Argument: Land titles, and markets, in Africa remain corrupt.

On the one hand, land titles do not provide increased tenure security for women and will legitimise gentrification. In urban areas, if women are granted rights over a desired plot of land holding titles may be more of a curse. Poor women may be forced, and enticed, to sell their homes at prices under their market value. Titles often results in urban gentrification, as the spaces become legally mapped and property markets work for the elite.

On another hand, land titles in African states are based on bad governance, rent-seeking, and corrupt desires. The idea land titles will provide empowerment, security and poverty reduction is based on a Western model of the state. However, the boundary between what is legal and illegal in African states remains less clear-cut. The case of Zimbabwe’s ‘Operation Murambatsvina’ (‘Restore Order’) in 2005 is a case in point. Mass evictions occurred despite the homes being classified as ‘legal’ and titles being held. Livelihoods were destroyed as a result. The ability for land titles to empower in a repressive or mercurial state is questionable. Propositions for land titling are based on inadequate blueprints and ideas of the state.

Candidate 1: "Programmes implemented have taken action to reduce costs. The recent government program in Ethiopia has been government-sponsored and used a participatory model to ensure affordability across a large-scale."
Candidate 2: "Real empowerment needs to enable strategic, and practical, gender needs (Moser, 1989). Land titling for women enables women to change their position in society and thus how they are viewed by the state and communities. Having a land title means women in high-risk areas can demand changes to be made by the state."
Candidate 3: "The possession of a formally recognised entitlement to land presents a win-win scenario - being an indicator of good governance and enabling the promotion of good governance. Land titles represent an effective economic institution in society, of which enables democratic, political institutions, such as an accountable state. Land titles mean corruption and rent-seeking behaviour can be monitored."
Candidate 4: "Land titles provide a voice in the legal system.

Land titles mean women will be recognised as citizens, with rights. Women will be included in the system of justice and their rights to occupy, build, and use, land, recognised. Titles will provide bottom-up empowerment. A physical and psychological sense of security will be provided; and a sense of social belonging, and place, is enabled. Legal security has benefits for health (mental and physical) and reduces risk. For example, access to titles will reduce the vulnerability of women to ‘property grabbing’.

In the case of Ethiopia, the introduction of joint land-titling and household registration in 2003 [1] has been shown to have changed women’s perception of tenure security. Previously, the prevalence of polygamous relationships meant only the first wife was granted legal rights and recognition, leaving other wives and households without rights to land. The provision of land titles ensures women equal security within a legal framework. Women are entitled to rights; and titles provide the security to use the legal system.

[1] The Joint titling program in Ethiopia was a implemented as a partnership between the government and World Bank, see further readings: Girma and Giovarelli, 2013; Barne, 2010; and Deninger, 2008."
Candidate 5: "Renting holds fewer benefits for women than ownership. For empowerment more women need to become home, and landowners. The provision of land titles to women means they have a sense of stability. In the case of Johannesburg, South Africa, a majority of young, female renters engage in different forms of transactional sex due to the expense of renting [1] . Equality in land titling will ensure women are able to save and seek safer livelihood options.

[1] See further readings: Action Aid, 2012."
Candidate 6: "Land titles will develop entrepreneurial women.

Access to titles is a means of poverty alleviation for female-headed households and women. Having recognised land rights means first, their land becomes exchangeable and profits can be gained through different strategies. Second, women are able to access credit and finance with the granting of a formal land title. Women are able to become entrepreneurs establishing businesses, agricultural cultivation, and the ability to sell property and land. Such investments have positive benefits for the whole economy. For example by encouraging crop cultivation to small-scale farmers food security can be provided, and the agrarian market revitalised. [1]

In the case of Ethiopia, the economy remains highly dependent on agricultural production. The security land titles provides has encouraged agricultural cultivation to women nationwide. Women are able to build a new food market and earn an income to sustain their livelihoods.

[1] See further readings: Oseni, 2013."
Candidate 7: "Land titles for women today will provide inter-generational equalities for the future.

Giving women the right to land will provide the path for gender equality in the present and future. Girls will be granted equal access rights to family land and inheritance in the future, and decisions around marriage dowry can be changed."
Candidate 8: "Land titles will help end violence against women.

One of the main forms of gender-based violence includes violent acts carried out by husbands or partners [1] . Evidence shows the provision of land titles reduce risks to female health and vulnerabilities to violence. Women become accepted as, and confident, decision makers within their homes as titling redistributes power within households. Furthermore possessing a land title enables safer sexual relations by offering legal protection. Research in Kenya has shown titles will reduce the risk of spreading HIV/AIDS and rape [2] . Due to gender norms widows are forced into traditional ‘cleansing’ rituals, rape and forced marriage, in order to hold onto physical assets and inherit their rightful land from in-laws. Land titles are therefore a means of tackling gender discrimination and providing freedom of choice on how women can act. Women are less likely to be forced into unsafe sex, following the death of their husband or divorce, to occupy the land.

Additionally, returning to the case of Kenya, FIDA have reported how a woman's choice to divorce her partner often leaves many property-less [3] . Women may be more likely to remain in an unhappy, dangerous, marriage without changes in property legal systems.

[1] Defined by WHO, 2013.

[2] Sweetman, 2008.

[3] Migiro, 2013."
Candidate 9: "Land titles mean single women can build decent homes.

Due to a lack of access to formal titling women have been pushed into acquiring, and living in, slums [1] . Land titling programmes benefit slum dwellers and inhabitants living in informal housing across African cities. Titles for women mean a sense of security to inhabit space is provided; and women will be encouraged to invest in their land. Titling provision has resulted in slum upgrading, investing in changing the structure of urban Africa.

Second, being recognised as title holders means women are able to demand new services - such as access to water, sanitation, and lights. Such demand will ensure improved health for women. Women are able to use the law to interact with the state and change their future by demanding crucial services.

[1] Slums are officially defined as a group of individuals living in a household which lacks safe housing, sufficient living space, access to water, adequate sanitation, and/or security of tenure (UN-Habitat, 2003)."
Candidate 10: "Female-headed households are not the poorest of the poor, and taxation is required. Taxation is vital resource to enable the government to mobilise key services and as a redistributive tool. By developing an effective functioning taxation system, social policies can be put on the agenda in Africa - providing social support and security to those in need.

Having access to titles will reduce poverty by encouraging entrepreneurialism, productive use of land, security, better health, and opportunity to enter property markets."

The possession of a formally recognised entitlement to land presents a win-win scenario - being an indicator of good governance and enabling the promotion of good governance. Land titles represent an effective economic institution in society, of which enables democratic, political institutions, such as an accountable state. Land titles mean corruption and rent-seeking behaviour can be monitored.
