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Incessant Building Collapse in Nigeria: A Framework for Post-

Development Management Control

*Olayinka C. Oloke1, Abiodun S. Oni1, Ayodeji Ogunde2, Opeyemi Josuha2 and Daniel O. Babalola3
1. Department of Estate Management, College of Science and Technology, Covenant University, Km 10,
Idiroko Road, Canaanland,Ota, Ogun State, Nigeria
2. Department of Building Technology, College of Science and Technology, Covenant University, Km 10,
Idiroko Road, Canaanland, Ota, Ogun State, Nigeria
3. Department of Architecture, College of Science and Technology, Covenant University, Km 10, Idiroko
Road, Canaanland, Ota, Ogun State, Nigeria
Abstract
This study investigates post-development management approach of properties and how it could be improved to
stem the tide of building collapse in Nigeria. Extant literatures were reviewed and primary data collected with
the use of structured questionnaires administered on occupants of one hundred and fifty residential and seventy-
five commercial properties across Lagos State, Nigeria. Data was analysed with basic descriptive tools such as
frequency, percentage, Likert scale and weighted mean score. Findings reveal abuse of property management
functions by property owners and non-professionals alike in the management of various properties. Findings also
show a high level of dissatisfaction with the services provided mostly by the non-professionals and that integrity
assessment is rarely carried out by the professionals and non-professionals alike. The study therefore
recommends that post development property management services become an exclusive preserve of professional
property managers. The study further recommends that properties must be subjected to mandatory integrity
assessment and subsequently, recommended for similar exercise based on the report of routine management
inspection. The proposed framework for carrying out the structural integrity assessment and appropriate
recommendations for the outcome of routine inspection or integrity assessment is a key contribution of this study
to existing literatures on building collapse in the country.
Keywords: Building collapse, Post-Development, Property Management, Framework, Structural Integrity

1. Introduction
The hazard of building collapse in Nigeria is not abating, restricted or selective and has led stakeholders into an
unending search for solution. A survey of incidence of building collapse reveals that occupied buildings are more
affected than those under construction or newly completed. According to Ayedun, Durodola and Akinjare, (2012),
out of the fifty-six cases of building collapse surveyed, only 4% were under construction while the remaining
96% were in use before the failure occurred. Chendo and Obi, (2015) listed ten cases of building collapse in
Nigeria between 1974 and 2013 of which 40% were under construction or uncompleted while the remaining
60% were already in use. Ebehikhalu and Dawam (2014) made a comprehensive list of one hundred and thirty-
nine cases of building collapse in Nigeria between 1974 and 2012. The study showed that 12% were under
construction, 5% were uncompleted, 12% were unidentified while the remaining 71% were already occupied for
the various purposes ranging from residential, educational, religious, administrative, commercial and hospitality
facilities. Fagbenle and Oluwunmi (2010) listing sixty-one cases of building collapse in Nigeria between 1974
and 2010 revealed that 20% were under construction, 6% uncompleted while 74% were already in use. Windapo
and Rotimi (2012) also surveyed cases of building collapse in Nigeria between 1974 and 2010 and came up with
ninety-one cases. Out of this figure, 19% are under construction, 6% are uncompleted, 1% is fence wall while
the remaining 67 (74%) were in use. This invariably implies that building collapse is more rampant among
existing and occupied buildings than those under construction.
The painful destruction of personal properties and loss of lives that accompany the collapse could have been
significantly reduced if the maintenance steps taken had included mandatory, periodic or conditional structural
integrity assessment. Interestingly, many of the causes of building collapse are attributed to structural defect, bad
design, violation of building codes, use of substandard construction materials, poor workmanship and corruption.
In fact, Ayinnuola and Olalusi (2004) specifically stated that building failure in Nigeria is attributed to 50%
design fault, 40% construction fault and 10% product failure. Ede (2010) and Olagunju (2011) emphasized the

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importance of post-construction maintenance of building and that lack of proper maintenance culture contributes
to the crisis of building collapse in Nigeria. Also identifying lack of proper maintenance as a cause of building
collapse include Fagbenle and Oluwunmi 2010, Olagunju, Aremu and Oladele (2013) and Babalola (2015).
Given that 60% and above of cases of building collapse across the country involve buildings that are already in
use, maintenance approach cannot be overlooked and the significance of structural integrity test at before and
during the use of the property cannot be over-emphasized. Structural integrity assessment is expected to identify
the problem before it degenerates and recommend necessary action to prevent the losses.

2.0 Trend, Causes and Consequences of Building Collapse in Nigeria

The consequences of building collapse cannot be underestimated. A bungalow that collapse on the occupant
cannot be regarded as a small loss neither will a multi-storey building that collapse with no human casualty be
regarded as no loss. In fact, Ayedun, Durodola and Akinjare, (2012) submitted that owners and stakeholders in
failed structure often die of high blood pressure. This is why every case of building collapse generates serious
reactions from the public and that new incidence easily assume cumulative case thereby making it difficult to
expressly admit an increasing or declining trend of occurrence of building failure over the years. Moreso that the
loss is estimated based on the prevailing economic condition at the time of the incidence. However, according to
Windapo and Rotimi (2012), there were over 112 cases of building collapse in Lagos State alone between
December 1978 and April 2008. The authors, using data obtained from existing studies of Chinnokwu (2000),
Windapo (2006) and Fagbenle and Oluwunmi (2010), presented a graphical depiction of incidences of building
collapse in Nigeria between 1974 and 2010. This is presented in Figure 1. The graph revealed spikes in the
reported cases of building collapse in Nigeria in 1985, 1995, 1999 and 2005 as well as an upward trend in the
number of cases in 2010 (Windapo and Rotimi, 2012). Corroborating this trend, The Punch of March 11th, 2016
stated that there has been a spike in the number of building collapses in the country with over 20 cases reported
over the last ten years.
Olagunju, Aremu and Ogundele (2013) highlight causes of building collapse thus; bad design, faulty
construction, poor quality of materials and construction methods, foundation failure, fire outbreak, natural
phenomenon and inadequate maintenance. Windapo and Rotimi (2012), further listed structural failure, poor
workmanship, carelessness, excessive loading, illegal conversion, hasty construction, obstruction of water course
as other causes. Fakere, Fadairo and Fakere (2012) also identified different causes of building failure. These
include inadequate preliminary works, adoption of wrong foundation, poor concrete mix ratio, improper walling,
lack of approved structural design, poor building material specification, ineffective supervision, lack of quality
maintenance, fire disaster, illegal conversion and climate or natural phenomenon.

Source: Windapo and Rotimi (2012)

Figure I: Cases of Building Collapse in Nigeria between 1974 and 2010

Consequences of building collapse include loss of physical properties, destruction of movable properties, injury

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and loss of life. Beyond this, building collapse always has far reaching economic, financial, psychological and
sociological implications. Resources like capital, time, materials and labour inputs are wasted when building
collapses. Investment ideas are frustrated and those who have a stake in it become temporarily or permanently
destabilized or frustrated Ede (2010). Furthermore, the collapse may lead to bankruptcy where there is no
alternative plan to recover the capital. Also the loss of job with its far-reaching effect on the people and financial
pressure it caused on occupants that got injured or lost their belongings to the collapse. Decapitation, injuries and
death are fatalities recorded in building collapse which cannot be estimated, replaced or restored. The shock,
trauma and anxiety experienced by escapees, witnesses and rescue agents in the aftermath of a building collapse
are better imagined. Ede (2010) summarizing the impact stated that each case of building collapse carries along
with it tremendous effects that cannot be easily forgotten by the victims. Presented in Table 1 are cases of
building collapse and possible cause in Nigeria between 1996 and 2016.

Table 1: Cases of Building Collapse in Nigeria between 1996 and 2016

S/ Property Description Location Status Date of Possible Cause Casualty
No. collapse
1 A Storey building Olowokere Str. Under May, 1996 Structural failure 7
(Church building) Oshodi, Lagos construction
2 6-Storey classroom Ijagbemi Str. Under October, Poor workmanship, 1
building Pedro, Lagos construction 1996 structural failure
3 Residential building Adedayo In use March, 1997 undecided Nil
Adeniran Str.
Amukoko,
Lagos
4 2-Storey commercial Amu Street, In use June, 1997 Substandard Nil
building Mushin, Lagos materials,
Structural failure
5 Duplex building Gwarimpa In use 1998 Structural failure 2
Area, Abuja
6 3-Storey residential Ibadan, Oyo In use 1998 Faulty design, poor Several
building State supervision people
7 4-Storey Church Akure, Ondo Under October 1, Structural failure, 8
building State construction 1998 poor supervision
8 2-Storey residential Funbi Street, In use November, Use of poor Nil
building Abeokuta, 1998 material, structural
Ogun State failure
9 3-Storey residential Ojuelegba, In use April, 1999 Carelessness, 4
building Lagos substandard
materials
10 3-Storey building New Oko-Oba In use June, 1999 Structural failure None
Agege, Lagos
11 3-Storey residential Iju-Isaga, Lagos In use August, Structural failure, 35
building 1999 Rainstorm
12 2-Storey residential Dawodu Street, In use October, Rainstorm 20
building Ifo, Ogun State 1999
13 A Storey residential Adeola Odeku, In use 1999 Rainstorm N/A
building Lagos
14 Residential Storey Idi-Oro Mushin, In use 2000 Faulty design, N/A
building Lagos carelessness
15 3-Storey residential Eleganza In use April, 2000 Incompetence, 5
building Estate, Ajah, structural failure
Lagos State
16 St. Dennis Catholic Bariga, Lagos In use 2000 Structural failure 3
Church building
17 State High School Alimosho, In use 2000 Crowd pressure, 1 death 2
building Lagos overloading injured
18 Building on 10/12, Lagos Island, In use 2000 Deteriorated slab 2
Suenu Str, Lagos Lagos
19 Building at Isako Lagos State In use 2000 Structural failure 5

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village, off Lekki-Epe

Express
20 2-Storey mosque Buhari Street, In use April, 2001 Unauthorized 7
building Mushin, Lagos conversion
21 A Storey residential Iwoye-Ijesha, Under 2001 Structural failure, 7
building Osun State construction use of quacks for
supervision
22 2-Storey residential 10, Elias Street, In use 2004 Dilapidated N/A
building Lagos structure
23 Building on 3 floors Makinde str. In use 2004 Not disclosed N/A
Ebute-Meta,
Lagos
24 Building on 2 floors Solola str. In use 2004 Not disclosed N/A
Agege, Lagos
25 Commercial building Market str. In use 2005 Not disclosed N/A
on 2 floors Somolu Lagos
26 3-Floor commercial 3, Princess str. In use July, 2005 Not disclosed 1
building Lagos
27 Commercial building Mushin, Lagos In use 2005 Not disclosed 1
on 4 floors
28 4-Floor residential/ 53, Cemetry In use January, Ignorance, greedy 7
commercial building Rd, Amukoko, 2006 landlord
Lagos
29 21-Storey Bank of Broad str. In use March, 2006 Aftermath of fire, 2 dead 23
Industry building Lagos Island, heavy wind and injured
Lagos State rain
30 4-Storey Block of 36 Ebute Meta, In use July, 2006 Faulty construction 28
Flats known as Lagos
“Titanic” Building
31 2-Floor school Ikpoba-Okha In use April, 2006 undisclosed 2
building LG, Edo State
32 3-Floor Building Abuja In use June, 2006 undecided Nil
housing offices and
church
33 Multi-Storey Ebute Meta, In use 2007 Unauthorized Several
commercial and Lagos conversion, poor people
Residential building supervision, use of
poor quality
materials
34 Multi-Storey building Kano In use 2007 Faulty design, Several
structural failure people
35 Building used as Olomi Area, In use March, 2008 Use of poor 13
nursery and primary Ibadan, Oyo materials,
school State carelessness
36 5-Storey shopping Wuse Area, Under August, Structural failure, 2 injured,
complex Abuja construction 2008 incompetence, bad 100
workmanship trapped
37 2-Storey residential Asero, Under August, Violates planning 2
building Abeokuta, construction 2008 approval,
Ogun State substandard
materials
38 6-Storey LAUTECH Ogbomoso, Under February, Use of substandard 5
Teaching Hospital Oyo State construction 2009 material, poor
Complex workmanship/
supervision
39 A Fence wall Aghaji In use August, No proper drainage 1
Crescent, GRA 2009
Enugu
40 Uncompleted building Oke Padre Str. Un- October, Substandard 3 dead,

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Ita-morin completed 2009 materials, hasty 11

Abeokuta construction injured
41 Building under Isopakodowo Under April, 2010 Use of substandard 4 death,
construction str. Cairo, construction materials 12
Oshodi, Lagos injured
42 Uncompleted Storey Adenike Street, Un- June 2010 Substandard 1 dead, 2
Building Off New completed materials, non- injured
Market, Oniru compliance
Estate, Lagos with approved
building plans and
weak structure
43 Uncompleted 3-Storey Ikole street, Un- August, Undisclosed 5 dead 40
Building Area 11, Abuja completed 2010 trapped
44 4-storey Building 24, Alli Street, In use September Structural Defects/ 3
Victoria Island, 2010 overloading
Lagos
45 2-Storey Zenith Bank Mararaba, In use 2011 N/A N/A
Building Abuja
46 4-Storey Hospital Pape, Abuja Not 2011 N/A N/A
Building ascertained
47 5-Storey Office 11, Aderibigbe In use 2011 Structural failure, Nil
Complex with a pent Str. Maryland, gross serviceability
house Lagos limit violation
48 5-Storey Hotel Adenubi Close, In use 2011 N/A N/A
building Ikeja, Lagos
49 3-Storey Block of 16 Nnobi str. In use 2012 Structural defects N/A
Flats Enugu, Enugu
State
50 One-Storey residential Awka, Anambra Un- 2012 Defective materials N/A
building State, Nigeria completed

51 3-storey Block of Flats Owerri, Imo Un- 2012 Flooding N/A

in a water logged area State, Nigeria completed
of Owerri.
52 Four-storey Block of Agbama Estate Under 2012 Non-adherence to Undisclo
Flats at Agbama Umuahia, Abia construction building sed
Estate, Umuahia State, Nigeria Regulation that number
permits only 2 of
floors in the area. squatters
perished
53 Four-storey Abanye Str. In use 2013 Heavy Rainfall N/A
commercial Building Onitsha, flooding
collapsed during a Anambra State
downpour Nigeria

54 2-Storey School Bukuru, Jos In use September, Structural failure, 10

building South Local 2013 violation of
Government original approved
plan
55 3-Storey building Oloto Str. Ebute In use July, 2013 Dilapidated 7 dead
Meta, Lagos structure
Old 3-Storey building House No. 12, In use July, 2013 Old and dilapidated 3 dead
Hadeja Road,
Kaduna
56 6-Storey Guest house Ikotun Egbe, In use September, Structural failure 116 dead,
building Lagos 2014 100
injured
57 3-Storey building Ebute Meta, In use July, 2015 Weak Structure Nil
Lagos

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58 Residential Building Dolphin Estate, In use July, 2015 Gas Explosion 3 injured
of Ikoyi, Lagos
Senior Politician
59 5-Storey building Lekki Gardens, Under March, 2016 Violation of 34 dead
Lekki Phase 1, construction approved number
Lagos State of floors
60 4-Storey shopping Itoku Market, Under May, 2016 Under investigation 1 dead
plaza Abeokuta, construction
Ogun State

2.1 Post Development Management

Post development management is a three pronged task involving lease or tenancy administration, space
management and building maintenance. The scope of post construction responsibilities of a property manager is
presented in the Table 2.
2.2 Structural Integrity Assessment
Structural integrity according to Alam (2005) is the science and technology of determining between safety and
disaster while structural integrity assessment is a process of determining how reliable an existing structure is
able to carry current and future loads and fulfill the tasks for a given time period (Rucker et al 2006). Alam
futher emphasized that proper evaluation of structural integrity and remaining life of structures is important to
ensure public safety, environmental protection and economic consideration of building new structures,
maintaining and rehabilitating existing ones. Structural integrity assessment is an exercise that covers a wide
range of task depending on the infrastructure involved. This notwithstanding, Olaniyi, Ogunseye and Lagunju
(2014) stated that consistent inspections must be carried out on most structures to ensure that they do possess
adequate structural integrity. Structural integrity is conduct to assess the state of all critical areas and identify the
weak point for necessary action. An aspect of structural integrity assessment is non-destructive test (NDT) which
according to Olaniyi, Ogunseye and Lagunju (2014) provide a relatively swift and inexpensive means to
establish whether a structure is still in a serviceable condition or not without impairing parts or the entire
structure. Non-destructive test does not destroy the object and make use of different technologies to analyze
materials for inherent flaws or damage from use. Ede (2008) suggested that visual inspection may be combined
with Non-Destructive Testing techniques to assess internal defects and make maintenance meaningful.

Table 2: Scope of Post-Construction Responsibilities of a Property Manager

Space Management Lease Administration Property Maintenance
Statutory space maintenance e.g. Tenancy agreement execution Periodic structural integrity test
setback, right of way etc.
space configuration, Rent collection Electrical services efficiency test
allocation, organization
Common space maintenance Finance and budget planning Mechanical services efficiency test
Advert space management Caution fee administration Ceiling and roofing integrity test
Parking space administration Service charge administration Cracks and dilapidation assessment
Muster point management Arbitration Wall and floor finishes condition
assessment
Space capacity re-evaluation Insurance payment Fixtures and fittings’ fitness assessment
Space use regulation Utilities bill payment Driveway and walkway condition
assessment
Greens and blues Development and property tax Daily cleaning, drainages clearing and
Management payment waste disposal
Land use charge administration Fence wall and outbuilding integrity test
Routine management inspection Waterworks efficiency test and quality
assessment
Security provision Power generator efficiency test
Records and accounting Soak pit and bore hole condition
assessment
Service providers’ contract Gas pipe and duct integrity/efficiency test
management
Health, safety devices and environment
condition assessment

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3.0 Empirical Studies

Ede (2010) examined the trend and casualty of building collapse in Nigeria between 2000 and 2010 by analysing
historical data on building collapse in Nigeria in the last 3 decades and on field observations. Simple linear
regression analysis was used for the analysis of the data as to hypothesize a probabilistic relationship between
the rate of casualties and the height of the collapsed building. Pearson product moment correlation coefficient
was calculated to further test the extent of linear relationship between the rate casualties. It was found that apart
from the general causes such as design flaws, ageing, material fatigue, extreme operational and environmental
conditions, accidents, terrorist attacks and natural hazards, the Nigerian factor which manifest in the form of
corruption, lawlessness and “Jack of all trade” mentality of various professionals in the construction industry, has
gained much prominence among the factors leading to eventual collapse of building structure. The study further
revealed that the number of casualty increases as the number of floor increase. The study recommends seminar
and safety awareness creation for users of high rise building. Ede (2011) examined measures to reduce the high
incidence of structural failures in Nigeria. The study aptly attributed causes of structure failure to flaws or lapses
committed during the three basic stages of building construction which are conception-design stage,
construction-supervision stage, and post construction-service stage. Aside the fact that incidence of building
collapse has been on the increase, absence of standardized training programs for the craftsmen in the building
industry was found to be one of the fundamental causes of defects in our structures which often culminate to
collapse. The study mentioned that Visual inspection may be combined with Non-Destructive Testing techniques
to assess internal defects and make maintenance meaningful.

Ehoirobo and Okovido (2013) undertook an assessment of Structural Integrity of an In-service School Building
at Risk Using Geotechnical Measurement Parameters in Benin City, Nigeria. Visual inspection of the building
concerned was carried out to reveal the state of dilapidation while soil samples were also collected from different
locations around the buildings for laboratory analysis to determine if the foundation were responsible for the
problems observed. Dutch Cone Penetrometer Tests (CPT) were also conducted. The results of the tests showed
that the depositional pattern at the location ranged from clay to sandy soils. Particle size distribution results
showed that the clay content vary from between 40 and 60%. The results from the Cone Penetrometer Tests
indicate that the soil consolidates from a depth of 4m below ground level. However, the foundation depth of the
building is 2.1m below ground floor. This indicates that the foundation of the building is located at 2m above the
foundation soils. From the studies, it was observed that the isolated foundation footings are conducting relatively
high bearing pressure in a consolidating soil resulting in high differential settlement. In order to remedy the
situation, a raft foundation slab is proposed to replace the existing ground floor of the building. This study
emphasized the need for structural integrity assessment for the case study to ascertain the cause of cracks and
settlement observed on the building. The study however did not elaborate on how to detect other causes such as
use of substandard materials and failed to incorporate structural integrity assessment into routine management
inspection.

Babalola (2015) examined Building Collapse, Causes and Policy Direction in Nigeria. The study identified
several cases and causes of building collapse from 1970 till date. The study reviewed several past studies that
identified causes of building collapse to include sub-standard materials, adding load that differ from the original
design and non-compliance on the professional ethics, faulty design, construction site fault, faulty execution,
poor maintenance, lapses in supervision and poor workmanship. The study recommended that government
policies guiding building construction in the country should be reviewed and properly implemented. The failed
to look at post development management of property in an elaborate manner. Chendo and Obi (2015) in a
similar study examined the causes, effect, consequences and remedies to building collapse in Nigeria. The
Authors identified cases of building collapse in Nigeria and other countries as far back as 226AD till recent years
across the Globe. No adherence of building plans, lack of government permits, corruption, engagement of
inexperienced personnel, incompetent contractors, illegal conversion, undue interference, foundation failure, fire
outbreak etc. as well as other factors earlier listed. The study outlines different measures to curb the menace
amongst which is the observance urban and regional planning decree 88, of 1992 and as in section 13 of National
Building Code 2006. Similar studies on the cases, causes and remedies to building collapse are Ebehikhalu and
Dawam (2014), Fagbenle and Oluwunmi, (2010), Fakere A.A. Fadare G. and Fakere R.A. (2012) listed in
addition to the causes of building collapse already identified, inadequate preliminary work, adoption of wrong
foundation, poor concrete mix, improper walling and climate.

Arising from the previous studies on building collapse in Nigeria, it was observed that none of the study placed
emphasis or examined in detail the post development approach to property management and how this could
control building collapse. Ede (2011) mentioned proper post construction service and the need for physical
inspection to be combined with non-destructive test, while Ehoirobo and Okovido (2013) described the use of

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structural integrity test to assess the strength and suitability or otherwise of the subject property to continue to
serve the purpose, neither of these study actually outline how the structural integrity test combine with physical
inspection in such a way that flaws committed during design and construction stages are detected early. It was
further observed that neither of the studies made highlighted the possible outcome of the structural integrity
assessment and make suitable recommendation based on the result. This study therefore contributed to
researches on building collapse by recommending a framework that incorporate structural integrity test (non-
destructive test) into routine management inspection of property managers. The framework further suggest
schedules for structural integrity assessment of buildings which would detect flaws committed during design and
construction stages as well as those that the property was exposed to during the occupation stage either naturally,
wear and tear or passage of time. This framework also identifies parties and their distinct roles in implementing
the programme and make appropriate recommendation for outcome of each routine inspection or structural
integrity assessment carried out.

4.0 Research Methods

Lagos State has the highest number of building collapse in the country. Table 2 reveals that thirty-five (58.3%)
out of the sixty cases between 1996 and 2016 occurred in Lagos State alone. Mba (2014) citing Windapo and
Rotimi (2012) showed that Lagos State alone account for 51.6% of building collapse in Nigeria between 1974
and 2010 while other States in South-West Nigeria account for 18.7%. Abuja and States in the remaining geo-
political zones account for the rest. Based on its strategic economic importance, population density, cases of
building collapse and vatality, Lagos State was selected. Primary data were collected with structured
questionnaires administered on occupants of 225 residential and commercial buildings randomly selected across
the State. Three different neighbourhoods were targeted by the study, depicting the high class, middle class and
low class neighbhourhoods. Seventy-five questionnaires were taken to each of the neighbourhoods. Two-third
was distributed to occupants of residential properties and one-third to users of commercial properties. Data were
analysed in percentages, five-point Likert scale and mean score analysis. The mean score of was subsequently
assessed on an adapted scale devised by Morenikeji (2006) for interpreting results of Likert scale analysis. The
questionnaire was used to elicit data on the approach to post-construction property management and the level of
satisfaction of occupants with the management services they got from the service providers. Consequently, a
framework was proposed for improving the practice of post-development property management in order to curb
the frequent collapse of building.

4.0 Results and Discussion

4.1 Response Rate Analysis
A total of 150 administered to occupants of residential properties and 75 to users of commercial properties across
the high, middle and low class neighbourhoods. The rate of response is presented in Table 3. The analysis
showed an overall average response rate of 88%. This rate is deemed sufficient for subsequent analysis.
Table 3: Questionnaire Administration and Rate of Response
Respondents Property Type No. High Middle Low Total Rate of
Distr. Class Class Class Response
Property Residential 150 39 43 46 128 85%
Owners Commercial 75 21 24 25 70 93%
Sub-total 225 60 67 71 198 88%

4.2 Socio-economic Characteristics of Respondents

The socio-economic characteristics of respondents are presented in Table 4. The analysis revealed among others
that majority of the respondents are male (62%) and that 79% are 31years old and above. This suggests that these
are active working class set of people. Further, with 72% having at least first degree, the respondents are literate
enough to understand and provide reliable responses. In addition, the tenure of the occupants also showed that
76% are tenants and 24% are owners. The predominance of tenants attest to the high expectation of the
performance of the post development services providers. The respondent group was purposely selected because,
being the occupant/user of the building, their perspective of performance of their management service provider is
deemed reliable. Furthermore, the analysis showed that 18% of the properties are owner occupied, 10% are co-
occupied while the remaining 72% are fully tenanted. This implies daily usage pressure on the facility which
necessitates prompt and adequate response from the service provider in order to prolong the life of the property.
Finally, respondents, who are occupants of the sampled property, were requested to indicate the post
development service providers of the building. Analysis showed that 74% of the properties are actually managed
by non-professionals such as the owner, agent/caretaker and in some extreme cases, the tenant themselves. It was
also found that many property owners handed over the management of their properties to non-professional
agents. The quality of the property manager will determine the quality of management services received by the

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occupants as this will show in their approach and handling of the various challenges emanating from the use of
the property.
4.3 Scope of Post Development Management
The scope of post-development management services as well as the level of satisfaction derived by the occupants
with the services is provided in Table 4. Respondents were requested the service received from their post
development management service providers and response were expressed in percentage. The level of satisfaction
is assessed on a 5-Point Likert scale and the mean score determined. The mean score is interpreted by adapting a
tool devised by Morenikeji (2006) stipulating the following cut-off points for the scales
• 1 – 1.5 Not Satisfied
• 1.51 – 2.49 Less Satisfied
• 2.50 – 3.49 Unsure
• 3.50 – 4.49 Satisfied
• 4.5 – 5.0 Very Satisfied
Table 4: Socio-economic characteristics of respondents
Characters Variables Frequency Percentage (%)
Sex Male 123 62
Female 75 38
Total 198 100
Age Below 20 - -
21 – 30 41 21
31 – 40 85 43
Above 41 72 36
Total 198 100
Education Secondary - -
Diploma 56 28
First Degree 79 40
Second Degree 63 32
Total 198 100
Tenure Tenant 151 76
Owner 47 24
Licensee - -
Total 198 100
Accommodation Owner-occupied 36 18
occupation status Co-occupied 19 10
Fully Tenanted 143 72
Total 198 100
Post-Development Property Owner 41 21
Management Tenants 15 8
Services Provider Agents 89 45
Professional 53 26
Estate Manager
Total 198 100

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Table 5: Scope and level of satisfaction with the post development management services
Scope of post-development Owner Tenants Agents Professional
management services Property
Managers
Yes No MS Yes No MS Yes No MS Yes No MS
Space organization and 32 68 2.6 0 0 1.3 35 65 1.7 59 41 3.8
management 0
Lease agreement 100 0 2.7 0 0 - 73 27 3.6 100 0 4.3
Service charge administration 29 71 1.9 0 0 - 46 54 3.2 69 21 3.6
Security provision 31 69 2.4 0 0 - 47 53 2.9 61 39 3.5
Insurance 21 79 2.7 0 0 - 33 67 2.8 59 41 2.8
Mandatory, periodic or 0 0 - 0 0 - 0 0 - 0 0 -
conditional structural integrity
assessment
Mechanical and electrical services 28 72 2.8 61 39 2.7 78 22 3.6 90 10 3.9
maintenance
Regular maintenance of finishes 32 68 3.2 0 0 - 41 59 3.3 60 40 3.4
Maintenance of fixtures and 32 68 3.2 0 0 - 53 47 3.6 77 23 3.8
fittings
Maintenance of driveway and 28 72 2.4 0 0 - 57 43 3.4 83 17 3.6
walkway
Drainage clearance and waste 92 10 3.6 63 37 2.3 53 47 3.5 87 13 3.8
management
Maintenance of fence wall and 56 46 3.4 12 88 1.3 34 66 3.3 73 27 3.5
outbuildings
Maintenance of independent water 50 50 3.5 10 90 2.9 45 55 3.2 61 39 3.7
supply system
Maintenance of independent 46 64 3.6 12 88 2.9 59 41 3.4 51 45 3.5
power supply system
Condition assessment and 74 26 3.7 23 77 3.0 69 31 3.6 83 17 3.8
maintenance of sewer system
Fitness assessment of pipes and 12 88 3.5 0 0 - 37 63 2.3 44 56 3.9
ducts
Fitness test of health and safety 18 82 2.9 0 0 - 39 61 1.9 43 57 3.1
devices
Maintenance of pool, pond and 34 66 1.8 17 83 2.3 38 62 3.3 70 30 3.6
lawn
Execution of capital project on 45 55 3.6 0 0 - 35 65 2.8 60 40 3.5
improvement works

Table 5 revealed that occupants do not receive adequate services from property owners as frequency of
disapproval response are significantly above average. It also showed that generally, occupants are either less
satisfied with most of the services provided by these owners. It is evident from the analysis that the owner does
not carry out structural integrity assessment of the building prior to or during occupation. A similar but more
disturbing trend was observed from the perspective of tenants who take care of the property they occupy. Most
services are not provided and occupants show generally, high level of dissatisfaction. Analysis of the services of
agents reveals the approval rates of their performance generally are less satisfactory. The post-development
management services provided by professional property managers showed that they perform satisfactorily in
providing majority of the services. It was however noted from the responses of the occupants that structural
integrity assessment was covered by any of the service providers. The high rate of discontentment with the
services of non-professionals could be attributed to the fact that they are not adept in providing such services.

5.0 Proposed Framework for Post-Development Management Services

Figure 2 showed the proposed framework for post development property management. The framework is a
multi-party task involving activities such as structural integrity assessment, routine management and
recommended remedial actions aimed at curbing the catastrophic consequences of building collapse. Thus the
network of functions, factors, conditions and recommendations and the presumed relationship are explained.
The framework proposed that every structure upon completion is subjected to structural integrity test prior to use
and during occupation and issued certificate of fitness by the government. It further suggests that the owner

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appoints professional property manager to handle the management of the property. The mandatory structural
integrity assessment helps to detect those challenges that escaped design and construction stages and may
activate or accelerate building collapse soon after the use commenced. These include faulty design, poor
workmanship and poor supervision, use of substandard building materials, inappropriate substructure, arbitrary
alteration, faulty construction and excessive loading. If it fails the test, it is certified unfit and recommended for
controlled demolition and reconstruction. If it passes the test, certificate of fitness is issued for use. The
professional property manager immediately commences the tasks of lease administration, space management and
property maintenance.
Routine inspection is carried out to assess the impact and symptoms of passage of time, wear and tear on
building structure and component’s life-span. This is remedied by schedule of repair and maintenance.
Notwithstanding, periodic or conditional structural integrity assessment shall be carried out (as statutory exercise)
consequent upon the report of routine management inspection. Where report only shows lack of adequate
maintenance, passage of time, wear and tear on building structure and component life span, the property undergo
routine repair and maintenance and scheduled for periodic structural integrity assessment. Where the exercise
shows alarming level of dilapidation e.g. extensive vertical or lateral cracks, excessive deflection, removal of
bonds and plaster, blown roof, prolonged floor or wall dampness, settlement and any other manifestations
occasioned by flooding, fire, heavy wind, faulty or damaged plumbing, overloading, overcrowding, illegal
conversion/alteration, landslide, mudslide, expanding gorge/gully or sinkhole that threaten the property, then the
report recommends conditional structural integrity assessment.
The periodic or conditional structural integrity assessment is carried out in collaboration with building and
structural engineers appointed by the government. Where the subject property passes the periodic structural
integrity assessment, maintenance is carried out without necessarily ejecting the occupants. Where the result is
fair, the occupants quit and the property undergo structural reinforcement, repair and maintenance. Where the
property fails the test, the occupants quit and the property recommended for controlled demolition and
reconstruction. In the case of conditional structural integrity assessment, if the property passes the test, the
occupants are asked to quit while the property undergo structural reinforcement, repair and maintenance. In the
event of failure, the occupants quit and the property undergoes controlled demolition and reconstruction. Thus
the end product of each course of action is the repaired, reinforced or reconstructed property. The repaired,
reinforced or rebuilt property is then referred to the designated government agency to certify fit and approved for
occupation. Once the approval is granted, the professional manager in charge commences the tasks of lease
administration, space management and property maintenance and the cycle continues. Depending on the size and
intensity of use, multi-storey and large structure such as stadium, theater galleria and others in this category are
recommended for periodic structural integrity assessment at every five year interval while for smaller structures
such as residential apartments that have already passed the initial mandatory structure integrity test could be
schedule based on report and recommendation of routine management inspection.

5.0 Conclusion
Early detection and discovery of the causes of building collapse via the mandatory, periodic or conditional
structural integrity assessment go a long way in preventing incessant building collapse and eliminate the
attendant loss of life and other properties. This exercise is often missed out in post development property
management practices and had over the years rendered property management incapable of effectively controlling
or curbing the catastrophe. The mere fact that if the subject property failed the mandatory structural integrity test,
it would be demolished would compel the client, the builder and the contractors to do their job right. In order to
ensure implementation and compliance with the framework, the structural integrity assessment report must be
backed up by law, making it a statutory requirement before and after occupation. The law must also recommend
that every property, whether private or public property and for any purpose must be managed by professional
property manager, that is, the estate surveyors and valuers.

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