TOWARDS IMPROVING THE QUALITY OF

HOUSING IN LAGOS METROPOLIS(A CASE STUDY OF DEMURIN AND AKINTAN CORRIDOR, IN KOSOFE LOCAL

GOVERNMENT AREA OF LAGOS STATE.)

By

ERINLE ADESHOLA EMMANUEL(MATRIC NO: F/HD/07/3530027)

DEPARTMENT OF URBAN AND REGIONAL PLANNING

SCHOOL OF ENVIRONMENTAL STUDIES

YABA COLLEGE OF TECHNOLOGY

SUPERVISED BY:

Tpl. OKESOTO J.O

Tpl. DUROJAIYE .O.

SEPTEMBER, 2009.

CERTIFICATION

This is to certify that this research work was carried out by ERINLE

ADESHOLA EMMENUEL and submitted as part of the requirement for the

award of HIGER NATIONAL DIPLOMA in the Department of Urban and

Regional Planning; School of Environmental studies, Yaba College of

Technology, on “Towards Improving the Quality of Housing in Lagos

Metropolis” and was under my supervision.

Tpl. J.O OKESOTO ……………………………

Project Supervisor/ Coordinator Signature/Date

Tpl. O. DUROJAIYE ........………………………

Project Supervisor Signature/ Date

Tpl. A.O. OMOLABI …………………………..

Head of Department Signature/ Date

Urban and Regional Planning

ii

DEDICATION

This research work is dedicated to God Almighty, for his ever presence in

terms of need, and to my dearest parent Mr &Mrs F.A. Erinle, most especially

my loving mother for her motherly care and support at all time and also to my

father in the profession Tpl. M.O.Ajayi.

iii

ACKNOWLEDGEMENT

My deepest thanks to my supervisors Tpl. J.O Okesoto and Tpl. O. Durojaiye

for guiding and correcting various areas of the projects, with attention and care.

They have taken pain to go through the project and make necessary correction

as and when needed.

I also express my thanks to the head of department (H.O.D) Tpl. A.O. Omolabi,

for extending his support, and to all the lecturers in the department; Miss

Solola, Tpl. Aledare, Tpl. Olayiwola, Tpl. Balogun, and other, I say a big thank

you, especially Sister Peju.

My deep sense of gratitude to Tpl. Jimoh Haruna and the entire staff of Molaj

Consultants for their support, guidance and understanding. My gratitude also

goes to the member of my family; sis Tinuade, bro Niyi, sis Modupe, and to my

loving sis Oluwatobiloba, for their contribution to the success of the project.

To all my colleagues firstly Patience “Mummy Jesus” thank for releasing your

laptop, Otemoye, my school “son”, Bolarinwa “Pastor B”, Jinadu “Don”,

Ayodeji “G-unit”, Muyiwa “Hunter”, Fatima “Alhaja”, Bunmi “Bumite”, and

most especially to someone close to me , Mary “ she likes quarrel pass fight”

and to every other members of my class, thanks for the corporation and

understanding.

To my friends I so much cherish Bola and Taofik.

To my pastor, pastor J.K. Folorunsho, for the spiritual support. Also to every

other person that I can’t mention there names.

iv

Abstract

Housing problem in Nigeria is not only in quantity, but also in quality. Housing

quality is more than the definition of a minimum standard. It has two

interrelated sets of dimensions namely: physical, material, social and economic

constituents of the study area and those perceived meanings, values and the

uses of these constituents. This research is aimed at improving the quality of

housing in Lagos metropolis with focus on Akintan and Demurin area in

Lagos, Nigeria. Some of the objectives to achieve this aim include; knowing if

level of income has effect on the high occupancy ratio and addressing the

problem through evolution of policies capable of solving the problems, to

examine if there is relationship between ownership of house and the quality of

houses in the study area. Research methodology adopted was largely survey

method which involved data collect, through administration of well structured

questionnaire that were randomly administered. Results obtained were collated

and analyzed using electronic means. Field survey was complemented with

desktop survey which involves review of existing literatures published and

unpublished. Findings reveal that housing quality in the study area is of

average quality as revealed by the possessed parameters. The infrastructures in

the area are in poor condition, some of which include; inadequate

infrastructural facilities, dirty and untidy environment. Recommendations

suggested include; enforcement of hygienic rules and regulation, areas

suggested include improvement on the state of infrastructural facilities in the

area. The stakeholders in property investment should enlighten the landlords

and tenants on the importance of maintenance and also the community

development efforts and participation should be encouraged.

xii

LIST OF PLATES

Pages

1.1 Poorly Maintained Building 5

1.2 Waste Collection by the PSP 7

4.1 Wall Constructed With Wood 79

4.2 Water Pipe Line Inside Drainage Channel 86

4.3 Poor Electricity Connection 88

4.4 Indiscriminate Waste Disposes 90

4.5 Poor Drainage Condition 91

4.6 Deteriorating Building In The Area 93

xi

LIST OF MAPS

Pages

1.1 The Study Area 22b

1.2 Nigeria and Lagos State in Regional Setting

viii

LIST OF TABLES

Pages

4.1 Educational Attainment 68

4.2 Household Size of Respondents 70

4.3 Number of Household in the House 71

4.4 Number of Rooms Occupied by Respondents 72

4.5 Location of Employment of Respondents 74

4.6 Income Level of Respondents 76

4.7 Rental Value in the Area 77

4.8 Percentage of Income Spent On Housing 78

4.9 Age of Building 82

4.10 Water Quality Perception by the Respondents 87

4.11 Electricity Supply 89

4.12 Refuse Disposal System 90

4.13 Measurement for Setback in the Area 92

4.14 Housing Quality Indicators Assessment 95

ix

LIST OF FIGURES

Pages

2.1 Concept of Habitability 23

4.1 Age Group of Household Head 69

4.2 Ownership of House of Respondents 70

4.3 Occupation of Respondents 73

4.4 Material for Wall Construction 79

4.5 Roof Material 80

4.6 Condition of the Roof 80

4.7 Numbers of Floors 81

4.8 Types and Availability of Toilet 83

4.9 Condition of Toilet 84

4.10 Kitchen Availability 84

4.11 Accessibility 85

4.12 Sources of Water Supply 86

4.13 Sources of Electricity Supply 88

4.14 Problem with Electricity Supply 89

4.15 Attendance of Health Facilities 89

4.16 Drainage System 92

4.17 Air Space 92

4.18 Condition of Building 93

x

TABLE OF CONTENTS

Pages

Title Page i

Certification ii

Dedication iii

Acknowledgement iv

Table of Content ` v

List of maps viii

List of tables ix

List of figures x

List of plates xi

Abstract xii

CHAPTER ONE

1.0 Introduction 1

1.1 Statement of problems 4

1.2 Research Questions 7

1.3 Aim and Objectives 7

1.4 Justification of study 8

1.5 Scope of Study 9

1.6 Methodology of Study 10

1.7 Contributions to knowledge in Urban & Regional Planning 14

1.8 Study Area 14

1.9 Definition of terms 19

CHAPTER TWO

2.0 Conceptual Framework / Review of literatures 22

2.1 Concept of Habitability 22

v

2.2 Concept of Affordability 25

2.3 Concept of Maintenance 30

2.4 Millennium City Concept 33

2.5 Review of Literatures 34

2.6 Current Initiatives to Improve Housing Quality 44

CHAPTER THREE

3.0 General Overview on Housing 46

3.1 Housing in the National Economy 46

3.2 Housing Situation in Nigeria 47

3.2.1 Contribution of Housing to Development in Nigeria 48

3.2.2 Public Sector Contribution to Housing in Nigeria 49

3.2.3 Private Sector Contribution to Housing in Nigeria 51

3.3 Housing Provision and Policy in Nigeria 52

3.4 Challenges of Housing in Economic Development of Housing 58

3.5 Housing Situation in the Study Area 62

CHAPTER FOUR

4.0 Data Analysis and Presentation 66

4.1 Socio-Economic Characteristics 66

4.2 Proximity to Place of Employment 73

4.3 Affordability 74

4.4 Physical condition of housing units/material of construction 78

4.5 Quality of housing facilities 82

4.6 Accessibility to traffic and motorable road condition 84

4.7 Accessibility to housing unit, social services, amenities and public

Goods 84

vi

CHAPTER FIVE

5.0 Summary of Findings, Conclusion and Recommendations. 96

5.1 Summary of Findings 96

5.2 Conclusion 99

5.3 Recommendations 99

References

Appendixes

CHAPTER ONE

1.0 INTRODUCTION

Housing is very fundamental to the welfare, survival and health of individual.

This is why international concern has been growing over the deteriorating

housing conditions in urban areas of developing nations (UN. 1996). Housing

is one of the most important basic necessities of mankind, known to

tremendously affect human health and well-being. It is widely acknowledged

that adequate housing is essential for good life; it is a key requirement for an

efficient and satisfied labour force and the foundation of satisfying community

life. Furthermore, researchers have shown that housing can affect mental and

physical health, both positively and negatively. This issue was highlighted at

the United Nations Habitat I Conference held in Vancouver in 1976; during the

international year of shelter for the homeless in 1987; and at the Habitat II

conference held in Istanbul in 1996. Consequently, great attention has been

paid in most developing countries by academics, professionals and decision

makers alike to the housing problems and to the design of housing policies to

combat this problem. Despite this, housing shortages still persist in most parts

of the world especially in developing world nations among which is Nigeria.

Globally, in order to meet the enormous housing challenges particularly in

developing countries including Nigeria, the international community

established the Habitat Agenda on housing in Istanbul to provide adequate

shelter for all, achieve sustainable human settlements as well as the recognition

of the primary responsibility for implementing the Habitat Agenda.

More so, one problem that has hampered federal efforts to pursue and achieve

the goal established by national housing policy years ago is the absence of any

consensus definition of a 'decent home and a suitable living environment'. It is

far easier to enumerate dwelling units than to evaluate them and their suitability

for their occupants. Yet, quality is no less important than quantity in the pursuit

of the Congressionally-mandated goal. There have been repeated calls for more

"meaningful concepts and indicators of housing deprivation", and for

"definitions that more accurately reflect housing problems as perceived by

household’s. The task is not simple, since there are a "multiplicity of housing

objectives" and "difficulties which surround efforts to cast them in measurable

terms”.

However, it is from this that various writers try to describe and really explain

what the word housing connotes. Agbola (1998) describes housing as a

collection of characteristics to provide a unique home within any

neighborhood. He further defines housing as a bundle of services and an array

of economic, sociological and psychological phenomena. Housing is the

process of providing functional shelter in a proper setting in a neighborhood

supported by sustainable maintenance of the built environment for the day-to-

day living, working and recreation of individuals and families / groups within a

community.

In the same vein, United Nation (UN) reaffirmed that “the concept of housing

is more than a shelter; rather it encompasses all the auxiliary services and

community facilities which are necessary for human well being”.

However, housing quality is a matter of great concern, especially in less

developed countries. It is a complex concept, because it is not an absolute one

like one would expect to find in a dictionary.

Housing quality has two interrelated sets of dimensions, and its interpretations

should account for both quantitative and qualitative dimensions.

Housing quality is more than the definition of minimum standards. It includes

how the residential environment meets a wide range of requirements. In other

words the definition of the housing quality embraces many factors including

the physical condition of the building and other facilities and services that

make living in a particular area conducive. The quality of housing within any

neighborhood should be such that it satisfies minimum health standards and

good living standard, and should be affordable to all categories of household.

Furthermore, the quality of a residential area not only mirrors the city

development, planning and allocation mechanisms between socio-economic

groups, but also shows the quality of life of the urbanites. The realization of a

decent home in a suitable living environment requires the availability of clean

air, potable water, adequate shelter and other basic services and facilities. In

Nigeria, there are several factors or parameters, which may be used in assessing

housing quality. It includes the following: Adequate privacy and space, security

of tenure, structural stability and durability of dwelling unit, adequate lighting,

heating and ventilation, adequate basic infrastructures such as water supply

electricity sanitation and waste management, livability, level of comfort

afforded, safety, ease of maintenance, Adequate and accessible location with

respect to work and basic facilities. The literature on housing quality according

to the United Nation also revealed the commonly used indicators of housing

quality to include: structural adequacy, Neighbourhood quality, resident’s

perception of neighbourhood safety, level of public services provided, access to

work room density and housing affordability. (Okewole & Aribigbola, 2006)

One of the greatest challenges facing metropolitan Lagos is housing (Abiodun,

1974, 1976). The considerable gap between supply and demand has found

expression in the astronomical cost of rented dwellings. Overcrowding, slums,

and substandard housing are expressions of this problem. It was as a result of

these problems that the study area is faced with poor housing quality. This

study is aim at improving housing quality in the study area.

1.1 STATEMENT OF PROBLEM

There is no country in the world that is devoid of housing problem. (Anya

Igwe-Kalu et.al, 2006). However, housing problems are more pronounced in

developing countries than in the advanced industrial nations. Thus housing

problems manifest in both the qualitative and the quantitative term.

The quality of the environment in most urban centres in Nigeria is deplorable.

This is not so much dependent on the material characteristics of the buildings

(Mabogunje, 1980) but on their organization as spatial units. The slow process

of urban planning and zoning, in the face of rapid urbanisation in most urban

centres, has resulted in poor layout of buildings with inadequate roads between

them and inadequate drainage and provision for refuse evacuation. Thus there

is a high incidence of pollution such as water, solid waste, air and noise,

including inadequacy of open spaces for other land uses.

In light of this, the study area is faced with a lot of housing problems,

pronounced among these is high occupancy ratio. Some other identified

problems in the area include

i. unkempt drainage system

ii. lack of potable water supply

iii. Indiscriminate waste disposal

iv. Deteriorating building condition

v. Encroachment on road setbacks

vi. Poor access to buildings in the area

vii. Lack of adequate social and physical amenities and

viii Absolute qualitative deficiency in houses available in the area.

Apparently, most of the houses in the area develop haphazardly with no clear-

cut distinction of one house to the other. Houses within the area are gradually

sinking into the ground due to the environmental condition of the area. Houses

within the study area are below standard in terms of level of comfort and

safety, including the physical characteristics of the buildings.

Majority of the houses within the area are with either a minor or major crack.

The buildings in the area are badly maintained and lack sanitary facilities. The

dominant house type in the area is the rooming house built in one or two

stories. The houses have two rows of rooms facing each other with a hall

between them. In most of the buildings the bathrooms and toilets are located

completely outside, often times at the back of the buildings. As a result of poor

layout of the buildings the toilets of one building supposedly located at the rear

side is often right in the front of yet another dwelling unit. The toilets are

constructed with corrugated zinc sheets over dug pits with concrete floor slabs.

In a few instances toilets and bathrooms are located in the buildings at the end

of the row of rooms. Kitchens too are located at the end of the row of rooms or

built as out-houses. The buildings are characterized by overcrowding; with high

proportions of people living in single rooms. It was observed that the average

number of people that are occupying a room within the area is more than the

standard; it is between 6-8 people in a room. The United Nations Standard for

Nigeria for room occupancy is 2.20; the World Health Organization (WHO)

stipulates between 1.8 and 3.1, while the Nigerian Government prescribed

standard is 2.0 per room (Okoko, 2001). Overcrowding is thus a visible feature

of housing in the study area. It is symptomatic of housing poverty,

consequential of poor economic circumstances, and is considered to lead to

irritation, unproductiveness, fatigue and deleterious behaviour, which in most

cases are criminal in nature.

Aside from these, majority of the drainage system available within the study

area are either filled with dirt or totally blocked with refuse dump. As such

causing a lot of pollution, bringing out different odour that is very dangerous to

the health of every individual living within the area. Another prominent

problem that needs urgent attention in the area is the problem of portable water

supply. Most of the water pipes laid within the area, is directly placed in the

drainage system that that is blocked with dirty. As a result of these, the dirt in

the drainage finds its way into the pipe that supplies water for the people living

in the area. According to the field survey, this has been causing a lot of

sickness and bringing diseases to the people living in the area.

1.2 RESEARCH QUESTIONS

The research question is important to guide researcher in having deep

knowledge of the activities taking place in the study area, and to examine the

things responsible for the problems. In light of these, the following questions

will be asked as a guide in the course of the research.

1) Is there qualitative deficiency of houses in stock in the study area?

2) Does the socio-economic characteristic have effect on the housing

condition of the people in the study area?

3) Do planning activities and regulation have anything to do with housing

quality in the study area?

4) Does ownership of houses have anything to do with the quality status of

houses in the study area?

1.3 AIM AND OBJECTIVES

Aim

The aim of the study is to improve the quality of housing in the study area.

Objectives

1) To upgrade the quality of the existing housing stock in the study area.

2) To ensure that there is conformity between housing quality and housing

standard, and to upgrade the housing environment in the area..

3) To evolve an operational housing and environmental maintenance policy

through planning activities.

4) To make sure that the local government is more responsive to housing

and the environment.

5) To examine if there is relationship between ownership of house and

housing quality in the study area?

1.4 JUSTIFICATION OF STUDY

One may perhaps be tempted to ask why emphasis is being placed on housing.

Firstly of all man’s basic needs, housing arguably, constitutes and indeed poses

the greatest challenge. Secondly, a vigorous and buoyant housing sector is an

indication of a strong programme of national investment and is indeed the

foundation of and the first step to future economic growth and social

development. Housing generally has remained an interdependent phenomenon

that affects every facet of mankind and it represents one of the most basic

human needs which no doubt has a profound impact on health, welfare and

productivity of every individual irrespective of socio-economic status, colour

or creed (Ifenna, 2008).

However, one of the problems facing the study area is the problem of

housing. Most infrastructural facilities related to housing are drastically

deteriorating such as unkempt drainage system, building sinking into the

ground, indiscriminate waste disposal, and illegal electricity connection among

others. All these problems can lead to loss of lives and properties in the area.

The study area is one of the areas that is experiencing housing problem in

Lagos state, and that really need urgent attention, to address the issue. In order

to improve the physical and the socio economic activities of the people.

1.5 SCOPE OF STUDY

The scope of this research covers Ketu area; it is bordered by a major highway

in Lagos State, the Lagos Ikorodu Road which serves as a link from Jibowu to

Ikorodu. The area consists of Demurin and Akintan Corridor in Kosofe Local

Government Area of Lagos State. It requires a comprehensive data set

containing variables on the socio-economic characteristics of the residents as

affecting housing quality in the area; such as the population, the age and sex

distribution, level of education and marital status, also to examine the physical

characteristics of the available housing in the area and demographic variables

of the households as well as indicators of housing characteristics including

costs, rents and quality.

This research also assess the condition of the houses, the available facilities in

the area, the number of floors, size of the habitable rooms and the occupancy

ratio. Some of the indicators of assessing housing quality include structural

adequacy, neighborhood quality, residents’ perception of neighborhood safety,

level of public services provided, access to work and other amenities, room

density and housing affordability .It will also consider the contributing factors

to those housing problems and finally recommend possible and effective

strategy to ensure that the people live and have access to decent and affordable

housing.

1.6 RESEARCH METHODOLOGY

1.6.1 Research Design

The research design for this study were based on the empirical research design

approach, which involves the identification of the research subject, formulation

of goal and objectives, data gathering via survey and analysis, result

presentation, formulation of alternatives and evaluation.

1.6.2 Required Data

The data required for this study were based on various variables on housing

quality, and the one used to measure the quality of dwelling units. Some of

which include the materials of construction, accessibility, environmental

quality indices such as adequate air space, drainage system, construction

finishing, condition of the housing facilities, accessibility to basic public

facilities and other physical and social amenities, housing utilities and the state

of maintenance, structural stability and durability of the dwelling unit. Also

include the socio-economic characteristics of the resident, the type of houses

available in the area, their uses etc. other indicators of housing quality include

the following:

Adequate of light and ventilation in rooms, Physical condition of

dwelling units (dilapidation and collapse), Quality and type of building

materials used in construction, Accessibility to proper sanitation

techniques, Accessibility to traffic and motorable road , Accessibility to

public goods, utilities and social infrastructure, Quality and Quantity of

housing facilities such as; kitchen facilities & toilets, Proximity to place

of employment etc., Security of tenure, Affordability, habitability and

Satisfactory level

1.6.3 Sources of Data Collection

The sources of data for this research study were obtained from both primary

and secondary sets of data.

The primary sources of data for this research study were gathered directly from

the field survey. This involves personal observation and note taking. It also

involves conduct of interview and administration of questionnaire.

The secondary sources of data were obtained from past researchers and

agencies, such as the Town Planning Offices, Ministries, Libraries and

Archives. Other sources include the use of internet facilities, textbooks,

journals, newspapers, and so on.

1.6.4 Instrument of Data Collection

Data were collected using structured questionnaire (see appendix A) in

collecting the data from the selected residential buildings. In addition, a

personal interview and observation on the physical characteristics of the

building was carried out (See Appendix B)

1.6.5 Sample Size and Procedure

The sample size for this research study was based on the total number of the

residential household heads in the area, which serves as the sample frame in the

study area. The survey conducted for this research reveals that there exist 265

residential houses in the study area (see Map.1.1) and each house has between

seven to nine (7-9) dwelling units and each of these is occupied by different

household. This implies that there exists a total average of 2120 household

heads in the study area

This survey relies largely on the household heads for the purpose of data

collection. This category of the population is in better position to adequately

provide outcome for the data required in the structured questionnaire.

Out of the total sample frame, 106 of this population were taken as the

respondent sample size .This covers the demography and the socio- economic

characteristics of the people living in the area. In assessing the quality of

housing in the area, 100% survey was being carried out. That is all the 265

residential buildings were surveyed.

However, the sampling method adopted for this research study involved

selecting and sampling the total population of the respondent. The study area

was subdivided into two zones, which are Demurin (zone 1) and Akintan

corridor (zone 2). Zone 1 has a total number of 222 residential buildings, while

zone 2 has 43 residential buildings. The procedure adopted for this research

involved a systematic sampling techniques and it is systematic because houses

were selected at interval of one, which implies that if building 1 is chosen then

building 2 will be omitted and next building to be choose will be the third

building. After this has been done, a random sampling were used in order to

determine whether the first building to be chosen will be odd or even number

according to the numbers assign to the building on the map. The respondent

will be determined based on ratio 1: 5, that is zone 1(Demurin) with 5 ratio and

zone 2(Akintan) with 1 ratio. This ratio is determined base on the number of

buildings in each zone. This means that the total sample size taken (106) will

be divided into six, which will be 106/ 6. Zone 1 takes 88 respondents, while

zone 2 will take 18 respondents.

The questionnaire designed, were section into two. The first section which is

section A addresses the socio-economic and the demographic survey, while the

section B addresses the physical housing survey. Two head of the households

were interviewed in each of the selected buildings, in the study area. In all, a

total of 212 respondents were sampled, it constitute the household heads. These

were selected one after the other. This means that a total of 212 questionnaires

were examined in the area. This is to determine the socio-economic status of

the residents, the condition of the building, occupancy ratio and the condition

of the available infrastructures in the study area.

1.6.6 Data Analysis and Presentation Method

The various data gathered or collected through different means and source,

were analyzed using electronic computing machines, descriptive analysis, and

some other means of data analysis which include frequency distribution, mean,

median, mode, standard deviation. The data analysis result were presented

using diagrams, tables, charts (pie and bar), and photographs. This give a level

of accuracy and appropriateness in the analytical technique used for this

research study.

1.7 CONTRIBUTION TO KNOWLEDGE IN URBAN AND

REGIONAL PLANNING

This research study will add to the knowledge of housing in urban and regional

planning, especially in the private sector practice in assessing the various

initiatives needed in the area of improving the quality of housing in any area. It

will serve as a model for them.

The act of improving the quality of housing of an area is a necessary

model/concept of housing stock supply that should be warmly welcome. It is an

option that while improving the living environment and condition by making it

more habitable and conducive with the necessary facilities that are needed

qualitatively, it will improve the available housing stock and condition

quantitatively to satisfy the basic housing need of the people all over.

1.8 STUDY AREA

Lagos state lies in the south west of Nigeria. It is bounded in the North and East

by Ogun State, in the West by the Republic of Benin and in the South by the

Atlantic Ocean which washes 180 kilometers of its coast (Nigeria, 1991)

Topographically Lagos lies within Latitude 60232N and longitudes 20 and 30

422E (Merem and Twumasi, 2008).( see map 1.2.)

Ketu is a residential area in Kosofe Local Government, under the metropolitan

city of Lagos. Demurin and Akintan corridor are one of the major areas in

Ketu. It is bordered by a major highway in Lagos State, the Lagos Ikorodu

Road a major link from Jibowu to Ikorodu. Also the Lagos – Ibadan

expressway coming from Oworonshoki by passes Ketu in the North West.

These major roads have great influence on the growth of the area, since people

prefer living in an area that is accessible to their working place on time.

Demurin/Akintan corridor is dominated by Yoruba’s’ specifically the Aworis,

with few other ethnic groups like the Igbo’s, Hausas etc. It is an area that is

developed with different settlement.

The area is bounded by three local governments namely: Ikeja, Ikorodu and

Shomolu Local Government. Demurin and Akintan corridor in Ketu is located

in Kosofe local government. The areas covered by the local government area

are Agboyi, Ketu, Ogudu, Ojota, Alapere and some others. See maps attached

for details.

1.8.1 Historical Background of Demurin/ Akintan Street, Ketu

Ketu/Alapere was founded by a powerful hunter called Aina Ejo, the seventh

son of Akabiogun. The Akeja Oniyanru, the domiciled in Iyanru area of Iwaye

quarters in Ota. This important and strategic Awori town was reputed to be the

“Umbrella” or nerves centre of the administrative machinery of the seven

original villages that constituted Ketu in Kosofe Local Government Area.

These seven villages were:

Agidi, Owode Orile, Erunken (known as mile 12), Orishigun, Oshogun, Ikosi,

Shangisha. These seven villages later metamorphosed into several villages

among them are: Magodo, Agiliti, Owode-Onirin, Odo Ogun, Owode-Elede,

Ajegunle, Itowolo, Maidan, Thomas Laniyan, Rubber plantation and

Ajibola/Ayedere.

Kosofe is an Agrarian society and derived its name “Kosofe” from the

characteristics of it’s pre-dominantly firmly inhabitants and indigenous. They

are reputedly known for demanding reciprocation for lands give n out to

prospective farmers as well as the transportation of the farm product across the

tributaries of Rivers Ogun via Agboyi, and Apapa Mini-Islands. Ko si o fe

meaning no free help or obligations. In a nutshell, the transportation is on a

care free ride, kosi-ofe later detonated to KOSOFE, the official nomenclature

of his farming populace till today in Awori land.

As earlier stated, Aina Ejo migrated from Iyanru Ota while on hunting spree

fell in love vast jungle, which he called Ketu; on setting Ajayi Oke daughter of

Ikumo wore she bore him four children. The descendants of these four

surviving children of Aina Ejo form the real indigenous of Ketu till today. Aina

Ejo brought many deities to Ketu. These were deities brought by his father,

Akanbiogun, the Akaja Oniyanru from Ife, with his father Ojugbele Adetan,

these are Ifa, Ogun, Oro, Ota Olode, Ibeji, Obaluaye, Oya, Sango and Oluweri

which is most prominent. It is very important `to mention that it- was in

appreciation of Akanbioguns exploit in war especially in wading off invading

focus from Osiota, and Ijana section of Ota that he was honoured with

chieftaincy· title of Akin-Ija of Iyanru or Akeja, tongue-twisted.

Kosofe Local Government Lagos State was created on the 27th November,

1998 as an administrative prior to 1996 it existed as part of the elsewhere

Somolu Local Government system in 1963.

1.8.2 Relief

The natural vegetation of the area lies under the lowland rain forested of the

moist ever green type. However much of the vegetation and swamp forest

found around the study area, has already be deforested to give way to various

forms of human activities such as construction of houses, markets and other

infrastructure.

The study area lies to the far south of the metropolitan area of Lagos State

extending between latitude 6°31N and 6°41N of the Equator, and between

longitude 302SlE and 30401E of the Greenwich meridian. It is bounded in the

south by creek in Ketu which separated Isheri/Olowura to its North. The Lagos

Ibadan expressway from the boundary between Aiyedere Ketu and

Agboyi/lkosi creek in the West. (Source: Lagos in maps)

1.8.3 Climate

The main drainage system in the area is the Isheri and ikosi/Agboyi creeks. The

land mass rises at about 650m above sea level. The area is characterized by

tropical climate with low distinct seasons, the dry and the wet season with an

average minimum rainfall of about I850m/75 inches. The minimum

temperature is about 30°C (80°F) with a slight drop in temperature during the

heavy rain peaks between April to October and dry between Novembers to

March. Generally, the climatic condition was experienced in lkeja area as the

settlement lies within the same climatic region. The major water body in the

Kosofe Local Government is the Ogun River.

1.8.4 Population

Population can be defined as a number of people living in a geographical area.

The study area is an area under Ketu in Kosofe Local Government Area of

Lagos State. But, it is mostly dominated by the Aworis people.

However, due to its location, as the gateway to Lagos State and hospitality of

the indigenes and inhabited by people from other parts of the country who

engage in commercial activities in its various markets.

According to the 1991 National population census, Kosofe houses 325, 522

people (172, 209 males and 153, 313females). The study carried out in 2006

shows that the population of the area amounted to 41,840 people in the study

area.

1.8.5 Socio-Economic Characteristics

Moreover, the socio-economic characteristic of the area is basically dominated

by trade and commerce. Generally define, the various socio-economic activities

in the area include building material supply, commercial shops, auto-

mechanical engineering, workshop building construction, etc are also

prominent. There are scattered street trading along the street various forms

commercial shops, electronics shops, pharmaceutical shops, supermarket and

so on.

1.9 DEFINITION OF TERMS

Housing: it is a collection of characteristics to provide a unique home within

any neighborhood. It can also be defined as a bundle of services and an array of

economic, sociological and psychological phenomena. Housing is the process

of providing functional shelter in a proper setting in a neighborhood supported

by sustainable maintenance of the built environment for the day-to-day living,

working and recreation of individuals and families / groups within a

community.

Affordability: Definitions of affordability concentrate on the relationship

between housing expenditure and household income and define a standard in

terms of that income above which housing is regarded as unaffordable”

(Freeman, Chaplin and Whitehead 1997).

“Affordability is not simply a matter of housing costs and income levels; it is

about people’s ability to obtain housing and to stay in it.” (Housing New

Zealand Corporation 2005).

Quality: It means the standard of a particular thing, when compared to other

things like it. How good or bad the thing is, in terms of high standard or level.

Housing quality: It is more than the definition of minimum standards. It

includes how the residential environment meets a wide range of requirement,

including;

o How it accommodate the life styles and preference of the inhabitants

which vary between groups in a city both at one point in time and over

the life cycle).

o How it is explicitly related to housing availability and housing

affordability; thus to housing finance and production;

o How it involves broader questions of environmental quality that have

long-term consequences for all group or society as a whole.

Housing needs: Housing need refers to the inadequacy of the provision of

accommodation when compared with the socially acceptable norm. Housing

needs is the extent to which the quality of the existing residential

accommodation falls short of that required by the households. It is the amount

or type of housing that is required by a family in order to live a satisfactory life.

Housing standards: It is a level of quality of housing that is normal or

acceptable for a particular person or in a particular situation. It also means

when the required or basic dimension in terms of measurement have been

followed, adapted and fulfilled as in size of land, building rooms, setbacks and

other building requirement.

Housing affordability: Affordability is concerned with securing some given

standard of housing or different standards at price or rent which does not

impose an unreasonable burden on household incomes. In sum, ‘housing

affordability’ refers to the capacity of households to meet housing cost while

maintaining the ability to meet other basic costs of living. It is further describes

as the extent to which households are able to pay for housing.

Housing affordability’ also refers to the capacity of households to meet housing

costs while maintaining the ability to meet other basic costs of living.” (Burke

2004).

Housing infrastructure: They are essential facilities or services provided

within housing units, that makes living worthwhile.

Housing provision: This is the number of houses that are supplied, made

available or provided for households use. It can also be the number of buildings

supplied or provided for families to live in.

Housing stock: All the houses available for living. A country’s or a city

housing stock is all the houses (total number of building in the country or the

city available for living.

Housing unit: it is a single apartment or flat in a building that is occupied by a

family. It is also a single apartment occupied by a household (a family) having

or with a specific number of rooms.

Housing types: categories of houses such as duplexes, blocks of flats,

bungalows and rooming houses. It is a particular group or class of houses that

shares similar features or characteristics and forms.

Household: this is the total number of people or individual that makes a

family.

CHAPTER TWO

2.0 CONCEPTUAL FRAMEWORK/ REVIEW OF LITERATURE

There are many conceptual and theoretical frame works that were propounded

by various researchers. Some of the concept include; concept of Habitability,

concept of Affordability, and maintenance concept. These concepts have been

adopted, because of its relevant to the study. Most especially to address

problem that is related to housing quality.

2.1. Concept of Habitability

The concept of Habitability explains the level of satisfaction derived by the

tenants or residents from his abode. In order to evaluate housing habitability,

there area several research approaches that can be adopted, very many of them

are based on their users reactions. For the purpose of this research, the system

approach will be examined. This concept looks at the reaction of four mean

subsystems namely; the tenant (Man), shelter (dwelling), the environment and

the institutional management (managerial arrangement).

Figure 2.1: Concept of Habitability

Source: Adopted from Omole F.K 2001.

The concept of habitability reveals that housing is more than a shelter. The

components of housing are the people, man (Tenant), the shelter, the

institutional arrangement and the environment. These four components or

subsystems/ variable interact actively to produce the level of satisfaction and

the level of satisfaction in turn determines the level of housing needs in a given

place. However, habitability as used in the system approach assume the fact

that what constitutes habitability varies according to the ambient circumstances

and as such the habitability of a housing at a particular point in time can only

be defined meaningfully in the relative rather than in the absolute sense.

Considering ‘man’ who is the occupant of the house for instance; some of his

socio-economic characteristics such as marital status, family size, income level

etc. need to be examined. In addition, the culture of the group to which the

occupants belong should be given adequate attention. Also there is need to

consider whether there is overcrowding of people living together. This affect

privacy and also satisfy and productivity.

Man

Institutional Management

Shelter Dwelling

Environmental

Considering the ‘shelter’ aspect of the concept, we need to study the adequacy

or otherwise of the physical design of the hose in terms of ventilation, number

of rooms, size of rooms, toilet and storage facilities and the enhancement of

privacy of individual and the family. An example of such is when a house is

inadequacy if the provision of sewage disposal is not available or faulty.

Similarly, a house with water closet toilet system but constantly runs short of

water supply reveals a bad situation.

Considering the institutional arrangement, this is composed of the management

and maintenance of housing. For example, we can talk about how reliable the

essential services will enhance healthy living. Also consideration should be

given to availability of protective services such as people, security, mortgage

servicing, and cleanness of the neighbourhood by authority concerned.

Considering the environmental sub-system of the concept. This tends to

emphasize the role of physical planning in housing. A typical example is the

consideration of whether the houses are located in slum or squalid

environment. Also the density is important whether high, medium and low

density. For instance, if you house a rich man who is not used to such living in

high density area, the level of satisfaction to him may be zero in that he will

find himself living with people of different classes; he may be faced with

privacy problem, and other types of problem.

We also need to know whether there is open space, parking space, recreation,

good roads, shopping centers , health center and other environmental amenities

like school, post office etc. The beauty of the environment also is to be

considered along the line.

However, the concept of habitability is very important to the study area, it will

ensure good living standard of the people. The study area has various problems

that do not enhance the living standard of the people in the area. It varies from

indiscriminate waste disposal, overcrowding of people living in the area, poor

drainage system, lack of adequate housing facilities, such as availability of

toilet, kitchen, etc. and also deterioration on different component of the

building. E.g. roof, window, door etc. with the concept of habitability, all these

problems can easily be address.

2.2 The Concept of Affordability

2.2.1 The Concept

The term ‘affordability’ is widely used in the English language, with general

consensus as to its meaning. Indeed, the term ‘housing affordability’ has come

into widespread usage in the last 15 or so years. However affordability as a

concept is hard to define. In this context, ‘afford’ is defined as being able to

pay without incurring financial difficulties. But how does one decide exactly

when they are in financial difficulty? Often things are considered unaffordable

even when someone’s income is clearly greater than the cost of an item.

Stone (1994) states that affordability is not an inherent characteristic of

housing, but rather a relationship between incomes and relative prices. Of

course, this argument could easily be extended to any good or service. This is

an example of the conceptual problem economists have with housing

affordability. Glaser & Gyourko (2003) state that the ability to pay criterion

confuses poverty with housing prices, and that income should form no part of

affordability considerations. They believe that the physical construction costs

of housing are a more sensible benchmark to compare with prices. However

this definition does not reconcile with our above definition of ‘afford’, which

clearly indicates the relevance of income. We believe that the ability to pay is a

crucial element of housing affordability.

This we refer to the affordability of an item, it is usually talking about the

amount of financial stress that the purchase would place us under. There are

two ways to consider this financial stress. Firstly, how much of our income is

going on this purchase? Secondly, how much income do we have left over for

other goods? These measures can be applied to housing just as easily as any

other good.

However these two measures both have an inherent problem, arising from our

lack of a specific definition of the word ‘afford’. Affordability can generally be

thought of as a continuum, which is itself a relationship between income and

relative prices. At one end is easily affordable, at the other definitely not

affordable. But at which point do we say that something that was affordable

now becomes unaffordable?

There is very little difference between the concepts of affordability as it applies

to housing and as it applies to other goods. The obvious variation is that a

person might consider a particular house to be quite affordable, while they

consider some other good for the same price to be very unaffordable. What

makes this possible is that what we really care about is how much money we

have left over after a purchase and what we think we might need to spend it on.

Since housing accounts for a much greater proportion of a household’s monthly

expenditure than most other groups, we need less income left over after

housing costs than we do after, say, clothing costs. Also, when purchasing a

house the total cost (and benefit) can be spread over several years, more so than

most other goods.

A related concept used in the context of housing is accessibility. Accessibility

is a reflection of initial conditions facing a potential tenant or owner. It includes

the interest rate, house prices, rents, income and the criteria applied by lenders.

Accessibility may be further influenced by government housing policy; for

example, a grant to first-home buyers may make a purchase more “accessible”.

In contrast affordability typically refers to the ongoing costs of owning or

renting. It clearly reflects many of the same factors governing accessibility, and

may also be influenced by government policy. For example, the payment of an

Accommodation Supplement may make housing more “affordable”, other

things being equal. A person for whom housing is unaffordable is in effect

lacking access, suggesting that there is no clear demarcation between the two

concepts. The issue of accessibility for potential home owners and tenants is

addressed.

2.2.2 Three Strands of Affordability

Housing affordability can be viewed from three different perspectives:

affordability for renters; affordability for would-be home owners; and

affordability for existing homeowners (DTZ New Zealand 2004).

These different approaches are appropriate as affordability considerations are

likely to differ for different groups of people. There is a difference between the

affordability of, say, rental accommodation and of purchasing a house.

Someone who is renting doesn’t consider the actual value of the house as much

as someone looking to buy it. Similarly, interest rates have only an indirect

impact on rental affordability.

The accompanying box offers a selection of definitions of affordability:

2.2.3 Alternative Definitions of Affordability

Some definitions used in practice (policy and academic) are set out below.

Most of these definitions include components of adequate accommodation and

adequate residual income. As DTZ New Zealand (2004, p.19) point out, “these

two components can be considered the core of any definition of housing

affordability”.

“Affordability is concerned with securing some given standard of housing (or

different standards) at a price or rent which does not impose, in the eye of some

third party (usually government) an unreasonable burden on household

incomes.” (Maclennan and Williams 1990, p.9) “The answer is that any rent

will be affordable which leaves the consumer with a socially-acceptable

standard of both housing and non-housing consumption after rent is paid”

(Hancock 1993, p.144).

“A household is said to have a housing affordability problem, in most

formulations of the term, when it pays more than a certain percentage of

income to obtain adequate and appropriate housing” (Hulchanski 1995, p.471)

“Physically adequate housing that is made available to those who, without

some special intervention by government or special arrangement by the

providers of housing, could not afford the rent or mortgage payments for such

housing.” (Field 1997, p.802)

“Definitions of affordability concentrate on the relationship between housing

expenditure and household income and define a standard in terms of that

income above which housing is regarded as unaffordable” (Freeman, Chaplin

and White head 1997)

“The notion of reasonable housing costs in relation to income: that is, housing

costs that leave households with sufficient income to meet other basic needs

such as food, clothing, transport, medical care and education” (Australia

National Housing Strategy 1991)

“’Housing affordability’ refers to the capacity of households to meet housing

costs while maintaining the ability to meet other basic costs of living.” (Burke

2004)

“Affordability is not simply a matter of housing costs and income levels; it is

about people’s ability to obtain housing and to stay in it.” (Housing New

Zealand Corporation 2005)

2.2.4 Relative and Absolute Affordability

Using affordability as a relative measure can be very useful. It allows us to

document changes in financial stress over time and across populations.

However this only gives us information regarding variations in affordability

along the continuum, not whether any particular position on the continuum is

actually affordable or not.

An absolute measurement of affordability is necessary to give the whole

picture. For example, housing may be causing more financial stress than it was

5 years ago, but if it is still ‘affordable’, then the change is of only minor

consequence. This concept is to address problem rated to affordability in the

study area, to achieve and have a reduce cost on housing and for maintaining

the ability to meet other basic costs of living

2.3 The Concept of Maintenance

Maintenance as a concept refers to all works relating to repairs, replacement

and or redecoration performed on any building with the aim of increasing the

useful economic life; enhance its value as well as promoting its beauty and

functionality and preventing damage and injury. According to Bs 3811,

“maintenance” is “work undertaken in order to keep or restore every facilities,

i.e. every part of a site, building and concept, to an acceptable standard”.

Maintenance, according to Bello (1994), is the entire endeavor to keep physical

facilities structures equipment, machinery and services, at a satisfactory level

of technical performance and quality of the lowest total cost.

Therefore, maintenance involves the whole gamut of activities involved in

keeping a building and all its auxiliary facilities and services in a state to

continue to fulfill its functions effectively and safely. It involves the planning

and co-ordination of activities geared towards keeping and or restoring building

and its auxiliary facilities and services to peak performance.

Since it is not possible to have a maintenance free building, then, maintenance

activity is the logical follow-up to ensure continuous efficient functioning of a

building and all its auxiliary facilities and services. The rate at which housing

estates are deteriorating and gradually turning to shun is a printer to lack of

maintenance of both the buildings and neighborhood facilities and services.

This is particularly so as lack of regular maintenance can render a building and

its auxiliary facilities and services unhealthy for living and drastically depress

the quality of life and contribute to some measure of the anti-social behavior

(Lee, 1976) as is prevalent in most slum and blighted areas of the cities all over

the world.

Allocation, policy, access, affordability and cost recovery in public housing.

The failure of private sector housing delivery to the poor majority necessitated

the direct public housing delivery options. The justification for direct public

housing delivery often lies in the need to significantly increase supply and

bring relief especially to the low income group who are most affect by the gap

between need and supply. The ultimate aim of the direct public housing

programme is to produce and deliver decent and affordable housing to the

citizenry. The achievement of this aim has been largely constrained by pricing

and allocation policies, affordability level among the target group and cost

recovery. All these restrict access, and present replication of such projects,

which could have further enhanced access by majority.

Taiwo (1992) defined management as the selection of goods and the planning,

procurement, organization, co- ordination, and control of the necessary

resources for their achievement; management is concerned with the dynamics

of circumstances and activities and is generally motivated by the need to

economize in the use of resources and time in achieving predetermined

objectives. The economist sees management as a means of conversion of

opportunity and resources into wealth, while the Estate manager on the other

hand defines it as a means of development and management of urban land

including the sale, purchase and letting of residential, commercial, and

industrial properties and the management of urban estates and advice to client

on planning.

Diana, (1982), A Town Planner, defined management as a system of

monitoring and evaluating the implementation of plans to achieve a particular

objective. He argued further that planning is no longer perceived as a random

set of activities brought together to achieve some blue – print for the future,

rather than inter –connectivity of decision in a cyclical process which has no

definite beginning or ends, which will enable planners to address new

problems where they arise.

Having a brief look at the definitions of management, it would be observed that

before the effectiveness of the above definitions could be realized, maintenance

is of paramount importance, most especially in the study area.

2.4 The Millennium City Concept

Millennium city according to the millennium project (2005) is defined as

“cities, towns, and local authorities committed to the realization of the

millennium Development Goals through local poverty reduction Strategies”.

The millennium declaration target of “improving substantially the lives of at

least 100 million slum dwellers by 2020” is related to the implementation of all

other goals. The millennium city initiative is designed to assist selected mid-

sized cities across sub-Saharan Africa to promote sustainable development and

achieve the MDGs eight internationally- endorsed benchmarks designed to end

extreme poverty (MCI, 2008). The main focus of attaining the status of a

millennium city is a commitment to an institutionalized participating approach

in the definition, implementation, monitoring and evaluation of a medium-term

local development strategy attuned to the principles and target of the MDGS.

Thus millennium project (2005) identified the millennium city process to

include a series of steps as follows:

Engage in the local implementation of the Goals

Hold a Millennium city conference

Create a local MDG- based poverty reduction strategy

Mobilized resources

Monitor and evaluate and

Create international linkages and support.

With particular reference to the cities, the Millennium Declaration target of

‘improving substantially the life of at least 100 million slum dwellers by 2020”

is related to the implementation of all other Goals. Substantial improvement

“cannot refer only to tenure and sanitation, the two official indicators adopted

so far for measuring progress. It has to refer inclusion on all fronts (Millennium

Project, 2005).

2.5 REVIEW OF LITERATURE

The literature review is aimed to establish context and provide background

evidence, while highlighting relevant issues addressed on housing situation.

The increases in poverty and inequity, combined with rapid population growth

in developing countries have created substantial pressures on housing

provision. In this view, it was as a result of inadequacy in housing stock and

housing provision.

One of the greatest challenges facing metropolitan Lagos is housing (Abiodun,

1974, 1976). This is an established truth, because housing encompasses so

many things. Most of the problem in Lagos State was as a result of housing

problems such as the road setback encroachment, drainage blockage and so on.

Housing supply shortage and the deterioration in the quality of the housing

stock through ageing and lack of repair have become serious problems that

need to be addressed in these countries. The University of Waterloo, presents a

housing quality index (HQI) model that seeks to provide government housing

planners with household and area based information that allows areas of

deficient housing quality to be identified, as well as identifying the primary

contributory factors in terms of a set of quality- based indicators.

Orhan (2008), from his findings indicates that inadequate housing is a

pervasive problem, affecting higher- as well as low- income households. Since

Orhan said inadequate housing is a pervasive problem, affecting high and low

income household. Housing inadequacy for higher- income households would

be publicizing the importance of preventive maintenance on public health and

safety. In view of these, inadequacy in housing encompasses so many things

which truly will affect both the high and low income earners as long as they

live in the same environment.

For low- income households housing allowances would improve housing

quality more effectively than public housing.

Thus, owing to rapid population growth, low economic capacity of most urban

households, inadequacy of public resources, and a general increase in the cost

of building acute housing and environmental conditions abound in urban

centers in Nigeria. The deplorable quality of housing in Nigeria is reflected in

the predominance of structurally unsound and substandard houses in urban

areas as well as the rural areas (Mabogunje, 1975; Onokerhoraye, 1976;

Olotuah, 2003; Olotuah and Adesiji, 2005). This is an acceptable fact, because

using low quality material for construction of buildings, will end-up producing

poor housing. Although this is not in all cases, especially in the rural areas.

The magnitude of housing needs in Nigeria is manifested in the number of

households residing in substandard housing units (Olotuah, 2005). This is a

highly visible phenomenon in the urban areas where there are acute housing

shortages and poor quality of existing housing stock.

Odongo (1979) asserts, housing shortages have become an enduring feature of

urbanizing process in the Third World. Factors that limit the number of housing

units include high cost of land, insufficient funds, improper distribution of

funds and improper management (Massoudi, and Simonian, 1978).

Charles (1964) proposed a solution for solving housing problems. Some of the

solutions include the following: Public housing, Urban Renewal, New Towns,

and Dispersal of industry. The solution proposed would have been a better idea,

if the area is a restricted area. The public housing cannot solve housing

problem out rightly, likewise the provision of new town. This would have been

a good idea if the area has been reserve area. The only option that can solve

housing problem of such is that of urban renewal. This is one of the strategies

that can be use to solve housing problem in the area.

The national housing policy (1991), also recommended the ideas of co-

operative as one of the panaceas for solving housing problems in Nigeria. This

idea of co-operative housing, recommended by the policy is one of the long

lasting solutions for housing problem, if great attention is given to it.

Omole (2001) affirms that housing problem is of quantitative and qualitative.

The rapid urban growth in most dwelling countries has resulted in shortage of

accommodation that supply could not meet the demand and their by leading to

overcrowding in the available dwelling units. In view of what Omole said,

housing problem should not be of qualitative. This is because housing shortage

is the major factor that leads to the qualitative problem of housing.

Needleman (1984) defines housing needs as “the number of conventional

dwellings that need to be constructed or repaired, in order to bring housing

condition of a particular point of time, to nationally adopted standards”. These

have many dimensions as asserted by Awotona (1982) housing needs

encompass among other things the total number of dwelling units required,

their distribution among the various socio-economic groups and the quality and

adequacy of the dwellings and their environment. From what Needleman and

Awotona has said, the issue of housing needs is of great importance and

requires great attention.

Housing need refers to the inadequacy of the provision of accommodation

when compared with the socially acceptable norm. In other words, housing

need is the extent to which the quality of the existing residential

accommodation falls short of the required by the households. To express it in a

simple term, the housing need of a nation, a state or city is the difference

between the total number of household and number of dwelling supplied.

Housing need is based on the some of the following estimate; the need to house

those at present without home, the need to house the estimated increase in

number of household, the need to provide additional shelters to relieve

overcrowding in existing housing, the need to replace the loss of dwelling unit

from the housing stock through dilapidation or demolition, the rate at which

people are marrying etc.

The literature on housing quality revealed the commonly used indicators of

housing quality include structural adequacy, neighbourhood quality, residents’

perception of neighbourhood safety, level of public services provided, access to

work and other amenities, room density and housing affordability (Okewole

and Aribigbola, 2006).

In other words the definition of the housing quality embraces many factors

including the physical condition of the building and other facilities and services

that make living in a particular area conducive. The quality of housing within

any neighborhood should be such that satisfies minimum health standards and

good living standard, but should also be affordable to all categories of

households.

However, the quality of a residential area not only mirrors the city

development, planning and allocation mechanisms between socio-economic

groups, but also shows the quality of life of the urbanites. The realization of a

decent home in a suitable living environment requires the availability of clean

air, potable water, adequate shelter and other basic services and facilities.

Housing quality can be assess using the following:

Adequate privacy and space, security of tenure, structural stability and

durability of dwelling unit, adequate lighting, heating and ventilation, adequate

basic infrastructures such as water supply electricity sanitation and waste

management. Adequate and accessible location with respect to work and basic

facilities.

Housing Quality

The concept of ' quality ' involves various considerations. In his analysis of the

Fundamentals of quality in social housing, De Vreeze (1993) looks at three

specific aspects: technical quality, functional quality and aesthetic quality. We

chose to focus on the physical characteristics of dwellings (and the building

blocks of which they are part) that determine the comfort, facility and

satisfaction of the residents. We define housing quality as: the physical

characteristics of a dwelling, which are relevant to the use of that dwelling,

including the plan features and facilities provided. Plan features are those,

which are determined by, or are evident from, the building structure and

layout of the floor plan of the dwelling in question, i.e.

* the volume and floor space;

* the (number of) rooms, their size and layout in relation to each other;

* internal and external accessibility (e.g. availability of a lift);

* outside spaces, such as a balcony, loggia, (roof) terrace or garden;

* external structures (shed, garage) or off-street parking space.

Facilities include:

* the standard of equipment and finishing of the kitchen, bathroom and

toilet, heat and noise insulation, security features, etc.

* (central) heating and hot water installations, climate control, electrical

systems, lighting and communication.

The type of dwelling, i.e. single-family and multifamily dwellings (apartment

blocks) as well as its internal and external accessibility largely determines the

plan features.

Other determinant factors include the year of construction (built before or after

the Second World War and built after 1969) and tenure. This classification

provides a useful starting point in establishing the quality of the housing stock

and in developing strategies for improvement. The year of construction is

particularly relevant in that it reflects the building regulations in force at the

time as well as the financial standards for subsidised public housing,

technological developments, the methods of construction employed and the

general economic climate. The year of construction also reflects significant

differences in present physical condition and tenure. The pre- war stock had a

tradition of large-scale subsidised interventions in former private rental

dwellings. Social landlords dominate the post-war stock. They have to manage

a large stock of functional aged dwellings in monotonous less wanted

neighborhoods.

‘Housing affordability” refers to the capacity of households to meet housing

costs while maintaining the ability to meet other basic costs of living (AHURI,

2004). According to Malpezzi et al (1985), housing affordability describes the

extent to which households are able to pay for housing.In summary, affordable

housing is usually defined by income of the populations served. According to

HUD standards, the population is divided into “very low income” (below 50 %

of the median income), “low income” (below 80 %) and “moderate income”

(81 – 120 %). “Affordable housing” generally therefore, means housing priced

to cost not more than 30 percent of the income at each income level.

The Chartered Institute of Housing (1992) identified four key variables or items

which will determine whether accommodation is affordable or not. These

variables are:

(a). Rent levels which will have an impact on the ability of a tenant to afford

accommodation.

(b). Household income.

(c). the type of household (i.e.). family make-up, whether couple, single

parent, elderly, etc)

(d). whether the household is eligible for housing benefits.

From the above, affordable housing may therefore be described as housing in

which the occupant is not paying more than 30 percent of his or her income

on.

On measurement of housing affordability, this has been grouped into ‘shelter

first’ and non-shelter first measures (AHURI, 2004). The shelter first

approach is the most common and relates the housing costs of a person or

household to their income in percentage terms. Within this context, the

longest established benchmarks are those where for householders, 25 to 30

percent of income is spent on rent by those in the lowest two income quintiles.

In Nigeria, the national housing policy does not want any Nigerian to spend

more than 20 percent of their income on housing expenditure. The second

approach is a budget standard method. This method has not been used to

evaluate housing affordability in Nigeria.

Aguluka (2000) in his paper titled "Housing Development in Africa" these

global events were where useful suggestions on housing policies and

programmes were made to government and organization. In Nigeria, the

establishments of the Federal Housing Authority (FHA) and the federal

Ministry of works and housing were all enduring fruits of such brain storming

sessions.

It is pellinent to note that our past international conferences also provided the

intellectual background and action plans for the current national Housing

policy and National Housing Fund. Universally, shelter is inseparable with

mankind. This explains why the quality and quantity of a nation's housing stock

are being used as veritable indices of measuring the socio-economic well-being

of the citizens.

The high level of poverty, especially in the developing nations, has almost

crippled the provisions and delivery of housing stocks in most nations.

Poverty has ravaged the entire system that no one can pretend not to be aware

of its excruciating scourge on the economy. This explains why the attention of

most governments and international agencies has been shifted towards

alleviating poverty especially in the developing countries today. As the biblical

saying goes "the poor shall not cease in the land." The scenario is most evident

on most of the faces you see on over streets today. It is dishearten to note that

many could not afford two square meals per day.

To worsen the situation, many do not have roof on their heads, what we see on

our major cities are destitute sleeping under our bridges and flyovers.

This is saddening and we are very touched with this increasing trend; for us in

Association of Housing Corporations of Nigeria (AHCN) the only way we can

lend unto the poor is by providing adequate housing for those who are not

adequately housed. Similarly, other benefits of Association of Housing

Corporations of Nigeria (AHCN) is to stimulate a private sector led investment

in the manufactured distribution Of instruction materials and avenue to achieve

effective implementation of housing policy for participating countries. It serves

as a forum critically examines the challenge of housing provisions and delivery

in developing countries.

There are numbers of model that are used to explain land use and importance to

this research is the classical school model. Some framework like the concept of

classical models of internal structure of cities we have the concentric zone

model. It was also observed that any city would normally extends radically

from its center to form concentric zones and that a distance from the center

increases, there would be a reduction in accessibility, rents and densities.

Therefore, the land use would assume the following forms outwards, the central

business district, zone of transition, an area of factories and low income

housing, an area of higher income housing and the commuter zone.

2.6 CURRENT INITIATIVES TO IMPROVE HOUSING QUALITY

During the 1990s, improvements to post-war multifamily houses have been

limited to the fabric of the building blocks (e.g. insulation), entrance halls,

stairwells and communal facilities such as central heating systems, with some

changes to the level of equipment and finishing of the dwellings themselves

(Straub, 2001). Under the standard approach, work within dwellings usually

takes place at the same time as measures addressing the building block. The

building as a whole and the individual dwellings will then be deliberately

tailored to appeal to a certain (new) target group. As yet, there are few changes

to interior volumes or the layout of the building's interior, or any measures to

enhance housing differentiation. Plan features the social landlords recognise

that the volume and floor space of dwellings is an important indicator of

quality. The average internal (useable) floor space of a single- family house in

the social housing sector, built after 1970 is 94 m², while that of a multifamily

house is 69 m² (MVROM, 2003). Early post-war multifamily houses are

frequently only fifty to sixty square meters in area. Unfortunately, measures to

increase volume in the post-war segment (other than single-family houses) are

expensive and technically difficult. Combining of dwellings, whether vertically

or horizontally, often only financially viable if the property is is then to be sold,

whereby there will inevitably be a significant shift in the target group. Changes

to the interior layout by combining rooms can also be seen to result in a

significant shift in the target group. Many three and four-room apartments built

prior to 1969 have since been converted to two or three-room units by

combining rooms. Accessibility, the external and the internal accessibility of

the home are important considerations for a growing number of people, notably

the elderly and those with mobility problems. Only 7% of the multifamily

houses with at least four storeys, built before 1945, are equipped with a lift. Of

the multifamily houses built after 1969, 65% has a lift (MVROM, 2003). In

terms of internal accessibility, it is necessary to ensure that the entire home is

one level. At the very least, the primary rooms (living room, kitchen, toilet,

bathroom and one bedroom) should be on the same floor

CHAPTER THREE

3.0 GENERAL OVERVIEW ON HOUSING

3.1 Housing in the National Economy

One may perhaps be tempted to ask why emphasis is being placed on housing.

Firstly of all man’s basic needs, housing arguably, constitutes and indeed poses

the greatest challenge. Secondly, a vigorous and buoyant housing sector is an

indication of a strong programme of national investment and is indeed the

foundation of and the first step to future economic growth and social

development.

The gross housing delivery is therefore a major factor in the nation’s gross

domestic product (GDP) and indeed this reflects the mirror of the state of

health of the Nation. Economic activities are well known to encompass all

aspects of human endeavour that are directed towards the creation of wealth. It

is also known that one of the bases of human needs is to seek to enhance our

self worth by improving our living standards.

Economic growth is therefore a natural pursuit in any human set-up as such

improvements is expected to lead to increased wealth and prosperity both for

individuals and the whole nation.

In order to moderate the acute shortage of shelters in the country, the National

Housing Policy for the period spanning 1994 to 1998 was expected to build

121,000 housing units. In addition, the number of Licensed Primary Mortgage

Finance Institutions (LPMFI) rose from 251 in 1993 to 276 in 1994. However,

by the end of 1998, it has declined to 115. Similarly, the Federal Government

capital expenditure on housing increased by over 500 per cent to N4818.3

million in 1995 from N776.7 million in 1988, but declined slightly by about to

per cent to N722.0 million in 1998 (CBN 1994 and 1998).

The Federal and the State Government were expected to spend N2.7 billion on

housing provision during the 1996-1998 NRP. Over N3.0 billion was expected

to be spend by the two levels of governments during

the 1999-2001 NRP (NPC, 1998 and 2000) despite all these interventions and

huge investments in housing provisions since the colonial times and to date,

Nigeria’s housing problems still remain intractable. In fact,

access to decent shelter has worsened for increasing segments of the urban

population in Nigeria. For instance, it was reported that out of 121,000 housing

units slated to be built between 1994 and 1995, only 1,014 houses were

completed (CBN, 1994 and 1998; and Vision 2010 Main Report). Also, it was

estimated that about 85 per cent of urban population live in single rooms, and

the number of occupants per room range from 8 to 12 with adverse effects on

sanitation and health. The deteriorating housing situation in Nigeria, especially

at the urban centres is too critical to leave for government to redress alone.

3.2 Housing Situation in Nigeria

Housing is one of the greatest challenges facing Nigeria. Hosing problems in

Nigeria are numerous and characterized by regional venations. A number of

studies have shown that most of the environmental problems emanate from

hosing problems.

However, housing problems is of both qualitative and quantitative problem.

These were as a result of the repaid urbanization in the country since 1950’s.

The rapid urban growth in the country is due to high rate of birth, complied

with large rural urban movement. These growths have resulted to shortage of

accommodation, because hosing supply could not match the demand. The

hosing in turn has resulted to overcrowding. The housing situation in Nigeria is

situation whereby a large number of people are living together in a room or in

an apartment that is insufficient for them.

It was observe that about 50% of Nigeria house holds live in a single room

(Ozo, 1991) The 4th National needs about 300,000 housing units on an annual

basic to overcome her housing shortage.

This has indicated that housing shortage in Nigeria, need an urgent attention to

address the problem.

The issue of housing shortage also leads to high rent in accommodation in the

country. In a case where a room now goes for between N2500 and N3000.

Considering all the above problems, one can say that hosing problem have a

direct effect on the environment, on the health of the people and on their

productions as a whole.

3.2.1 Contribution of Housing to Development in Nigeria

The contribution of housing to the development of Nigeria can be categorized

into public sector contribution and private sector contribution to housing in

Nigeria.

3.2.2 Public Sector Contribution to Housing in Nigeria

Public housing is referred to as ‘conventional’ or low rent” public housing.

That is housing constructed and operated by local public housing authorities.

Public housing is quite different from other rental assistance programmes under

which private developers who own the dwellings receive various subsidies to

provide good housing to moderate and low-income household’s public housing

is owned and operated by the governments.

Public housing is also defined in Encyclopedia Americana as a “subsidized

housing”.

Public housing as a national resource

Housing is a major form of investment, comprises a major part of a national

wealth, and plays a major role in economic development housing has come to

be treated in much the same manner as provision of good roads, functioning

health system, formal education, adequate water supply, electricity and other

essential services that is, as a public utility in which the government steps in to

control and to provide the service to help the urban poor.

However, in Nigeria the first step in public international or provision in

housing sector started during the colonial period. Three major events occurred

which brought about the dramatic entry of the colonial government into the

housing sector between 1929 and the late 1950’s (Fadahunsi 1985). The first

step in public housing and indeed town planning was taken as a result of the

outbreak of the bubonic plague which ravaged Lagos between 1925 and 1928.

It led to the establishment of the Lagos executive development board in 1929,

the board was to establish some housing units.

The second attempt of government interventions was as a result of the workers

strike of 1945 which emphasized the problem of housing shortage and gave rise

to further government commitments to housing. The government was

committed to building workers houses and these were eventually sited at

Surulere in Lagos.

The third attempt was the need for the attainment of internal independence and

to improve the squalid appearance of the central area of Lagos in preparation

for the inevitable independence of 1960 made it necessary for various

legislations to be enacted to improve living and housing conditions of the

people.

This was the origin of public housing provision in the country which were

financed from public funds. Then, the emphasis of government was in Lagos

only; the regional capital public funds were used to finance the building of

quarters in designated government residential areas (GRA) tat housed the

various expatriate officials of the colonial government to the neglect of other

areas.

Some of the examination of the pre-independence and the successive national

development plays reveal the successes and failures of the government’s plans

as follows:

a. the Colonial period (1914- 1960)

b. first national development plan (1962- 1968)

c. second national development plan (1970- 1974)

d. third national development plan (1975- 1980)

e. fourth national development plan (1981-1985)

f. national housing policy

g. Lagos state development and property corporation ((LSDPC)

3.2.3 Private Sector Contribution to Housing in Nigeria

The private sector is defined to comprise those organizations (banking and non-

banking) financial intermediaries, industrial and commercial organizations or

individuals committing their resources to satisfy the housing need of this

country with a view to making profit in accordance with laid down policies and

regulations. The formal and informal private sectors have consistently been

providing over ninety percent (90 percent) of the housing stock in thus country,

yet our housing stock remains considerably below the requirement of the

country. That is, the private sector, be it individual owners or organized bodies

provide over 90 percent of buildings in Nigeria. Also, the private sector owners

or controls over 90 percent of the capital in major sub-sectors of building

material industry like roofing sheets, wood, sand, gravel, steel, paints, and even

cement. Yet the government slice control the operations of the industries

through its fiscal and monetary policies. Therefore, the private sector

contribution to housing development in Nigeria is of great importance.

Before the government intervention, housing development was the preserve of

the private sector of the economy in an individualistic manner. The growth of

the economy reflected in the major urban centres started to attract individual

attention to housing as a means of creating wealth, consequent some

individuals in the society built more than the one house they occupied.

However, some of the contribution of the private housing in Nigeria includes:

- U.A.C.N. property development and investment plc

- Private estate developers

- Corporate organization e.g. NNPC, Central Bank, First Bank etc.

3.3 Housing Provision and Policy in Nigeria

Public intervention in housing in Nigeria began in the colonial period

following the outbreak of bubonic plague in Lagos in the 1920s. During the

period 1900 to 1960 government involvement was centered essentially on the

provision of quarters for expatriate staff and for selected indigenous staff. At

this period, conscious effort was not made to construct houses for the general

public by the government. . Thereafter, successive governments in Nigeria

sought to confront the nagging problem of accommodating an increasing

number of Nigerians. According to CASSAD, (1993) the Federal Government

of Nigeria has been involved in housing delivery in two areas, namely;

1. The Federal Low-Cost Housing Project (1972-1979, and 1975-1983); and

2. The Site – and – Services Programme (1984 –1988)

The state governments have also been involved in housing provision with

similar programmes to that of the federal government in the form of direct

housing construction, staff housing loans, site development and services

schemes, and mortgage lending to individuals.

The post-independence government in the country did not fare better

than the colonial government in terms of housing for the public. The concepts

of Government Residential Areas (GRAs) were not only retained but was

embraced and promoted with greater zeal. Those who took over government

saw in them (GRA) a mark of distinction to stay in the GRA. (Aribigbola,

2000). After independence, aside from the creation of Federal Mortgage Bank

of Nigeria (FMBN), the Federal Government did little in the area of housing

intervention until 1980 when it embarked on an elaborate National Housing

Programme based on the concept of affordability and citizen participation.

This Public housing programme designed one-bedroom core houses for the

low-income earners especially those whose annual income was less than #5,000

and three-bedroom house for medium income earners not exceeding #18,000

per annum. Under the programme, a total of 40,000 units were to be

constructed nation wide annually, with 2,000 units located in each State,

including the Federal Capital Territory (FCT).

In order to address the growing housing shortages and affordability

problems in Nigeria, a number of policy initiatives have been articulated and

introduced. Thus the components of the main policy packages are briefly

highlighted in this section of the article. The National Housing Policy launched

in 1991 had as its ultimate goal, ensuring that all Nigerians owned or had

access to decent housing accommodation at affordable cost by the year

2000AD. The main objective of the policy was to make the private sector the

main vehicle for the organization and delivery of housing products and services

(Yakubu, 2004).

Towards the achievement of the goal of the policy, a two-tier

institutional financial structure, with Primary Mortgage Institutions (PMIs) as

primary lenders and Federal Mortgage Bank of Nigeria (FMBN), as the apex

institution with a supervisory role over a network of the PMIs was established.

The FMBN later ceded the supervisory function over PMIs to the CBN in 1997

(Yakubu, 2004). The FMBN as deconsolidated by Decree No 82 of 1993 was

empowered, among other functions, to collect, manage and administer

contributions to the National Housing Fund (N.H.F) from registered individuals

and companies. The FMBN is however a wholesale mortgage institution and

only disburses the proceeds of the N.H.F through PMIs licensed to do so.

Prospective borrowers who must be contributors to the fund thus make

application to the PMIs who in turn resort to the NHF through the FMBN.

Funds on lent by the PMIs must be underwritten by them while they must be

participants in the loan making to the tune of 20 percent. Under the

programme, workers earning above #3,000 per annum, are compelled to save

2.5 percent of their monthly income into the NHF as contributions.

Commercial as well as Merchant Banks were expected to offer to FMBN 10

per cent of its non-life funds and 40 percent of its life funds in real property

development out of which not less than 50 per cent must be paid to the FMBN.

Initially, the policy provided for individual borrowing up to five times

the taxable income of the loans, subject to a maximum of #80,000 with a

repayment period of not more than 25 years. This has since been increased

first, to #500,000 and recently to #1.5 million. In summary, the thrust of the

policy is to widen the role of the private sector as the chief means of addressing

the shortage of funds and materials with government as an enabler and

facilitator, (Bichi, 1998). Contributors to the Funds have so far been mainly

employees in government sectors (Ministries and Parastatals) and the

educational sector. This constitutes over 60 percent of the contributors (N2.073

billion) as at December 1997. The self – employed have contributed so

insignificantly to the Fund while the financial sector (Banks and Insurance

Companies) has refused to invest in the Fund

Under the 1991 housing policy, responsibilities were assigned to the

three tiers of governments and other agencies and parastatals of government

suck as FMBN, FHA, State Housing Corporations, Ministries and Departments.

It should be added that at target year of the policy (i.e. 2000), that the policy

could not make the anticipated impacts on the built environment as a result of

some factors associated with inadequacies of the PMIs, lack of access to land

and title to land and problem of mortgage loan affordability among others

(Okewole and Aribigbola, 2006).

The recognition of the growing housing problems in both the rural and

urban areas of Nigeria and the acceptance of the failure of the expired 1991

National Housing Policy prompted the federal government of Nigeria to set up

a 15- Man Committee to review existing housing policy and articulate the New

National Housing Policy (NNHP) of 2002. The 2002 NNHP has as its primary

goal of ensuring that all Nigerians own or have access to decent, safe and

sanitary housing accommodation at affordable cost with secure tenure through

private initiative, that is Real Estate Developers on the basis of mortgage

financing.

The most significant innovations or change is the transition from

government-built to privately developed housing (Mabogunje, 2003). As a

consequence, many of the estates built in the 1950s and 1960s are being sold to

private individuals and organizations through competitive bidding. In sum,

there is disengagement of public sector in housing provision to that of private.

Another major innovation introduced by the NNHP is the emergence of

Real Estate Developers Association of Nigeria whose formation was initiated

by the Presidential Technical Committee on Housing and Urban Development.

Beside the above, the new NNHP introduced .a range of measures to ensure

easier accessibility to mortgage loans by contributors to NHF, PMIs and Real

Estate Developers

Under the new policy, amortization period for NHF loan repayment has

been increased from 25 to30 years, while the loan repayment period for

developers is 24 months. Interest rates charged on NHF loans to PMIs has also

been brought down to 4 percent from 5 percent while loan lending rates to

contributors is now reduced to 6 percent from the previous 9 percent it used to

attract in the 1991 housing policy. The policy permits a graduated withdrawal

of contributors who may not obtain loan under the scheme. Such contributors

may withdraw 30 percent of contributions after 10 years of contribution; 50

percent after 15 years; 70 percent after 20 years and the balance at 60 years of

age. The policy also makes contribution to the scheme optional for persons

earning less than the national minimum wage. The reason for this is that such a

person is not likely to be able to bear the burden of loan (Yakubu, 2004)

In addition to the above, and in recognition of the acute shortage of

residential accommodation in some major cities in the country such as Lagos

and Abuja, and in order to facilitate actualization of the policy, the federal

government introduced some intervention measures commencing with a pilot

project that involve the construction of new forty thousand (40,000) housing

units per annum nationwide with at least 1,000 units in each state of the

federation, 1,500 units in Kano and River states, 2000 units in Lagos State

and3000 units in Abuja.

For the purpose of achieving the goal of NNHP a Presidential Technical

Committee was established to midwife the take off of the policy as well as

monitor its implementation.

Under the NHF scheme an individual contributor can access a maximum of #5

million mortgage loan with repayment period of between 25 and 30 years,

depending on the age and income level of the loan taker

3.4 Challenges of Housing in Economic Development of Nigeria

One of the great challenges facing Nigeria is housing. Housing is face with a

lot of challenges when considering it in terms of economic development.

Housing in relation to economic activities, the considerable gap between supply

and demand has found expression in the astronomical cost of rented dwellings.

Overcrowding, slums, and substandard housing are expressions of this

problem. Prior to 1928, planned residential areas in Lagos were limited. They

included Ikoyi, which was a reservation area for expatriates who were colonial

administrators and executives of foreign firms, and had a population of 4,000,

or 3 per cent of the population of the city in 1931. Apapa, Ebute Metta, and

Yaba, with a combined population of 22,000, or 17 per cent of the total, also

had some element of planning, in the sense that road networks in Ebute Metta

and Yaba were laid out on a grid and residential development was confined to

the blocks within the road pattern. Apart from that most areas of the housing

was unplanned and was left to develop haphazardly, with houses built quite

close together. Such overcrowded, unhealthy housing and poor environmental

conditions stimulated the rapid spread of influenza epidemics and bubonic

plague, which ravaged the city between 1924 and 1930. These led to the

emergence, in 1928, of the pioneer planning authority in Nigeria, the Lagos

Executive Development Board (LEDB), which embarked on slum clearance

and the relocation of families from the Island to the Mainland at Surulere.

The Ikeja Area Planning Authority (IAPA) was established in 1956 to control

development in the part of the metropolis outside the then Federal Capital

Territory. In 1958, the Western Nigeria Housing Corporation was created by

the former Western Region government with the responsibility of providing

housing finance. In 1972, the LEDB, the IAPA, and the Epe Town Planning

Authority were merged to form the Lagos State Development and Property

Corporation (LSDPC) to stimulate greater efficiency and eliminate delay,

waste, and duplication of responsibilities in the housing sector. The period

1979-1983 under the Jakande administration witnessed a massive housing

development programme. Nevertheless, the problem persists - mostly because

of rapid population growth, but also because of the introduction of the SAP in

1986 and the threefold increase in the price of petroleum fuel in 1994. The

federal government housing programme for Lagos, which was launched in

1994 under the National Housing Scheme, has stalled, amongst other reasons

because of the spiraling cost of building materials. Planned housing schemes in

metropolitan Lagos Housing agency Scheme Remarks Lagos

Executive Development Board, 1955 -1975 Slum clearance of Central

Lagos, 1955 to early 1960s, Olowogbowo Re-housing Scheme, and Lagos

Housing Scheme 1,847 families housed in Surulere. 1,337 families resettled

in low-income rented houses. Subsidized by Ministry of Lagos Affairs Other

housing schemes in Surulere 14,537 family units (dwellings) provided. In all,

128,800 people were provided with housing Lagos State Development and

Property Corporation (LSDPC), 1972-1979 Resettlement of slum dwellers from

Central Lagos to Ogba and low-income housing in Isolo 1,000 families housed

Federal housing Under 1975-1980 and 1981-1985 plan periods 6,000 housing

units a LSDPC, 1979 to date Low-income housing 16,878 housing units

Medium-income housing 1,790 housing units Source: LSDPC.

a. Each housing unit may accommodate one or more households. Despite the

efforts of the various housing authorities, over 90 per cent of the housing in

metropolitan Lagos is still provided by the private sector and individual effort.

Housing has been widely seen as a secure and lucrative investment, which

enhances the owner's status in the community (Barnes, 1979). Whereas access

to privately owned land through customary channels or purchase has made it

possible for a relatively large stock of owner-occupied housing to be built,

opportunities for those excluded from these means of access to land have been

limited to areas in public ownership. As a result, squatting is limited and over

60 per cent of residents are tenants, some in tenements constructed by absentee

landlords, but the majority in houses occupied by landlords of modest means

(Aina, 1990; Peil, 1991; Aina et al., 1994). During the 1970s it was usual for a

man earning the average salary or above to build his own house, while, as

profits and speculation increased, interest in providing rented rooms for the

poor declined. In recent years, declining real wages and high inflation,

particularly rapid increases in the prices of building materials, have resulted in

workers living so close to subsistence level that they have nothing left for

investment. Today only the very rich construct new housing units. In response

to the slower rate of new house construction, tenancy has increased and rents

have increased more than fivefold since the introduction of the SAP. High

densities, overcrowding, and multi-family occupancy of dwellings have long

characterized Lagos and have intensified in recent years (Ayeni, 1981; Peil,

1991).

Residential districts range from low-density areas that have been able to retain

their characteristics, through medium-density districts such as Surulere and

Ikeja, to substandard settlements that lack basic amenities. Some former low-

density areas near the centre of the city have been penetrated by banking,

commercial, and office uses, leading to a recent state government order that

houses in parts of Ikoyi and Victoria Island should revert to their originally

approved use. Many low-income areas were villages or peripheral settlements

that have been engulfed as the city has grown. Some settlements, such as

Maroko on Victoria Island, have been demolished, typically without any

arrangement for resettlement, with the result that the displaced residents merely

move on to already overcrowded neighborhoods elsewhere. In addition, in

response to astronomical rent increases, the rapidly increasing cost of living,

and the increasing insecurity of life and property, a drift of population to

villages and towns in adjacent Ogun State has been detected, increasing

pressure on commuter transport links from these towns to the city. Crucial

influences on the ability of the private sector to supply sufficient housing to

meet demand are access to land and the delivery of services. The inadequacy of

the latter has been demonstrated above. To conclude, mechanisms for obtaining

access to land will be briefly discussed. Hitherto, land for urban development

could be obtained from any of the following: the Land Use and Allocation

Committee based in the Governor's Office, the metropolitan development

agency (the LSDPC), or indigenous landowning families and individuals.

Although the Land Use Decree of 1978 vested the ownership of all

undeveloped land in the state, attempts to regulate the ownership of land and

transfer of rights have never been effective. Interested parties, including

professionals, tend to connive to backdate transactions to make them appear to

have preceded the Decree. Currently, no more distributable land is available

within Lagos metropolis through the Land Use and Allocation Committee

(LSDPC, 1983). Today, land for development is obtained primarily through the

private sector. Large landowners may in some cases rent land for the

construction of temporary housing while they wait for its value to increase, as

described by Aina (1990) for Olaleye-Iponri. Although there are examples of

squatting and illegal subdivision, such cases are limited. Land rights in Lagos

have historically been a route to political power and a source of wealth and

conflict (Peil, 1991).

Conflicts over rights of ownership between the state and private individuals or

village or family groups, or between members of families, which arise in part

out of the lack of a comprehensive land register, sometimes lead to sales of the

same plot to more than one buyer or to the demolition of structures by the state.

For example, more than 100 well-built houses were demolished by the military

state government at Ala village; about 20 km east of Victoria Island, in August

1995, despite a court order that attempted to restrain the government. Land

acquired by the state in this way may benefit powerful and well-connected

individuals, rather than ordinary residents. Land scarcity has become a

constraint on the ability of both the public and private sectors to respond to

demand for housing and accounts, in major part, for the predominance of small

rental dwellings in the housing stock.

It has been claimed that, unless more vigorous actions are taken now by the

relevant authorities, in concert with the inhabitants, to combat the appalling

living conditions in many localities, similar to those that produced epidemics

before the 1930s, metropolitan Lagos may face outbreaks of disease more

devastating than ever before.

3.5 Housing Situation in the Study Area

The study area is within ketu, in kosofe local government. Housing in the area

is in a deplorable state and it is faced with a lot of housing problems.

Pronounced among these problems is high occupancy ratio. Some other

identified problems in the area include unkempt drainage system, lack of

potable water supply, indiscriminate waste disposal, deteriorating buildings,

encroachment on road setback, and poor access to buildings in the area, lack of

adequate social and physical amenities and qualitative deficiency in houses

available in the area.

Apparently, most of the houses in the area developed without planning

regulation, there is no clear-cut distinction between one house to the other.

Based on the field survey, it was discovered that, houses within the area are

gradually sinking into the ground due to the environmental condition of the

area. Most of the houses are below standard in terms of the condition of the

building and the level of comfort and safety of the houses. The physical

characteristics of the buildings, such as the materials and the conditions of roof,

wall, and door, are not in good state. Majority of the building in the area are

either with a minor or major crack. Buildings are badly maintained and lack

sanitary facilities in the area. See plate 3.1. Majority of the houses in the area

is the rooming type of house, built in one or two stories. The houses have two

rows of rooms facing each other with a hall between them.

In most of the buildings, the bathrooms and toilets are located completely

outside, often times at the back of the buildings. Toilets are constructed with

corrugated zinc sheets over dug pits with concrete floor slabs. In a few

instances toilets and bathrooms are located in the buildings at the end of the

row of rooms. Kitchens too are located at the end of the row of rooms or built

as out-houses.

Plate 3.1: Building poorly maintained with no space in between the houses.

The buildings are characterized by overcrowding; with high proportions of

people living in single rooms. It was observed that the average number of

people that are occupying a room within the area is more than the standard; it is

between 6-8 people in a room. And the United Nations Standard for Nigeria for

room occupancy is 2.20; and the World Health Organization (WHO) stipulates

between 1.8 and 3.1, while the Nigerian Government prescribed standard is 2.0

per room. Overcrowding is thus a visible problem of housing in the study area.

It is symptomatic of housing poverty, consequential of poor economic

circumstances, and is considered to lead to deleterious behaviour, which in

most cases are criminal in nature.

Housing quality in the area is nothing to right home about. Majority of the

houses are provided by the individual living in the area. The area is faced with

high level of housing demand and the level of its supply is very low.

Plate 3.2: Building sinking in the area.

Aside from these, drainage system within the area are either filled with dirt or

totally blocked with refuse dump.

As such causing environmental problem, such as pollution etc. which is very

dangerous to the health of people living in the area. More so, housing situation

in the area has really leads to so many problems that affect the lives and

properties of the people, including the socio economic activities in the area.

CHAPTER FOUR

4.0 DATA ANALYSIS AND PRESENTATION

INTRODUCTION

This chapter focuses on the analyses of the data collected based on the sample

size taken from the population of the study via the use of questionnaire in the

study area. The analysis is based on the survey carried out on the Housing

Quality in Demurin and Akintan corridor in ketu. A total number of 212

questionnaires were distributed and 198(93.4%) were validly returned. The

results obtained from these were analyzed and constitute significant proportion

of this chapter.

4.1 SOCIO-ECONOMIC CHARACTERISTICS

The socio-economic characteristic of the people living within the study area,

were analysis to give a detail description of the findings in the area. The socio

economic features that were analyze include the income level of the

respondent, occupation of the respondent, age group, ownership of house,

rental value and educational attainment of the respondent.

4.1.1 Educational Attainment

This is the level of educational attainment by the people living within the study

area. The survey carried out in the area shows that 64 (32.3%) of the

respondents in the study area have tertiary education, while 98 (49.5%) of them

have a secondary education and 7.1% with only primary education, see table

4.1.

Table 4.1: Educational Attainment

Status Number of Response Percentage

No formal education 21 10.6

Primary school 14 7.1

Secondary school 98 49.5

Tertiary institution 64 32.3

TOTAL 198 100

Source: field survey, September 2009.

From the table presented above, one can deduce the fact that the majority of the

residents are educated, either with a secondary or tertiary education. This gave

them the opportunity to communicate well and effectively express themselves

in English language. This implies that majority of the respondent were able to

interact and understand the basis of carrying out this research work.

4.1.2 Age Group of Household Respondent

The age group of the household head is to show the genuity of the data

collected from the study area. The age group of household respondent varies

and ranges from 0-10year, 11-20, 21-30, 31-40, 41-50, 51-60, 61-70 and

70years above. The data gathered from the field survey, shows that greater

proportion of the respondent (42.0%) fall within age bracket of 41-50, while a

total of 30.7% of the respondent fall within the age bracket of 51-60years,

15.9% is between the age bracket 31-40 years and 9.9 is between 21-30years,

See figure 4.1.

Fig 4.1: Age Group of Household Head

The result, reflects that majority of the respondent are adult, who knows,

understand and can really supply the necessary information require for this

research study. This implies that the sampled respondents are capable of

responding meaningfully to questions raised in the questionnaire. This makes

the results more reliable.

4.1.3 Housing Occupancy status of Respondents

The occupancy status shows the details of the ownership status of the

respondent. Either they are owner occupier, family house or a rented apartment.

Based on the information gathered on the field survey, it was observed that 74

(34.9%) of the respondents live in their house on owner occupier basis, while

52.8% live as tenants, 19 (19%) of the respondent claimed to be family house.

Majority of the owner occupied houses are either inherited or owner occupier

and those living as tenants have a long history of tenure covering as long as 5-

25years, see figure 4.2.

Fig 4.2: Ownership of House of Respondent in percentage

Source: field survey, September 2009.

The results from the figure above, reveals that majority of those that occupy the

houses have vivid understanding and know the situation and the condition of

the environment. This implies that the respondent can supply necessary

information and the situation face in the face.

4.1.4 Household Size of Respondents

The household size of the respondents shows the number of people that lives

under the same roof in the area. According to the field survey carried out in the

area, 118 (59.65) of the respondent have a household size of between 5-

7people. While 34 (17.2%) are between 3-5people, 21(10.6%) are between 1-3

people. Other unspecified family size have 24(12.1%) of the respondent. See

table 4.2.

Table 4.2: Household Size of Respondent

Family size Number of Response Percentage

1-3people 21 10.6

3-5people 34 17.2

5-7people 118 59.6

Others specify 24 12.1

TOTAL 198 100

Source: field survey, September 2009.

The analysis from the table shown above reveals that majority of the family

have an average number of 5 people that make the family. The household size

is generally low coupled with the nation’s average household size as revealed

by the national population commission census of 2006, which put the nation’s

household size at 7. The implication of this is that, through significantly effort

from the national figure, it can be deduced that more people live in a relatively

small size dwelling unit.

4.1.5 Number of Household in the House

The number of family living within a house is also a factor to determine the

quality of the house. This is to ensure that there is no overcrowding and

overutilization of the facilities. Base on this, the findings shows that 91(46.1%)

of the house have a number of household that is above six families, while 53

(26.8%) of the house have six family occupying the house. 27 (13.6%) of the

building have five family residing within the building. 14(7.1%) of the house

have four family occupying the building. Others are 9 houses (4.6%) with three

families.

Table 4.3: Number of Household in the House

Number of Family Number of House Percentage

1-2 4 2.0

3 9 4.6

4 14 7.1

5 27 13.6

6 53 26.8

Others 91 46.1

TOTAL 198 100

Source: field survey, September 2009.

The analysis from the table 4.3 shown above, reflect that majority of the houses

(46.1%) within the area have more than six family occupying the house. This

result implies that there exists an average of 6 dwelling units per building. The

implication of this is that there exists high accommodation density in the study

area.

4.1.6 Number of Rooms Occupied by Respondents

The number of rooms occupied was used to measure the size of housing unit

occupied by respondents in the study area. The result is as depicted in table 4.4.

The analysis shows that majority of respondents (76.4 percent) are occupying

one room apartment. Two rooms and three rooms apartments follow this with

17% and 5.7% of respondents respectively.0.9 percent of the respondents are

occupying four rooms.

Table 4.4: Number of Rooms Occupied by Respondents

No. of Room No. of Response Percentage

One Room 152 76.8

Two Rooms 32 16.2

Three Rooms 12 6.1

Four Rooms 2 1.0

Five Rooms -

Six Rooms and Above -

Total 198 100

Source: field survey, September 2009.

However, the implication of this result shows that majority of household

occupied one room as a result of their level of income and affordability.

4.1.7 Occupations of Respondent

The study area over the years has experienced a major departure from its

traditional occupation to other areas of economic activities, predominantly in

the informal sector.

The informal sectors include petty trading, artisans and other activities for

keeping body and soul together. Other occupation is the private sector.

Although, some work in different government organization, while some are

employed into private organization and others are self employed. The survey

carried out revealed that 46.2% of the respondent is in informal sector, while

42.9% covers the private sector; the public with 9.9% and 0.9 are

unemployed. See figure 4.3.

Fig 4.3: occupation of Respondent in percentage

Source: field survey, September 2009.

The figure above reveals that majority of the people living within the study

area are under the informal sector, implying that housing quality is not a

determinant factor for cost. Since house within the informal economic sector is

generally living on low income.

4.2 PROXIMITY TO PLACE OF EMPLOYMENT

4.2.1 Location of Employment of Respondent

The location of employment of the people living in the study area, will largely

depends on the nature of the work done by the individual. As such those that

are working within the area have 73 (36.9%), while 64(32.3%) work within the

local government, and 49(24.8%) in other areas in Lagos State, with 6.1% of

the people working outside Lagos State. The area provides an enabling

environment for sustaining the means of livelihood of the people. See table 4.5

below.

Table 4.5: Location of Employment of Respondent

Employment location Number of Response Percentage

Within Demurin/ Akintan 73 36.9

Within Kosofe LGA 64 32.3

Other Areas in Lagos State 49 24.8

Outside Lagos State 12 6.1

TOTAL 198 100

Source: field survey, September 2009.

The table above depicts that majority of the people work within the area and

also within the local government. The implication of this result is that since

their working place is not too far from work, the people will continue living in

the area, despite the condition of the area.

4.3 AFFORDABILITY

Affordability is the ability to pay without incurring any financial difficulties.

Rental value and household income determine the individual level of

affordability. The rental value shows the amount paid for the accommodation

or rent at the end of every month or per annual. This on the other hand may be

determining by the level of income of the resident.

4.3.1 Income Levels of Respondents

The level of income of the people will strongly be attached to the nature of

work the people are involve in. the income may not be from one source, and as

such it gives room for variation in the income level per month. Table 4.6

depicts the pattern of the income structure of the respondents as obtained from

the field survey. Higher proportion of the respondents (31.3%) earn between

N15,000 - N25,000 monthly. 75.6% of the respondents can be classified as

low-income earners, while about 17.2% earn between N85,000-N95,000.

18.2% earn between N25,000 – N35,000, while 10.6% is between N7,000-

N15,000. This result shows that majority of householders or residents of the

study area are low income earners. See table 4.6.

Table 4.6: Income Levels of Respondents

Income per month (n) Number of Response Percentage

Below 7,500 3 1.5

7,500-15000 21 10.6

15,001 – 25,000 62 31.3

25,001 – 35,000 36 18.2

35,001 – 45,000 21 10.6

45,001– 55,000 04 2.0

55,001 – 65,000 - -

65,001 – 75,000 - -

75,001 – 85,000 09 4.6

85,001 – 95,000 34 17.2

Above 100,000 08 4.0

TOTAL 198 100

Source: field survey, September 2009.

The table above reveals that majority of the people living in the area earn

below N100, 000 per month. This can be attached or categorized as the low and

medium earners.

4.3.2 Rental Value

The rent paid on housing unit occupied or equivalent if owner occupied is the

cost of housing in the study area. Table 4.7 shows the monthly rent paid by

respondents on housing units occupied by them. Analysis of the table shows

that 14 respondents’ pays between N3500 and N5000 per month on housing,

aside from the few once that can not be specify. This group accounted for

11.8% of the sampled population. Those that paid between N2500 and N3500

come next, with a percentage of 56.3%. Others are those that pay between

N1500- N2500 (26.1%); those that can not be ascertain covers 4.7%.

Investigation shows apart from paying for rents, householders also pay other

charges like electricity bills, water, and sanitation and in some areas, night

guard, cost of cleaning common areas, and refuse disposal bills. All these add

up (plus rents) to the total housing cost to householders in the study area.

Table 4.7: Rental Value in the study area

Monthly Rent (N) Number of Response Percentage

N1,500- N2500 67 56.3N2500-N3500 31 26.1

N3500-N5000 14 11.8Others Specify. 7 5.9Tota l 119 100

Source: field survey, September 2009.

The table above reveals that majority of the people in the study area can only

afford the cost of rent of the building conveniently, if the cost is on an average

of N2000. The implication of this is that the occupier of the building may not

be able to maintain the houses, after the payment, considering the income

level at the end of the month.

4.3.3 Housing Affordability

Beside the examination of the income profile of householders and monthly

rents on housing units occupied by the householders in the study area , the

percentages of monthly income expended on housing units occupied by them

was also examined to ascertain their affordability and the challenges it posses

to the environment . Table 4.8 shows the percentage income of householders

spent on housing. A closer examination of the table shows that 98(82.4%) of

the sampled respondents spent less than 20 percent of their monthly income on

housing. 14 (11.8%) of householders spent between 20 and 30 percent of their

monthly incomes on housing, while 7 (5.9%) of them spent between 30 and 60

percent. Appling the 25 to 30 percent rule of thumb, then about 6 percent of

the residents of the area have housing affordability problem. This is because

they pay above the 30 percent maximum benchmark on housing units occupied

by them. This is however lower than that of other major areas in Nigeria where

various random surveys indicate that affordability is a major problems of

housing demand among about 85 percent of urban households in Nigeria

(Bichi, 2003 ). In Lagos ,Nigeria, it has been reported that average monthly

rents is about 60 percent of the national Minimum wage as against the 20

percent set by the United Nations and National Policy on Housing(FRN, 1997

and Fawehinmi, 2000).

Table 4.8: Percentage of Income Spent on Housing

S/NoIncome Spent (%) Number of Response Percentage

1 Below 20 98 82.4

2 20-30 14 11.8

3 30-60 7 5.9

4 60-90 - -

5 Above 90 - -

Total 198 100

Source: field survey, September 2009.

The result presented above revealed that majority of the resident spent less than

20 percent of their monthly income on housing. This implies that the people

can afford housing within the area conveniently.

4.4 PHYSICAL CONDITION OF HOUSING UNITS/ MATERIAL OF

CONSTRUCTION

The physical condition of the houses shows the structural stability of the

building the state and the condition of various component that makes the

building, varies from the wall, roof, floor, window, age of the building, etc. The

physical characteristics and condition of these houses in the study area are

generally discussed below.

4.4.1 Wall Materials

The wall material for construction in the study area, are of different types. It

varies from sand Crete block, wood, and brick. From the field survey, 196

(97%) of the housing in stocks were constructed with sand Crete block, while

2.3% of the total stocks were constructed with wood and 1.5% with brick.

Plate 4.1: wall constructed with wood in Akintan Street.

Fig 4.4: Materials for Wall Construction

Source: field survey, September 2009.

From these result, one can deduced that the building that are constructed with

wooden material, have the tendency of having security and safety problem.

This implies that majority of the building in the area are safe and secure,

considering the construction material that dominate the area.

4.4.2 Roof Material and condition

Roof material use in the study area is of different types, it varies from

Aluminum, Galvanized iron sheet, Asbestos and some other related materials.

From the field survey, 72.5% of the housing stocks used Galvanized iron sheet

while 17% of the building use Asbestos and 10.5% of the houses uses

Aluminum material.

Figure 4.5: Roof Material

Majority of the roof within the study area are in poor condition. The survey

reveals that 63% of the roof is partly damaged, while 24% of the houses are

intact, and the remaining 13 % are in good condition. See figure 4.6.

Figure 4.6: Condition of the Roof in Percentage

The study reveals that majority of the roof materials in the area are partly

damaged. This is as a result of the age of the construction of the buildings. The

implication of this is that the houses will be substandard and may result to loss

of properties and lives

4.4.3 Number of Floors of Buildings

The nature of soil, the terrain and general environmental condition of the study

area support high rise development. This is the reason where the bulk of

development in the area is story buildings. The field survey confirmed that

103(52.2%) of the total housing stock of 265 , is made up of two floors

buildings and 33.8% of the total stock extending to bungalows while 8.6% are

three floor structures.

Figure 4.7: Number of Floors

The analysis implies that majority of the houses that are two and three floors

are the causes of overcrowding of people, in the utilization of various facilities

within the study area, and as such leading to deterioration and environmental

problem in the area.

4.4.4 Age of the Building

It was discovered during the survey carried out in the study area, that majority

of the houses in the study area are in a very poor condition. One of the reasons

is that most of the buildings have been constructed over thirty years ago. About

55 (20.8%) of the houses in the area have been constructed over 50years ago, while

69(26.0%) of the houses are between 30-50years, 15-30years covers 29.1% of the total

house in the area. The table 4.9 below gives a detail analysis of the building age in

the study area.

Table 4.9: Age of the Building

Focus Number of Response Percentage

Below 3years 11 4.2

5-10years 22 8.3

10-15years 31 11.7

15-30years 77 29.1

30-50years 69 26.0

Above 50years 55 20.8

Total 265 100

Source: field survey, September 2009.

However, for the above analysis, one can see that the year of construction of most

of the buildings, couple with the level of maintenance has a lot to do with the

physical and appearances of the house, most especially in the study area. According

to the building regulation houses constructed over 50years, will gradually loss its

quality and houses constructed below 50years without good materials for the

construction is of low quality. The implication of this is that gradually the houses

within the area will continue to deteriorate and as such dangerous to human health.

4.5 QUALITY OF HOUSING FACILITIES

The quality of the housing facilities can be seen in the area of the functionality

and durability of the amenities. The facilities varies from the toilet, kitchen facilities

and other utilities that make the house function effectively.

4.5.1 Availability, Types and Condition of Toilet

Toilet availability in the study area of on the high side, been an urban area. But

the condition of most of the building is not in good condition. The available

toilet facilities, varies from water closet, pit latrine, and other unspecified.

The survey reveals that pit latrine takes the highest percentage (61.31%) of

buildings in the area. This is closely followed by water closet with a percentage

of 25.38%). While other unspecified covers 13.31% in the area. See figure 4.8

Figure 4.8: Types and Availability of Toilet

Majority of the toilet in the study area are not in good condition, despite the

fact that they used water closet and pit latrine. The survey shows that 54% of

the toilet in the area is in a bad condition, while 27% of them are in poor state,

and the remaining 19 % are in good condition.

Figure 4.9: Condition of Toilet

Condition of toilet in percentage

However, that majority of buildings in the city are substandard and that many

residents of the city will defecate any where and cause environmental problems.

4.5.2 Availability of Kitchen

Kitchen in houses within the study is either within the building or outside the

building. Apart from this, it is not all the houses in the area that has kitchen

facilities. Based on the field survey 89.9% of the total housing stock have

kitchen, some of them are not attached and can not practically guarantee safety

to living. Another 10.1% of the total housing stocks have no kitchen at all. See

figure 4.10.below. It shows that this people either cook in their rooms or on

danger spot into which other people can accidentally run into. This situation

calls for development of housing standards and building codes to avert any

future disaster.

Figure 4.10: Kitchen Availability

4.6 ACCESSIBILTY TO TRAFFIC AND MOTORABLE ROAD

CONDITION

4.6.1 Accessibility / Circulation

Result of the survey on circulation in the Study Area revealed that 194 (98.0%)

of the area is accessible while 4 (2%) is not accessible. It should rather not be

confused that the accessible area is quite motorable. The other roads that are

not accessible are due to some environmental problems in the area.

Figure 4.11: Accessibility in Percentage

Source: field survey, September 2009.

From this figure above, one can deduce that despite the fact that the area is

accessible, there is still some area that is not accessible due to environmental

problems in the area.

4.7 ACCESSIBILITY TO HOUSING UNIT, SOCIAL SERVICES,

AMENITIES AND PUBLIC GOODS.

The accessibility of housing and some basic social services and amenities are

used to enhance the quality of lives and to improve the living standard of the

people. These are facilities that make the environment functional. The facilities

include accessibility to water supply, health facilities, electricity supply etc.

4.7.1 Water Supply

The sources of water distributed within the area vary from pipe-borne water,

well water or borehole and tanker services. The major sources of water in the

study area were hang-dug wells found and pipe-borne water. The wells and

boreholes were found in 68% of the building. Water from the public mains

hardly ran in the buildings. The one from public taps situated along the streets

was however available to 31% of the buildings. The remaining one percent

covers the tankers services in the area, see Figure 4.12.

Figure 4.12: Sources of Water Supply

The available water supply in the area is not portable, due to poor provision

made for the supply and distribution of the water. Most of the pipes laid for the

distribution of the water are been laid in the drainage system and as such

contaminating the water. However the quality of the water is affected in various

degrees by the presence of color, odour, particles and taste. See plate 4.2.

Plate 4.2: Water Pipe Line inside Drainage Channel.

Drawing an inference from the field survey, 31.6% admit the there is taste in

their water; 7.5% admit particles, 9.9% admit odour; 17.5% admit colour;

27.8% experience all of the above, while 25.7% none of the above. In view of

the fact that water pipe lines run through clogged open drains full of waste

water, the possibility of seepage into the pipes through loose joints and broken

points is very high, thus lowering the quality.

Table 4.10: Water Quality Perception by the Respondents

Focus Number of Response Percentage

Color 37 17.5

Odour 21 9.9

Particles 16 7.5

Taste 67 31.6

None 12 5.7

All 59 27.8

Total 198 100

Source: field survey, September 2009.

However, the implication of this findings is that majority of residents of the

city depend on water supply from unsafe sources thereby lowering the quality

of housing in the city.

Plate 4.3: One of the Public Tap that is not functioning in Akintan

4.7.2

Electricity Supply

Conventionally, the major source of electricity supply in Nigeria is public, from

the Power Holdings Company of Nigeria Plc (PHCN). The situation in the

study area is not different as majority of the respondents depend solely on the

public source of supply, with a total of 190 respondent. Those who have no

access to public source or could not afford it, devise alternative sources like

lantern and gas Light while 3 respondents depend solely on generators. Most of

those who depend on public source also make use of alternative sources when

the public supply fails.

Figure 4.13: Sources of Electricity Supply

Source: field survey, September 2009.

Condition and Problem of Electricity Supply

Electricity supply in the study area is grossly irregular. This is presented in the

analysis that is shown in the table 4.11 below. The analysis shows that 90.4% of the

power supply is irregular and 9.6% is regular. See plate 4. 4.

Two major problems were found to be responsible for the irregular flow of electricity.

These are the distribution problem and transformer problem. 5.7 % of the failure in

regularity is attributed to line distribution factor, while 84.4% of the cause is due to

transformer problem. Other problems apart from the above, based on the survey

result are due to the remoteness of the buildings, and as such unconnected,

disconnection or poor / illegal connection reasons. See figure 4.14.

Plate 4. 4: Poor Electricity Connection in Akintan Street

Table 4.11: Electricity Supply

Focus Number of Response Percentage

Not regular 179 90.4

Regular 19 9.6

Total 198 100

Source: field survey, September 2009.

Figure 4.14: Problem with electricity supply

Source: field survey, September 2009.

4.7.3 Health Facilities

The field survey revealed that the study area is poorly provided with health

facilities. The entire area is served by a health post in ketu area. This is as a

result of the limited facilities and equipment in the health post, 5.2% of the

respondents do not attend any health institution while 79.7% patronize private

clinics mostly outside the area. 1.10% makes use of traditional Clinics

(alternative medicine), See figure 4. 15.

Figure 4.15: Attendance of Health Facilities

Source: field survey, September 2009.

4.6 ENVIRONMENTAL QUALITY

The quality of the environment highly depends on the functionality of the

available physical infrastructure. The infrastructure is to enhance the

functionality of the environment. Such infrastructure includes; refuse disposal

system, drainage system, air space/ ventilation and set back between buildings.

4.6.1 Refuse Disposal System

Refuse collection and disposal remains one of the major challenges in the

contemporary Nigerian settlement. It is more pronounced in a Metropolitan

City like Lagos. Although, the state government is really making effort to

reduce this problem. But for residents of the study area, refuse disposal is

Indiscriminate as refuse is dumped in the abandoned drainage channel,

despite the fact that the agency comes once in a wile. See plate 4. 5.

Plate 4.5: Indiscriminate waste disposal in Akintan

Table 4.12: Refuse Disposal System

Focus Number of Response Percentage

Collection by PSP 75 37.9

Burning/Incinerating 7 3.5

Land fill 82 41.4

Others 32 16.2

Total 198 100

Source: field survey, September 2009.

From the field survey, 82 (41.4%) of the wastes are used as landfill, 75 (37.9%)

by the ‘Private Sector Participants (PSP)’in waste management, 7 (3.5%) by

incineration and others, 32(16.2%). Physical site visits confirm that some areas

of the study area on which buildings are erected are made up grounds mostly

filled with refuse. As a result, the land is unstable. The implication of these is

that the area will not only be unhealthy but destroy and pollute the

environment.

4.6.2 Drainage System

Indiscriminate discharge of effluent and untreated waste are prevalent in the

study area. This is one of the things that add to the degrading of the

environmental standard of the environment. The result of the survey reveals

that 12.7% of the area lacks drainage, while 87.3% seen to have one form of

drainage or the other which is stagnant and flows to nowhere in particular.

See plate 4.6 and the figure 4.16 .

Plate 4.6: Poor Drainage Condition.

Based on the findings, one can see that there is need for urgent rehabilitation of

the some basic infrastructural facilities in the area e.g. drainages, to serve the

lower order drainage network. Evacuation of the congested and water logged

drains remains a great challenge.

Figure 4.16: Drainage System

4.6.3 Air Space

Inadequacy of air spaces makes properties prone to hazards during fire

outbreaks. Lack of adequate air space is not too conducive for ideal living. In

the study area, 186 dwellings reflect inadequate air space from the field survey

result, while 79 have adequate air space. This is as a result of inadequate

setback in most of the buildings in the area. Majority of the building are build

very close to each other, without complying with the building regulation from

the appropriate authority.

Table 4.13: Measurement for Set Back in the Area.

Focus Size in meters No of buildings

Front Less than 4m 248

Rear Less than 2m 248

Sides Less than 2m 248

6m 17

Total 265

Figure 4.17: Air Space

Source: field survey, September 2009.

Condition of Building

The overall physical soundness of the sampled dwellings was assessed.

The assessment ranges from buildings, which were considered to be physically

sound and need no repairs, through those that needed minor or major repairs to

make them sound and to those which were regarded poor/dilapidated. The last

category was reserved for units which were so defective that the cost of putting

them back into service would be greater than the cost of replacing such units

altogether (Wahab et al, 1990).This fact may be attached to the years that most

of these building have been constructed and the level of the material used for

the construction of the building. See plate 4.7.

Plate 4.7: Building sinking into the ground and Deteriorating in Akintan Street.

Figure 4.18 below shows that only 14.7% of the total housing stock can be

described as good, while 47.2% of the total stock is fair and those in bad

conditions are 38.1% of the stock.

Figure 4.18: Condition of Building

Considering the result gotten from the field survey, one can see that there is the

need for restoration of the houses in the area through practicable programmes.

However, the quality of housing determines the condition of the houses and the

environment. Housing quality that is in good condition, enhance good living

standard of the people and the environment. In order to ensure good condition

of the housing and its environment, there are some indicators of housing quality

that is used to assess or measure the quality of the housing. This indicator

covers different areas of housing and its environment. Some of the indicators

are; occupancy ratio, environmental quality, ownership status, security of

tenure, quality of housing facilities, accessibility to public goods, utilities,

social services and amenities, affordability, proximity to place of employment,

physical condition etc. the score for rating these indicators are.

1- Poor

2- Fair

3- Good

4- V-good

5- Excellent.

Table 4.14 shows the indicators used in assessing the quality of the housing

in the study area.

Table 4.14: HOUSING QUALITY INDICATOR ASSESSMENT FOR

DEMURIN AND AKINTAN CORRODOR IN KETU LAGOS.

PERFORMANCE RATINGNO HOUSING QUALITY

INDICATORSPOOR (1) FAIR (2) GOOD (3) V-GOOD (4) EXCELLENT (5) SCORE OBTAIN

1. Occupancy ratio X 2

2. Security of tenure X 33. Ownership status X 34. Affordability X 45. Proximity to place of

employment X

4

6. Quality of housing facilities

X 2

7. Materials of construction

X 3

8. Accessibility to public goods, utilities and social amenities.

X 3

9. Environmental quality X

1

10. Physical condition X 211. Security and safety X 212. Physical appearances X 1

TOTAL 2 8 12 8 0 30

Score obtain /Total score * 100.

30 X 100 = 50%

60 1

The result from the table 4.13 above implies that the quality of the housing in

the study area is at the average level (50%). This can be seen from the analysis

of the various variables with score. The occupancy ratio of the people living

within a house is above the minimum standard. The average number of people

occupying a dwelling unit is 6 people in the area. These shows that majority of

the people are living in a relatively small size dwelling unit, which lead to high

occupancy ratio. Aside from these, 56% of the tenants in the area have security

of tenure that can be guaranteed. Most of the rented apartment pay a minimum

of one year rent and as such gave them an assurance of notice before they can

be sent out of the house, see figure 4.2. Apart from this, majority of the them

have spent between 5-20 years as tenants in their various houses. Although,

35% of the houses in the area are owner occupier. The proximity of the resident

to there place of work, can seen as a stone throw to work. About 70% of the

people work within the study area, this can be seen in table 4.5 above. The few

facilities located in the area can easily be access and use. Some of these

facilities include health facilities, market place, etc. also, the environmental

quality is in a deplorable condition. These are some of the things that should

facilitate the functionality of the environment. The drainages are blocked with

dirt (see plate 4.2), causing water from the waste to flow on the street. Aside

this there is no conformity between the buildings and adequate setback and air

space are not considered. The physical condition of the houses can be seen

from different areas. This may be from the wall condition, roof, window, floor

etc. see table 4.5and 4.7.

Considering the entire variable discussed above in the study area, majority of

the houses are struggling to be in good condition, see table 4.13. These may be

as a result of the cracks in the wall, damages in the roof, blocked drainages, or

the lack of portable water supply and irregular power supply. Despite all these

the resident of the area, still find it affordable to rent an apartment in the area.

However, it is from these that the condition of the houses within the area is

seen or can be said to be in fairly good condition.

CHAPTER FIVE

5.0 SUMMARY OF FINDINGS, CONCLUSION AND

RECOMMENDATIONS.

5.1 Summary of Findings

The findings of this research study were gathered through various field survey

carried out on different variables that is relevant to the focus of study. In view

of the above analysis made, it is obvious from the analysis that the residence of

the study area is living in an unhealthy environment. The various housing

problem that have been discussed above, require physical and economic

attention.

From the analysis, it was observed that over 80% of the respondent has basic

foundation of one education or the other. Apart from that, majority of the

respondent are between the ages 41-50, see figure 4.1. The occupancy ratio of

most of the buildings in the area is above the require or the minimum standard.

The average number of household in a house is 5 and the size of each

household is between 5and 7 people. The survey also revealed that 46.2% of

the respondent occupies the informal sector, while private sector covers 42.9%

and the public with 9.9%. The location of the occupation of the majority of the

resident is within the area (36.9%) and within the local government (32.3%).

Moreso, the average income of the people in the area goes between N15, 000 –

N25, 000, see table 4.6 above. The occupancy status of the resident can be

attached to owner occupier and tenant. 34.9% claimed to be owner occupier,

while 52.8% are tenant. This can be reflect on the rental value of the resident.

About 56.3% of the respondent pay between N1, 500 – N2, 500, while 26.1%

pay between N2, 500 – N3, 500.

Furthermore, the physical condition of the housing unit shows the structural

stability of the building in the area. About 97% of the houses in stock were

constructed with sand Crete block, while 2.3% of it are constructed with wood

and 1.5% with brick, see figure 4.4 and plate 4.1 above. Considering the

building age, about 29% of the buildings have been constructed between 15-

30years, and as such it reduces the value and the quality of the building. Also,

the quality of the housing facilities is not in good condition. Toilet availability

is on the high side in the area, this is because the area is an urban area. About

61.3% of the houses uses pit latrine, while 25.4% uses water closet and

majority of the toilet are in bad condition, see figure 4.9.

The accessibility to basic amenities and utilities are also discussed. The state

of water supply in the area is basically source from the borehole, with about

68% and public tap with 31%. The quality of the water as perceived by the

respondent is very poor, because of the color, odor, particles and taste of the

water. Another important infrastructure is the electricity supply. Majority of the

respondents depend solely on public power supply, with a total of 190

respondents, see figure 4.13. The condition of the power supply is attributed to

power distribution problem and transformer problem. About 90.4% of the

power supply is irregular and 9.6% is regular, see plate 4.3. The environmental

quality of the environment highly depends on the functionality of the available

physical infrastructure. The drainage system in the area is blocked with dirt.

Majority of the drainage system are not serving its purpose. The survey

revealed that 12.7% of the area lack drainage , while 87.3% seems to have one

form of drainage or the other which is either stagnant or flow to nowhere in

particular, see plate 4.5 and figure 4.16. Aside from this, about 41.4% of the

resident uses their waste as landfill, while 37.9% patronizes the PSP operator,

other find a way of burning the waste.

Based on all the above findings, the general findings of the quality of the

houses in the area, is that 14.7% of the total housing stock can be described as

good, while 47.2% is fair and those in bad condition have 38.1% of the stock.

However, other findings from the field survey include the following:

1. Inadequate facilities are lacking in the study area.

2. From observation almost 85% of the total houses in study area do not

conform to planning rules and regulation in terms of set back and air

space /ventilation.

3. Lack of maintenance culture by residents and house owners in the study

area contributed to the decline of housing quality in the study area.

4. High cost of modern building material has been responsible for the

depriving house owners to renovate or re-build the houses.

5. Similarly, one noticeable limiting factor that was militating against the

sufficiency of some of these amenities is the fact that the study area is over-

crowded by the people .where these amenities are available; they are

sometime overused due to large concentration of people. (That is, there is

higher demand on inelastic supply). So, the mere fact that houses should be

provided to people is not the only solution but, this should also be followed

by ensuring that enough amenities should not only be existing but, it must

be functioning to serve the peoples need and improve the quality of housing

in the study area.

5.2 Conclusion

The presentation and analysis of data stated above provide a useful and

significant contribution to the understanding of the factors influencing the

quality of housing. The impact of these factors on residential housing quality is

better appreciated by empirical study in a rapidly growing environment.

Living within a descent and well improved housing is imperative to ensuring

safety of life and the reduction of proneness to hazards. The study area would

be improved qualitatively if the needed facilities are provided, and if there is

proper maintenance culture to maintaining each dwelling units and more so, if

all the aforementioned recommendations are strictly and properly carried out. It

will bring out a useful result at the end of the study.

5.3 Recommendations

Enforcement of hygienic rules and regulation should be created in the area.

Vigor areas suggestion on the improvement of the state of infrastructural

facilities in the area. Subsidies on the state of housing deficiency on the

housing situation in the area. Also the community development efforts and

participation should be encouraged.

The stakeholders in property investment such as the government and the estate

surveyors and valuers should endeavor to enlighten the public (landlords and

tenants) on the importance of maintenance and aesthetics but also for

prolonging the revenue yielding of property investment and the wealth of the

nation. This will also reduce the impending emergence of slum.

Proper attention by the environmental laws agency on the condition of

accommodation in order to protect the general well being of the society, the

overall environmental quality and property values. Necessary machineries such

as finance, vehicles, office accommodation, staff, equipment etc should be

provided to planning authorities and environmental agencies for the effective

implementation and compliance to qualitative housing by the public.

Another important recommendation is the establishment of proper

enlightenment concerning the danger that is in indiscriminate refuse dump

around their houses, the implication and the reason why it is dangerous to

human health by advising them to wait for the refuse collector controlling by

the Lagos state Waste management Authority (LAWMA) in order to discharge

their refuse.

Creation of co-operative societies by the residents to encourage savings, in

order to have sufficient fund to improve the quality of the housing in the area.

Provide of environmental monitoring team, by the local government authority

to ensure proper maintenance of the housing and its environment.

The local authority enforcement the entire resident in the area, to construct

proper drainage system in front of their house. Any building that does not

conform to the law should be penalize.

Provision of refuse collection point within the study area. In addition to this,

the agency involve in the waste collection should be provided with adequate

equipment to ensure effective contribution from the agency.

Water supply pipe are to be laid beside the drainage system. It is also suggested

that the government should provide housing subsidies on housing supply in the

area. Consideration of direct construction of houses that is base on rental basis.

Policies formulate to help empower the household economically through

various programmes.

Moreso, the community base association should also come together to

contribute and help improve housing condition in the area.

Access to clean water as well as adequate sewage elimination system for the

families at least two habitable rooms.

In order to implement all the above mention recommendations, the state

government and local authority, with the contribution and effort of the

community association should show their absolute commitment towards

improving the quality of housing within the study area by employing some of

the following strategies:

1. The state government should create a department that would be charged

with the sole responsibility of developing and improving local building

materials.

2. Instead of engaging in direct construction of houses, government should

give incentives necessary to the people and private sector developers,

because, the construction of housing by government have proved

unreliable in the previous years.

3. The Lagos State Government should encourage the multi-national

corporations to invest part of their profits and or savings on housing

schemes.

4. There must be community development efforts and participation in the

study area in order to reduce the problem of the study area and improve

the quality of the housing and the environment.

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APPENDIX IYABA COLLEGE OF TECHNOLOGY

SCHOOL OF ENVIRONMENTAL STUDIESDEPARTMENT OF URBAN AND REGIONAL PLANNING

HND II DISSERTATION QUESTIONNAIRETowards improving the quality of housing in Lagos Metropolis, Demurin

and Akintan Corridor in Ketu Kosofe Local Government.

SOCIO – ECONOMIC CHARACTERISTICS AND PHYSICAL HOUSING SURVEY.

NOTES:1. This questionnaire is meant to solicit information for an academic project.2. Please tick the appropriate options. All information supplied will be treated as

confidential.3. Please answer the ones that are applicable to you.

SECTION ‘A’ SOCIO – ECONOMIC CHARACTERISTICSDate ----------------------

(1) DEMOGRAPHIC SURVEY(a) Address: -------------------------------------------------------------------(b) Sex: Male ( ) Female ( )(c) Educational Attainment: Not Educated at all ( ) Primary ( )

Secondary ( ) Tertiary ( ) (d) Age group o f Household head: 0 - 10years ( ) 11 – 20 ( )

21 - 30 years ( ) 31- 40 years ( )41 - 50 years ( ) 51- 60 years ( )61 - 70 years ( ) above – 70 years ( )

(e) Level of Income/Month:(i) Below N7,500.00 ( ) (ii) N7,500-N15000 ( )

(iii) N15,001 –N25,000 ( ) (iv) N25,001 – N35,000 ( ) (v) N35,001 – 45,000 ( ) (vi) N45,001– N55,000 ( ) (vi) N55,001 – 65,000 ( ) (vii) N65,001 – N75,000 ( ) (viii) N75,001 – 85,000 ( ) (ix) N85,001 – N95,000 ( ) (x) Above 100,000

(f) No. of people in household: -----------------------------------------------------(g) Age of other members of household (No. in age group)

0 - 10 years( ) 11 - 20 years ( ) 21 - 30 years ( )31 - 40 years ( ) 41 - 50 years ( ) 51 - 60 years ( ) 60 years and above ( )

(h) How many of you are living in your household?(i) 1-3 (ii) 3-5 (iii) 5-7 (iv) Other Specify………

(i) How many households do you have in the house?(i) 1 (ii) 2 (iii) 4 (iv) 5 (v) Others

Specify…………………. (j) How many rooms do each household (family) occupied in the house?

(i) 1 (2) 2 (3) 3 (4) Other specify ………….

(k) Occupation:(i) Public Sector ( ) (iii) Informal Sector (Specify) ------------------(ii) Private Sector ( ) (iv) Unemployed -------------------

(l) Location of Employment:(i) Within Demurin/Akintan ( ) (ii) Within Kosofe LGA ( ) (iii) Other Areas in Lagos State ( ) (iv) Outside Lagos State ( )

(m) Ownership of House:(i) Owner Occupier ( ) (ii) Family House ( )(iii) Rented ( ) (iv) Others (Specify) ( )

(n) If rented, how much do you pay per month?(i) N1,500 - N2500 (ii) N2500-N3500(iii) N3500-N5000 (iv) Others Specify.

2. BUILDING SURVEY

(a) No. of Floors:(i) Bungalow ( ) (ii) 2 Floors ( )(iii) 3 Floors ( ) (iv) Above 3 Floors ( )

(b) Materials for Construction:(i) Block Work ( ) (ii) Wood Work ( )(iii) Brick work ( ) (iv) Others………………

(c) Kitchen:Cooking Materials: Available ( ) Not Available ( )(i) Fire wood ( ) (ii) Kerosene Stove ( )(iii) Electric cooker ( ) (iv) Gas Cooker ( ) (v) Others Specify ( )Location: (i) Attached with the building ( ) detached ( )

(d) Toilet Facilities: Available ( ) Not Available ( )(i) Pit Latrine ( ) (ii) Water Closet ( ) (iii) Others Specify ………………………………..Location: (i) Attached with the building ( ) detached ( )

(e) Bathroom Facilities:(i) Make Shift ( ) (ii) Shower ( )(iii) Bath tub ( ) (iv) Others Specify ( )Location: (i) Attached with the building ( ) detached ( )

(f) Roof Material:(i) Aluminum ( ) (ii) Galvanized iron sheet ( )(iii) Asbestos ( ) (iv) Other specify ………….

(g) Roof Condition:(i) Intact (ii) Partly damaged ( ) (iii) Fully damaged ( )

(h) Age of the Building(i) Below 3years (2) 5- 10years (3) 10 -15years (4)15-30years other specify ………….

3. ENVIRONMENT QUALITY

(a) Accessibility:

(i) Accessible ( ) (ii) Not Accessible ( )If Accessible by what means? (i) Road ( ) (ii) Stilt ( )

(b) Air Space: (i) Adequate ( ) (ii) In Adequate ( )(c) Drainage: (i) Available ( ) (ii) Not Available ( )(d) Terrain: (i) Level ( ) (ii) Rugged ( )

(iii) Below existing Road ( )(e) Refuse Disposal System: (i) Land Fill ( ) (ii) Incinerating ( )

(iii) Collection by PSP ( ) (iv) Others Specify ------------If PSP, when do they come for the collection of the refuse deposited(i) Daily ( ) (ii) Weekly ( ) (iii) Twice a week ( )(iv) Once in two weeks ( ) (v) others specify. ………………

4. INFRASTRUCTURE SURVEY(a) Water Supply:

(i) Source: (i) Pipe Borne (ii) Well/Borehole (iii) tanker services(ii) Adequacy: (i) Adequate (ii) Inadequate(iii) Quality of Water: (i) Odour (ii) Particles (iii) Taste

(iv) Colour (v) None of the above(iv) What is the state of the water supply?

(i) Poor ( ) (ii) Bad ( ) (iii) Good ( )(v) How close is the source of water supply to your house?

(i) Treckable distance ( ) (ii) Not Treckable ( )

(b) Electricity Supply:(i) Source of Regular Supply? (i) Public Powers Supply ( )

(ii) Generator ( ) (iii) Local such as Lantern/Gas Light etc.

(ii) How regular is the Supply (i) Regular ( )(ii) Not RegularReason: (i) Transformer Problem (ii) Line Distribution Problem ( ) (iii) Others (Specify) ------------------

(iii) How close is the transformer to your house?(i) Very close ( ) (ii) Not close ( )

(iv) What is the condition of the electricity supply?( i) Poor ( ) (ii) Bad ( ) (iii) Good ( )

(c) Health Facilities: (i) Public Hospital/Health Centre (ii) Private Clinic (iii) Traditional Hospital (iv) None Available

(i) How close is this facility to your house ?(i) Close ( ) (ii) Very close ( ) (iii)10min. drive

(ii) How equipped is the available health facilities in the area?(i) Well equipped (ii) Not equipped

(d) Drainage system:(i) What type of drainage system?

(i) Open drain ( ) (ii) Closed drain ( )

(ii) What is the condition of the drainage system?

(i) Filled with dirty ( ) (ii) Free flow of water (iii) Others specify.(iii) (i) What is the level of the drainage system within the

area? (i) Adequate (ii) Not AdequateIs there any available Market within the area?

(i) Yes ( ) (ii) No ( )What is the nature of the Market? (i) Daily market ( ) (ii) Weekly ( ) (iii) Others specify ………………

(i) Where is the Market located in the area?.........................(ii) What is the state of the Market?

(i)Functioning ( ) (ii) Not too functioning ( )

(iii) How close is the Market to your house? (i) Treckable ( ) (ii) Very close ( ) (iii)10min. drive(iv) Other specify…………………..

(f) Road Network:Is it available road in the area motorable?

(i) Yes ( ) (ii) No ( )(ii) What is the condition of the available roads?

(i) Tarred ( ) (ii) Not tarred (iii) Tarred but partly damaged

(iv) Not tarred but graded. ( iii) Is your house accessible with road ?

(i) Yes ( ) (ii) No ( )

1