Introduction

This fast pace of urbanization in Iran brings various challenges into the housing sector. High infant mortality and the growing urban population have become important issues in urban planning. Housing quality is, in fact, an economic and structural indicator that can also be considered a social factor affecting the welfare of citizens. Different studies show that housing quality is unfairly distributed in urban areas, with lower-income and vulnerable groups often being found in substandard housing. The city of Bijar is no exception; thus, an examination of the housing quality there may suggest how to improve housing conditions and mitigate spatial inequity.
 

Methodology

This study is applied and uses a descriptive-analytical approach with an aim to assess the quality of housing in Bijar city. Required data were retrieved from the Bijar statistical blocks for two census periods during 2006 and 2016 respectively. In the analysis of housing indicators, factor analysis was applied. Economic, physical, and social indicators from many statistical sources were analyzed with the help of ArcGIS, Excel, and SPSS software. This study looked into housing qualities using 17 indicators among three major dimensions such as economic, physical, and social. The indicators were subsequently classified into four major factors after performing factor analysis.
 

Results

Hence, the factor analysis entails that four main factors bring forth 71% of variance in housing quality, and these factors are indeed:
Physical aspects of housing: Residential floor area per household, average housing unit size, and high-quality housing
Economic aspects of housing: ownership, renting, sustainable housing
Urban density aspects: building density, residential density, population density
Social aspects: number of persons occupying per housing unit, household size.
 Housing quality zoning results from 2016 indicate that substandard residential areas, which occupy 19% of the city's area and house 31.3% of its population, fall within the central and southwestern areas of Bijar. High-quality residential areas, which cover 50.3% of the area and account for 30.3% of the population, are mostly found in the northwestern, northeastern, and western parts of the city. One of the findings in this study is the changes that occurred in housing conditions in Bijar from 2006-2016. Results revealed that the average size of housing units decreased from 106 square meters in 2006 to 96 square meters in 2016, as well as a decrease in the proportion of housing units smaller than 100 square meters, which was 61% for 2006 but reduced to 46% in 2016.
 The results of the analysis of different housing size growth rates from 2006 to 2016 indicated that the highest growth was found, respectively, in the categories—301–500 m², 151–200 m², and 51–75 m². This also demonstrates that a relatively lower proportion of smaller units is found for lower-income classes and a higher percentage of larger units will tend to grow for those of medium to upper occupancies. It thus indicates the unbalanced development of different economic groups in Bijar.
 

Discussion

Spatial analysis of housing quality shows that low-quality housing areas are primarily in the central to southwestern parts of the city, including neighborhoods like Qaleh Bala and Farahi. These areas have adverse indicators like high density, low building area, and high rental rates. Areas of average housing quality are more scattered with parts of the city center and surrounding neighborhoods. These areas have an average homeownership rate and average residential building areas. High-quality housing areas are mostly located in northwestern, northeastern, and western areas of the city, like Takht-e Sofla, Halvai, Bolvar, Mahdieh, Karmandan, and Badamestan. These areas present positive indicators such as high per capita building area, durable housing, and high ownership. The following are factors for housing quality in the Bijar city:
Economic Factors: The financial capacity of a household to purchase or rent a unit greatly affects housing quality. The fall in purchasing power has generated an increase in rents and a decrease in per capita residential building area.
 Social Factors: The family size and the number of residents living together are among the most important social factors that affect housing quality. The reduction of family size and increase in population have also changed the urban lifestyle of living in smaller homes.
Physical and Infrastructure Factors: The uneven development of urban infrastructure and housing has created sharp contrasts among different areas. For example, the northern areas of the city have higher-quality housing and more building area, while the central and southern areas, which are denser, have poor-quality housing.
 

Conclusion

Conclusions arrived at in the study indicated that housing quality actually varies significantly in Bijar. Some of the main trends were the reduction in average housing area, the rise in rental rates, and the small housing units during 2006-2016. On the other hand, the best housing quality exists in the northwestern, northeastern, and western parts of the city, while the central as well as southwestern areas have worse housing. This reality on space inequities necessitates complete planning policies for the urban environment in order to improve accessibility and better housing. This study has directed light on important issues for policymakers and urban planning in attempts to reduce housing disparities and improve living conditions for lower income groups and sustainable urban development in Bijar.