Greenwashing Second Homes

Is conscientious consumption possible when second homes in Goa are vacant most of the time?

Acquiring a Green Building certification seems to be the latest fad for promoting luxury second homes in Goa. Real-estate projects are invariably profit-driven but there seems to be a rise in ‘conscientious consumerism’, especially amongst status-seeking urban Indian elites. The problem with ‘green’ second homes, though, is that they are not socially and culturally sustainable, especially in the context of a small state like Goa, where land is a scarce resource and cannot even adequately cater to the needs of locals.

Take the case of Nivim Goa, a building named for the part of Aldona where it is located, and which is apparently the ‘first green certified home in Goa’. Built by the company Build Grounded (www.buildgrounded.com), its website tries to impress upon the reader that the company is invested in sustainable practices. And probably to prove the company’s credentials, the construction of Nivim Goa is elaborately documented on the website.  Highlighting the architectural features of the property, the website states that “Nivim is an expansive country home meant to rediscover the quiet luxury found in nature”. The location of property in Goa is itself a unique selling point, of course, but note how luxury and nature are equated in the aforementioned description to attract investors from congested Indian metros. Properties like Nivim fit the aspirational desires of Indian elites who are seeking to prove that they have arrived. This is because owning a property in an exotic destination like Goa, a property which additionally claims to offer access to ‘nature’,  while bearing the badge of ‘green-certification’, surely symbolises the ‘status’ of these new urbanites within the elite class in India.

However, there is a major problem in engaging in such ‘conscientious consumerism’. When the website claims that the house is “perched on a lush slope amongst tropical trees”, it is meant to create the impression of Goa as not just natural, but also devoid of a local population. Deliberately rendered invisible, the seeming absence of locals offers up a scenario where this ‘certified green [second] home’ can be consumed without any guilt or concern for Goa itself. No wonder many elite estates have tall compound walls, which cordon off their residents from the ordinary masses and allow them to remain blind to the issues facing them.

Real-estate companies, like Build Grounded, often claim to be honestly working towards sustainable architecture in order to ‘save’ the planet. American urbanist Daniel Brook argues that green certification programs like Leadership in Energy and Environmental Design (LEED) is a “system that's easy to game and has more to do with generating good PR [Public Relations] than saving the planet” (2007). The promoters and builders of  Nivim Goa also seem to do “honest soul searching” when they ask on their blog, “[W]hy would a person choose to live in Goa (part-time or full-time)?” Already suggesting that Goa is a vacant land, this rhetorical question is aimed at an elite settler who is invited to participate in a vision of conscientious consumerism, which is exactly what the problem is.

The ‘Gold’ green rating awarded to Nivim is by the Indian Green Building Council, a certification program that is apparently based on LEED. The cons of such programs far outweigh their sustainable claims, writes Vanessa Quirk in an article titled ‘Where is LEED Leading Us?... And Should We Follow?’ (2012). The entire LEED certification has a fatal flaw, asserts Quirk, and it is that “no matter the un-sustainability of the context (the middle of a desert, for example), no matter its purpose (even a structure for parking), if a building adheres to the requirements, a fundamentally unsustainable building could still attain LEED certification”. This is as much true of a vacation homes, which unlike primary homes remain largely unoccupied throughout the year.

Despite this, second homes like Nivim, are certified as “Gold”. Even if the building boasts of features such as “100% use of solar power for water heating… Use of [a] 3-star energy efficient refrigerator (40% less energy use) and 5-star rated air-conditioners (25% less energy use)…”, among others, the project remains socially unsustainable because it leads to the exploitation of resources meant for locals. The vacation homeowners and users seem to fit the stereotype of those who seek the ‘outdoors’ as epitomised by the natural setting in Goa, but cannot do without the luxury within, including the use of air-conditioners. Most local Goan homes, for instance, are not fitted with air-conditioners, and therefore are probably much more energy efficient.

There is a wide gap between the comforts which the urbanite seeks in tourist destinations and the comforts which the average locals are accustomed to, and therein lies the problem of green certifications. Such certification assumes standards that are applicable to elites, while ordinary homes built by locals, within their means, would never be eligible for such certifications. Green Building certifications are status-seeking mechanisms, another PR stunt for the elites.

Nivim being sold, the promoters have moved on to the next project, another “beautiful contemporary [second] home that retains the charm of a traditional Goan-Portuguese courtyard home… [while again] targeting Green Homes certification from the Indian Green Building Council”, as the website maintains [emphasis mine]. While such conscientious consumerism is just a greenwashing of the ugly world of luxury consumerism, local housing needs are marginalised as such projects drive up the cost of land, making housing unaffordable for many Goans.

This article was first published on The Goan Everyday on 17.07.2016

The Ecological Impact of Luxury Second-Homes

The environmentalists might have more important issues to pay attention to on a global scale, but the second-home ownership issue is the hidden giant that is being unjustifiably ignored (Müller & Hoogendoorn, 2013). Second homes are of many types and it is important to distinguish them in order to understand which ones cause higher environmental and social problems. The real evils are the ones used especially for the purpose of recreation and luxury, such as vacation homes and weekend homes. Owning of such second-homes is a continuation of a colonial way of being and operating, where there is a hierarchical interaction with people and a misappropriation of limited resources, given the size of Goa, with no stakes in the future of Goa.

The menace of second-homes is on the rise in Goa because Goa is treated as a pleasure periphery. Sociologist Anthony King (1980) argues that the capitalist economy produces not only a surplus of wealth, but also, for a sizeable minority, a surplus of time.  King claims that the motives of owning vacation homes include seeking compensation for city living, understood as escaping from perceived overcrowding, noise, traffic congestion, air pollution, and the pressures of city life. Goa enjoys scenic settings, with world famous beaches, ‘green’ landscapes, as well as its Europeanised culture, which makes it a cosmopolitan destination for elite Indians. Many who invest here are looking for a ‘getaway’, to ‘have a good time’, rather than to merely invest their money in real-estate.

Premium property promoters, such as Saffronart, proffer the leisure incentive as the main incentive for buying a property in Goa. “Here’s one purely fun situation where buying a [second] home clearly trumps renting one”, writes R. Rashmi (2014) in an article on the Saffronart’s online portal.  Her strongest argument to buy a home in Goa is because now the owners of this new property can “think nights of shenanigans with friends—pool parties, booze, loud music, dancing into the wee hours of the morning… is mainly possible when you buy a home [in Goa]”. Real-estate promoters like Saffronart seem to goad their clients, the elites in Indian metropolises into not just buying a second-home in Goa, but also buying into a certain lifestyle. The implications of these lifestyles on locals are severe especially the unaffordability to get basic housing.  Clearly, the focus of the tourists who once came to Goa for its sights has moved on to the ownership of sites (Trichur, 2013), in the form of real-estate properties.

An article on www.moneycontrol.com, a website which claims to be India’s number one financial portal, states that “majority of real estate investments [in Goa] come from Delhi and Mumbai as people from these states, who once used Goa as holiday destination, are now buying their own cottage, villa or luxury house in the enchanting Goa”. In another article on Guide to Buying Properties in Goa, Dhruv Bharua writes that “in terms of property prices, North Goa gives the investor better returns on his investments”. Not surprisingly, this article is featured in The Holiday Home Times, an online magazine in India that claims to be a “trusted guide for second homes investors”. The decision of buying a second home in Goa is made easier as the real-estate prices are comparatively lower than those in large Indian metropolises. Improved mobility from the Indian metros to Goa, be it in terms of faster highways, train connections, and cheaper air connections have made this place into a weekend ‘getaway’ for the urban Indian elites.

The steering committee for the Regional Plan Goa 2021, headed by the late architect Charles Correa, did identify second-homes as a problem and proposed to tax them. But would mere taxation resolve the issue? The British government has increased taxation on second-homes, but as Clive Aslet, a second-home owner argues,  such moves are not going to solve the basic housing issues of the poor because the problem of housing is a structural one. Apparently, the British Government is not doing enough to supply homes for first time owners, and methods like taxation of second-home owners are actually a deflection from the real issues of housing. Moreover, since the rich anyway invest in vacation second-homes for luxury, taxes would not deter them.

Switzerland is another place that inordinately suffers the menace of second-home buyers, essentially, elites from urban areas who occasionally want to live with ‘nature’. Not surprisingly therefore, on 11 March 2012, in a popular vote, the Swiss population approved an initiative proposed by ecologist Franz Weber calling for a halt on the construction of new second homes in districts where such homes already exceeded a threshold of 20% of total housing stock (Schuler & Dessemontet, 2013). A similar initiative needs to be taken up in Goa, for which the first step would be a detailed survey and building utilization mapping of luxury weekend homes.

After all, the tourist who buy second-homes in Goa are not here to settle. They are here to consume Goa and move on to greener pastures when the going is not good and the green is gone. Their primary residence continues to be the Indian Metropolises from which they control this territory. As R. Benedito Ferrao has argued, Goa has now become a colony of a post-colony, literally, as its land and prime real-estate is controlled by the elites from Indian metros.

[This article was first published on The Goan on 22.05.2016]