari 313 Long corridors, serving as circulation space, connect In type A cases, private area percentage (74.16%) tenants' bedrooms, and in most cases they do not allow tends to be much higher than tenant area (9.07%). It cross ventilation. Moreover, a number of them were may imply that owners are still the main residents extremely narrow, e.g. double-loaded corridors with and tenants are secondary, although a certain level of 50-to-60-cm width. In cases with wider corridors, intrusion into the owner's privacy is acceptable, as tenants tend to store their belongings there, making shown by the existence of OT SA in all cases. Type the circulation space narrower. As a result, while the B cases show that although the tenant area (47.72%) corridor and exit system are critical for emergency tends to be larger than the private area (38.47%), the evacuation, the provision of a safe escape route seems area percentages are relatively close. It shows that to be inadequate in most kosts. in type B kosts, owners had the intention of creating 5.4 Spatial Occupation Distribution space for tenants, although they still try to keep their During the survey, private area (PA), tenant area (TA), privacy by limiting the common space. On the other and shared area between owner and tenants (OT SA), hand, type C shows the opposite tendency with the as well as renter area (RA) and shared area between percentage of tenant area (93.74%) being much higher renter, tenant and owner (RT/ORT SA) were noted than the private area (3.02%), implying that although and calculated based on observations and interviews owners do not use the facility, they still allocate some with owners and housekeepers, and the areas were space for their own use or to provide space for kost compared by percentage (Fig.5. and Fig.6.). housekeepers. This may suggest that the patterns of spatial occupation in the kost correspond to the presence or direct involvement of a kost owner in the kost, and the living area separation between the owner and the tenants. 5.5 Bedroom Arrangement Tenants' bedrooms are the most important areas in a kost, as this is the main space for which tenants pay. Some kosts accept more than one tenant per bedroom. A number of owners give more consideration to the room quality, e.g. natural ventilation, natural lighting, and room size during space planning, while others Fig.5. Kost Spatial Occupation Distribution Overview concentrate on habitable space efficiency that leads to a higher revenue. During the survey, five patterns of tenants' bedroom arrangements were seen (Fig.7.). The first is the type of plan in which common space is placed between bedrooms (SIB) providing more relief compared to other layouts. All SIB kosts observed have the lowest percentage of tenant area. In the second pattern, most bedrooms are arranged in a circle, allowing access in the center (C). The third and fourth types show most bedrooms arranged in rows along one side of an access corridor (SL), and on both sides of an access corridor (DL) respectively. The last type is a mix between SL and DL (SLDL). DL types were the most common followed by SL types, and most of these were type B and C cases. This seems to be due to the fact that obtaining higher SIB = Other space is placed between bedrooms. C = Access circulation is at the center while bedrooms are on the perimeter. SL = Bedrooms are along one side of the access corridor. DL = Bedrooms are along both sides of the access corridor. SLDL = The mix between SL and DL. Fig.6. Proportion of Spatial Occupation of Surveyed Kosts Fig.7. Bedroom Arrangement Patterns of Surveyed Kosts 314 JAABE vol.13 no.2 May 2014 Diah Wasis Wulandari habitable space efficiency is made easier by arranging space. (Fig.8.). This condition was found in type B tenants' bedrooms according to the single-loaded- and C kosts, but not in type A where the public space corridor and double-l oaded-corridor pla n t ypes. is either the owner's space or space that is to be shared However, crowding was experienced more in these with the owner. In this case, owners tend to prohibit types, due to the high flow of traffic in the circulation such extensions as it affects their living space. space. The provision of natural ventilation and lighting does not seem to be a main consideration as it was 7. Kosts as Homes for Tenants insufficient or even unavailable in many cases. Overall, Based on Indonesian General Guidelines for Basic better living spaces including the provisions of natural Healthy Homes, a house requires at least one bedroom, ventilation and lighting were noticed in SIB kosts. one multifunction area, and one bathroom that facilitates bathing, washing, and toileting procedures. 6. Response to Kost Spatial Arrangements As the conditions in kosts vary greatly, the provision 6.1 Changes in Living Patterns and condition of the facilities in a house vary as well. Based on personal interviews with tenants, a shift For example, in the case of bathrooms, there are rooms in the way tenants utilize the space in relation to the with and without attached bathrooms. In regards to the order of space was noted. Many kosts did not provide first case, most attached bathrooms support bathing and sufficient space for daily activities, while some banned toileting procedures, while some have a shower area certain activities even though the space for it existed, only. Similarly, there are kosts with a kitchen and/or e.g. no cooking in the kitchen and no accepting guests living room, while in other cases, cooking or accepting in the living room, resulting in tenants using other guests are completely banned. spaces, mainly their bedrooms, for these activities. However, it was observed that although bedrooms Many tenants also expressed the tendency to become and bathrooms are available in every kost, more than reclusive whilst living in kosts. The lack of common 50% of kosts do not meet the guidelines due to the lack space, the sense of high density outside the bedroom, of a multi-functional area (Fig.9.). Some owners stated and the unwillingness to interact with strangers were that common space was not a high priority because said to be the reasons that kept tenants inside their not every tenant will use the common space. Also, it is rooms most of the time. common for tenants to carry out most of their activities 6.2 Personal Territory Expansion in their bedrooms, including accepting guests, although It is understandable that residents begin to carry out some kosts provide a separate guest area for tenants to space extensions to compensate for their lack of living receive a group of guests or guests of the opposite sex. space (Wakita, 2010). Personal territory expansion by tenants such as occupying common space to store their personal items was noticed, mainly because of the lack of space in their rooms. Tenants' belongings were found in various common spaces, e.g. shared bathrooms, kitchens, living rooms, as well as corridors where the tenants' belongings affect the circulation Note : Only common space works as a multi-function area, e.g. living room and dining room, is considered to meet the guidelines. Fig.9. Space Provision on Surveyed Kosts in Comparison to Indonesian General Guidelines of Basic Healthy Homes In addition, as the surveyed kosts accommodated from around 6 to 30 people per 100 sqm, kosts seem to be too crowded compared to single homes which generally lodge one main family. Moreover, even kosts may exist in the form of a single home, these Fig.8. Personal Territory Expansions to Public Area in Kosts JAABE vol.13 no.2 May 2014 Diah Wasis Wulandari 315 kosts accommodate outsiders who were total strangers applied to other public rental housing facilities, e.g. to each other before moving into the kost. In this rusunawa and dormitories, instead of private homes. case, how close the design and planning of kosts can (5) Specific design standards and regulations in be compared to that of single homes becomes an order to regulate kost environments, e.g. the living important point to consider. arrangements, safety measures, daily operation and It is important to ensure that kosts are not registered space distribution, should be formed and strictly as single homes. The Jakarta Housing Department applied in order to improve the physical conditions of implements guidance on several housing cases that kosts, to provide better living conditions for tenants, are not considered a single home. A single home has and to maintain a sense of community in the residential relatively greater freedom regarding the design and neighborhoods. planning as it is assumed to be privately used. For (6) A separate discussion is needed to further explore example, the registration of a single home does not the various issues, design, planning standards, and require the applicant to obtain a Nuisance Law Permit. future suggestions for each living space within a kost. However, a kost may need to have this permit, as it In addition, a specific study of current regulations, guarantees that a business activity has no potential to and various design standards as well as the calculation cause harm, loss, or disruption to the neighborhood methods that have been applied in similar cases, are and is environmentally sustainable. necessary to obtain a suitable standard to adopt and Moreover, the design and planning of kosts needs to develop for kost cases. be strictly controlled by the requirements of specific classifications, e.g. building height and fire risk. In this References 1) Baker, J.L. (ed.) 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Journal of Community Psychology, 26 (4), pp.381-298. 316 JAABE vol.13 no.2 May 2014 Diah Wasis Wulandari
Journal
Journal of Asian Architecture and Building Engineering
– Taylor & Francis
Published: May 1, 2014
Keywords: kost; private rental housing; spatial structure; spontaneous settlement; planning consideration
