AN ASSESSMENT OF THE EFFECT OF POOR FACILITY MANAGEMENT ON THE RESIDENTIAL PROPERTY IN KEFFI

AN ASSESSMENT OF THE EFFECT OF POOR FACILITY MANAGEMENT ON THE RESIDENTIAL PROPERTY IN KEFFI

ABSTRACT

Facilities management is concerned with the process by which organizations ensure that their buildings, systems and services support core operations while contributing to the achievement of their strategic objectives under stable business conditions. It focuses on matching limited resources to user needs with a view of securing higher quality, lower risks and value for money. Specifically, it deals with space design, construction, allocation, strategy, property asset management, maintenance and post occupancy evaluation of premises, inventory management, value management and life cycle costing, computerization and office automation, management of support services. As facility managers, the principle objective is to manage the existing facilities effectively in a cost effective manner and also ensure smooth running of business. It has been established that effective maintenance management requires adequate planning, foresight, monitoring and budgeting. The application of information technology in facilities management has been identified as essential for the success of facility management task. Facility managers can no longer keep the track of work order manually, the use of spreadsheet to carry out routine and preventive maintenance tasks is a less effective option to the use of computerized maintenance management systems being deployed recently by forward looking facility managers.

CHAPTER ONE

1.0    INTRODUCTION

1.1    Background of the Study

Facilities management is an important aspect in the built environment, dating back to the 1980s when railway companies in USA conceived the idea of providing facilities-related services as opposed to providing buildings (Ikediashi et al., 2013). Since then, the concept and definitions have been evolving and many organizations have different views. The definition and scope of facility management remains a contentious issue and definitions depend on the local culture, organization’s interest and people’s personal interest (Nor et al., 2014). The International Facilities Management Association (IFMA) and the British Institute of Facilities Management (BIFM) similarly defined FM as the practice of coordinating the physical workplace with the people and work of an organization (Mustapha et al., 2008; Aliyu et al., 2015).

It is a broad knowledge that one of the features of facility management which distinguishes it from other investment portfolio is a serious requirement to be managed. In recent times, this peculiar management function has continuously undergo tremendous transformation brought about by the agglomeration of estates and massive involvement in property by a number of land dealers agencies and financial institutions.

Facility management essentially concern with the decision to developed, maintain, improve or to replace building in their setting in order to satisfy or provide physical frame work for satisfying human needs. It is therefore concerned with investment decision and the economic use of resources. Facility management is a broad field of practice in Estate Surveyor profession, whether public or private property, the objective are the same. It is only the method that may be different depending on the peculiarities of the facility management and the client whose interest on the management function are meant to serve. Concerned urban properties the role of Estate Surveying profession is immense and more visible especially in commercial properties.

Facility management is the management of existing structures erected on land with the aim of securing the optimum return which need not always be financial but may be in terms of social benefit, status e.t.c. It is also the general administration of landed property on behalf of the owners usually known as the clients by the property manager. Management of residential properties, not only covers rent collection, repairs and maintenance but also other aspects of good management. The importance of management of residential properties has become so technical that the knowledge and services of competent property managers are required to perform the task.

1.2   Statement Of Problem

In management of facilities, the property manager will be faced with problem of rent default which is as a result of non compliance with tenancy agreement, poor tenant selection, poor management strategies and many others. The problem of poor management of both public and private facilities is a global phenomenon and the severity of the problem differs from one nation to another and ranges from lacks adequate funding, lack of routine inspection and unskilled management staff, changes in property managers, delay in carrying out maintenance work, corruption and questionable character of facilities manager etc. it is against this background that this study seek to assess the effect of poor facility management on the residential property in Keffi.

1.3   Aim And Objectives Of The Study

This research is aim at carrying out an assessment of the effect of poor facilities management on the residential property in Keffi.

To achieve the above stated aim, the following objectives will be pursued:

1. To examine the concept of facility management and maintenance.
2. To identify and appraise the facilities management strategies adopted in the management of residential property in Keffi.
3. To identify the various problems and prospects peculiar to the management of residential properties in the study area.
4. To make necessary recommendation in the improved performance of facilities management tasks.

1.4   Research Question

To guide the researcher in the investigation, the researcher thus seeks answers to the following question:

• What is the concept of facility management?
• What are the strategies adopted in the management of residential property in the study area?
• What are various problems and prospects peculiar to the management of residential property in Keffi?
• What are the solutions to solve the problem facing facility management?

1.5    Significance Of The Study
  This research work is significance to the following:

Government for decision making, student, practicing estate surveyors and valuers, investors, researcher.

I was carried out to provide a frame work for efficient facility management and in turn ensure adequate returns on the investment with particular references to their security and regularity. It will also help the management surveyor to adopt some strategies in determining in determining the condition of the building their service and advising on maintenance, attraction and improvement.

In addition, the study will enable the management surveyor on how the rudiment of service charge administration on residential properties and properties of like nature beside it will enable the management surveyor to know the strategies to be adopted in facility management.

1.6   Scope and Limitations of the Study

The scope of the study is basically on the assessment of the effect of poor facility management on the residential property. The scope of this study is limited to residential properties in Keffi, Keffi local government of Nasarawa State. The research deals with the facility management strategies adopted in the management of residential properties in the study area.

 Limitations

There are several constraints encountered during the conduct of this research. These constraints include: non availability of adequate data which played a major limitation to this write up because of non-cooperative attitude of some developers who were not willing to give information and data needed to aid findings, time was another major factor which affect the study as the researcher do not have enough time to make detailed investigation on all the aspects of the study. And the general unwillingness of some respondents to fill the questionnaire provided for the research made it difficult to gather data needed for this research study at the most appropriate time.

1.7   Definition of Operational Terms

1. Facilities: According to Collins English Dictionary, facilities are buildings, pieces of equipment, or services that are provided for a particular purpose.
2. Management: Is the system of directing, organizing and controlling of available human skills and financial resources to achieve a stated goal.
3. Residential Property: Business Dictionary defines residential property as a type of leased property, containing either a single family or multifamily structure, that is available for occupation for non-business purposes.

Maintenance: This is a kind of work carryout to maintain / restore landed properties in a good, healthy and habitable condition and to enhance its rental and capital values.

1. Property: Oxford Dictionary define property as a thing or things belonging to someone; possessions collectively, an attribute, quality, or characteristic of something.

 1.8   Background of the Study Area

Keffi town is one of the oldest towns in Nasarawa state that enjoy the eminent position of being a foremost centre of history. Metropolitan Keffi currently has ten political wards namely – Tudun Kofa, Gangaren Tudu, Yara, Goriya, Liman Abaji, Ungwar Rimi, Iya I, Iya II, Sabon Gari and Jigwada, these serve as spatial reference points for analysis. In the high density areas, there are usually large cluster of old houses with high concentration of households and indecent surroundings. The situation becomes even worse with the ever-increasing migration of low or no income earners from the surrounding rural neighborhoods into the town. This has resulted among other things, in the increase of petty businesses, which competes for accommodation with households in the same buildings and therefore, has aggravated the problems of shorter dwelling units.

Similarly, houses within the high residential areas reflect the images of their inhabitants, particularly in the complete separation of women, and in directing day time activities toward an inner court. The basic emotional needs of utmost to the residents, the need for privacy, and family entertainments. These are emotionally connected, and were taken into consideration to a great extent in terms of the physical layout of the houses. The physical and mental health as well as the social well-being of the inhabitants of low and medium density areas are therefore, by virtue of their relative cleaner, more refined and quieter living environment, generally more conducive to a better quality of life, than those of their fellow citizens residing in the high density areas. Abubakar (2000) observed that many potentially harmful materials such as solvent and pesticide containers, medical waste and asbestos debris, even though prohibited are already present in the collected waste in Keffi. Keffi is located between Latitude 8°50’55” N and 7°52’25” E or 8.84861 and 7.87361 (in decimal degrees).

Transportation network in urban Keffi is fair being limited to vehicles and motor cycles. Roads in Keffi was categorized into the following hierarchy: Arterial and collector roads that pass through the town from Akwanga (with only one lane) to Abuja (with two lanes each) and also foot/cycle paths, they are the intercity roadways linking the city to neighboring states, and they also form the boundaries of the phases of the city. They also receive traffic from local streets and deliver to the access roads which are meant to serve the residential areas; Local streets have single two lane carriageways with foot/cycle paths,; and Access roads with single two lane carriageways and cycle paths. The mass-Transit System for moving large numbers of people into Keffi center and out again is mainly the buss (vehicle) system with the main transportation terminal being motor parks and the Keffi central market, these are the locations where buses (vehicles) originate and terminate.

The main source of water supply to Keffi is the River Mada Water Works at Gudi. It has a maximum capacity of supplying water to a population equivalent of 350,000 inhabitants which means that it is not enough to meet the ultimate city requirements. The transportation of water to Keffi is by gravity through a series of water tanks around the periphery of the city. This is a unique system because the clear water reservoir of the treatment plant is elevated enough to facilitate the gravitational flow right to the city. However, there are areas in Keffi where the water pressure is too low due to head losses and for those areas booster stations would be necessary. Municipal solid waste in Keffi is composed of paper, plastics, food, yard wastes, glass, metals, and wood among others.

Physical Characteristics

1. Geology and Relief

The landscape of Keffi form part of the low plains of the Benue trough. This plain is believed to be tectonic in origin and is lying in depression. The Maloney Hill in Keffi is of historical significance. Keffi is drained by numerous fast-flowing streams that take their sources from Jama’a catchment in Kaduna State and flow into the River Antau.

Keffi is well-endowed with both renewable and non-renewable natural resources. The major non-renewable resources include the constructional materials such as gravel, sand, clay and earth. Sand is obtained both on land and from river beds. The major renewable natural resources include water resources, a wide variety of economically important timber species, pole-wood, fuel-wood; edible vegetables, fruits, nuts and seeds; medicinal plants, palm wine and other palm products; fibers; and tannin.

2. Climate of the Study Area
3. a) Pattern of Mean Rainfall in Keffi

Keffi is characterized by a dry season of seven months or more, usually between October/November and April/May. Data from the National Meteorological Department, Lafia, 2015 suggest that the mean annual rainfall distribution in Keffi ranges from 1000mm to 1200mm. The minimum rainfall received during the dry season ranges from less than 50mm to 100mm.

Similarly, the data further shows that, the mean onset date of rains in the area is currently before 10^th of April (for early onset), the late rains generally come before 20^th April. On the average, rains terminate in October, but sometimes may extend beyond November 15^th. However, the mean cessation dates is generally between 17^th and 27^th October. The mean length of rainy season (LRS) ranges from more than 150 days to less than 180 days.

1. b) Sunshine

The duration of sunshine per day, combined with solar radiation intensity are two important parameters that determine the drying power of the ambient air. Keffi enjoys high sunshine hours of 8-9 hours per day. Hence daytime lengths are on the average about 8.5 hours for most of the dry season; this may mean increase in evaporation. The high evaporative power of between 16 and 20 millimeter of water in November also suggest a very high drying power. Extreme dryness is usually associated with values higher than 20 ml when relative humidity (RH) is 40% or below. The mean monthly temperature ranges from 25.7⁰ in August to 30.9⁰ in March.

1. c) Effective Temperature Factor

The rate of all developmental processes is directly regulated by temperature, being accelerated when temperatures are raised and retarded when they are lowered.

Socioeconomic Characteristics

1. Socio-economic Activities

Human activities in Keffi includes: primary – fishing and farming, quarrying, and river sand mining have become major production activities in Keffi; secondary – manufacturing, and various traditional industrial activities (weaving, carving, dyeing, smiting and so on) found in the informal sector of the economy; and tertiary – commerce, administration, banking and finance, information, transportation and local traditional marketing through the traditional rural periodic markets and the urban markets. There has been a quite modest improvement in the construction of new roads within Keffi by the present administration under Governor Umaru Tanko Almakura. Generally, inadequate transport system has been a major constraint on social and economic development in Keffi.

1. Demographic Characteristics

Studies by the Abubakar (2006), observed that population growth in Keffi is influenced by declining mortality and stable high fertility level as well as influx of people because of its proximity to FCT Abuja. This increase had been further influenced by factors such as improved environmental sanitation, raising income level, peace and political order. Similarly, decline in mortality rate, increase in fertility had (still is) consistent in Keffi.

Inter-marriage, early marriage has been important factors in high fertility in the Keffi. Apart from natural population increase, Keffi also experiences a relatively high level of immigration as a result of movement of the seat of Federal Government from Lagos to Abuja. Until recently migration in Keffi followed the common developing country pattern of young people leaving their rural villages to seek work in larger urban centers. Thus Keffi has an average population growth rate of about 3% which is higher than the national average of about 2.5 per cent (NPC, 2015). Keffi is home to Nasarawa State University Keffi, School of Health Technology, and a large number of primary and secondary schools among which is Government College Keffi.

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