In 2015, the housing policy in the Basque Country took a complete turn when the regional parliament established the subjective right to access housing and implemented public measures to try to turn housing into a social good and not a commodity. Since 1981, Euskadi has managed housing competencies and in over four decades, 119,000 public housing units (VPO) have been built, with a third directly promoted by the Basque Government. Since 2003, a key point is that all newly constructed VPOs maintain their classification in perpetuity, meaning they can never be converted into market-priced homes. This has ensured that two out of three of the 75,000 existing public housing units in the Basque Country cannot be used for real estate speculation.
The Basque housing law enacted in 2015 marked a milestone by recognizing the “subjective right of citizens to decent housing”, providing assistance to those lacking the economic resources to access it. All housing developments since 2020 by the Basque Government and its public entities are now for rental purposes. The subjective right to housing in the Basque Country means that any citizen with annual income below 19,000 euros can access public housing for rent or receive an economic aid—up to 300 euros per month—to help cover rental costs in the free market. Despite these initiatives, access to housing remains a top concern for Basque citizens, ranking third in this year’s Sociometer, compared to fourth a decade ago.
In the last decade, the Basque Government has implemented innovative measures in collaboration with other relevant institutions, such as social rentals, economic aid for rent payments, tapping into vacant properties, tax incentives, building rehabilitation, focusing on youth emancipation, and agreements with municipalities to convert large residences into homes. Among dissenting voices is the president of the Guipuzcoa business association Adegi, Isabel Busto, who warns that “the housing shortage is already affecting the attraction of workers to Guipuzcoa.” The government aims to double affordable rental homes to 50,000, increase protected housing by 50% to 116,000, and double the pace of building rehabilitation to 350,000 homes by 2035, in line with the “social pact for housing” established in 2022.
The Basque Country currently has 28,000 public rental homes and encourages the mobilization of vacant properties through initiatives like Bizigune, which has secured 7,376 homes for protected rental as of August. Additionally, a decree was approved in 2021 to penalize owners of unfairly vacant homes with an annual fee or forced rental, aiming to make these properties available for families registered in the Basque housing service. As of now, around 75,998 families have requested subsidized rental housing, with many receiving financial assistance towards market rent.
Emancipation of individuals under 36 years old has become a government priority, as seen through programs like Gaztelagun and Emanzipa, offering direct rental payment assistance and incentives for youth homeownership. Measures like reserving 50% of all public housing for those under 36 and promoting building rehabilitation aim to address the housing crisis. The government urges municipalities facing residential saturation to declare themselves tensioned areas to regulate private rental prices. The three Basque capitals and their metropolitan areas face severe housing shortages, with rents reaching high levels, prompting the government to mobilize all available land for protected housing and promote changes in municipal regulations.
In conclusion, the Basque Country’s housing policy has made strides in providing accessible, affordable housing through various programs and collaborations with stakeholders. Despite efforts, challenges like real estate speculation, tourism rentals, and population growth continue to pose obstacles to achieving housing stability for all citizens. The government’s focus on youth emancipation, rehabilitation, and tackling housing shortages in high-demand areas demonstrates a commitment to addressing the housing crisis in the region. With ongoing initiatives and partnerships, the Basque Country aims to ensure the right to decent housing for all its residents in the years to come.
