Explaining the Causes of Corruption in the Process of Renovating Inefficient Urban Fabrics (Case Study: District 10 of Tehran Municipality)

Introduction: Urban renewal, especially in inefficient urban fabrics, is a significant and complicated challenge in contemporary urban planning and this process involves addressing issues like deteriorating infrastructure, inadequate housing, and the socio-economic vulnerabilities of residents. Despite efforts by neighborhood development offices to improve these areas, corruption and bribery remain substantial obstacles. These malpractices not only erode public trust but also hinder the effectiveness of urban renewal initiatives. This research, focusing on District 10 of Tehran, aims to investigate these two main key questions: What are the factors contributing to corruption in the urban renewal process, and what is the current state of corruption within this district?
The Purpose of the Research: The primary objective of this study is to explore the systemic and contextual factors that lead to corruption in the renovation of inefficient urban fabrics, with a specific focus on District 10 of Tehran Municipality. The research aims to uncover the deeper structural and institutional causes that make the urban renewal process vulnerable to corrupt practices. By identifying these factors, the study seeks to lay the groundwork for targeted strategies and reforms to mitigate corruption. Additionally, the research contributes to the broader discourse on urban governance by highlighting how corruption can undermine urban renewal efforts and suggesting measures to enhance transparency and accountability.
Methodology: This research employs a qualitative approach, using grounded theory as its main methodological framework. The study follows Strauss and Corbin’s (1998) grounded theory method to systematically analyze collected data. Semi-structured interviews were conducted with 19 participants, including managers from Tehran Municipality’s renovation offices, property owners, real estate agents, and developers. Data collection continued until theoretical saturation was achieved, ensuring a thorough understanding of the issues. The interviews were transcribed and analyzed using MAXQDA software, with a coding process that involved open, axial, and selective coding. This process helped the research to identify the causal conditions, intervening conditions, interactions, and consequences contributing to corruption in the urban renewal process.
Findings and discussion: The study identifies a complex landscape of corruption, categorized into nine primary issues and 41 specific instances of corrupt practices, observed at three levels: structural, institutional, and micro. At the structural level, the research highlights deep-seated flaws within the urban planning framework, such as unclear guidelines and ambiguous regulations, which create opportunities for exploitation. Institutional corruption is driven by conflicting interests among stakeholders, including developers, municipal officials, and real estate agents, who often engage in collusion to maximize their gains at the public’s expense. Micro-level corruption involves direct interactions between individuals, characterized by bribery and manipulation in property transactions and contract negotiations.
A key insight from the research is the identification of a "corruptible planning structure" that affects all levels of the urban renewal process. This structure is characterized by a lack of transparency, weak enforcement of regulations, and inadequate accountability mechanisms. The study also finds that multiple power centers within the municipality, each pursuing its own agenda, exacerbate the problem by creating a fragmented governance environment where corruption thrives. Additionally, the research highlights the role of social and economic pressures, such as the scarcity of affordable housing and the high stakes in real estate development, as significant drivers of corruption in District 10.
Conclusion: The research concludes that the roots of corruption in Tehran Municipality’s urban renewal processes, particularly in District 10, are deeply embedded in structural and institutional flaws. These issues are not isolated but part of a broader systemic problem requiring comprehensive reforms. To address these challenges, the research suggests several key interventions: establishing more robust oversight mechanisms, implementing clearer and more transparent regulatory frameworks, and promoting greater community involvement in planning and decision-making. The study also calls for a reevaluation of current urban renewal strategies to ensure they align with principles of good governance and public accountability.
In summary, this research provides an in-depth examination of the factors contributing to corruption in the urban renewal process in District 10 of Tehran. It emphasizes the urgent need for systemic reforms to address these issues and offers practical recommendations for policymakers and urban planners. By tackling the root causes of corruption, the study aims to contribute to the development of more effective and equitable urban renewal policies that better serve all stakeholders.