Sources of urban land disputes and their management in Hawassa City Ethiopia

Urban land is a critical resource for socio-economic development, yet increasing competition over its use has intensified land-related disputes in rapidly urbanizing cities of developing countries. This study examined the status, sources, management, and implications of urban land disputes in Hawassa City using a mixed-methods case study design. Data were collected through household surveys, KIIs, FGDs, document review, and field observations. Quantitative data were analyzed using descriptive statistics, while qualitative data were analyzed thematically. The findings indicate that inheritance-related disputes constitute the most common form of urban land conflict, followed by boundary disputes and informal land transactions. The study further reveals that weak institutional capacity, inadequate cadastral and land information systems, ineffective enforcement of land laws, rapid urbanization, and poor inter-agency coordination are the major drivers of urban land disputes. Dispute management relies on complementary roles played by courts, land administration institutions, and customary mechanisms; however, weak institutional coordination and limited administrative capacity reduce their effectiveness. Persistent land disputes delay infrastructure development, discourage private investment, reduce municipal revenue, and constrain sustainable urban development. Viewed through Institutional Theory, the findings suggest that recurring land disputes primarily reflect weaknesses in institutional arrangements rather than land scarcity alone. Strengthening institutional capacity, modernizing land information systems, and enhancing inter-agency coordination are therefore essential for improving urban land governance and preventing future disputes. The study contributes empirical evidence to the limited literature on urban land disputes in Ethiopia and provides policy-relevant insights for strengthening urban land governance.