From NIMBY to YIMBY: How Japan's Zoning Laws Could Revolutionize Affordable Housing in the West
In the midst of a global housing crisis, the battle over affordable housing has reached a fever pitch in Western countries. As developers struggle to find available land to build on, and rents skyrocket, many are pointing fingers at the "Not in My Backyard" (NIMBY) mentality that has taken hold in communities across the United States and beyond.
However, as the debate rages on, some are looking to Japan for inspiration. Known for its dense urban environments and innovative approach to zoning, Japan has managed to keep housing relatively affordable, despite its high population density. But how did Japan get there, and can other countries follow in its footsteps?
While some cities in the West have taken steps to increase density and reduce zoning restrictions, they are a long, long way from reaching the level of affordable housing that Japan has achieved.
In fact, Tokyo has the most affordable rents of any major global city, with the average monthly rent for a one-room apartment being around $650. In comparison, the average monthly rent for a one-bedroom apartment in San Francisco is in the $3,000 range, or around five times more expensive.
Japan's zoning laws: A model for the West?
At the heart of Japan's success is the government's strict control of zoning laws. Unlike in the United States and much of Europe, where zoning laws are typically controlled at the local level, the Japanese government has the power to determine what types of buildings can be constructed in each area. This system ensures that housing is built where it is needed, and it prevents neighborhoods from becoming too segregated by income. The result is a more diverse and integrated society, where people of all income levels live side by side.
Japanese zoning operates on the principle of telling people what cannot be built, allowing everything else to be completely fair game. Cities can only define 12 different zones, ranging from low-rise residential to exclusively industrial. Rather than specifying one or two exclusive uses for each zone, Japanese zoning allows for a maximum nuisance level to be tolerated in each zone, with every use that is considered to be less of a nuisance still being allowed. This means that low nuisance uses are allowed everywhere, and mixed-use developments are common.
By contrast, American zoning's great rigidity in allowed uses per zone means that urban planning departments must micromanage everything. Japanese zoning gives much more flexibility to builders, private promoters, school boards, and cities themselves, leading to fewer instances of needed uses being forgotten in neighborhoods and built on the outskirts of the city, requiring car travel to get to them from residential areas.
In Japan, zoning laws are designed to limit the potential nuisance of development in each zone, which helps to alleviate the concerns of residents. This has led to a more cooperative relationship between developers, local governments, and residents in Japan, with a focus on building projects that benefit the community as a whole.
Overall, Japanese zoning laws offer a more flexible and effective approach to city planning that can help to create more livable and sustainable communities. By allowing for mixed-use development and limiting the potential nuisance of development in each zone, Japanese zoning laws help to promote walkability, reduce car dependency, and foster a greater sense of community cooperation
Is Japan's model really ideal for the West?
Japan's system of zoning and land-use regulations has been successful in increasing housing supply and reducing housing costs. However, critics argue that this approach can stifle creativity and limit the flexibility of developers.
Despite its limitations, some advocates in the United States have called for a more Japanese-style approach to zoning to combat the rampant NIMBYism that has plagued the country. This movement, known as YIMBY (Yes In My Backyard), aims to increase housing supply and promote more affordable rents.
While the Japanese system may seem like a feasible solution for the West, implementing it would require a significant shift in the way zoning laws are structured and enforced. Additionally, there would likely be resistance from existing residents who are used to having a say in what can be built in their neighborhood.
Despite these challenges, the success of Japan's system shows that it is possible to increase housing supply and reduce costs through zoning and land-use regulations. By embracing a more Japanese-style approach to zoning, the United States and other western countries would create more affordable and accessible housing for all.
Western countries are waking up, but falling way short!
Despite the glaring disparity, some cities in the West are making progress. Minneapolis, for instance, eradicated single-family zoning, a pioneering move in the U.S., aiming to increase housing diversity. Following suit, Oregon banned single-family zoning in most cities. Berlin froze rents for five years to combat spiraling costs, while Paris, where over 60,000 properties are listed on short-term rental platforms, tightened regulations to retain housing for long-term residents. London, addressing its 22% rent increase over a decade, has been promoting "build to rent" projects with longer tenancies and stabilized rents.
However, these efforts are not nearly enough to address the housing crisis. In the United States, the National Low Income Housing Coalition has found that there is a shortage of 7.2 million affordable and available rental homes for low-income renters.
In the United Kingdom, there has been a lot of talk about increasing housing by increasing funding for social housing projects, but the Royal Institution of Chartered Surveyors has projected that the country will face a shortfall of four million homes by 2039 if current trends continue. This is in a country with 26.4 million homes today!
However, worst of all is Canada. With the average home price going up over 320% since 2000, many have been left grappling for a solution to this housing catastrophe. According to the National Observer, the key lies is addressing the extremely strong NIMBYism culture in the country, which can block even the most reasonable housing developments. While cities like Vancouver and Toronto are making strides in tackling housing issues, homeowners’ resistance to in any way, shape or form increase neighborhood density has created one of the world’s worst housing crises.
The Path Forward: Learning from Japan and Embracing YIMBYism
The housing crisis isn't just numbers on a chart; it's families without homes, young people unable to start their lives, and communities torn apart. We desperately need solutions, and Japan offers us a vital lesson. Their progressive approach to zoning cuts through the red tape that often hampers housing projects in the West.
Saying "Yes, in my backyard!" or adopting the YIMBY approach means tearing down the barriers to housing development. But let's be clear: while it's important for residents to voice concerns about neighborhood changes, Canada and the UK stand as stark examples of what happens when NIMBYs wield excessive power. Any reasonable development halts, prices skyrocket, homelessness increases and communities stagnate.
The potential upside of restructuring our approach is monumental. Picture cities where homes are plentiful and affordable. Where reliance on cars drops, communities’ bond tightens, and every family has a place to call home.
The time to act is yesterday. Every day we delay, more people suffer. The stakes? Too enormous to fathom. We have an opportunity to shape a world where housing is seen as everyone's right, not just a privilege for those with thick wallets. Let's seize that chance, making housing access an undeniable right for all.