AFTER nearly two decades and only a handful of completed projects, the National Housing Trust (NHT) is heading back to the drawing board on its Build 9 programme — an ambitious, group-based housing initiative that has yet to deliver at scale.

In response to recent queries from the Jamaica Observer for an update on the project, the Trust has confirmed that a cross-functional team is being assembled to review the programme and make policy recommendations, following persistent challenges that have limited uptake despite recent amendments designed to make the model more accessible.

Originally launched in 2007 as the Cluster Housing Programme and later rebranded as Build 9, the initiative allows small groups — typically three to 27 contributors with family ties — to pool their NHT benefits to jointly purchase land, install infrastructure, subdivide lots, and eventually build individual homes. Each contributor can access up to $4 million, following a loan ceiling increase approved in 2025.

However, of the 15 cluster developments approved to date, only four have reached completion, raising questions about the programme’s viability in a housing market still constrained by rising costs and limited supply.

The infrastructure component — often the costliest and most technically demanding part of the process — refers to essential works such as road construction, drainage systems, water supply and sewerage. These works must be completed and approved by municipal authorities before titles can be splintered or homes constructed.

The renewed attention to Build 9 comes at a time when Jamaica’s real estate market is grappling with a chronic housing shortage, high construction costs, and widening affordability gaps. The national housing deficit is estimated to exceed 100,000 units, and despite increased government-led efforts, supply has struggled to keep up with demand, particularly among low- and middle-income earners.

In response, the NHT has rolled out a range of new initiatives in 2025. These include increased mortgage limits of up to $8.5 million for individual contributors, zero-interest loans for those earning under $15,000 weekly, and expanded serviced lot developments in rural parishes. The agency is also prioritising housing for public sector workers and embedding more climate-resilient infrastructure in new projects. Yet, despite these enhancements, group-led schemes like Build 9 have seen minimal take-up.

While the NHT maintains that the programme is aligned with its goal of enabling contributors to “build their own communities at their own pace”, housing industry stakeholders say the concept has proven difficult to execute.

“We think the programme is a great one in theory,” the Realtors Association of Jamaica (RAJ) told the Jamaica Observer regarding the programme’s effectiveness, “but not enough persons know about its existence, and it would benefit greatly from more marketing and public education.”

Even with the enhanced loan ceiling and added flexibility, RAJ warns that infrastructure funding remains inadequate.

“Infrastructure is one of the most expensive components of any development. The current support level may not be enough to close the affordability gap,” the association noted.

Beyond financing, the group also flagged the complexity of executing such a project. “Those this programme is meant to serve may find it difficult to navigate without proper guidance,” RAJ added, citing the high cost of professional fees for surveyors, engineers, and legal work.

Despite these concerns, the NHT says the programme continues to generate interest, particularly in light of unaffordable open-market prices. Among the few success stories is Bowers in Old Harbour, where a police couple got married and pooled their benefits to build a home on one of the nine subdivided lots.

Still, the Trust acknowledges structural weaknesses.

“There is a growing gap in funding required for professional fees,” it said in an e-mailed response, noting also the “unpredictable escalation in construction and development costs” and ongoing difficulties meeting subdivision criteria set by local authorities.

Although the Trust has expanded its funding provisions and allows groups to commission professionals to support project completion, much of the responsibility still falls to beneficiaries.

“The responsibility is that of the beneficiaries to have the infrastructure and subdivision process completed in order to move to the construction phase,” the NHT said.

The Trust’s Project Appraisal and Management Department oversees compliance but the coordination of approvals, technical works, and legal subdivision remains squarely on the shoulders of contributors — most of whom are not trained in development or project management.

As a result, RAJ is urging the NHT to simplify the programme, provide clearer guidance, and improve its reach. It also wants the NHT to collect more data to support policy improvements.

“As far as possible, we encourage that data be collected from this and other programmes to assist in evaluating and justifying policy decisions,” the association said.