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Tuesday 3 January 2023

IMPACT OF HOUSING COOPERATIVE SOCIETY ON HOUSING DELIVERY IN NIGERIA

IMPACT OF HOUSING COOPERATIVE SOCIETY ON HOUSING DELIVERY IN NIGERIA

(A CASE STUDY OF KEFFI, NASARAWA STATE)

CHAPTER ONE

INTRODUCTION

1.1 BACKGROUND OF THE STUDY

Housing is essential for human existence and its procurement requires huge capital, its provision is based on the availability of finance. Housing goes beyond the mere assemblage of bricks and mortar. It encompasses the totality of the environment and infrastructure which provides human comfort, enhance people’s health and productivity as well as enable them to sustain their psycho-social or psycho-pathological balance (Ayeniyo 2011). The housing delivery system in Nigeria is a combination of interrelated processed. As such, housing problems are multifarious and requires multidimensional solutions. Nigerians diverse housing problems revolve around over-crowding and slum housing (Danmola 2007).

However, for many Nigerians, the desirability of owning or living in decent homes is as strong as the reality of its elusiveness. Inability to afford this prime asset is largely a root cause of the deficient housing situation in Nigeria. Government overtime has intervened in the housing sector by increasing housing stock through the construction of housing estates and through its mortgage institutions, facilitated the disbursement of housing loans. It is now a well-recognised fact that Governments in most, if not all developing countries of the world and Nigeria in particular have not been, nor will they likely be able to adequately provide direct housing to all that are in need of shelter. Whereas decent housing has been universally accepted as one of the basic needs of individuals, the family and the environment (Adeboyejo, 2005). It should be noted that, housing is a reflection of the cultural, social, aesthetic and economic values of a society as it is the best physical and historical evidence of civilisation in a country.

One of the solutions being explored by the low and middle income groups is the co-operative housing, through the Co-operative Societies. Co-operative housing according to Co-operative Housing Federation (CHF)-International (2004) is an alternative housing approach that combines the system of co-operative practices and methods with the principles and processes of housing development to provide housing for members. It is a medium supported by government at all levels and commended by the United Nations. In a report by the UN-Habitat (2002), the United Nations’ Secretary-General summarized the significance of the Co-operative sector to the economy generally as follows: “Co-operative Societies support social cohesion and stability and give life to the concepts of corporate responsibility and citizenship. They provide essential services, ranging from housing to health care that strengthen community development”. Ironically, the idea of housing delivery through co-operative societies is not new (Wahab, 1998), what is new however, is that the model has been repackaged and re-invigorated in recent times in many countries by incorporating various methods and techniques to improve access to housing and thus serve the common interest of realising different objectives of the low and middle income groups; who may not necessarily belong to the same community, ethnic group, religion or linguistic background. This vehicle of housing delivery according to Danmole (2004), Daramola (2006) and Gezzard (2007) has been applied in different countries such as Italy, United Kingdom, Zambia, Sweden, Philippines, Denmark, Norway, Canada and South Africa with significant success.

The activities of co-operative societies towards economic and financial empowerment of members have been a subject of investigation by scholars. In the area of housing delivery however, studies on co-operative societies’ intervention in housing provision have been grossly limited especially in Nigeria while statements about their success have either been journalistic, superfluous and empirically unsubstantiated. For instance, Diacon (1994), Daramola (2006), Gbadeyan (2011) and Adedeji and Olotuah (2012) among others averred that the involvement of co-operative societies in housing provision has been successful. Gbadeyan (2011) explained that Co-operative Societies have been playing significant role in the delivery and provision of housing services in urban centres in Nigeria. On the other hand, Ndubueze (2009) expressed contrary opinion and stated that Co-operative Societies are yet to make any significant impact on the Nigeria housing sector development. Neither of these contradicting opinion provided empirical evidences to buttress their claims and it becomes important to undertake decisive investigation to determine the success of the option among the users. Thus this research seek to examine the impact of housing cooperative society on housing delivery in Nigeria.

1.2 STATEMENT OF THE PROBLEM

The housing problem in Nigeria is more pronounced in the urban areas, which have been growing in the member of housing units available for occupation. Low and middle-income earners constituting over 95% of urban work force which were the most affected. With the high rate of urbanisation which is largely as a result of the rural-urban migration into the cities, it is assumed that the higher the population and rate of urbanisation in a city, the higher the level of housing needs of its inhabitants. There is no doubt that housing shortage and its associated problems are due to the influx of people into the cities. Several attempts have been made by government and private organization to enhance the delivery of housing unit in Nigerian urban centers but the result is far below the desired outcome. Other ways to be explored toward solving this menace of housing shortage is the housing cooperative society. The role of housing co-operatives is highly significant in housing delivery which established ways of using the co-operative societies to increase the number of residential houses for low and middle income dwellers. This study seeks to explore the potential of cooperative housing as a model that will help to address the housing challenges in Nigeria.

1.3 AIM AND OBJECTIVES OF THE STUDY

The aim of this project is to examine the impact of housing cooperative society on housing delivery in Nigeria with the case study of Keffi, Nasarawa State.

The specific objectives of the study are as follows:

To identify the socio-economic characteristics of the housing cooperative society in the study area;
To assess the uses of funds of co-operative societies;
To determine to what extent housing co-operative society have benefited members in financing their housing development
To examine the impact of housing cooperative society on housing delivery
To identify the problems militating against the effectiveness of co-operative societies;

1.4 RESEARCH QUESTIONS

What are the socio-economic characteristics of the housing cooperative society in the study area?
How is fund of housing cooperative society used?
To what extent does housing co-operative society benefited members in financing their housing development?
What are the impact of housing cooperative society on housing delivery?
What are the problems militating against the effectiveness of co-operative societies?

1.5 SIGNIFICANCE OF THE STUDY

It is becoming very apparent that people still find it difficult or almost impossible to raise capital for respective housing development. This analysis would have at the end made a critical analysis of the various methods of raising capital for housing development with particular reference to housing co-operative society with the main intention of highlighting the prospect and trends of housing co-operative societies in Nigeria as it affect capital formation for housing delivery. It is hoped that the result or findings from this study will contribute to knowledge in the area of capital formation for housing development as well as a contribution to policy framework with respect to housing cooperative society in Nigeria.

1.6 SCOPE AND LIMITATION OF THE STUDY

The scope of this study of this study is limited to the impact of housing cooperative society on housing delivery in Nigeria. The study will be limited to Keffi, Nasarawa state, therefore data will be gathered from respondents who reside in Keffi town.

Limitation

Its major limitation was the problem of getting information from the institution under study. There is always the fear of giving out information to the public as such, vital information needed was not readily available.

Time equally would not be left out; getting permission to leave school and the issue of finance cannot be ignored as much was spent in procuring materials. However, with fact and judicial use of the limited resources, reasonable analyses have been carried out in this research work.

1.7 OPERATIONAL DEFINITION OF TERMS

Housing: Housing refers to houses or buildings collectively; accommodation of people; planning or provision of accommodation by an authority; and related meanings. The social issue is of ensuring that members of society have a home in which to live, whether this is a house, or some other kind of dwelling, lodging, or shelter.

Finance: Merriam Webster define finance as money or other liquid resources of a government, business, group, or individual.

Cooperatives: Cooperatives are defined as “an autonomous association of persons who unite voluntarily to meet their common economic and social needs and aspiration through a jointly owned and democratically controlled enterprise (IC1A, 1995)

Low Income Group: Low income group is defined as al wage earners and a self employed people whose annual income is five thousand naria (5, 000.00) or below as at 1988 or whose arrival income is 20% or below of the maximum annual income of the highest salary grade level within the civil service structure, which ever is high.

Middle Income Group: Middle-income group is also hereby defined as workers whose annuals income is above 20% and below 50% of the maximum annual income of the highest salary grade level.

Housing co-operative: The definition of housing co-operative was agreed to be “a formal association of members physical, social and economic living condition, utilizing self – help principles.

PROPERTY: This is the embodiment of tangible ownership right or bundles of right in real estate. It could also be described as a concept of right which can be held separately (Babatunde, 2003)

RENTAL VALUE: This is the worth or value of property in an open market. It is also the value arising out of the lease or renting out of a property on a periodic basis usually yearly.

RESIDENTIAL PROPERTY: it is a building that is used or suitable for dwelling purpose. They are dwelling house such as bungalows, duplex, detached houses, semi-detached houses, etc. (LBTT 4010)

1.8 AREA OF THE STUDY

Keffi Local Government Area is largely an urban Local Government Area and 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, SabonGari 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

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.

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.

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

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.

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.

IMPACT OF HOUSING COOPERATIVE SOCIETY ON HOUSING DELIVERY IN NIGERIA

(A CASE STUDY OF KEFFI, NASARAWA STATE)

CHAPTER ONE

INTRODUCTION

1.1 BACKGROUND OF THE STUDY

1.2 STATEMENT OF THE PROBLEM

1.3 AIM AND OBJECTIVES OF THE STUDY

The aim of this project is to examine the impact of housing cooperative society on housing delivery in Nigeria with the case study of Keffi, Nasarawa State.

The specific objectives of the study are as follows:

To identify the socio-economic characteristics of the housing cooperative society in the study area;
To assess the uses of funds of co-operative societies;
To determine to what extent housing co-operative society have benefited members in financing their housing development
To examine the impact of housing cooperative society on housing delivery
To identify the problems militating against the effectiveness of co-operative societies;

1.4 RESEARCH QUESTIONS

What are the socio-economic characteristics of the housing cooperative society in the study area?
How is fund of housing cooperative society used?
To what extent does housing co-operative society benefited members in financing their housing development?
What are the impact of housing cooperative society on housing delivery?
What are the problems militating against the effectiveness of co-operative societies?

1.5 SIGNIFICANCE OF THE STUDY

1.6 SCOPE AND LIMITATION OF THE STUDY

Limitation

1.7 OPERATIONAL DEFINITION OF TERMS

Finance: Merriam Webster define finance as money or other liquid resources of a government, business, group, or individual.

Middle Income Group: Middle-income group is also hereby defined as workers whose annuals income is above 20% and below 50% of the maximum annual income of the highest salary grade level.

PROPERTY: This is the embodiment of tangible ownership right or bundles of right in real estate. It could also be described as a concept of right which can be held separately (Babatunde, 2003)

RENTAL VALUE: This is the worth or value of property in an open market. It is also the value arising out of the lease or renting out of a property on a periodic basis usually yearly.

RESIDENTIAL PROPERTY: it is a building that is used or suitable for dwelling purpose. They are dwelling house such as bungalows, duplex, detached houses, semi-detached houses, etc. (LBTT 4010)

1.8 AREA OF THE STUDY

PHYSICAL CHARACTERISTICS

1. Geology and Relief

2. Climate of the Study Area

a) Pattern of Mean Rainfall in Keffi

b) Sunshine

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

Socio-economic Activities

Demographic Characteristics

Thursday 30 December 2021

CONTRIBUTION OF KADUNA STATE GOVERNMENT IN HOUSING DELIVERY

CHAPTER ONE

INTRODUCTION

1.1 BACKGROUND OF THE STUDY

Large and rapid increases in the urban population have caused a crisis in housing in the third world countries. Various sources indicate that the proportion of inadequate housing varies from country to country because each nation has its own unique, complex mix of economic, social, and political, ecological and demographic characteristics which influence the form that urbanization takes, as well as the types of housing problems that emerge.

The problem of homelessness in cities around the world defies generalization, essentially because the growth of every city and the way the authorities attempt to manage its growth are rooted in its history, culture, as well as its local politics. There are differences between cities in the same country and the differences result from factors such as differences in size, rate of growth, location and functions of the city in which these settlements are located This argument is applicable to most countries including Uganda. Housing solutions have to be flexible, responding to the different conditions in each city and to the varying needs of poor households and communities. Something that has worked well in one city or country is not necessarily applicable to another. Successful approaches and good practices therefore have to be taken as inspirations and starting points for adaptation and development of own pro-poor housing solutions. There is no one golden solution to solve poor people‘s housing needs in our cities. Political contexts, legal frameworks, land ownership, urban histories, employment sources, social and cultural norms and community organizations all vary dramatically from place to place. What is therefore needed is a wide range of housing delivery systems involving a wide range of producers.

The majority of governments play an important role in developing the housing sector. Whilst every government adopt special programs which are harmonious with its economic situations and political ideology,” good programs are those with fewer holes in the bucket and hence fewer leaks.

There are a lot of obstacles which curb government capabilities in eliminating the housing problem themselves including developed countries such as the U.S. “current assistance programs in the U.S., however, provide large housing benefits to a small fraction of the poor, only about one out of every three poor households benefit from government programs, and about one out of every five households receive housing assistance is not classified as poor. Alas, the American housing subsidy bucket does leak.

As a result of increasing demand on housing, and numerous loads, many countries have changed their policies from bailsman to assistance. ―This change can be described as a change of role of the local government whose main role is not to produce services, but to enable others to produce them. To solve the housing problem, all institutions must cooperate in planning and the implementation of such, “Cooperation is a necessity; In this case, the local authorities‘ policy plans are a product of this cooperation”.

In capitalist developing countries, urban housing has a configured mix of government, markets, NGOs, and household self-help roles. The prescriptive theory of low-income housing emphasizes whole sector housing development. Housing is connected to infrastructural services, land policy and land management, capital market and financial systems and micro economic conditions (Aldrich & Sandhu, 1995).

Libya is one of these countries which completely adopted the housing bailsman policy in 1970s and the middle of 1980s, by building and allotting housing to poor people, or directing the commercial banks to give loans for housing. In contrast, in the second half of the 1980s Libya began to desert the bailsman policy to play a secondary role by assisting institutions which invest in the housing sector.

International experts are beginning to recognize that providing good, secure housing in third world countries is not just a matter of bringing in new methods and techniques, but recognition of the fact that housing programmes must take into consideration local political, economic, and social variations in order to be effective (Aldrich and Sandhu, Ibid.).

The struggle to solve the housing problems should not be viewed as exclusive public or private sector responsibility, but rather as product and responsibility of a collaborative partnership of not only the public and private sectors but also that of the people (community) sector.

The performance of institutions/agencies/organizations (responsible Government Ministries, Housing Corporations, appropriate financing institutions), that underpin housing in the countries –along with appropriate revision and updating of relevant laws, codes and regulations in all the countries plays a big role in trying to solve the housing problem. Unfortunately, there is limited co-operation and co-ordination of actors and stakeholders involved in housing development in many developing countries like Uganda.

The Government cannot run away from its responsibility of providing housing for its people, particularly the very poor and disadvantaged. Housing is a long term investment requiring large sums of money, but it is at the same time a basic need. Consequently, it requires long term planning, projection of needs and mobilization of resources. Kaduna state Government, like other states in Nigeria, has always given low priority to housing considering it to be purely a social and bottomless pit of investment.

1.2 PROBLEM STATEMENT

The government of Kaduna State adopted the National Housing policy which was and is supposed to shoulder the responsibility of creating an environment in which households, firms, NGOs and community groups can operate effectively, and efficiently and thus be in a position to provide decent, affordable shelter. Unfortunately the various stakeholders are not well coordinated, pro-poor housing and land provision policies are ineffective. The Government looks to have left the housing problem of the urban poor in the hands of the private sector which in most cases provides expensive houses because of profit maximization motives, high taxation on building materials, high mortgage rates and high costs of infrastructure and other services. Although the responsibility of building houses to low-income groups should be shared among all the players in housing industry, the government should be actively involved in providing either houses or an enabling environment for other players. It is against these problems that this study seek to examine the contribution of Kaduna State Government in Housing delivery.

1.3 OBJECTIVES OF STUDY

1.3.1 Main objective

The main objective of the study is to assess the role of the Kaduna state government in housing delivery

1.3.2 Specific objectives

To ascertain the housing situational analysis justifying the need for government intervention.
To assess the performance of government policies and strategies governing housing of the urban poor.
To analyze the coordination of actors in regard to provision of affordable housing to the urban poor.
To analyze the Government‘s provision of enabling environments to;
Non government/ charity/ community based organisations
1. Financial institutions
1. Real estate developers
To suggest ways in which the government can get actively involved the provision of affordable housing to the urban poor.

1.4 SIGNIFICANCE OF STUDY

In the past, analysis of the role of the government in the provision of affordable housing has mainly sought to quantify the effects of lack of Housing policies in Kaduna state . However, such analyses often fail to appreciate the implications of the functionality of the government on the performance of all stakeholders in the provision of affordable housing to the urban poor.

This study will help the reader to know the status of the government‘s involvement in housing of the urban poor and also to appreciate responsibilities of the Government in the context of affordable housing provision. The recommendations in this study can guide the government on how to efficiently enable all stakeholders to provide affordable housing to the urban poor.

1.5 SCOPE OF STUDY

1.5.1 Geographic scope

The research was limited to Kaduna metropolis due to the reasons here-under but is outcome (conclusions and recommendations) can be applied to most urban areas in Nigeria

Accessibility
Availability of data
Financial constraints
Availability of time

1.5.2 Content scope

This study was strictly limited to provision of affordable housing to the urban poor. The urban poor referred to are those whose income is insufficient to help them afford decent housing.

1.6 Definition of Terms

Affordable housing: Affordable is a relative term, the common definition is when the cost of shelter does not exceed 30 percent of gross household income.

Housing Demand: It is defined, as the amount and quantity of housing people are willing and able to pay for at a particular time.

Housing needs: It is the number of housing units required to accommodate a population at a given standard of housing occupancy.

Housing Stock: It is regarded as the total number of existing habitable housing units in a given place.

Housing Unit: It is defined as a unit of accommodation occupied by a household, be it one person or more.

Vacancy rates: It is most useful for measuring the existing match between households and housing units. That is the percentage of total available housing unit not occupied.

1.7 The Study Area

Kaduna is the state capital of Kaduna State in north-western Nigeria, on the Kaduna River. It is a trade centre and a major transportation hub for the surrounding agricultural areas, with its rail and road junction. The population of Kaduna was at 760,084 as of the 2006 Nigerian census.

Until the late eighties when Kaduna State seemed to have slid into intermittent sectarian and ethnic violence, its capital city, Kaduna, was one of the most peaceful, cosmopolitan and politically important cities in Nigeria. These crises have, however, merely diminished rather than eliminated the city’s virtues, thanks largely to the effective measures the authorities in the state adopted from 2000, the year of the worst crisis, to curb the hostilities in the state.

Established in 1912 by Lord Frederick Lugard, first as a garrison town and then as the regional capital of the then Northern Protectorate, Kaduna soon attracted people of all races, religions and cultures. Within two decades of its establishment, it grew from an almost virgin territory of small scattered settlements of the indigenous population, mostly the Gbagyi, to a town of over 30,000 people. This population comprised the British colonizers, artisans from other West African British colonies, artisans and clerks from the Southern Protectorate as well as labourers and traders from the Hausa, Nupe, Kanuri, Fulani and other tribes in the Northern Protectorate.

By 1963 the town had about 250,000 residents and nearly 30 years later, the 1991 census put its population at 1,307,311, a little over a third of the population of the entire state.

Kaduna’s history reflects that of the North in particular and Nigeria in general. This history dates back before 1912, the year Lord Lugard chose it to become the dual capital of the North and Nigeria. The road to Kaduna actually started in 1900 when Lord Lugard was first appointed the High Commissioner of the Northern Protectorate. At that time Lokoja, at the confluence of the mighty rivers Niger and Benue, was the centre of British missionary activities and British trade. It was also the headquarters for its wars of occupation of the North.

Lugard first settled in Lokoja as regional capital to continue with the colonial conquest of the region. Two years later, i.e in 1902, he moved the capital from Lokoja further upstream of River Niger, to Jebba. However, Jebba remained the headquarters for only a few months. Towards the end of the year, he moved even further upstream to Zungeru with the intention of making it the permanent capital of the North. Many Nigerians will remember Zungeru, a major railway town, as the birth place of Nigeria’s foremost nationalist and first president, Dr. NnamdiAzikiwe. His father had worked there as a railway staff.

For a while it seemed as if Zungeru had succeeded where Lokoja and Jebba had failed; it remained the regional capital for 10 years. However, with time, Lord Lugard himself began to doubt the wisdom of his choice especially given the vastness of the North which had been “pacified” by 1906. He then began a search for a more central and more accessible location than Zungeru.

His search finally ended at a location on the Zaria plains, roughly in the middle of the region. Not only was Kaduna centrally located and much more accessible than Zungeru, the Zaria plains in which it was located were well served by two major tributaries of River Niger, River Kaduna, which gave the settlement its name, and River Gurara. River Kaduna itself was so called because it was crocodile infested, kadduna being the plural of ‘crocodile’ in Hausa.

Apart from its centrality, accessibility and abundant water supply, the location also possessed a clement environment. Also, following the not-too-happy relationship of the colonialists with the large indigenous population of Lagos as capital of the Lagos Colony and Calabar as capital of the Southern Protectorate, the British considered the virginity of a location an important consideration in their choice of a capital. Kaduna, with its sparse and scattered settlement of the indigenous population, satisfied this criterion.

No sooner had Lord Lugard settled down in Kaduna as regional capital in 1912, than he began to plan for it as Nigeria’s capital, ahead of the amalgamation of the Northern and Southern Protectorates in 1914. This followed his promotion that same year as Governor-General of the amalgamated Nigeria. As Governor-General, he did not hide his antipathy towards Lagos and recommended that the capital be moved to Kaduna as quickly as possible. “Government House, Lagos,” he wrote in one of his papers, “would make an excellent hotel if the transfer to Kaduna was achieved.”

The transfer was never achieved. First, the Colonial Office in London thought Kaduna was too far inland for quick and effective communication between motherland and colony. Second, in 1919, Lord Lugard was succeeded as Governor-General by Lord Clifford, who did not share Lugard’s loathing for Lagos. In any case, such a transfer was considered too expensive an exercise by the British.

And so it was that Lugard could not fulfill his wish to see Kaduna become the capital of both the North and Nigeria. However, as the capital of the biggest region in the country – at 730,885 square meters the North was more than three times the size of the Western and Eastern Regions combined. It was also the most populous – Kaduna City was to assume an unmatched political importance in the country, not least because it became the headquarters of the Northern Peoples’ Congress. The NPC eventually became the ruling political party in the North and the senior partner in a coalition government at the centre up to the first military coup in January 1966.

The political status of Kaduna before independence rose a notch higher when a group of Western-educated Northerners led by the late Dr. R.A.B. (Russel Aliyu Barau) Dikko, the region’s first medical doctor, founded the Jam’iyyan Mutanen Arewa AYau (Association of Northerners Today), in 1948 in the city, ostensibly as a cultural association. The JMA transformed into a political party in October 1951 and subsequently chose Sir Ahmadu Bello to lead it. It held its first convention in Kaduna in July 1952.

The most important symbol of the city’s political importance was and remains the Lugard Hall Complex, named after Lord Lugard. Located at the heart of Kaduna and painted in the national colours of green and white, the complex with its prominent dome sits on a large expanse of land that forms a huge roundabout bound almost right round by Coronation Crescent and by the northern end of the broad Independence Way on its southern entrance. It served as the regional House of Assembly and House of Chiefs during the First Republic. Today it serves as Kaduna State’s House of Assembly.

In addition to being the political capital of the North, Kaduna soon developed into a pre-eminent center of media ( Broadcasting Company of Northern Nigeria, New Nigerian and the defunct Today, Hotline, Democrat, Citizen and Reporter) and of commerce and industry in the region and in Nigeria. These developments started in 1957 as the city became the most important hub of the country’s railway network connecting Lagos to Kano, Port Harcourt to Maiduguri and Baro, the country’s then biggest and busy inland port on River Niger.

The Arewa House lies on twenty acres of beautifully wooded land with equally beautiful landscape in the quiet neighbourhood of the former Ministers’ Quarters. It is located on No. 1 Rabah Road, on the grounds of the official residence of Sir Ahmadu Bello, the regional premier who was assassinated in the first military coup in the country.

Apart from the Arewa House, Kaduna has a large concentration of educational institutions including the Kaduna Polytechnic, possibly the largest in Africa, and the Nigerian Defence Academy, which doubles as a military training institution for officers of the Nigerian military and a degree awarding institution.

Wednesday 29 December 2021

CHALLENGES ASSOCIATED WITH HOUSING DELIVERY IN NIGER STATE

CHAPTER ONE

1.0 INTRODUCTION

1.1 BACKGROUND OF THE STUDY

Housing is paramount to human existence as it ranks among the top three needs of man. Its provision has always been of great necessity to man. As a unit of the environment, housing has profound influence on the health, efficiency, social behavior, satisfaction and general welfare of the community. It is a reflection of the cultural, social and economic values of a society and one of the best historical evidences of the civilization of a country. Housing is a set of durable assets, which accounts for a high proportion of a country’s wealth and on which households spend a substantial part of their income. It is for these reasons that housing has become a regular feature in economic, social and political debates often with highly charged emotional contents. In Nigeria, like in many other developing nations of the world housing problems are multi dimensional. The problems of population explosion, continuous influx of people from the rural to the urban centre’s, and the lack of basic infrastructure required for good standard of living have compounded housing problems over the years. Access to this basic need by the poor who constitute the largest percentage of the world population has remained a mirage and it needs to be critically addressed. , and the number of households and the money available to them to pay these prices on the other, constitutes the central problem of housing. The cost at which houses reach the market goes a long way to determine affordability. Where the unit cost of houses is abnormally high only a few people are able to afford the house.

As the scale of the housing challenge in the developing world is increasing at an alarming pace, the need for real action to address affordable housing supply is becoming increasingly critical. To deal with this challenge governments and local authorities are updating their knowledge on global housing policy approaches in order to formulate effective policy instruments. Over the years Nigeria has developed and implemented a number of housing policies and strategies, in an attempt to address the housing of its citizens and particularly the low-income group (Abdullahi 2010).

Abuja has been experiencing very rapid urbanization. This is largely due to urban growth associated with natural population growth and rural-urban migration driven by rapid socio-economic changes and development, tied to the movement of the seat of Federal Government of Nigeria from Lagos to Abuja in 1991. However, this growth has not been matched with simultaneous provision of adequate housing infrastructure.

The demand for basic infrastructure services has also grown over the years, quickly outstripping the supply capacity of existing assets which manifested in the acute shortage of dwelling units and resulted in overcrowding, high rents, poor urban living conditions. Many years of underinvestment and poor maintenance have left Abuja with a significant infrastructure deficit which is holding back the city development and economic growth. Abuja needs to make massive investments beyond the means available to government in order to close its yawning infrastructure gap. The Federal Government believes that the private sector can play an important role in providing some of this new investment through Public Private Partnerships (PPPs). Therefore, the need to provide adequate, suitable and equitable housing has remained a major priority of the government, since that piecemeal housing can never solve the housing requirement of the country estimated at about 16 million units (Gemade, 2010).

With the declining financial resources of government on housing delivery and other infrastructural services, Public Private Partnerships (PPPs) has been widely advocated for housing and infrastructure development in Nigeria as part of recent housing reforms. The National Housing Policy (NHP, 2006) marked a significant transition of the government to position itself as enabler and facilitator in housing delivery. It advocated increased participation by the private sector and emphasized government’s role in creating conditions to boost housing supply by eliminating legal and regulatory constraints and supporting appropriate infrastructure investments.

This entailed a notable shift in the public sector role from direct housing provision to engaging the private sector in constructing, financing, operating and maintaining housing units. Deriving from international documents such as the Global Strategy for Shelter to the year 2000 (UNCHS, 1992), and later Enabling Markets to work (World Bank, 1993), subsequent policy documents like Nigeria National Housing Policy (NHP, 2006) emphasized the policy thrust of simultaneously enhancing and changing the roles of the public and private sectors. This new role requires that real estate developers learn how to build houses to particular price targets, so that members of different income groups can aspire to the status of homeownership.

The purpose of all these policies is to ensure that all Nigerians especially the low income groups own or have access to decent, safe and healthy housing accommodation that would be achieved through a private sector led housing delivery system anchored on mass construction of houses and strong mortgage finance (NHP, 2006).

All these areas have their accompanied housing environment to accommodate the bulk of its residence. Phase Three has six residential districts and four sector centers. However, the detailed land use plan for phases III and IV are still begin processed, and the planned and unplanned population for these areas are causing overcrowding of the built up areas.

STATEMENT OF RESEARCH PROBLEM

There has been a problem of differential housing quality which has been compounded by the very rapid population growth in Niger state. With Minna the Niger state capital, the challenges associated with housing delivery includes; Poor planning and lack of building control measure; Lack of housing programs impact of the government on residence of the state, Overcrowding and over use of buildings, Improper control of dispose refuse, Inadequate control of drainage channel that cause Pollution and Lack of access to funds by the people for housing development. However, the implementation of mass housing programme has been ongoing for a long time now but there does not seem to be much progress with respect to adequate provision of infrastructure and home ownership by the programme, indicating that critical gap exists between programme’s target and reality, therefore this research is an attempt to carryout an assessment on the challenges associated with housing delivery in Niger State.

RESEARCH QUESTION
What are the challenges associated with housing delivery in Niger State.
What are the causes of housing problem in the study area
What are the implication and effect of low cost housing on housing delivery in the study area?

1.4 AIM AND OBJECTIVES

This project is aimed at examining the challenges associated with housing delivery in Niger State with the following objectives;

OBJECTIVES

The objectives of the study include;

To evaluate housing challenges and problems in Niger
To examine the causes of housing problem in the study area
To identify the implication and effect of low cost housing on housing delivery in the study area.

The study will reflect the effect of the implementation of mass housing on housing provisions in Abuja. the results of this research will be a awaken call to improved performance of government and to strengthen further the provision of housing stocks within the Nigeria, as such It also provides the rationale for developing an effective housing policy framework towards achieving sustainable urban development in Nigeria.

The results of this study will help the policy-makers and executors to know the relevance of private estate developers in the provision of affordable housing so as to avoid the pitfalls or gray areas inherent in partnering and providing enabling environment for their effective operation.

Theoretically, the study will serve as a contribution to knowledge regarding the effects of the implementation of mass housing on housing delivery in Nigeria and Abuja in particular. More so, it serves as a reference material for administrators and policy-makers at all levels of government.

1.6 Scope and Limitation Of Study

The study will focus on the effects of the implementation of mass housing on housing delivery in Abuja the federal capital territory. It will also evaluate the implementation of the programme in housing delivery in the FCT between years 2006 to 2016. The study is limited by unavailability or unwilling attitude of most stakeholders to give necessary data for the research.

1.7 Definition of Terms

Housing: Housing is defined as the process of providing functional shelter in a proper setting within a neighborhood supported by sustainable maintenance of the built environment for the day- to-day living and activities of individuals and families within the community (FRN,2006).

Mass Housing: This refers to a form of housing provision in which houses are built in large number or quantity in a particular area.

Housing Delivery Programme: Housing programmes, are specific strategies usually initiated to increase the housing stock in a country. They are instruments for implementing housing policies.

Housing Delivery System: The housing delivery system involves a complex process which flows in stages and in a sequential series to produce a housing unit or units (Agbola, 1998).

Public Private Partnerships: Wallace, (1998) defined public-private partnerships as arrangements where development is undertaken with a combination of not-for-profit, private and public participations of programs.

1.8 Historical Background of the Study Area

Niger state Minna, was part of the North western state under the Gowon administrations twelve state structure in 1967. in 1967, when a further state creation exercise was embarked upon by the general Murtala Mohammed administration, the previous North – western state was bifurcated into Sokoto and Niger state. Niger state is located between latitude 8, 20’N and 11, 30’N and longitude to the 3, 30’E and 7, 20’E. the state is bordered to the North by Zarnfara state, to the North-western by Kebbi state, to the south by Kogi state, to south — west by Kwara state, while Kaduna state and the feral capital territory border the state to the north-east and south-east, respectively. Furthermore the state shares a common international boundary with the republic of Benin at Babanna in Borgu local government area of the state. Currently the state covers a total land area of 76,000 sq. Km or about 9 percent in the country. Administrative areas: Although at inception in 1967 the state had only eight LGAS, the series of other state and local government creation exercise and boundary adjustments between 1979 -1996 have substantially increased the number of LGAS in the state to twenty five. For easy and effective

Administration, the twenty five LGAS, have been divided into five administrative zones. These include Minna, the state capital, bida, suleja, kontagora and new Bussa. There are eight Emirate councils. These include agaie, Bida, kontagora, suleja, lapal, kagara, Borgu and Minna. At the apex of this council is the Estu Nupe who is the chairman, Niger state council is the Estu Nupe who is the chairman, Niger state council of chiefs. This council plays advisory role to the state government.

Tuesday 28 December 2021

AN EVALUATION OF THE RISING COST OF BUILDING MATERIALS AND IT’S EFFECT ON HOUSING DELIVERY IN NASARAWA

AN EVALUATION OF THE RISING COST OF BUILDING MATERIALS AND IT’S EFFECT ON HOUSING DELIVERY IN NASARAWA

(A STUDY OF TAMMAH).

ABSTRACT

High prices of building materials had form a crucial constraint to improving construction procurement in Nigeria. The influence of the macro-economic indicators on this problem cannot be ruled out. This study therefore investigates the impact of macro-economic indicators on the prices of building materials with a view to enhancing construction project procurement and delivery. Questionnaires were administered to respondents which included the Architects, Quantity Surveyors, Builders, Engineers, Bankers/Economist. The study established that inflation, exchange rate, import, interest rate, money supply and demand for money have a significant effect on the prices of building materials. Demand for import, inflation rate, government economic policies, level of foreign currency demand and level of foreign currency supplied were identified as causing a change in exchange rate while factors affecting inflation rate were variation in the value of the naira, demand for goods, changes in real incomes lending interest and import tariffs. On the other hand, factors causing a change in interest rate were government economic policies, demand for money, inflation rate, deregulation of interest rate. It was found that a high relationship existed between exchange rate, inflation rate and interest rate and the prices of building materials. The study recommended reduction in import duties, bringing exchange rate to the barest minimum, reduction in interest rate on banks loans while government should maintain stable inflationary trend.

CHAPTER ONE

INTRODUCTION

BACKGROUND OF THE STUDY

Building materials have been playing an important role in the construction industry – they are those materials put together in erecting or constructing structures, no field of engineering is conceivable without their use (Akanni, 2006; Udosen & Akanni, 2010). Building materials contribute immensely to the quality and cost of housing, from what is used in the foundation to the materials for roofing and finishes, while the building materials industry is an important contributor to the national economy of any nation as its output governs both the rate and the quality of construction work.

The cost of building materials poses a significant threat to both the construction industry and people aspiring to own houses (Anosike, 2009; Mekson, 2008; Mohammed, 2008; Njoku, 2007); for example, a bag of cement, which is valued at Ν1,350.00 in 2006, goes as high as Ν1,850.00 in 2009 (Anosike, 2009) depicting about 37% increment; the bag goes as high as Ν2,000.00 in 2012 during peak season (field survey 2012). Supporting this view, Jagboro and Owoeye (2004) earlier established that increase in the prices of building materials has multiplier effects on the industry while Idoro and Jolaiya (2010) affirmed that many projects were not completed on time due to the cost of materials, which have been on the increase. Besides timely completion, high prices of building materials form a crucial constraint to improving housing conditions in the low-income earning countries, Nigeria inclusive (United Nations Centre for Human Settlement [UNCHS], 1993).

In spite of the past studies on the cost of building materials in Nigeria, little is publicized about the implications of the rise in cost on development of commercial properties, most literature (Jagboro & Owoeye, 2004; Mekson, 2008; Njoku, 2007; Oladipo & Oni, 2012) has concentrated on identifying the causes with little emphasis on the implications; hence, the research seeks to provide information on implication of the rising cost of building materials on commercial property development.

A common finding of studies is that cost is affected by a large number of factors essentially demand and supply. However, Ogunsemi (2002) submits that in Nigerian Construction Industry in the recent past, many projects have been subjected to cost and time overruns. Considering the relationship between construction industry and the national economy, it becomes necessary that the cost of construction be within the reach of the average citizen. However, some economic indicators are very significant to the overall cost of construction. Some of these indicators include; exchange rate of local currency to other currencies in the world, inflation rate and interest rate charge on loan among others.

Ogunsemi (2010) opined that building materials form the main factors that restricts the supply of housing and ascertained that they account for between 50-60 percent of the cost of buildings. Thus, Adedeji (2002) rightly observed that one main barrier to the realization of effective housing in Nigeria as revealed in successive government efforts has been the cost of housing in the country. He argued that in the early periods, shelter in Nigeria was easily affordable as building materials were sourced from the immediate environment at affordable costs. Technology also was readily available with commensurate simple techniques. But contact with the outside world through interregional and international training of professionals in foreign countries as occasioned by colonization, brought changes to tastes and hence outlook to house forms. These changes rendered the undeveloped local building materials inadequate while there was an increased demand for exotic ones.

Accordingly, Arayela (2002) posited that the modern building industry lays much emphasis on sophisticated building materials and techniques that are expensive and energy consuming. Though, housing delivery efforts have evidently been inhibited by prohibitive costs of building materials, this problem cannot be reasonably and reliably overcome by merely resorting to the use of locally available materials without due considerations to the applicable initiative, the cost of processing and sustainability of the local materials. One of the most important components of a sustainable building is the material efficiency. Correct selection of building materials can be performed by taking into account their complete life span and by choosing products with the minimal environmental impacts. For instance, González and Navarro (2006) estimated that the selection of building materials with low environmental impacts can reduce carbon dioxide (CO2) emissions by up to 30%. The use of renewable and recycled sources is widely encouraged as the life-cycle of a building and its elements can be closed (Chwieduk, 2003).

The major factor that greatly affect the selection of building materials are their costs and social requirements such as thermal comfort, good mechanical properties (strength and durability), aesthetic characteristics and an ability to construct quickly. Ideally, the combination of all environmental, economic and social factors can give a clear description of a material, and thus helps in a decision making process regarding the cost of the materials suitable for buildings (Abeysundara, et, al.,2009) . Nigerians would continue to pay more for accommodation in major cities until the cost of building materials is subsidized through probably through tax reduction. The instability in the price of building materials was posited as a direct result of high taxes which in turn impacts on the cost of accommodation in major cities across the country. According to Arayela (2002), many completed housing estates had remained unoccupied because of the high rental and sale prices attached to them as against the meager income of the average Nigerian workers. He also added that if government can revitalise our industrial base, the cost of building materials will come down and many more people would be able to build houses. He therefore urged the Federal Government to provide tax relief for local manufacturers and importers of building materials in order to reduce the high cost of accommodation in major cities.

Consequently, the general consensus is that one key reason for high cost of construction in Nigeria is high cost of building materials which are largely imported materials. This is so because several factors affect imported materials’ prices such as foreign exchange, freight, inflation, import duties and so on. Similarly, Oruwari, Jev and Owei (2002) also concur that the rising cost of building due to materials has made it impossible for people to own affordable houses in Nigeria. It can therefore be inferred that local building materials are not well utilized in Nigeria. This project therefore, is an attempt to evaluate the rising cost of building materials and it’s effect on housing delivery in Nasarawa, with a particular interest in Tammah.

1.2 STATEMENT OF RESEARCH PROBLEM

The building construction industry has special features that are not usually encountered in other industries. When conditions in the field tend out to be more complex, especially the rising cost of building materials. Rising cost of building materials, delays and other problems tend to be proportionally monumental (Gould, et al, 2002). Cost is one of the primary measures of a project’s success. This is true for housing development and delivery in developing countries like Nigeria because, housing developments are executed with very scarce financial resources which are sourced from personally savings, loan from banks, mortgage financing etc. A building project is considered successful if it is completed within the stated budget, on schedule, conform to user expectations, meet specifications, and achieve quality of workmanship and with minimized construction aggravation therefore this research becomes necessary to evaluate the rising cost of building materials and it’s effect on housing delivery in Nasarawa – a study of Tammah.

1.3 AIM AND OBJECTIVES

Aim

The aim of this study is to evaluate the rising cost of building materials and its effect on housing delivery in Nasarawa, a case study of Tammah.

Objectives

To achieve the aim stated above, the following objectives were pursed:

To identify the building materials in Nasarawa
To identify over the years, the trend of the cost of building materials.
To Identify the types of housing development within the study area (Tammah)
To access the effect of rising cost of building material on housing delivery.
To identify the problem associated with the rising cost of building materials on housing development in Tammah.

1.4 RESEARCH QUESTION

What are the types of building materials used for housing development in Nasarawa?
What are the trends of the cost of building materials?
What are the types of housing development property within Tammah?
Does rising cost of building material have any effect on housing delivery?
What are the problems associated with rising cost of building material on housing development?

1.5 SIGNIFICANCE OF THE STUDY

This research work is significance to the government for decision making, student, practicing estate surveyors and valuers, investors, researcher.

In addition, the study will enable property developer know how to go about their investment in real estate despite the challenges of rising cost of building materials and construction in general

Lastly, this research work will help to determine the factor influencing, commercial housing delivery which is an essential pre-requisite to successful development as well as stimulating interest in the students to coregent further research on the topic.

1.6 SCOPE OF THE STUDY

The study addresses the evaluate the rising cost of building materials and it’s effect on housing delivery in Nasarawa. The scope of this research is restricted to Tammah a suburb in Nasarawa town, this is to enable the research have an indepth evaluation.

Some obstacles encountered in the course of carrying out this research were as follow:

Time factor was the major constrain couple with multiplicity of other classroom work and lecture requirement were a set back to the research.
Un-cooperating attitude of some respondents as they were busy to attend to the researcher.
In accessibility of adequate information from research respondent due to illiteracy among them, some find it difficult to understand some question they were asked.
Finance was also a limiting factor in the course of the research.

1.7 OPERATIONAL DEFINITION OF TERMS

Building: according to merriam-webster dictionary is define as a usually roofed and walled structure built for permanent use (as for a dwelling).

Cost: Oxford advance learner’s dictionary (6^th edition) defines it as the amount of money that need in order to buy, make or do something.

Building Materials: This is any material which is used for construction purpose e.g. timber, rods, cement etc.

Property: According toCollins dictionary a property is a building and the land belonging to it.

Development: This can be describes as a progressive transformation of the society or a deliberate action to bring about change in a large scale.

Property Development: (The Collins English Dictionary, 2014) This can be define as an improvements in land.

1.9 HISTORICAL BACKGROUND OF THE STUDY

Nasarawa local government area of Nasarawa state was established in 1976 during the military regime under the leadership of General Muhammed administration.

The local government are covers an estimated area of 154 square kilometers.

It has thirteen (13) wards and consists of six departments which is responsible for carrying out the activities of personnel, social, primary health care, agriculture and natural resource. The state derives it name from the local government of Nasarawa. The local government head quarter is between latitude 8.8 degrees east of Karu. They also share boundary with Toto local government area, Federal Capital Territory and Benue.

The local government has a population of 60,210 by the 2006 census through other contest in the law court. It has multiethnic like Afo, Agatu, Gwan-dara etc.

TOPOGRAPHY

From an elevation of about 1,500 to 1,000 meters, the Nasarawa descends in a series of step to the wide Benue through the northern part of the low lands forms a continuous plain about 50 kilometers wide which gradually slopes from the foot of the Nasarawa towards river Benue.

The western part of the northern low land is an area of transaction, only part of it can be regarded as belonging to the Benue plains.

CLIMATE

Nasarawa has two seasons, which includes:

A dry season without or with little rain from November to March.
1. Wet season from April to October

The main annual rainfall is 1-300km

THE PEOPLE AND THEIR OCCUPATION

The major ethnics groups are Hausa, Afo, Gwari, and Gwandara. The earliest inhabitants were predominantly farmers and some of them are fishermen they use river for their routine fishing.

Besides, they were also engaged in rearing of cattle, black dying and weaving. Meanwhile, trading is one of their major occupation as a result of the establishment of the Federal Polytechnic.

Wednesday 16 January 2019

ASSESSMENT OF THE EFFECTS OF THE IMPLEMENTATION OF MASS HOUSING ON HOUSING DELIVERY IN ABUJA

ABSTRACT

This project is an assessment of the effect of the implementation of mass housing on housing development in Abuja The objectives of this study include: to examine the concept of massing housing in Abuja, to examine the Mass Housing Policy and its requirement in the FCT, to assess the implementation of the mass housing programme in the study area, to assess the effects of implementation of mass housing on housing delivery in the study area. Survey design was adopted for data collections, this enable the research to make use personal observation, interviews and questionnaire to gather relevant data for the purpose of the study. Data were presented and analyse using tables, percentages and descriptive statistics. The findings of the study reveals that much have not be done in the provision of mass housing for the residence in Abuja, thus a lot is still desired. Based on the research findings the researcher recommends that to make any significant impact in addressing the housing needs of majority of Nigerians, more attention should be given to increase the share of developers in housing infrastructure and building technology to reflect the socio-economic context of FCT and its environs.

CHAPTER ONE

1.0 INTRODUCTION
1.1 Background to the Study

1.2 STATEMENT OF RESEARCH PROBLEM

Mass Housing programme involving the public-private partnership was launched in the year 2000, towards providing adequate housing stock for the growing population of the federal capital territory. Under this arrangement, the Federal Capital Territory Administration (FCTA) is expected to provide land and required primary infrastructure to the housing development sites while the developers provide the houses and tertiary infrastructure according to the approved specifications of the FCT authority. However, the implementation of mass housing programme has been ongoing for a long time now but there does not seem to be much progress with respect to adequate provision of infrastructure and home ownership by the programme, indicating that critical gap exists between programme’s target and reality, therefore this research is an attempt to carryout an assessment of the effects of the implementation of mass housing on housing delivery in Abuja.

1.3 Aim and Objectives of the Study

1.3.1 Aim

The aim of this project is to carry out an assessment of the effects of the implementation of mass housing and housing delivery in Abuja.

1.3.2 Objectives

The Specific objectives of this study include the following

To examine the concept of massing housing in Abuja.
To examine the Mass Housing Policy and its requirement in the FCT.
To assess the implementation of the mass housing programme in the study area
To assess the effects of implementation of mass housing on housing delivery in the study area
To highlight the factors affecting the implementation of mass housing programme in the FCT.

1.4 Research Questions

What is the concept and massing housing in Abuja?
What are the policy Mass Housing Policy and its requirement in the FCT.
How effective is the implementation of the mass housing programme in Abuja
What are the effects of implementation of mass housing on housing delivery in the study area
What are the factors affecting the implementation of mass housing programme in the FCT.

1.5 Significance of the Study

1.6 Scope and Limitation Of Study

1.7 Definition of Terms

Mass Housing: This refers to a form of housing provision in which houses are built in large number or quantity in a particular area.

Housing Delivery Programme: Housing programmes, are specific strategies usually initiated to increase the housing stock in a country. They are instruments for implementing housing policies.

Housing Delivery System: The housing delivery system involves a complex process which flows in stages and in a sequential series to produce a housing unit or units (Agbola, 1998).

1.8 Historical Background of the Study Area

It was in 1976 that Federal Military Government led by Late General Murtala Mohammed enacted Federal Capital Territory Act (FCT) established Abuja after it has been chosen to be the administrative capital of Nigeria and with solely administrative functions. This was after the failure of Lagos due to the problems of inadequate land space for future expansion, terrible traffic congestion, poor drainage, acute housing shortage and associated costs, unbearable ethnic influence etc. The planned period for the transfer was to be completed in 1986. However, it was on 12^th December, 1991, that the final movement of Federal capital to Abuja became a reality. Abuja is located in the geographical centre of Nigeria (Figure 1.1) and lying between latitudes 6o 45’ and longitudes 7o 39’ north of the equator. The land of approximately 8,000 square kilometres was carved out from the then neighbouring states of Kwara, Niger and Plateau to serve as the FCT and the Federal Capital City (FCC) to constitutes about 250 square metres. From its designed capacity the FCC will contain 3.2 million people when the development of the city is completed, however, the Abuja population has exploded to 6 million with less than 50% of development attained. The government vested all the land in FCT in the Federal Government of Nigeria. The government also created Federal Capital Development Authority (FCDA), as its agency responsible for the spatial planning and development of the FCT.

The FCT administration has allocated certain areas for mass housing development in compliance with town planning regulations and the Abuja master plan. But the series of policies were inconsistent, inadequate, slow and procedurally difficult, which had led to the massive development of squatter settlements (SERAC, 2007)

POPULATION

Abuja is a fast growing city and its growth is largely attributed to the role the city plays as the Federal Capital Territory. According to the 2006 National Population Census, the population of FCT is 1,406,239 which consist of 733,172 males and 673,067 females (NPC, 2006). (See Table 1.1). However,

with not up 50 % of planned development of Abuja attained (Daramola & Aina, 2004); the city is estimated to have a population of over 6 million, which by far exceeds the original design capacity of 3.2 million when the city is completed. This geometric increase is reaffirmed considering the figures reported by UN Habitat (2008) that Abuja was the fastest growing city in Africa with annual growth rate of 8.3 % per annum and much greater than Mega city of Lagos with 3.74 %.The failures of the administration of Abuja to implement the recommendations suggested by the International Planning Association (IPA) on the achieving housing delivery are apparent. The soaring demand and the inability to access formal housing, the unmet demand necessitated the emergence of informal and unplanned settlements, numbering over 65 in the Federal Capital Territory (FCT) as symbol of apparent failure of the city administration (COHRE, 2006). Unfortunately, the rapid population growth in the study area has over taken the rate of physical development like housing and other infrastructures.

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