THE NEXUS BETWEEN EXOGENOUS AND ENDOGENOUS INFRASTRUCTURE IN TENANT CHOICE OF PROPERTIES IN TAMMAH

THE NEXUS BETWEEN EXOGENOUS AND ENDOGENOUS INFRASTRUCTURE IN TENANT CHOICE OF PROPERTIES IN TAMMAH

ABSTRACT

This study examined the nexus between exogenous and endogenous infrastructure in tenant choice of properties in Tammah. To achieve this broad objective the research seek to identify the exogenous and endogenous infrastructure available, assess of the state of infrastructural provision in and around the properties in Tammah,  examine the impact of infrastructural facilities on properties value and examine the relationship between infrastructural provision and tenant choice of properties. The research method used was survey. The sampling techniques adopted for this study is the random sampling techniques, the techniques give every member of the population the opportunity to be selected without any form of preferential treatment. A total of two hundred (200) questionnaires were distributed to the respondents and one hundred and sixty five (165%) copies of the questionnaires were correctly filled and returned. The researcher make use of descriptive methods to presents  and analyzed the data gathered from the field survey which was considered appropriate for the research. The study revealed that the exogenous and endogenous infrastructure  facilities in Tammah are electricity, road, network, market / shopping centre, health care, schools, telecommunication, electricity, road network etc, infrastructural provision has significance impact on the rental value of residential properties and that the availability of infrastructural facilities positively influence tenants choice of property to rent or pay for.  Finally the study recommends that government should embark on comprehensive road rehabilitation by tarring all roads in the areas of town suffering from poor road network.

Contents of the project

CHAPTER ONE

INTRODUCTION

1.1       Background of the Study

Infrastructure are the basic facilities, services, and installations needed for the functioning of a community or society, such as transportation and communications systems, water and power lines, and public institutions including schools, post offices, and prisons. Large infrastructure projects generally stimulate demand for nearby real estate, these infrastructural projects usually create abundance of jobs as well as follow on demand for goods and services. They also provide a more effective use and connectivity of the available economic resources and the resulting increase in economy activity from new and ‘more disposable’ income will in turn typically boost. Economic growth, that’s why people will want to purchase or rent residential estate in location within close proximity to major works.

The term infrastructure refers to all the physical, social and economic elements needed to support the population, in addition to other municipal services which include sewer, water supply, natural gas and electric services, schools and police stations, roads, airports, etc.  According to Fox (1994), as quoted in Yomi (2003) “Infrastructure is seen as including those social services derived from a set of public works traditionally provided by the public sector, to enhance private sector production and to allow for household consumption. They include services like roads, hospitals, schools, water supply, sewage, etc. All these services largely determine how healthy and prosperous an individual would be and how long he will live’’. The Oxford Advanced Learners Dictionary (2000) defines Infrastructure to mean basic system and services that are necessary for a country or an organization.

Infrastructure facilities can be exogenous or endogenous in relation to a property; exogenous if it is considered external to the property while endogenous if it is internal or within the property (Udoka, 2013). Exogenous infrastructure can take many forms and often include transport, infrastructure improvement such as link roads, railway line extension, new bridges and major freeways, shopping malls and commercial precincts, power stations, improve communication facilities, industrial areas and business parks, hospital, school and universities etc. Endogenous infrastructure are infrastructural facilities found within a property, these services or facilities are numerous some of which include; kitchen, toilet, refuse disposals, burglary proof, lighting point, air conditioner, WC, tiles etc. These can all have an impact on property values and tenants choice for properties (Udoka, 2013).

Owing to the fact that there is a direct nexus between exogenous and endogenous infrastructure and tenant’s choice of properties, it is generally believed that provision of infrastructure in and around residential property neighborhood would continue to attract prospective tenants.

1.2       Statement of the Problem

As urban areas in developing countries continue to experience rapidly growing population, there are signs that despite the important role infrastructure plays in physical and socio-economic development of individuals and communities, and the efforts made in tackling the situation, the problem is  escalating (Ibem, 2009). According to Umoh (2012), insufficient infrastructure is one of the major problems that the choice of properties, as the quality and coverage of infrastructure services have a major impact on living standards and economic growth, yet it is estimated that two billion of the world’s poor people lack access to adequate sanitation, two billion lack access to electricity, one billion lack access to clean water (United Nations, 2002). This is to say that infrastructure is a basic necessity in any neighborhood as it contributes to the wellbeing of the inhabitants yet the provision is limited. The infrastructural facility is a major determinant on the demand of property; it is one of the major problems affecting property demand in Nasarawa. The poor infrastructure provision in or around a property in the study area affects the rate of demand for such property, this is because people will only buy or rent houses in areas were the infrastructure provision is sustainably available, this will help to enhance the livability in the neighborhood. Therefore it is against this backdrop that this research seek to examine the nexus between exogenous and endogenous infrastructure in tenants choice of properties in Tammah.

1.3       Aim and Objectives of the Study

The aim of this research is examine the nexus between exogenous and  endogenous infrastructure in tenant choice of properties in Tammah with the view making possible recommendations.

The specific objectives of this study include:

1. To identify the exogenous and endogenous infrastructure available in the study area
2. To assess of the state of infrastructural provision in and around the properties in Tammah
3. To examine the impact of infrastructural facilities on properties value in the study area
4. To examine the relationship between infrastructural provision and tenant choice of properties in the study area.

1.4       Research Questions

1. What are the exogenous and endogenous infrastructure available in the study area?
2. What is the state of infrastructural provision in and around the properties in Tammah?
3. What are the impacts of infrastructural facilities on properties value in the study area?
4. What is the relationship between infrastructural provision and tenant choice of properties in the study area?

1.5       Significance of the Study

There is an obligation by the government and private developers to meet the growing demand of infrastructure in and around properties hence the need for this study. Nubi (2003), describes infrastructure as the aggregate of all facilities that allows a city to function effectively.  These facilities consists of  electricity,  pipe-borne  water, drainage,  waste  disposal,  roads,  sewage,  health,  education,  telecommunications and institutional structures like police station, fire fighting stations, banks and post office. Ajibola et al., (2013) identified that where urban infrastructure is adequately provided and efficiently managed, productive and profitable land uses are usually attracted towards such area.  Infrastructure provision  forms  a  vital  component  to  housing development and dependent on relevant authorities delivering sufficient infrastructure.

The findings of this study will assist the planning authority in mapping out proposal/development plus proper for infrastructure development in the study area in addition it will render meaningful assistance in the strategies for estate layout that will promote urban environmental quality thereby enhancing property value in the areas.

1.6       Scope and Limitations of the Study

The scope of this study will be limited to the nexus between exogenous and endogenous infrastructure in tenant choice of properties in Tammah, the study will be further limited to residential properties within the study area.

Limitations

The following problems were encountered in the course of carrying out this research:

1. Financial constraint– Insufficient fund tends to impede the efficiency of the researcher in sourcing for the relevant materials, literature or information and in the process of data collection (internet, questionnaire and interview).
   1. Time constraint– The researcher was simultaneously engage in this study and other academic work. This consequently will cut down on the time devoted for the research work
   1. Un-cooperative attitude and Ignorance of some respondents– As a result of the above limitation and constraint, the research was based on the available information and data at my disposal and the people made it difficult for me to collect important information for the research.

1.7       Definition of Terms

1. Nexus: According to Oxford Leaner’s Dictionary (2015), Nexus is defined as a complicated series of connection or relationship between different things.
2. Exogenous: Exogenous is defined as having a cause that is outside the body or system (Oxford Learner’s Dictionary, 2015).
3. Endogenous: Endogenous is defined as having no obvious cause or having a cause that is within or inside the body or system (Oxford Learner’s Dictionary, 2015).
4. Infrastructure: The term infrastructure refers to all the physical, social and economic elements needed to support the population, in addition to other municipal services which include sewer, water supply, natural gas and electric services, schools and police stations, roads, airports, etc  (Fox, 1994).
5. Tenants: Tenant is defined as one who has the occupation or temporary possession of lands or tenements of another specifically: one who rents or leases a dwelling (such as a house) from a landlord.
6. Property: Is a legal concept encompassing all the interests, right and benefit related to ownership. Properties consist of the right of ownership which entitle the owner to a specific interest or interest in what is a physical entity and its ownership Olusegun (2003).
7. Residential Property: Residential property is a building that is used or suitable for use as a dwelling, or is in the process of being constructed or adapted for use as a dwelling; land that forms part of a garden or grounds of a building suitable for use as a dwelling.

1.8       The Study Area

Tammah is street or section of Nasarawa town sharing boarder with the Federal Polytechnic Nasarawa and Gunki village, Tammah houses majority of Students of Federal Polytechnic Nasarawa and ancestral home for the Gbagi resident in Nasarawa town. Nasarawa Emirate in Nasarawa State is located in the Central region of Nigeria. It is flanked by Keffi and the Federal Capital to the North. To the South, it is bounded by Benue River and to the west, it bordered the present Gadabuka and Toto Local government area which are of course, part of the Emirate. To the East, it is bordered by Doma, Lafia and Keana Local Government Areas all of Nasarawa State.

The founding of Nasarawa Emirate in 1835 AD was the consequence of palace tussle that arose in Keffi between Umani Makama Dogo then Madaki of Keffi and Jibrilu, son of Abdu Zanga (first Emir of Keffi).

Umaru later known as Makama Dogo was born in 1958 at Ruma village in Katsina Emirate, his father was Usman Kabawana and his mother Amina. Umaru migrated to Zana , having lost his parent where he stayed with Emir Musa, he was accorded recognition by Shehu Usman Danfodio, among the jihadists that captured Zana under Musa.

After receiving the flag from Danfodio, Emir Musa sent Umaru Southward of Zana to spread the Islamic faith, Umaru arrived at a place called Zana near the present Nasarawa region. He met Abdu Zanga a Fulani normad from Katsina, they both became very close that Umaru adviced them to present themselves to the Emir of Zana for recognition, this was done successfully, which triggered the granting of a request of Abdu Zanga by the then Emir of Zana to settle in a place called Keffi which was ruled by Abdu Zanga since he was the eldest with Gunki, his Madaki and Umaru as Makama.

In 1802, Keffi was famous for the exploits of the great warrior Umaru and with Abdu Zanga. A misunderstanding between Abdu Zanga and Makadi Gunki later made the duo paeted ways.

On the sickbed of Abdu Zanga, he gathered his brothers and sons and told them to appoint Umaru Makama Dogo as the Emir of Keffi which was never realized after the death of Zanga due to the betrayal to one Albarka. However , Makama Dogo was advised to move Westward of Keffi where the Kwato (Igbira) resides, fought then and established his own kingdom but he kicked against the idea and moved Yankardi, where he camped about ten kilometer South of Keffi.

Makama left his sons Ahmadu Manman Galadima and Manman Sani in Keffi as a flash back. He later left Yankardi where he arrived at a place occupied by Bassa speaking people called TAMMAH, met Bagobiri known as Kasimau, who assisted him in the establishment of a kingdom called Nasarawa (meaning victorious). Makama Dogo fought many wars in the course of his Islamization, fought Afo speaking people, conquered Ubbe, Usheni, Agwadama, Itta and Gwaffa.

Makama Dogo also conquered Panda due to some misunderstandind between him and Ohimege (the ruler of Panda). Makama Dogo fought the people of Toto (Igbira people) because of the combination of Islam and traditional way of worship by the people. After fighting other kingdoms like Dogo, Agaza and Udeni, Umaru told Madaki Ahmadu his eldest son to continue leadership after his death and should please be buried in Nasarawa town.

Physical Characteristics

The major things considered under physical characteristics of Nasarawa are, geographical location, temperature, rainfall, geology, wind, vegetation, humidity, soil.    

Temperature

The temperatures are generally high during the day, particularly between the months of March and April. The main monthly temperatures in the state range between 20⁰C and 34⁰C with the hottest months being March/April and the coolest months being December/January.

Rainfall

The study area experience dry season without or little’s rainfall from November to March of about 95mm, which is wet season is from April to October of about 1.30mm,

Geology

From the Jos Plateau, this comprises of basement complex metamorphic rocks, granite and basalt of two or more ages. The basement complex is covered by shadow soil.

Wind

Nasarawa local government is determined by the seasonal movement on inter-tropical convergence zone [ITCZ], which represents the moving frontier between the moist Atlantic air from the south and the dry air from the north. In the dry season from November till March the north east wind are dominant. For the remaining of the year, the south-western winds are prevailing. Generally, the wind velocity is relatively low.

Vegetation

Nasarawa is situated in the Benue valley between the Benue river and Jos Plateau. This area lies within the part of southern guinea savannah. The vegetation of Nasarawa has, to a large extent resulted from extensive agricultural use of the land, the predominant vegetation type is partly savannah which is characterized by a discontinuous canopy, shrubs and grasses many areas are affected by man through bush burning during the dry season. Among the common trees are oil bean trees, locust bean free and isoberline trees.

Relative Humidity

The relative humidity is the measurement of deepness of the atmosphere which varies from place to place and different time of the day. The level of humidity in Nasarawa state in January is quite less that 40% which rises as from February to July to about 88%. By April when the steady rain commences it will be about 75% by August when the inter-tropical discontinuity is at it northern part, must position of the entire state will experience tropical marine wind and continues till December.   

Soil

The major soil units of Nasarawa belong to the category of oxisols or tropical ferruginous soils. The soils are derived mainly from the basement complex and old sedimentary rocks. Lateritic crust occurs in extensive areas on the plains while hydro orphic soils (limbic incept sols) occur along the flood plains of major rivers (Nyangba, 1995).

Socio-Economic Characteristics

Nasarawa main economic activity is agriculture; cash crop, such as yam, cassava and egusi (melon). Production of minerals such as salt is also another main economic activity of people in the state; Nasarawa produces a large proportion of the salt consumed in the country.

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