Opinion | Refurbish or rebuild, Hong Kong’s housing renewal must put residents first

The reason ordinary Hongkongers acted so swiftly and generously to help the victims of the Tai Po fire is that they understood instinctively just what a traumatic effect the tragedy must have had on their fellow citizens.

The loss of the family home would arouse the deepest emotions at any time. In circumstances where the loss was sudden, not the fault of the individuals themselves and accompanied by the deaths of scores of neighbours, the feelings would be particularly intense.

There is a fundamental difference between a mere “house” and a “home”. As we enter an era when literally hundreds of residential tower blocks every year will need to be extensively refurbished, it is vital that our policymakers and legislators fully understand the difference.

A flat is basically a void in a concrete block. It has certain dimensions. It may be fitted out simply or lavishly, there may or may not be a view, the complex may contain facilities such as a clubhouse or swimming pool, and provision of parking spaces will vary. All these factors will have a bearing on the value of the property and a whole industry of bankers and agents exists to help any individual assess what constitutes a fair price.

A home is a flat with special qualities. It is where a family lives, where parents raise children, where a student does homework, where a weary breadwinner rests at the end of the day. Whatever the trials and tribulations the world has thrown at the family members during the day, once they are inside and have closed the front door, they are safe and can relax. They are at home. These qualities are not so easy to put a price on.

It is clear to me that what the Tai Po victims require most urgently (now that short-term needs have largely been met) is a new permanent home to replace the one they have lost.