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 Urban and Regional Planning

.. Signature/ Date

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 cant 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.

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LIST OF PLATES Pages 1.1 1.2 4.1 4.2 4.3 4.4 4.5 4.6 Poorly Maintained Building Waste Collection by the PSP Wall Constructed With Wood Water Pipe Line Inside Drainage Channel Poor Electricity Connection Indiscriminate Waste Disposes Poor Drainage Condition Deteriorating Building In The Area 5 7 79 86 88 90 91 93

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LIST OF MAPS Pages 1.1 1.2 The Study Area Nigeria and Lagos State in Regional Setting 22b

viii LIST OF TABLES Pages 4.1 4.2 4.3 4.4 4.5 4.6 4.7 4.8 4.9 4.10 4.11 4.12 4.13 4.14 Educational Attainment Household Size of Respondents Number of Household in the House Number of Rooms Occupied by Respondents Location of Employment of Respondents Income Level of Respondents Rental Value in the Area Percentage of Income Spent On Housing Age of Building Water Quality Perception by the Respondents Electricity Supply Refuse Disposal System Measurement for Setback in the Area Housing Quality Indicators Assessment 68 70 71 72 74 76 77 78 82 87 89 90 92 95

ix LIST OF FIGURES Pages 2.1 4.1 4.2 4.3 4.4 4.5 4.6 4.7 4.8 4.9 4.10 4.11 4.12 4.13 4.14 4.15 4.16 4.17 4.18 Concept of Habitability Age Group of Household Head Ownership of House of Respondents Occupation of Respondents Material for Wall Construction Roof Material Condition of the Roof Numbers of Floors Types and Availability of Toilet Condition of Toilet Kitchen Availability Accessibility Sources of Water Supply Sources of Electricity Supply Problem with Electricity Supply Attendance of Health Facilities Drainage System Air Space Condition of Building 23 69 70 73 79 80 80 81 83 84 84 85 86 88 89 89 92 92 93

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TABLE OF CONTENTS Pages Title Page Certification Dedication Acknowledgement Table of Content List of maps List of tables List of figures List of plates Abstract CHAPTER ONE 1.0 1.1 1.2 1.3 1.4 1.5 1.6 1.7 1.8 1.9 Introduction Statement of problems Research Questions Aim and Objectives Justification of study Scope of Study Methodology of Study Contributions to knowledge in Urban & Regional Planning Study Area Definition of terms 1 4 7 7 8 9 10 14 14 19 ` i ii iii iv v viii ix x xi xii

CHAPTER TWO 2.0 2.1 Conceptual Framework / Review of literatures Concept of Habitability 22 22

v 2.2 2.3 2.4 2.5 2.6 Concept of Affordability Concept of Maintenance Millennium City Concept Review of Literatures Current Initiatives to Improve Housing Quality 25 30 33 34 44

CHAPTER THREE 3.0 3.1 3.2 General Overview on Housing Housing in the National Economy Housing Situation in Nigeria 46 46 47 48 49 51 52 58 62

3.2.1 Contribution of Housing to Development in Nigeria 3.2.2 Public Sector Contribution to Housing in Nigeria 3.2.3 Private Sector Contribution to Housing in Nigeria 3.3 3.4 3.5 Housing Provision and Policy in Nigeria Challenges of Housing in Economic Development of Housing Housing Situation in the Study Area

CHAPTER FOUR 4.0 4.1 4.2 4.3 4.4 4.5 4.6 4.7 Data Analysis and Presentation Socio-Economic Characteristics Proximity to Place of Employment Affordability Physical condition of housing units/material of construction Quality of housing facilities Accessibility to traffic and motorable road condition Accessibility to housing unit, social services, amenities and public Goods 84 66 66 73 74 78 82 84

vi CHAPTER FIVE 5.0 5.1 5.2 5.3 Summary of Findings, Conclusion and Recommendations. Summary of Findings Conclusion Recommendations References Appendixes 96 96 99 99

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 households. 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-today 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, residents 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 clearcut 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

AIM AND OBJECTIVES

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 mans 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 Yorubas specifically the Aworis, with few other ethnic groups like the Igbos, 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 its 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 631N and 641N 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 30C (80F) 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, automechanical 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 peoples 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 countrys 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. 1.1. 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

Man

Institutional Management Shelter Dwelling

Environmental

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.

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 someones 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 households 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 doesnt 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 peoples 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 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. to address new

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 midsized 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 cooperative 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 m, while that of a multifamily house is 69 m (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 3.1 GENERAL OVERVIEW ON HOUSING Housing in the National Economy

One may perhaps be tempted to ask why emphasis is being placed on housing. Firstly of all mans 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 nations 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, Nigerias 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 1950s. 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 households 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 1950s (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 governments plans as follows: a. the Colonial period (1914- 1960) b. c. d. e. f. g. first national development plan (1962- 1968) second national development plan (1970- 1974) third national development plan (1975- 1980) fourth national development plan (1981-1985) national housing policy 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 nonbanking) 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 lowdensity 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 Primary school Secondary school Tertiary institution TOTAL

Source: field survey, September 2009.

21 14 98 64 198

10.6 7.1 49.5 32.3 100

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

100 80 60 40 20 0 21-30 0-10Nov-20 61-70 Above 70 31-40

41-50 51-60

0-10 Nov-20 21-30 31-40 41-50 51-60 61-70 Above 70

AG G OUP OFH E R OUS H E OLDH AD E

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 525years, see figure 4.2.

Fig 4.2: Ownership of House of Respondent in percentage

6 0 5 0 4 0 3 0 2 0 1 0 0 Own Occu ier Fam Hou er p ily se Ren ted oth sp er ecify Own Occu ier er p Family Hou se Ren ted Oth S ecify er p

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. Household Size of Respondents

4.1.4

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 57people. 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 3-5people 5-7people Others specify TOTAL

Source: field survey, September 2009.

21 34 118 24 198

10.6 17.2 59.6 12.1 100

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 nations average household size as revealed

by the national population commission census of 2006, which put the nations 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 3 4 5 6 Others TOTAL

Source: field survey, September 2009.

4 9 14 27 53 91 198

2.0 4.6 7.1 13.6 26.8 46.1 100

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 One Room Two Rooms Three Rooms Four Rooms Five Rooms Six Rooms and Above Total
Source: field survey, September 2009.

No. of Response 152 32 12 2 198

Percentage 76.8 16.2 6.1 1.0

100

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 unemployed. See figure 4.3. Fig 4.3: occupation of Respondent in percentage
100 80 60 40 20 0 Public S ectorPriva S te ectorUnem ployed Inform l S a ector occupa tionof res pondentsinpercenta e g

0.9 are

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 Within Kosofe LGA Other Areas in Lagos State Outside Lagos State TOTAL
Source: field survey, September 2009.

73 64 49 12 198

36.9 32.3 24.8 6.1 100

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 N7,000N15,000. 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 7,500-15000 15,001 25,000 25,001 35,000 35,001 45,000 45,001 55,000 55,001 65,000 65,001 75,000 75,001 85,000

3 21 62 36 21 04 09

1.5 10.6 31.3 18.2 10.6 2.0 4.6

85,001 95,000 Above 100,000 TOTAL

Source: field survey, September 2009.

34 08 198

17.2 4.0 100

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

N2500-N3500 N3500-N5000 Others Specify.

Total
Source: field survey, September 2009.

67 31 14 7

56.3 26.1 11.8 5.9

119

100

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 Income Spent (%) Number of Response S/No 1 Below 20 98 2 20-30 14 3 30-60 7 4 60-90 5 Above 90 Total 198
Source: field survey, September 2009.

Percentage 82.4 11.8 5.9 100

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

300 250 200 150 100 50 0 4
Block works Brick

256

6
Wood work

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

Aluminium Galivanised Iron Sheet Asbestos

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

63 80 60 40 20 0 Intact Partly damaged Good 24 13 Intact Partly damaged Good

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
300 250 200 150 100 50 0 67 17
Bungalow 2 floors 3 Floors

103 11
Above 3 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 Below 3years 5-10years 10-15years 15-30years 30-50years Above 50years Total

Number of Response 11 22 31 77 69 55
265

Percentage 4.2 8.3 11.7 29.1 26.0 20.8

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

13.31 25.38 61.31

pit laterine

water closet

Others

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:
60 50 40 30 20 10 0 Bad 54

Condition of Toilet
Good Poor 27 Bad 19 Good

Poor

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
300 250 200 150 100 50 20 178

4.60

ACCESSIBILTY TO TRAFFIC AND MOTORABLE ROAD

Available Not available

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
4

Accessible Not accessible

194

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

Tanker Services 1%

Public Tap 31%

Borehole/ well 68%

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
Color Odour Particles Taste None All Total
Source: field survey, September 2009.

Number of Response
37 21 16 67 12 59
198

Percentage
17.5 9.9 7.5 31.6 5.7 27.8
100

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.

300 250 200 150 100 50 0

Figure 4.13: Sources of Electricity Supply

190

5
Generator

3
Local(lantern, Gaslight,etc. Public pow er

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

Not regular

Number of Response
179

Percentage
90.4

Regular Total
Source: field survey, September 2009.

19
198

9.6
100

Figure 4.14: Problem with electricity supply

5.7 10.4
Line distribution Others Transformer problem

84.4

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

300 250 200 150 100 50 0

4.6

155
Source: field survey, September 2009.

28 ENVIRONMENTAL QUALITY 11
Private Clinic Health post

The quality of the environment highly depends on the functionality of the available physical infrastructure. The infrastructure is to enhance the

None at all

Trad. Hospital

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

Collection by PSP Burning/Incinerating

Number of Response
75 7

Percentage
37.9 3.5

Land fill Others

82 32

41.4 16.2

Total
Source: field survey, September 2009.

198

100

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
Not available 13%

Available 87%

Available
4.6.3 Air Space

Not available

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
Front Rear Sides

Size in meters
Less than 4m Less than 2m Less than 2m

No of buildings
248 248 248

6m Total

17 265

Figure 4.17: Air Space

300 250 200 150 100 50 0
Adequate Inadequate

186 79

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

300 250 200 150 100 50 0
Bad Fair

104

122 39
Good

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 RATING
NO HOUSING QUALITY INDICATORS POOR (1) FAIR (2) X X X X X X X GOOD (3) V-GOOD (4) EXCELLENT (5) SCORE OBTAIN

Occupancy ratio Security of tenure Ownership status Affordability Proximity to place of employment 6. Quality of housing facilities 7. Materials of construction 8. Accessibility to public goods, utilities and social amenities. 9. Environmental quality 10. Physical condition 11. Security and safety 12. Physical appearances TOTAL

1. 2. 3. 4. 5.

2 3 3

4 4 2 3 3 1

X X X X

12

2 2 1 30

Score obtain /Total score * 100.

30 X 100 = 60 1

50%

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 1530years, 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 overcrowded 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.

REFERENCES
Abiodun, J.O. (1974), Urban Growth and Problems in Metropolitan Lagos. Urban Studies 11: 341-347. Abiodun, J.O. (1976), Housing Problems in Nigeria Cities. Town Review 47(4): pp 330-348. Anya Igwe-Kalu and G.N Chima (2006), Housing Development in Nigeria. Concept Issues and Strategies. A.M. Olaseni, et al (2004), Basic Principle of Research. Concept Publication (Press Division), Lagos Division Aribigbola, A. (2000) Conception Issues in Housing and Housing Provision in Nigeria. In Arigabamijo et.al. (Eds.), Effective Housing in the 21st Century Nigeria. The Environment forum FUTA- pp, 1-8. Australian Housing and Research Institute (AHURI) (2004), Housing AffordabilityAHURI Research and Policy Bulletin. Issues 45. Awotona, AA. (1982), Determination of the Quantitative Housing need: A Review of Methodologies. Nigeria Institute of Architects Journal, N.I.A.J. pp 37-48. Planning

Bello, M.T. (1994). Effective Fleets Management, Adequate Maintenance and Safety on physical Distribution, A Term Paper submitted to the Centre for Transportation studies, Ogun State University, Ago-Iwoye. Bichi, M.K. (1998), Development of mortgage Finance Industry in Nigeria and Private Sector Participation: a Brief Bichi, K. M. (2003). Imperatives for tackling Nigerians Housing shortage. Guardian of Monday 20th of June. Charles Abrams (1964), Housing in the Modern World, Mans struggle for Shelter in an Urbanizing world. C.K George (2002), Basic Principles and Methods of Urban and Regional Planning. Libro- Gem Limited Publications. De vreeze, n. (1993) woningbouw, inspiratie & ambities: kwalitatieve grondslagen van de Sociale woningbouw in nederland [house construction, inspiration and ambitions; Fundamentals housing in the Netherlands, nationale woningraad, almere. Emmanuel, O. Ezeani and Nnanta N.E (2001), Issues in Urbanization and Urban Administration in Nigeria, Published by Jamoe Enterprises Nigeria, Enugu State, Nigeria. FGN (1991), National Housing Policy Documents 1991 Abuja, Government Press. Fawehinmi, S. A. (2000); Government Search for Affordable Rental Housing in Nigeria: The Mis Step of Rent Controls in Akinbamijo et al (Eds), Effective Housing in the 21st Century Nigeria. The Environmental Forum FUTA. Pp. 40 45. Josephine Olu Abiodun (2008), The Challenges of Growth and Development in Metropolitan Lagos .University Press, Ibadan, pp.57-62. http://www.unu.edu/unupress/ unup books/Uu26ue/uu26uei.htm). Lee, R. (1976). Building Maintenance. The Macmillan Press Limited, London and Basingstoke. Federal of social

Mabogunje, A.L., Prolegomenon to Urban Poverty in Nigeria. Poverty in Nigeria, Proceedings of the 1975 Annual Conference of the Nigeria Economic Society, 1975, pp 69-91 Mabogunje, A.L.(2003), The New Mass Housing and Urban Development Policy: Social and Economic Impact Being text of a public Service Lecture delivered to the top Echelons of the Federal Civil Service on September 30,2003, Abuja. Maclennan, D. and Williams, R. (eds.) (1990); Affordable Housing in Britain and America, Joseph Rowntree foundation York.

Becker K and Lewis D, The Problem of Housing in Developing Countries Housing Problems in Developing Countries; Dakhil H, Ural O. and Tewlik, M. F. (Eds) Interprint (Malta) Ltd, 1973,Pp. 175-194. Merem, E. and Twumasi, Y.A. (2008), Using Geospatial Information Technology in Natural Resources Management. The Case of Urban Land Management in West Africa, Sensor, 8, www.mdpi.org/sensors, Pp. 607-619. Needleman, L. (1984); The Economic of Housing Stapled Press London. P 18 Odongo, J. (1979), Housing Deficit in cities of the Third World: Fact or Fiction? Housing in Third Countries-Perspective on Policy and Practice; H.S. Murison & J.P. Lea (Eds.); the Macmillan Press Ltd, London. Pp 31-35 Oke, J.O (2004), Scope Research and Area of Study in Basic Principle of Research edited by A.M Olaseni, O.O Solola, L.L Laoye and A.A. Alade Published by Concept Publications Limited, Mushin Lagos State, Nigeria. Oke J.O and Fagbohun P.O (2007), Housing Situation in Lagos in Journal for Sustainable Development. Department of Urban and Regional Planning, Yaba College of Technology. Volume 1, No. 2. Published by

Research Development Committee URP. Department, Yaba College of Technology. Okesoto, J.O. (2007), The limited Housing choice of the low income people of beere Housing market in oyo state. Journal for sustainable development, department of urban and regional planning. Yaba college of technology, yaba lagos. Vol.1 no2. pg 42-51. Okewole, I.A and Aribigbola .A. (2006), Innovation and sustainability in

Housing Policy conception and implementation in Nigeria in okewole I.A .et.al (eds.) The Built environment: Innovation Policy and sustainable Development. Covenant university, Ota, Ogun state, Nigeria. Pg. 414-420. Okoko, E. (2001), Residential Crowding and Privacy in High-density Neighborhoods in Akure, Nigeria Ife Social Sciences review Vol. 19 No. 1 pp 133-144. Olotuah A.O (2002), An Appraisal of the Impact of Urban Services on Housing in Akure Metropolis Journal of Science Engineering and Technology, Federal Universities of Technology, Akure Volume 9 No. 44 pg 4570-4582 Olotuah, A.O. (2005), Urban Housing and the Heritage of Earth Architecture in Nigeria. Papers presented to conference of International Network for Traditional Building, Architecture, and urbanism (INTBAU), London, UK. P 16 Olotuah, Abiodun Olukayode (2005), Housing Quality in Suburban Areas. Department of Architecture, Federal University of Technology, Akure Ondo State Nigeria. Vol. 34, no. 2, pg 133-137. Oluremi I. Obateru (2004), Guild for Writing Dissertation. Penthouse Publication, Ibadan Nigeria.

Omole, F.k (2001), Basic Issues in Housing Development, Femo Publication, Akure, Ondo State.

Bless

Orhan, M. Yildiz (2008), Policies for Improving Housing Quality a Comparison of Demand and Supply Subsidies. Payne, G.K. (1977), Urban Housing in the Third World, Routledge and Kegan Tunde Agbola, Layi Egunjobi, C.O Olatubara (2007), Housing Development and Management. A book of readings, Department of Urban and Regional Planning, University of Ibadan, Ibadan Nigeria. UN (1996), Strategies to Implement Human Settlement Policies on Urban Renewal and Housing Modernization. Economic Commission for Europe. Wahab, K; L.A. Adedokun, & A.G.Onibokun (Ed.); Ibadan: Nigerian Institute of Social and Economic Research. Wahab, K.A, Adedokun. L.A. and Onibokun P.(1990), Urban Housing Condition in Onibokun P.(ed) Urban Housing in Nigeria, NISER, Ibadan.Pp 144-173. Yakubu, T.(2004), Federal Mortgage Bank of Nigeria in Perspective, Homes and Property Guide. Vol. 1 No2. Gold Communication, Isolo, Lagos Pp. 36-39. Yinka Balogun, Tayo Odumosu, Kayode Ojo (1998), Lagos State in Maps. Published by Rex Charles Publication Ibadan. Pp 162-167, 57-58.

APPENDIX I
YABA COLLEGE OF TECHNOLOGY SCHOOL OF ENVIRONMENTAL STUDIES DEPARTMENT OF URBAN AND REGIONAL PLANNING HND II DISSERTATION QUESTIONNAIRE

Towards 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 CHARACTERISTICS

Date ---------------------(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) (l) (m) (n) Occupation: (i) Public Sector ( ) (iii) Informal Sector (Specify) -----------------(ii) Private Sector ( ) (iv) Unemployed ------------------Location of Employment: (i) Within Demurin/Akintan ( ) (ii) Within Kosofe LGA ( ) (iii) Other Areas in Lagos State ( ) (iv) Outside Lagos State ( ) Ownership of House: (i) Owner Occupier ( ) (ii) Family House ( ) (iii) Rented ( ) (iv) Others (Specify) ( ) 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 ( ) Toilet Facilities: Available ( ) Not Available ( ) (i) Pit Latrine ( ) (ii) Water Closet ( ) (iii) Others Specify ..

(d)

(e)

(f) (g) (h)

Location: (i) Attached with the building ( ) detached ( ) Bathroom Facilities: (i) Make Shift ( ) (ii) Shower ( ) (iii) Bath tub ( ) (iv) Others Specify ( ) Location: (i) Attached with the building ( ) detached ( ) Roof Material: (i) Aluminum ( ) (ii) Galvanized iron sheet ( ) (iii) Asbestos ( ) (iv) Other specify . Roof Condition: (i) Intact (ii) Partly damaged ( ) (iii) Fully damaged ( ) Age of the Building (i) Below 3years (2) 5- 10years (3) 10 -15years (4)15-30years other specify .

3. (a) (b) (c) (d) (e)

ENVIRONMENT QUALITY Accessibility: (i) Accessible ( ) (ii) Not Accessible ( ) If Accessible by what means? (i) Road ( ) (ii) Stilt ( ) Air Space: (i) Adequate ( ) (ii) In Adequate ( ) Drainage: (i) Available ( ) (ii) Not Available ( ) Terrain: (i) Level ( ) (ii) Rugged ( ) (iii) Below existing Road ( ) 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. INFRASTRUCTURE SURVEY (a) Water Supply: 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 Regular Reason: (i) Transformer Problem (ii) Line Distribution Problem ( ) (iii) Others (Specify) -----------------(iii) How close is the transformer to your house?

4.
(i)

(iv) (c)

(i) Very close ( ) (ii) Not close ( ) What is the condition of the electricity supply? ( i) Poor ( ) (ii) Bad ( ) (iii) Good ( )

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 Drainage system: (i) What type of drainage system? (i) Open drain ( ) (ii) (ii)

(d) )

Closed drain

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 Adequate Is 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 ( )