Housing throughout Armenia has been somewhat scarce for the past two decades due to a number of factors, including a history of state control, a devastating earthquake in 1988, and civil conflicts. Since the 1993 passage of a law on privatization for previously state and public-owned housing about 95% of apartments were privatized and transferred to ownership by the existing tenants. Between 1993 and 1996, about 3,700 new housing units were under construction each year; however, in a 2000 report, there were about 4,565 buildings that were incomplete due to lack of funds. A large number of buildings were neglected and in serious disrepair and utilities were limited and expensive. As of 1999, there were an estimated 880,000 familes in Armenia, but only about 771,285 dwelling structures. About 46% of dwellings were single-family homes. In the earthquake zone, an estimated 33,000 families (2000 est.) were living in trailers without water or sainitation facilities. About 14,000 refugee families were homeless, residing in hostels and non-residential buildings. The World Bank and USAID have been working with the government on a "New Housing Strategy," primarily as a means to provide housing for those within the earthquake zone.