Housing

Governor Dileeni Daniel-Selvaratnam warned on October 13, 2026, that informal settlements across the Turks and Caicos Islands present significant public health and security risks. Speaking at an Informal Settlements Unit roundtable, she argued that the government must address these challenges by balancing strict legal enforcement with compassion for vulnerable residents. Daniel-Selvaratnam noted that unplanned housing creates fire hazards and potential spaces for organized criminality. However, she cautioned against viewing these areas only as illegal sites, noting they contain families and workers unable to afford formal housing. The Governor stressed that a mature response requires protecting vulnerable individuals while ensuring laws governing land and planning remain effective. She called for a coordinated effort involving the Department of Housing and Community Renewal and other agencies to understand specific risks. The Governor linked the rise in settlements to rapid economic growth, which has strained infrastructure and outpaced the supply of affordable housing. She also cited instability in Haiti as a driver of displacement. Moving forward, Daniel-Selvaratnam argued that the government’s strategy must prioritize building integrated communities with access to essential services rather than just constructing individual homes. Her goal is to reduce conditions that allow settlements to take root while ensuring all lawfully resident individuals can live with dignity and security.

Government officials and stakeholder organizations met on 5 October at the Salvation Army Brighter Futures Centre in Providenciales to address the housing crisis and the growth of informal settlements. The World Habitat Day roundtable focused on establishing a coordinated inter-agency approach to land use, infrastructure, and housing affordability across the Turks and Caicos Islands. The event, hosted by the Informal Settlements Unit, the Department of Housing and Community Renewal, and the Planning Department, featured remarks from Governor Dileeni Daniel-Selvaratnam and Premier Charles Washington Misick. Discussions centered on the disconnect between housing costs and income, and the impact of rapid economic growth. Premier Misick urged officials to move beyond planning, stating, “let’s focus on actually delivering what we have been tasked to deliver.” Governor Daniel-Selvaratnam noted the challenge of balancing humanitarian needs with the enforcement of land use and immigration laws, emphasizing that the state must address vulnerability while maintaining safety standards. Representatives from the Planning Department and the Informal Settlements Unit presented data from recent GIS mapping and social needs assessments to guide policy. Agencies agreed to create a formal stakeholder liaison network to improve communication. Each participating organization will designate a representative to serve as a principal point of contact to ensure continued collaboration on shared mandates regarding housing and infrastructure development.

As land values in the Turks and Caicos Islands soar due to international demand, residents face increasing barriers to property ownership. Researcher Savitri D. Daniel warns that without strategic policy changes, the next generation risks becoming a landless population in their own country, unable to afford rising market prices. Premier Charles Washington Misick recently cautioned Parliament against policies that could create a “generation of landless proletariat.” While tourism-driven growth brings investment, it simultaneously drives costs beyond local reach, leaving many residents reliant on Crown land. However, historical record-keeping issues have hindered effective planning. Consequently, a moratorium on new commercial Crown land allocations in Providenciales took effect on August 7, leaving 74 applications encompassing nearly 678 acres currently under government review until the inventory is completed. To preserve national assets, the government must identify and protect land designated for essential infrastructure like schools, hospitals, and housing before market prices rise further. The author argues that authorities should prioritize first-time Islander buyers and implement safeguards against rapid resale for profit. Success depends on balancing foreign investment with policies that ensure residents can still secure a stake in the nation’s prosperity by 2046, when today’s students begin entering the property market as adults.

Parliament passed the Mortgage Corporation Amendment Bill 2026 on September 23, finalizing governance adjustments for the new entity in the Turks and Caicos Islands. While the legislation clarifies board structure and regulatory relationships, officials have yet to provide a timeline for when residents can begin applying for home financing. The amendments formalize a board of seven to nine members, including ex-officio representatives from the Ministry of Finance and the Office of the Attorney General. Premier Charles W. Misick stated these changes create an institutional bridge without direct political control. Leader of the Opposition Edwin Astwood criticized the delay, noting that residents earning $3,000 to $5,000 per month are struggling with current housing costs. The Premier noted that board nominees have been referred to the Financial Services Commission for vetting, a necessary step before operations can commence. The corporation remains non-operational. Before issuing loans, the government must finalize board appointments, hire staff, develop lending products, and establish governance controls. No date exists for when applications will open, leaving the start date for lending services currently undefined.

Fire and rescue capacity will headline a critical national security meeting, Public Safety Minister Shaun Malcolm said at the scene of a Five Cays blaze in the Turks and Caicos Islands, after a 24 August fire destroyed 13 homes and displaced 28 people. Malcolm commended the Turks and Caicos Islands Fire and Rescue Service for stopping the Five Cays fire from spreading to neighbouring homes, and noted recent steps such as 24-hour firefighter coverage, while long-standing staffing shortages, aging equipment and inadequate water-supply arrangements persist. Minister Erwin Jay Saunders, who surveyed the damage, said congested high-density areas like Five Cays need long-term solutions. Malcolm said the national security meeting would be held within two days, with fire and rescue at the top of the agenda. The Five Cays blaze followed severe fires in Grand Turk and an apartment fire in Blue Hills; arson and structural safety investigations remain ongoing, while residents and the People's Democratic Movement Opposition are pressing for housing reforms, modernised fire equipment and permanent operational stability.

An August 24 blaze in Five Cays on Providenciales destroyed 13 houses and displaced 28 people, exposing severe equipment and staffing failures in the emergency response system. Chief Fire Officer (CFO) Dr. Hezedean Smith revealed that Providenciales had zero operational fire trucks because traditional vehicles over 20 years old were sidelined by mechanical failures, leaving only one water tender in service. Emergency dispatch logged the initial call at 12:36 a.m., but Dr. Smith was not alerted until 1:51 a.m. by Airport Fire Services Manager Chief Hackett. Out of 13 or 14 officers stationed on the island from a national staff of 24, a single off-duty firefighter initially responded at 2:11 a.m. Dr. Smith stated, "We have one water tender, and we have zero fire trucks operating right now." Five airport rescue firefighters later assisted, and crews contained the flames between 4:00 a.m. and 5:00 a.m. Disaster management officials and social workers opened the Felix Morley Community Centre as an emergency shelter and distribution hub for meals and support, while authorities continue a formal investigation into the fire's cause.

Mariners Properties Ltd has applied to build a 250-unit staff housing development across 12 apartment blocks on 6.25 acres in Long Bay, Providenciales, Turks and Caicos Islands. The Department of Planning noted that the proposed development is inconsistent with a plan which has been approved. A public consultation meeting is scheduled for May 13, 2026, at 6:00 p.m. at the Shore Club Conference Room in Long Bay.

The Government of the Turks and Caicos Islands, through the Ministry of Finance, launches a public consultation on the Mortgage Corporation Bill 2026 on 1 March 2026. The four-week exercise invites public and institutional feedback on proposed legislation before it advances to Parliamentary debate. The proposed legislation responds to persistent housing affordability constraints and commercial banking gaps by creating a non-deposit-taking statutory mortgage corporation. This entity will raise capital independently under regulatory safeguards to expand access to long-term affordable home financing. Officials are seeking input on governance, operational independence, regulatory oversight, risk management, financial sustainability, and implementation readiness. Written feedback will be accepted until 1 April 2026. Submissions may be emailed with the subject line "Public Feedback – Mortgage Corporation Bill" or delivered in sealed envelopes to Ministry of Finance offices in Providenciales and Grand Turk, while the text of the bill will be made available at www.gov.tc.

Governor Dileeni Daniel-Selvaratnam chaired the 26th meeting of the Cabinet on Providenciales, where leaders approved draft legislation, published financial accounts, and endorsed plans for the Turks and Caicos Islands to host the 2026 Government meeting of the Caribbean Examination Council (CXC). Cabinet approved changes to the Destination Management Fee Ordinance 2023 to clarify definitions and reduce the eligible age for exemptions, while also clearing a draft validation bill tied to the Invest Turks and Caicos Islands Agency (Amendment) Act 2022. Several public appointments were confirmed, including Mrs. Mary Forbes as Chairman of the Health Professions Authority Board for three years, along with members to the National Insurance Board and the Labour Tribunal. Ministers also agreed to publish the Statutory Bodies 1st Quarter Special Purpose Financial Report for FY 2025-2026, supported hosting the 2025 Overseas Territories Prisons Conference, and extended the reporting period for the Turks and Caicos Islander Status Commission. A separate virtual Cabinet meeting approved a bill to create a statutory mortgage corporation, intended to provide mortgage financing so Turks and Caicos Islanders can acquire or build affordable homes. Ministers will present further details on these decisions in due course.

Government efforts to expand affordable shelter across the Turks and Caicos Islands will include public-private partnerships, targeted land development, and specialized banking options. Speaking at the second annual Turks and Caicos Islands Business Outlook on 24 June 2025, Hon. Arlington Musgrove outlined national strategies to address rising land prices and housing shortages. Musgrove focused on the Turks and Caicos Islands National Housing Policy, which launched in 2023 under the Citizens’ Contract 2.0 framework. To expand access to finance, the administration is establishing a Mortgage Corporation to streamline processes, provide technical support, and eventually offer innovative mortgage products. Musgrove said the government will actively negotiate with local banking partners to create financing tailored for low- and moderate-income residents. The administration is currently preparing parcels of Crown land specifically for climate-resilient affordable housing projects. Moving forward, the government plans to invest in training programs for local builders, architects, and planners while integrating green infrastructure, energy-efficient building materials, and formal progress-monitoring metrics.

The Turks and Caicos Islands Crown Land Unit (TCICLU) has extended the Crown Land Amnesty Program and widened who qualifies, under an amendment effective October 4, 2024. Residents who have lived on Crown land for five years or more, or made substantial improvements to their property, can now apply to regularise their ownership and secure legal title. Director of the Crown Land Unit Keisha Holder-Lopez said the extension "signals a commitment to providing further opportunities for individuals regarding Crown land matters," with the amnesty period running until May 31, 2026. People with offer letters for Residential Conditional Purchase Leases (RCPL) or Freehold Title (FHT) now get terminal amnesty options even if their lease ended early, allowing renewal or freehold conversion if they started development before 2023 or made financial commitments toward formal title. Applicants can acquire freehold title at a 50% discount on market value through four options: converting a Residential CPL to freehold without settling arrears; buying freehold by instalments, open to resident primary occupants facing a purchase price above $75,000 who cannot secure a mortgage; converting to a long lease for residents unable to get a loan who are over 60 or incapacitated, with boundary compliance required; and adjusting or exchanging parcels to qualify. The long-lease option also covers executors where the property was the deceased's primary residence. Holder-Lopez encouraged eligible residents to apply.

The Informal Settlements Unit (ISU) held its first Media Open House on 22 October 2024, bringing journalists together with the Unit's leadership to build stronger relationships and raise public awareness of its work across the Turks and Caicos Islands. ISU leaders described a strategy that goes beyond land reclamation, emphasising community engagement and data-driven projects shaped by input from residents. Remarks came from Justice Carlos Simons, KC, the Unit's Strategic Lead, and Logistics Lead Ms. Michelle J. Richardson, who stressed that the ISU aims to improve social and living conditions, not just physical ones. Journalists shared ideas on strengthening transparency, with many pledging fair coverage, and an upcoming Social Needs Assessment Survey will gather data to guide future development plans.

The Crown Land Unit (CLU), with the Informal Settlements Unit (ISU) and Royal Turks and Caicos Islands Police Force (RTCIPF), served enforcement papers on occupants of Crown Land in Five Cays, Providenciales on October 9, 2024. Recipients received fifty-two Letters of Illegal Occupation for illegally built structures. The letters informed occupants of their unlawful presence and explained legal options, under the Crown Land Ordinance banning squatting and unauthorized development. Three Notices of Unauthorized Occupation were posted on unoccupied or incomplete structures, ordering development to stop; the properties will be monitored for breaches. The ISU says enforcement will be conducted with fairness and respect. Updates: www.isutci.com or isu@gov.tc.

Minister Jamell Robinson and his team will give updates on the National Physical Development Plan on RTC 89.1fm this week, covering the informal settlements unit, joint Crown Land unit operations, housing refurbishment programmes and infrastructure work across the Turks and Caicos Islands. Listen at www.rtc89fm.com or via the Radio Turks and Caicos app.