CHAPTER ONE

INTRODUCTION

1.1 Background of the Study

Shelter has been universally accepted as the second most important essential human need after

food. Housing in all its ramifications is more than mere shelter since it embraces all the social

services and utilities that go to make a community or neighborhood live able environment.

Efficient housing design is becoming increasingly imperative in Nigerian urban centers; this is

because housing is an essential and fundamental component of the overall land use activities in

both rural and urban centers. Besides it has a tremendous positive influence on the health, safety

and welfare (economic and social) of residents of any community. Residential land use is the

largest single land use in any community and a larger proportion of land is usually devoted to it.

However, the desire to own houses has eluded the bulk of the Nigerian population in the urban

centers. This can be attributed to a number of reasons like poor economic situation in the

country, rising cost of building materials, explosive increase in urban population and absence of

effective housing policy.

Landed property ownership is regarded as a great success and achievement; and this mentality

has great influence on landed property itself. After the construction of buildings, most property

owners tend not to care for it again as all that matters to them is that they have a property which

they can call their own. This is because most Nigerians lack maintenance culture. However, the

effective management of properties is very important, due to its nature and the capital involved

in its construction. Properly managed properties will not only maximize the income realized

from the property where the property is built for investment purpose, but will also ensure that the

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property is in a good physical and structural state for it to continue performing the purpose for

which it was built.

Most people dwell in buildings in places of work as well as domestic life, and made things or

sold things from their own homes. Most buildings were not divided into discrete functions on a

room basis, and most neighborhoods contained a diversity of uses, even if some districts

developed a predominance of certain uses such as metal workers, textiles or footwear due to

socio-economic benefits of propinquity. People lived at very high densities because the amount

of space required for daily living and movement between different activities was determined by

workability and the scale of human body. This was particularly true in cities, and the ground

floor of buildings was often devoted to some sort of commercial or productive use, with living

space upstairs.

Though the countries of the world differ greatly in their levels of industrial and social

development and the nature of their economic and political systems, the importance of housing

and its related facilities as vital elements in determining the standard of living and as integral

parts of the development process and the need for the government to take a major share of

responsibility for improving the level at which they are provided and generally recognized.

Management of Federal low cost housing estate, not only covers rent collection, repairs but also

other aspects of good management, such as facility management, property management and

maintenance services.

The importance of management of properties has become so technical that the knowledge and

services of competent property managers are required to perform the task for instance. There is

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need to meet the expectations of the various classes of tenants properties. Most often the needs of

different classes of tenants properties at variance or in direct opposition in extreme cases.

The failure of the property manager to achieve a harmonious balance of the accommodation

needs of all types of tenants properties works against realization of investment objectives.

In view of the above, the property manager occupies a prominent position in the direction,

coordination and supervision of management functions, to keep, restore and improve the value of

the property being managed.

1.2 STATEMENT OF THE PROBLEM

Federal low-cost housing estate ikorodu imposes a lot of problems in its management. There is

great struggle to meet up with the investments objectives, the cost of preserving the building and

satisfying the tenants occupying the property.

The problem of this study therefore is to examine the problems encountered in the management

of this class of property and proffer possible solutions to the problem.

1.3 AIM OF THE STUDY

The aim of the study is to examine property management practices used in achieving harmonious

balance among the conflicting tenant needs in federal low cost housing estate ikorodu for optimal

rental income flows

The specific objectives are:

1. To examine the conditions of federal low cost housing estate ikorodu

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 2. To identify the property management problems associated with federal low cost housing

estate ikorodu.

3. To proffer solution to the identified problems in the study area

4. To assess the relationships between property management problems, accommodation

voids and tenant congestion in federal low cost housing estate ikorodu

5. To ascertain the property management strategies adopted in solving management

problems in federal low cost housing estate in ikorodu.

1.4 RESEARCH QUESTIONS

To achieve the aim and objectives of the study, the following questions were put forward;

The research questions are

1. What are the conditions of federal low cost housing estate ikorodu?

2. What are the problems associated with low cost housing estate ikorodu?

3 What are solutions to be identified in the management of federal low cost housing estate

ikorodu?

4. What are the relationships between property management problems accommodation voids

and tenant congestion in federal low cost housing estate ikorodu?

5. What are the strategies adopted in the management problems in federal low cost housing estate

ikorodu?

1.5 HYPOTHESIS OF THE STUDY

To arrive at veritable finding and conclusions, the following hypotheses were formulated:

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Ho: There is no significant relationship between property management problems,

accommodation voids and tenant conflicts in federal low cost housing estate ikorodu Lagos

1.6 SIGNIFICANCE OF THE STUDY

This work will be carried out with the aim that its outcome will be of great value to several

interest groups; the academia, investors and government at all levels.

For the academics, the literature review, findings and recommendations will enrich the scanty

literature of this topic and also serve as further researchers in the study area. This study will also

benefit the occupiers and property managers on how to carry routine management practices in

the study area.

It will equally benefit the investors; hence the research will provide a good insight into the

viability of other property investments in Lagos metropolis

1.7 SCOPE OF THE STUDY

This study on management problem in federal low cost housing estate ikorodu is focused on

large acres of land.

The decision to focus on federal low cost housing estate on large acres of land is based on

accommodation users, classes and typologies; each with their peculiar occupancy needs. There

are various purposes in which properties are been used for example shops, offices, markets,

financial markets, banks etc.

1.8 STUDY AREA.

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Federal low cost housing estate is located in Ikorodu area of Lagos state. The low cost housing

estate is owned by federal government which was built for civil servant. It’s an affordable

housing for medium and low income earners.

The federal low cost housing estate is confronted with lots of management problem such as

maintenance, repairs, renovation and painting.

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 CHAPTER TWO

LITERATURE REVIEW

2.0 INTRODUCTION

This chapter deals with the related literature reviews and conceptual framework on the topic of

the study.

2.1 PROPERTY AS AN INVESTMENT

Property is one of the main investment assets, the others being shares and bounds. Shares (also

known as stocks or equities) and property (also known as real estate) entail ownership rights and

are known as real assets. In contrast, bonds are financial assets. Shares represent a claim to a

proportion of a company and, so are a form of joint ownership. Direct property investment

involves the rights of ownership to a piece of land, typically with a building.

Investment can be defined as the act of laying out money now in order to receive financial

recompense in the future. This recompense or reward may be received in the form of future

flows of income or by the receipt of a single capital sum. It may or may not be a guaranteed

return; equally it may or may not involve the investor in further action to obtain the return. The

essential factors are thus only two, namely a money outlay and future money receipt/receipts.

Apart from these common ingredients investment differ in their characteristics, rendering some

media more suitable for particular investors than others. The first prerequisite of successful

investment is the choice of investments that are appropriate to the requirements of the investor,

that is to say, investments should display the qualities most sought after. In addition to looking at

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the individual investment opportunity, the effect of that investment upon the entire portfolio must

be considered. Baum and Crosby (2015) state that “ a good investment is one which produces

high levels of return (from income, capital and psychic income) in comparison with the price

paid”.

2.2 INVESTMENT QUALITIES

2.2.1 Capital Security Will the capital sum remain intact, such as with an investment in a

building society or bank account or is there a chance that the whole sum spent will never be

recouped? In general, capital security is a quality regarded as a high priority for most investors.

2.2.2 Capital Growth Capital growth is a desirable quality but frequently difficult to achieve.

Few investments offer a guaranteed capital growth in real terms: many purporting to offer capital

growth guarantee it only in money terms, which may or may not provide a net growth in real

terms.

2.2.3 Income Security Some investment media produce no income at all. A collector of

antiques may purchase a fine piece of furniture which over time may yield a high capital return

but will not produce an income. With property the degree to which income is secure will depend,

among other factors, upon the quality of the tenant: is he reliable and has he the financial

resources being the first questions a letting agent answer.

2.3 CHARACTERISTIC OF THE PROPERTY INVESTMENTS

2.3.1 Heterogeneity and fixed location Properties are heterogeneous, that is, each property is

unique. They vary by location, use, size of plot, size of building, age, construction, maintenance

and tenant. The great importance of location in property investments stems from their

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immobility. Factors external to the property, such as access to infrastructure and quality of the

area, fundamentally affect its value. However, the importance of location varies by use.

2.3.2 The long-term nature of the holding Land is, generally speaking, indestructible and

buildings have a long economic life expectancy, so it is seen as a long-term investment. Another

important factor is that it is a real asset with long-term real returns linked to the economy.

2.3.3 Management Investment in property is required not only on buying and selling as it is

for all forms of investment, but also on day- to – day management because the owner has

significant management obligations. These include maintenance, rent collection, rent reviews

and lease negotiations. Although they can be subcontracted (for example to firms of surveyors),

this means additional costs compared to other investments. These management obligations vary

depending on the type of property. Some of the obligations can be seen as opportunities.

Properties can be refurbished or redeveloped, and adjoining sites can be purchased to release

extra value. These decisions can be timed according to market conditions to have maximum

impact on value. Management of leases and rent review can also affect income and thus value. In

these and other ways, a property owner can add to the value of his/ her property investment.

2.3.4 Depreciation comprises two parts. The first is deterioration over time as a result of wear

and tear and the effects of elements. This results in a decline in the income earning capacity of an

investment, over time, when compared to an identical new investment. The second part is

obsolescence which is related to changes in building technology and in the functional

requirements of property occupiers.

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However, the assets of a company also deteriorate and its capital equipment and products

become obsolete. The fundamental difference is one of management. For a company these are

the problems for the managers rather than the owners of the shares, whereas for property it is the

responsibility of the owner.

2.3.5 Government intervention The fixed nature of property, its relationship with

neighbourhood and environmental quality, its importance in economic enterprises and the quality

of life households have all led to substantial government intervention in the property market.

Examples include planning and environmental controls, building regulations, rent controls in

housing subsidized housing rents, development incentives in particular in run-down areas and

restrictions on ownership. These add to the management obligations.

2.3.6 Lack of Knowledge It flows from the lack of a central market place that there is a lack of

knowledge of transactions. Despite increasing use of public auction as a method of marketing

property, a good deal of secrecy surrounds most deals. Even where prices are published, the full

facts are seldom known, and without these, a full analysis cannot be undertaken. For example,

the basic published details will not reveal the condition of the building, the exact lease terms and

whether any special relationship existed between purchaser and vendor or lessor and lessee, yet

such factors can have a profound effect, upon the price realized.

2.3.7 Complexity Unlike most other markets, transactions in the property market are often

dependent upon complex finance agreements so that one may involve several parties each of

whom has a different legal interest. Inevitably, this means that the time taken to complete any

deal can be lengthy and cause additional expense. A beneficial side effect of this is that the

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market is less volatile than the stock market, for example, where transactions are quick and easy

to effect.

2.3.8 Fixed Supply although over time the supply of land (within a given location) for any use

can increase, subject to planning consent, within the short term it is fixed. This can result in

monopoly power amongst vendors and lessors.

2.4 PROPERTY MANAGEMENT Diverse definitions have been given to management by

different scholars. These scholars see management from different point of view depending on the

school of thought they belong to and their background. According to Lawal (2003), management

is responsible for attaining an objective i.e. for providing a policy for decision or economic

direction, establishing an organization either simple or complex with plans and programmes for

production and distribution, planning accommodation, equipment, material supply, storage or

transportation facilities, teams of operatives and staff appropriate to the work to be done,

motivation of such teams, co-ordination of efforts and outcome, financial provisions and means

of assessing results. Management is a decision making process. It entails selection of goals and

the planning, procurement organization, co-ordination and control of the necessary resources for

their achievement. Allsop (2010) simply defined management as the science of organization and

operation; or at a practical level, the act of getting things done in an efficient manner. According

to Hall (2008), management is the coordinating process which involves planning, coordinating,

directing, motivating and controlling, simply put, management involves converting policy into

action.

Property management is the direction, supervision and controlling of an interest or interests in

landed properties with the aim of obtaining optimum returns.

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These returns need not only be financial but includes prestige, political power or some other

goals or group of goals (Thorncroft 2007). It emphasizes the need to economize the use of

resources and time so that the predetermined objectives are achieved. According to Douglas

(1976), “property management seeks to control property interest having regard to short and long

term objectives of the estate owner and particularly to the purpose for which the interest is held,

to negotiate rent reviews and lease renewals, to oversee physical maintenance and enforcement

of lease covenants, to be mindful of the necessity of upgrading and merging interests where

possible to recognize opportunities for the development of potential and to fulfill the owners

legal and social duties to the community”. Also in the view of Harper (2000), property

management consists of three separate components which are: servicing, rectification and

replacement. Similarly, Macey and Baker (2008) were of the opinion that property management

is the application of skill in the caring for a property, its surroundings and amenities, in

developing a sound relationship between a landlord and a tenant, and between tenants, so that the

property may give its fullest value to both the tenant and the property owner (landlord). In the

view of Wikipedia (2008), property management is the operation of commercial and/ or

residential real estate and that its functions are akin to the role of management in any business.

Tomori (2018) viewed property management as another business enterprise that is mainly

concerned with correct motivation of staff and fairness to tenants by consulting, informing and

encouraging them so that a sense of partnership and joint venture is established.

In conclusion therefore, one would define Property management as the provision and control of

residential property with its related facilities, to ensure its proper care, its maximum use and

enjoyment, and optimum benefit to the landlord, lessee/tenant and others residing in the

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neighbourhood. When a property is not properly managed, the satisfaction derived by its owner

and users will be minimal, the building suffers rapid obsolescence and its value is lost.

2.5 PROPERTY MAINTENANCE

According to Oxford Advanced Learner’s Dictionary fourth edition, maintenance means cause to

continue keep in existence at the same level, standard, etc. Maintenance is the combination of all

technical and associated administrative actions intended to retain an item in, or restore it to a

state in which it can perform its required function. Maintenance of property involves a number of

issues. Some of these issues are technical, financial and managerial. These three must be

employed harmoniously to achieve the desired results. Most often the situation is such that one

or two of these components may be lacking and as such a little can be achieved. In Nigeria, for

example, the culture of maintenance is very low except in emergency situations when it might

have become too late and even costly to achieve the desired results. The poor maintenance

culture may manifest either in the landlord not approving maintenance estimates or unnecessarily

delaying the release of funds or in the form of destructive and improper usage on the part of

occupiers.

2.6 MANAGEMENT OF FEDERAL LOW COST HOUSING ESTATE

Management of federal low cost housing estate is those properties that are multi-occupied and

rents accrue from them. Examples of such properties are multi tenanted block of residential

building. Management of federal low cost housing estate is a challenging aspect of property

management as it requires properly coordinated, methodical and result oriented approach at all

times. According to Umezuruike (2003), the need for property management is derived from the

“huge cost of financing and which require to be managed to justify the myriad of investment

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decisions”. This in essence means that management of multi-tenanted properties becomes

inevitable in order to adequately harness the potential resources that land is capable of yielding

to those who endeavor to invest in it. Furthermore, landed property attracts greater emphases due

to its general characteristics in terms of its uniqueness, durability, huge capital outlay and

sentiments attached to it owners. Consequently, in order to prolong its functional and economic

life, it is essential to put an effective management programme in place that would be devotedly

carried out. This will ensure that the multi-tenanted property retains its functional state and thus

ensuring continuous returns as initially anticipated. It is for this reason that adequate

management of federal low cost housing properties becomes imperative in order to guarantee the

socio-economic returns from its investment.

2.7 OBJECTIVES OF MANAGEMENT OF FEDERAL LOW COST HOUSING

ESTATE

It could be deduced that management of federal low cost housing properties are undertaken in

order to achieve the following major objectives:

 The need to prolong the useful life span of the property by controlling the incidence of

obsolescence and consequently ensuring that the subject property retain the investment value

and expected returns with particular reference to their security and regularity.

 It is to ensure that the property remains in a good physical condition, such that it is well

maintained and habitable to its users at any material time.

 Adequate programme of management will help ensure that the subject property continues to

perform its design function and thus ensuring that the purpose for which the property was

built is achieved.

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 Adequate programme of management will help sustain the periodic income realizable from

the subject property thus ensuring that the owner meets all contractual / financial obligations.

 To meet all statutory obligations that may exist as it may concern the property.

 The enhancement of the social life of the end users through better accommodation,

infrastructure and healthy environment thereby promoting their status and pride which may

be derived as a result of its use.

2.8 CHALLENGES OF MANAGEMENT OF FEDERAL LOW COST HOUSING

ESTATE

2.8.1 Financial Aspect The little rental income from the various units of accommodation in a

federal low cost housing estate comes at different times. This is not easy to accumulate funds to

affect needed repairs because most often no service charge account is maintained. Apart from the

fact that some tenants may be unable to pay their rents several months after their tenancies have

become due, the property may also be the only source of income for the landlord. In such a

situation, the property manager will constantly be under pressure from the landlord to remit to

him whatever amount is realized to solve his personal and family problems while all outstanding

maintenance request are shifted to a later date. Such repairs if ever they are affected may take

place some months or even years after they were detected especially when they are not of

emergence nature, like leaking roof.

2.8.2 Improper Usage

Improper use of property may again lead to deterioration which if not promptly checked could

prove fatal for the building. Due to acute problem of housing especially in urban cities, an

accommodation unit meant for three (3) persons often end up accommodating ten (10) persons.

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The first noticeable effect is usually a run on the amenities apart from the long-term effect on the

building members and structure. The result is constant breakdown and before long it will become

uneconomical to continue to repair it. If there is no alternative source of water in a building, the

effect on the building is immediate and may be in the form of unflushed toilets, blocked sinks

and drains.

2.8.3 Lack of Infrastructural facilities

There has been general inadequacy of infrastructural facilities in multi-tenanted properties. The

erratic and fluctuation supply of electricity and acute shortage of water have in most cases

affected residential property management. It causes a drastic increase in the maintenance cost.

The maintenance cost of the facilities is very high on the overall, increased costs of maintenance

reduce income accruing to the property. All these problems however make the responsibility of

managing low income residential properties time consuming, laborious and less rewarding.

2.8.4 Service Charge account In most federal low cost housing estate, no service charge

account is maintained. Essential services such as lightening and cleaning of common parts

clearing the drains and gutters, etc pose serious problems for the property manager. Service

charge account should be maintained for such properties. This will ensure that the property is

well taken care of, as the money in the service charge account would be used to maintain the

facilities and other services.

2.8.5 Wanton Destruction of Property

Some tenants vandalize the property before vacating it. When some tenants vacate their

premises, it is often peculiar to find out that the property is deliberately left in shambles and in an

un-let table condition. Some tenants go as far as removing all fixtures and fittings which they

met in the premises. Sometimes electric wires and cables are left exposed dangerously in most

16
parts of the premises. Such acts of destruction regrettably make the responsibility of the property

manager burdensome. Legal actions taken against such irresponsible tenants by the property

manager normally takes time to remedy the situation. In a situation where the tenant packed and

left the town completely, there is nothing the property manager can do.

2.8.6 Nuisance to other Tenants From time to time, federal low cost housing estate encounter

tenants whose behavior constitutes nuisance to other tenants. Examples are careless attitudes,

quarrelsome, noise making, dirty habit and wrong parking of cars thereby causing obstructions to

other tenants.

2.8.7 Lack of co-operation from the tenant Ignorantly, some tenants see property manager’s

functions as only to protect and enforce landlord’s wishes on them without any consideration for

the rule of law or recourse to the covenants between the parties. Importantly they see property

managers as instrument by the landlord to increase rent or eject tenants. This view is however

very parochial. Thus they tend to frustrate the efforts by the property manager to have reasonable

co-operation from them at initial stage of take over. In fact, some will openly declare before the

landlord and the representative (s) of the landlord (property manager) not to give necessary co-

operation.

2.10 FUNCTIONS OF THE PROPERTY MANAGER. The function should be that of

managing the property in the best interest of the business. The property manager not only

optimizes running costs of building, but also raises the efficiency of the management of space

and related assets in order that the mission and goal of the firm may be achieved at the best

combination of efficiency and cost. Some of his other functions include:-

2.10.1 TAKING CONTROL OF THE PROPERTY The property manager should endeavor

to know the property, its strengths and weaknesses. He should also know the building to enable

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him keep the owner informed about impending action that needs to be taken so that his client

(the owner of the property) can plan ahead for maintenance including saving money for future

expenditure.

2.10.2 REGULAR INSPECTION The manager, to safeguard his client’s property and keep

himself and his client property informed on its state, must inspect it regularly. Otherwise, he will

not be aware of changes and when the tenant branches clauses in the lease or when there are

clients obligations to be attended to. Reasons for regular inspection include –

-Viewing the condition of the property.

- To maintain the interior of the demised premises. –

-To prepare a proper schedule of dilapidation –

-To stop unauthorized installations –

-To monitor the tenants in case of subletting. –

-To stop alteration of any part of the property.

2.10.3 LETTING AND RENT Spaces become vacant when they are newly built or an intention

to move out has been given by an outgoing tenant without any option to renew his tenancy or

during void periods. The marketing strategies are planned for the vacant spaces before potential

tenants arrive. Rental expectations of the lessor and any other terms or condition that will apply

to the letting are determined. After this, the property manager looks out for a good tenant in

order to reduce management problem to the barest minimum. Rent is payment for the use of

property. To the tenant it is often seen as that payment he reluctantly makes to his „shylock

landlord for the use of his „decrepit house. To the landlord it could be his only means of

livelihood, a return for wise spending in years gone by, a return on investment and therefore the

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higher the better. The rental amount to be collected is usually stated in the lease agreement and

the period covered.

2.11 LEASES AND TENANCIES A lease has been defined as a contractual arrangement

giving or transforming the exclusive right of possession and use of a land or land and building

for a fixed and specific period, usually for a consideration known as rent. It can also refer to the

document creating such a leasehold interest land. Usually, the period of the contract spans for

five or more years but never in perpetuity. The interest is, therefore, commonly referred to as a

term of years. If the duration for which the grant is made is one year or less, the right created is

not regarded as rights in property. (i.e. rights in rem) but mere personal contracts (i.e. rights in

personam).

When an owner of land or landed property (lessor) grants the term of years to the other party (i.e

lessee) retains some rights in the property as the owner. His ungranted interest in the property is

referred to as the reversion. Payment of rent is very fundamental in the lease arrangement as it

goes to indicate acknowledgement of the superiority of the interest of the lessor in the subject

property by the lessee. Because of the shortness of the duration of the period of the grant of the

right to possess and use the property in the case of tenancy, the grantor and the grantee are not

called lessor or lessee respectively, as is the situation with a lease relationship. They are rather

referred to as landlord and tenant, respectively. A lessee can assign his whole interest to another

or grant part of his interest in the form of a lease to another person for a period of at least a day

less than the duration of his own lease duration. The lease so created is differentiated from the

original one granted by the land owner himself by describing it as a sublease. The grantor is

known as the sub- lessor while the grantee is called the sub- lessee. Further creation of lease

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arrangement by the sub-lessee lead to what is described as a sub-under –lease, and the parties are

referred to as sub-under-lessor and sub-under-lessee, respectively. It is pertinent to distinguish

between a lease and an assignment. Assignment entails transfer or grant of the total rights of the

person making the assignment without any reservation to the other person. In the case of a lease,

the lessor reserves some ungranted rights (i.e. reservation) to himself. The person making an

assignment is known as the assignor while the person taking up the assignment is referred to as

the assignee. Assignment is more or less an outright sale of or disposition of one’s interest in

land or landed property. It could be made by both a freeholder and a leaseholder. The assignor or

seller exchanges his position with the assignee or purchaser with regard to the subject land or

landed property.

Also, there is big difference between a lease and a license. While the former is an estate with

certain tenure, the latter grants only the permission to enter the premises for the specified

purposes.

2.11.1 Lease Term and Covenants

The terms of a lease refer to the component make-up of the leased agreement (i.e. the provisions

in the lease contact) which create obligations for the parties under the lease. If there is breach of

such provisions, the innocent party may sue in respect of it. The terms of a lease may either be

neither expressed in the lease document nor deemed to be implied in the document. The terms

that are usually expressed in the lease document include the periodic rent and the methods of its

calculation where it is not fixed; the date of commencement of the lease, and the duration of the

lease. Any purported lease agreement, which fails to specifically express the aforementioned, is

to say the least, invalid. There are implied on

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2. 12 THE NEED FOR MAINTENANCE Property maintenance means much more than

mere carrying out of a renovation work. It encompasses the entire administrative and managerial

activities required in ensuring that a property continues to perform its function. Maintenance

according to British Standard 3811 is defined as “work undertaken in order to keep or restore any

part of a building or machinery to an acceptable standard”. These acceptable standards are set by

law and these are primarily directed at health and safety of occupants of a building. British

standard further explains that where there are statutory requirements for maintenance, the

acceptable standard must not be less than that which is necessary.

The main purpose of maintenance is to keep a property in a good and tenantable condition,

whereby it can effectively continue serving the purpose for which it was built, and also present a

good appearance. In addition, property maintenance is meant to prolong the life span of the

property and preserve its value. Effective property maintenance requires technical knowledge

and experience, which are necessary in identification of maintenance need and specification of

the right remedy to this defect. It also involves activities such as funding, assembling of experts

to do the job, supervision, etc. Most times, property owners try to keep maintenance expenditure

at a minimum, by ignoring the long or neglecting the adverse long term effective of such a

policy. Availability of funds for new projects its becoming increasingly insufficient; hence there

is a need for continuous maintenance and rehabilitation of existing but fast dilapidating

buildings. Regular maintenance of properties helps in reducing deterioration and improves the

functional and aesthetic qualities of the building. When a building is left in a state of disrepair for

too long, little faults affect other parts of the building and the problem is aggravated. If remedial

measures are not taken, these problems can even affect the structure of the building which may

21
render it unfit for habitation. At this stage it will cost a fortune to restore the property to a

habitable state. In the past, the culture of maintenance was almost non-existent in Nigeria. Even

now, a lot of enlightenment is required in order to reap the bountiful rewards of property

maintenance.

It is pertinent to outline the reasons why building owners and users should imbibe a good

maintenance culture. Some of these reasons are

- Reduction in the rate of equipment and structural failures

- To retain and / or improve the value of investment and make it attractive

- Reduction of facility depreciation

- To preserve the initial state and good appearance of the building as far as it is economically

viable and practicable, so that it can effectively continue to serve the purpose for which it was

designed and built.

- Reduction of maintenance cost and at the same time increasing financial returns.

- To escape legal sanctions or conform to town planning regulations.

- To improve the aesthetic appearance of the property.

In the case of an investment property, the success of a maintenance policy is gauged by the

actual and expected income accruing there from. The need for maintenance cannot be over

emphasized and the property owner or manager should ensure that from the initial stages,

adequate steps are taken to avoid or minimize certain errors which will lead to future

maintenance problems in the property. In this regard, a sound knowledge of the nature and

causes of problems is very essential for an effective maintenance policy.

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13.1 TYPES OF MAINTENANCE

1. Preventive maintenance:

Maintenance carried out at predetermined intervals, or corresponding to prescribed criteria, and

intended to reduce the probability of failure or performance degradation of an item.

i. Response maintenance: Maintenance work carried out as a result of a request from

the building user.

ii. Emergency maintenance: Maintenance, which is necessary to put in hand

immediately to avoid “serious consequences”. This is sometimes referred to as day-

to-day maintenance resulting from such accidents as gas leakage, storm damages,

fallen trees, blown off roofs, etc.

iii. iv Planned maintenance: Maintenance organized and carried out with forethought,

control and the use of records to a predetermined plan based on the results of previous

condition surveys.

iv. Breakdown maintenance: The operation of restoring an item to a state in which it

can fulfill its original function after a failure in its performance.

v. Condition - based maintenance: Preventive maintenance initiated as a result of

knowledge of an item condition gained from routine or continuous monitoring.

vi. Corrective maintenance: The maintenance carried out after a failure has occurred

and intended to restore an item to a state in which it can perform its required function.

vii. Routine maintenance The preventive maintenance such as sweeping and cleaning,

checking run-off, water gutters, roof gutters and servicing mechanical and electrical

installations.

23
14.0 TYPES OF TENANCIES

Tenancy could be defined as occupation of property for very short period, such as occupation of

property on weekly, monthly or yearly basis. As a distinction of tenancy from a lease, the grantor

is referred to as the landlord while the person to whom the right of occupation and use of the

premises are given is known as the tenant as against lessor and lessee, respectively, in this case

of a lease. The following are different types of tenancies recognized by the law and practice of

property management.

Periodic (Yearly) Tenancy this is in other words described as a property from year to year. It

refers to occupation of property for very short period of one year or less by a tenant in return for

payment of rent. However, the tenancy enjoys automatic renewal for the same period at the same

end of an existing tenancy without fresh letting, unless either of the parties gives notice to the

other of his intension to end the relationship. Periodic tenancy is usually created by an agreement

between landlord and tenant. Such agreement may be written or implied, but essentially it

specifies the amount of periodic rent to be paid and other obligations of the parties without

specifying the duration of the relationship. Again, periodic (yearly) tenancy is deemed to have

been created where a lessee took possession of the premises under a void lease. Another method

of creating periodic tenancy is where a tenant under a lease continues to remain in occupation of

the premises with the consent of the landlord even though he has not renewed the lease. The

tenant holds over and pays periodic rent which is accepted by the landlord. However, these

conditions cannot be deemed to have created periodic tenancy where the tenant had a right to

remain in possession as a stationary tenant. Depending on the measurement of the rent and

frequency of payment and acceptance, periodic tenancy can be of the following kinds.

24
- Yearly tenancy (tenant from year to year) where rent is paid on yearly basis.

- Quarterly tenancy (i.e. tenant from quarter to quarter).

- Monthly tenancy (i.e. tenant from month to month) and

- Weekly tenancy (i.e. tenant from week to week).

Periodic tenant is legally protected. The tenant cannot just be ejected from the premises without

adequate prior notice. The parties may agree on any length of notice to be given to terminate the

relationship. A provision denying the landlord the rights to give notice to quit at all or so long as

the tenant meets his undertakings is void at law. This is because it is repugnant to the nature of

the tenancy. Where the parties have not specified the periodic of notice, a yearly tenancy

required at least half of the tenancy. Similarly a quarterly tenancy requires a quarter’s notice

expiring at the end of one of the quarters of the tenancy. A weekly tenancy requires one-week

notice expiring at the end of a week of the tenancy. The periods of notice must be strictly

compiled with as court will not grant equitable relief against the consequences of forgetfulness or

mistake in giving the notice.

2.15 NATURE AND CAUSES OF PROBLEMS IN BUILDING

2.15.1 Dampness Damp penetration is one of most serious defects in buildings. It causes

deterioration of the structure and also results in damage to furnishing and contents of the

building. It can also affect the health of the occupant.

2.15.2 Roof leakage

25
This is one of the commonest defects complained of by the occupier. Apart from causing

considerable inconvenience to the users, it can lead to accelerated deterioration of the other parts

of the buildings such as ceilings, floors and walls, and can cause serious damage to decoration

and electrical installation.

2.15.3 Cracks

These are generally caused by tensile stresses in excess of the tensile strength of the materials.

Produced by externally applied loads or internal movement arising from temperature or moisture

changes. Cracks frequently give rise to air infiltration, heat loss and reduced sound insulation, all

of which results in reduced efficiency of the building.

2.15.4 Efflorescence

This consists of deposits of soluble salts formed on the surface of new brick work, and it usually

appears as loose white power or feathery crystals, or more occasionally as a hard glossy deposit

penetrating the brick faces. It can occur on internal as well as external surfaces, causing damage

to decoration where applied before the walls have dried out.

2.15.5 Painting defects

Decorations enhance the appearance of buildings and in many cases also protect materials which

would otherwise deteriorate. Common defects in painting are flaking and peeling of paints which

give the property a shabby appearance and make it unsightly and unacceptable to the occupants.

2.15.6 Plumbing defects

26
Plumbing defects are also one of the major defects in buildings. Leaking taps and waste water is

a nuisance. Burst pipe leaks water into the walls or floors and cause dampness on the property.

Plumbing defects are very destructive to the building if not attended to on time.

2.16 CAUSES OF PROBLEMS IN BUILDING Problems in building are a gradual

deterioration or physical obsolescence of building structure through wear and tear of the fabrics.

The common factors identified for this are:-

2.16.1 Standard of construction: - Some defects originate from the building process during

design and construction stages. Use of low quality materials and labour in construction will lead

to a quick deteriorating of the building.

2.16.2 Intensity of use: - The higher the intensity of use, the higher the degree of wear and tear.

Moreover, a building with uses that requires heavy traffic or installation of heavy machinery is

more likely to wear out at a faster rate than a similar one with ordinary users.

2, 16.3 Climate/natural factors: Weather elements particularly affect the external components

and elements of the building and this varies in severity according to its location in items of the

natural condition of that environment, and the orientation of the building. But where standard

materials and adequate designs are incorporated into the building, climatic effects will be

checked and minimized, subsequently reducing maintenance costs. The cumulative effects of

rain, wind, solar radiation, atmospheric pollution and chemical action cause corrosion of building

structure. Moisture which comes in many forms: rain penetration, condensation, leakage from

water – carrying devices or drainage and rising damp, is a common decay – causing factor of

building components. Damp proof course and water resisting points are often used to keep

27
moisture off the floors and walls. Natural forces like storm, food, land side and earthquake may

also strike the property.

2.16.4 Biological factors: These include activities of human beings and animals. Such activities

as excavation, sinking of wells and blasting of rocks can lead to settlement resulting in cracks in

the floors and walls of buildings and eventual collapse of these components. Insects like beetle

and termite, and also rodents like rat and mouse can attack building components to cause a quick

deterioration.

2.16.5 User – Activities: - This includes both human and mechanical agencies, and authorized

and unauthorized usage. Also tenants could be very destructive to building components.

2.16.6 Standard of workmanship: This determines the building level of future maintenance. If

low level workmanship is used, maintenance problems come up. Therefore qualified contractors

must be employed.

2.16.7 Changing standards and tastes: This creates a damage to be carried out more often than

functionally necessary. Therefore the ability of the designer to consider future needs will reduce

such damage. Also property managers can check unauthorized alterations by tenants which have

negative effects on buildings.

2.16. 8 Inter–dependence of building components: Deterioration rate of some components can

be speeded up by the failure of other elements. For example the cracking of plumbing works

buried in walls due to age, may result in leakage of water and subsequent dampness of wall and

timbers resulting in organic growth and vote respectively.

2.16.9 Design consideration: Inherent design problems include wrong decisions, incorrect

assessment of soil and load capacity. Complex specification, misjudged layout, etc. conflicts may

28
arise between environmental factors designers own bias, client requirement, nature of materials,

etc correct judgment and better understanding will therefore provide the necessary rational and

balance compromise. Sometimes design and location of some fittings may make accessibility to

them difficult when maintenance is required. This results in external costs and may lead to

damage of other parts when trying to gain access.

2.16.10 Building Occupancy: Where the occupancy ratio of building is higher than planned for,

facilities in the building will be over used and thus results in a faster rate of deterioration. This

result in a high frequency of maintenance works resulting in high maintenance costs.

CHAPTER THREE

RESEARCH METHODOLOGY

3.1 INTRODUCTION

This chapter provides details on the method for conducting the study. Areas considered include

the research design, the population, the sample and the technique for its selection, the research

29
instrument, data collection procedure and data analysis procedure. The chapter concludes with

the statistical techniques utilized for the data analysis.

3.2 RESEARCH DESIGN

Research design is the detailed outline of how the research is conducted which include how data

is collected, what research instrument is used, how it is used and the means for analyzing the

data collected.

The research design employed in this study is a descriptive and quantitative survey, which was

used to achieve the outlined objectives and structured questionnaires as the most suitable

technique for such a survey. The survey research collects information from the population for

intensive analysis by the researcher.

3.3 POPULATION OF STUDY

Population refers to the totality of a universal set contained in particular study area i.e.

prospective respondents that possess the characteristics or that have the knowledge of the

particular study in question from which a sample would be selected. In this study Federal low

cost housing estate ikorodu was confined to a subset of the entire population.

3.4 SOURCES OF DATA COLLECTION

The data for the study was obtained from primary and secondary sources. The primary data was

sourced from structured questionnaires administered to respondents during field surveys, where

respondents recorded their responses to the questions asked by the researcher. The result of the

analysis of the data collected is presented in chapter four of this research. The questionnaires

were self-administered.

3.5 SAMPLE SIZE

30
Sample size determination is the act of choosing the number of observations to include in a

statistical sample. The sample size is an important feature of any empirical study in which the

goal is to make inferences about a population from a sample frame. The sample size used in a

study is determined based on the expense of data collection, and the need to have sufficient

statistical power. In complicated studies there may be several different sample sizes involved in

the study.

Practically speaking, sample size can be determined with the use of a formula (as used in this

research) or by objective and deliberate selection so as to ensure adequacy of the sample units

assessed and also the marginal error and confidence level (of the sample units assessed), should

be taken into consideration.

3.6 SAMPLING METHOD

This was done in order to arrive at an efficient estimate from each respondent who is situated

within the study area. The method of determination of sample size adopted is the Yaro Yamani

formula, which is used for a finite or infinite population. The formula is given as:

n = N / 1 + N (e)2

Where n = Sample size

N = the finite population

e = Level of significance (or limit of tolerable error)

1 = Unity (a constant)

Therefore, n = 400 / 1 + 400 (0.05)2 = 200. The sample size is approximately 40.

31
3.7 INSTRUMENTS OF DATA COLLECTION

The nature of the environment was taken note of through observation, including the conditions of

the amenities, housing and other infrastructural facilities. Then, a total number of 160

questionnaires will be distributed to the tenants and managing firm in the study area and

questionnaires will be given out and the information on the field of study. The questionnaire will

be analyzed to find out the appropriateness of the questionnaire items and research questions and

objective of the study. Then also oral interviews will be conducted and the information will be

contained in the returned questionnaires.

3.8 METHOD OF DATA COLLECTION

The data gathering procedure will be accomplished by administering the questionnaires to the

respondents who are residing on the property. Personal interviews will also be conducted to

supplement the questionnaire and get the respondents view on salient points.

3.9 METHOD OF DATA ANALYSIS

Data realized from administration of the research instruments was analyzed and processed with

the aid of Statistical Packages for Social Sciences (SPSS 2017). Data measured on nominal scale

was analyzed using descriptive statistics such as frequency distribution tables and percentages. In

the analysis, the “Mean Score” method was adopted to establish challenges of management of

federal low cost housing estate in ikorodu. This will enable the researcher assign positions (rank)

these effects, with the most sensitive effect ranked first, while the least sensitive effect is ranked

at the bottom of the table.

32
 CHAPTER FOUR

Data Presentation and Analysis

4.1 Introduction

33
The objective of this chapter is to present, interpret and discuss the result of the analysis of the
occupier and estate surveyor’s questionnaire survey conducted on Federal low cost housing
estate ikorodu in Lagos base on the challenges and maintenance of the estate. The chapter is
divided into two main sections; the first section presents and discusses the results of data derived
from the survey of the occupier of the property which examined the respondents’ profile. These
results were presented with percentages and frequency tables.

The second section is the presentation and discussion of the results of the analysis of the
questionnaire survey of rate of satisfaction of the property manager of the estate. The results
were presented with percentages, frequencies and mean item scores.

The chapter ends with a summary of findings from the study of the rate of satisfaction of the
users with the buildings and its facilities.

4.2 Response Rate

Table 4.1

S/N Administered Retrieved Percentage

1 Occupier 130 90 69.2%
2 Estate surveyor 70 40 57.1%
Total 200 130 65.0%
Source: Field Survey 2022

Two Hundred (200) questionnaires were administered to the personnel involves in the study
areas (one hundred and thirty (130) to the occupant while seventy (70) were administered to the
estate surveyors), one hundred and thirty (130) were retrieved (ninety (90) from the occupant
and forty (40) from the estate surveyors). This presented an effective 65% response rate in total;
that is to say a 69.2% response rate from the occupant and 57.1% response rate from the estate
surveyor’s. The discarded responses were from respondents who failed to meet the required
quality and consistency checks used in the screening processes.

4.3 Profile of Respondents (Occupier)

Table 4.2

34
4.3.1 Gender of Respondents
S/N Gender Frequency Percentage
1 Female 60 66.7%
2 Male 30 33.3%
Total 90 100
Source: field survey 2022
This table shows that (60) 66.7% of the respondents are female while (30) 33.3% are male; it
suggests that more than half of the respondents are female.

Table 4.3
4.3.2 Marital Status of Respondents
S/N Marital Status Frequency Percentage
1 Single 45 50%
2 Married 35 38.9%
3 Divorced 10 11.1%
Total 90 100

Source: field survey 2022

This table shows that (45) 50% of the respondents are single while (35) 38.9% are married and
11.1% of are of divorced; this implies that more than half of the respondents are single

Table 4.4
4.3.3 Age of Respondents
S/N Age Frequency Percentage
1 20 – 30 39 43.3%
2 31 – 40 28 31.1%
3 40 – above 27 30%
Total 90 100

Source: field survey 2022

This table shows that (39)13% of the respondents are in the age range of 20-30 years (28) 31%
are within 31 and 40 years while (27) 30% are within 40 and above it implies that most of the
respondents are between the ages of 20 and 30 years old.

Table 4.5
4.3.4 Occupation of Respondents
S/N Occupation Frequency Percentage

35
 1 Civil/public service 20 22.2%
2 Private sector 34 37.8%
3 Self employment 36 40%
Total
90 100

Source: field survey 2022

This table shows that (20)22.2% of the respondents are civil/public service,(34) 37.8% are
private sector while(36) 40% are self-employment; it implies that almost more than half of the
respondents are self-employed.
Table 4.6
4.3.5 Highest Educational Qualification of Respondents
S/N Educational Qualification Frequency Percentage
1 FSLC 34 37.8%
2 WAEC/GCE 24 26.7%
3 OND 11 12.2%
4 HND/B.Sc 19 21.1%
5 Other 12 13.3%
Total 90 100
Source: field survey 2022

This table shows that(34) 37.8%% of the respondents are holders of FSLC, (24)26.7% holds
WAEC/GCE, 16.8 holds an OND (Ordinary National Diploma), 37.7% holds a HND/B.sc and
(12) 11.7% are holders of a Other certificate; this implies that all the respondents are well
educated. Also, it indicates that the responses gotten in this research work are valid as the
respondents have the knowledge to answer the questions asked.

Table 4.7
4.3.5 Number of Years in the property by the Respondents
S/N Number of Years Frequency Percentage
1 1–5 12 13.3%
2 6 – 10 21 23.3%
3 10 – above 37 41.1%
Total 90 100
Source: field survey 2022
This table shows that (12) 13.3% of the respondents have been occupying the property for 1 - 5
years, (21)23.3% have been in the property for 6 – 10 years, while (37)41.1% have been in the
property for 10years and above. This implies that more than half of the respondents have at least
been in the property for more than 10 years.

36
Table 4.8
4.3.6 Means of payment by Respondents
S/N Response Frequency Percentage
1 Bank 65 72.2%
2 Cash 25 27.8%
Total 90 100
Source: field survey 2022
This table shows that (65) 72.2% of the respondents pay their rent through bank while (25)
27.8% pay by cash to the property manager; this implies that half of them pay their rent through
bank.

Table 4.8
Satisfaction with the rent paid by Respondents
S/N Response Frequency Percentage
1 Yes 50 55.6%
2 No 40 44.4%
Total 90 100

Source: field survey 2022

This table shows that(50) 55.6% of the respondents are satisfied with the rent paid in the
property while (40)44.4% of the respondent were not satisfied with the rent paid at one time or
the other and this indicates that responses from them are valid as they know the condition of the
building and its facilities.

Table 4.9
4.3.8 Condition of multi-tenanted properties by the Respondents
S/N Response Frequency Percentage
1 Good 26 28.9%
2 Fair 34 37.8%
3 Bad 30 42.9%
Total 90 100
Source: field survey 2022

37
This table shows that 26% of the respondent’s properties are in good condition, 53.3% of the
respondent’s properties are in good condition while 20.7% of the respondent’s properties are in
good condition; this implies that most of the properties in the case study are in fair condition.

Table 4.10
Rate of at which property manager pay visit to the property by Respondents
S/N Response Frequency Percentage
1 Regularly 13 14.4%
2 Any time 26 28.9%
3 Yearly 51 56.7%
Total 90 100
Source: field survey 2022
This table shows that (13) 66.3% of the respondents said the property manager visit for
inspection on yearly bases,(26) 28.9% f the respondents said the property manager visit for
inspection at any time while(51) 56.7% f the respondents said the property manager visit for
inspection on regularly bases; this implies that most of the property manager of the case study
visit the property on a yearly bases

Table 4.10
Assessment of the property by Respondents
S/N Response Frequency Percentage
1 Very good 12 13.3%
2 Good 23 25.6%
3 Fair 45 50%
4 Poor 10 11.1%
Total 90 100
Source: field survey 2022
This table shows that (12) 13.3% of the respondents assessed the property manager on very good
performance, (23)25.6% of them assessed the property manager on good performance, (45)50%
of them assessed the property manager on fair performance (10)11.1% of them assessed the
property manager on poor performance; this implies that most of the property manager are on
fair performance.

4.4 Profile of Estate Surveyors

38
Table 4.11
4.4.1 Register status by respondent
S/N Status Frequency Percentage
1 Yes 35 87.5%
2 no 5 12.5%
Total 40 100
Source: field survey 2022

This table shows that (35) 87.5% of the respondents are Registered estate surveyor while (5)
12.5% are no register estate surveyor; this implies that most of the respondents are estate
surveyor in the subject property.

Table 4.12
4.4.2 The number year been in practice
S/N Range Frequency Percentage
1 Below 10 year 12 30.0%
2 11-20 year 20 50.0%
3 Above 30 year 8 20.0%
Total 40 100
Source: field survey 2022
This table shows that 30.0% of the respondent have been in practice below 10 years, 50.0% of
the respondent are in practice between 11 to 20 years while 20.0% of the respondent are in
practice above 30years; this implies that most of the respondent have been in practice for more
than 10 years.

Table 4.13
4.4.3 Involvement on multi-tenanted property of Respondents
S/N Response Frequency Percentage
1 Yes 30 75.0%
2 No 10 25.0%
Total 40 100
Source: field survey 2022
This table shows that 75.0% of the respondents have been involved in multi-tenanted property
while 25.0% of the respondents are not involved in the multi-tenanted property single; this
implies that since most of the respondents are involved in multi-tenanted properties the
information gather will be useful to the research work
Table 4.14

39
4.4.4 Objective of multi-tenanted property of Respondents
S/N Response Frequency Percentage
1 Financial motive 18 45.0%
2. Social motive 12 30.0%
3. Continuity 10 25.0%
4. Independence 10 25.0%
Total 50 100
Source: field survey 2022

This table shows that (18) 45.0% of the respondents said that the objective of low cost housing
scheme is finance, (12) 30.0% of the respondents said that the objective of low cost housing
scheme is for social motive and independent motive is (10) 25.0% of the respondents said that
the objective of low cost housing while (10) 25.0% is for continuity. This implies that the at most
aim of low cost housing scheme is for money.

Table 4.15
4.4.5 Factor that influence rent of Respondents
S/N Response Frequency Percentage
1 Market forces 25 62.5%
2 Reserved rents 15 37.5%
Total 40 100
Source: field survey 2022

This table shows that (25) 62.5% of respondents response that the rent is been effect by market
forces factor while (15) 37.5% respondents response that the rent is been effect by reserved rent
factor; that is the major factor that influence rent is the market force.

Table 4.15
4.4.5 Means of maintaining the property of Respondents
S/N Response Frequency Percentage
1 Tenants 16 40.0%
2 Fund Generated 24 60.0%
Total 40 100
Source: field survey 2022

40
This table shows that (16) 40.0% respondents maintain property through the tenant while (24)
60.0% respondents maintain property through the fund generated from the property; therefore
most of the maintenance is carried out by the estate surveyors.

4.5 Analysis of Performance

Table 4.22
4.5.1 Condition of Infrastructure in the study area
EXCELLEN GOO MEA
S/N ITEM FAIR POOR RANK
T D N
2 Ventilation 0.87 1.37 0.35 0.15 2.74 1st

1 Roof 0.26 0.65 1.09 0.17 2.17 2nd

3 Drainage 0.52 0.85 1.09 0.04 2.50 3rd

4 Water ------- 0.98 1.09 0.13 2.20 4th

5 Elevator -------- 0.59 1.35 0.13 2.07 5th

6 Floor -------- 0.72 1 0.26 1.98 6th

7 Wall ------- 0.26 1.04 0.39 1.69 7th

Source: field survey 2022
Note: Excellent range within 4 – 3.00
Good range within 3.99 – 2.00
Fair range within 1.99 – 1.00
Poor range within 0.99 – 0.00
The table above shows that ventilation quality ranked 1st in the Good rate with roof and drainage
2nd and 3rd respectively while elevator, floor and wall fair with as they ranked 5 th , 6th and 7th
respectively as stated by the respondents.

41
Table 4.22
4.5.1 Factor for poor housing conditioning
S/ EXCELLEN MEA RAN
ITEM GOOD FAIR POOR
N T N K
1 Feasibility 0.78 1.89 0.35 ----- 3.02 1st
2 Attitude to
0.7 1.76 0.48 ----- 2.93 2nd
usage
3 Weather 0.61 1.63 0.61 ----- 2.85 3rd
4 Cost of material 0.43 1.7 0.65 ---- 2.78 4th
5 Poor usage 0.52 1.5 0.74 ---- 2.76 5th
Source: field survey 2022
Note: Excellent range within 4 – 3.00
Good range within 3.99 – 2.00
Fair range within 1.99 – 1.00
Poor range within 0.99 – 0.00
The table above shows that Feasibility quality ranked 1st in the excellent rate while Attitude to
usage, Weather, Cost of material, Poor usage are rank in the good quality they ranked 2nd, 3rd, 4th,
and 5th respectively as stated by the respondents.

42
 CHAPTER FIVE

DISCUSSION, FINDINGS CONCLUSION AND RECOMMENDATIONS

5.1 DISCUSSION

Most Nigerians aspire to own landed property, whether thatched huts, iron sheet sheds,
mansions or magnificent plazas from which to collect rents or simply to have roofs over their
heads. The aspiring property owner may extract thirty five or forty blocks instead of twenty-five
or thirty blocks out of a bag of cement. Afterwards, he employs labour, not necessarily expert
and often without approved drawings or proper advice, proceeds to build a house, store or
tenement block as cheaply as possible. This procedure not only applied, and still applies; to some
properties in the rural areas but many buildings especially low cost housing estate buildings in
townships were built and are still being built, like that.

The development of a maintenance culture, a popular government jingle, unfortunately had not
much attention itself but it is now being forced on property owners. Property owners are waking
up to the complications of property ownership, the need to seek advice at all stages of putting up
buildings, and afterwards, the need to maintain the properties and keep them in the condition to
continue yielding income or adequately meeting the need for which they were constructed. They
are, therefore availing themselves of the services of professional property managers.

5.2 FINDINGS

The findings of the study include the following:-

1. It was revealed that a lot of repair requests are often neglected at the initial stage until the
problem has deteriorated to a level where repairs will involve large sums of money. At this stage,
landlords find it difficult to bear the cost of effecting repairs.

(2) The use of inferior building materials during construction causes a lot of problem on the
building.

(3) Quite a number of properties especially the low cost housing estate, yielding ones lack basic
amenities.

43
(4) Lack of fair rent to cover maintenance cost and non periodic rent review to arrest the effect of
galloping inflation in the economy poses a lot of problem for the property manager.

(i) It was discovered that many landlords who reduce construction cost do not have thought
for future maintenance.
(ii) A case section of low cost housing estate yielding property owners prefer to manage their
properties themselves. This is because of the low income generated from these properties.
(iii) Most landlords in a bid to recover some money spent in their building through rent
collection and agency always let the properties out themselves before seeking the services
of a property manager.
(iv) Estate Surveyors and Valuers who are also project managers are not involved right from
the initial stage of a project.

5.3 CONCLUSION

It is relevant to conclude that the Nigerian Institution of Estate Surveyors and Valuers should
mount an intensive awareness campaign to educate Nigerians on the duties and services provided
by members of her noble profession. The misconception that property management is merely
rent collection and can be carried out by anybody should be corrected. Many Nigerians equate
Estate Surveyors with quack local agents whose duties end in letting rooms, parlor and shop
spaces. Property management practices are not widely known and therefore not sought for or
employed. Management and maintenance problems become less if the services of a property
manager are employed at the initial stage of development as he can render useful advice from the
onset. Finally, property management and maintenance is as important as property development
as the lack of it eventually diminishes the national housing stock, apart from constituting a waste
of scare economic resources.

5.4 RECOMMENDATION

In view of the findings, the following recommendations are made to facilitate the management
and maintenance of low income housing estate. Landlords should ensure that good and superior
building materials should be used so that it can withstand the climate conditions and soil type.

44
The general practice in property letting in Nigeria leaves the responsibility for all repairs of
structural nature, including external painting to the landlord. However, as we have seen the fact
that the rents from these properties sometimes are unable to cover the cost of such maintenance,
makes it impossible for such landlords to live up to their responsibilities. Qualified professionals
should be employed in the construction of building and also there should be a strict supervision
of the artisans. This may be costly in the short run, but the long term benefits cannot be
quantified. In Nigeria, the theory of sinking fund seems to be an academic exercise only.
Landlords should be advised and encouraged to imbibe the practice of setting aside part of their
rental income in a separate maintenance account for the sole purpose of carrying out repairs on
their buildings in same manner that service charge funds are operated. Estate Surveyors and
Valuers should take up the management and maintenance of low income estates with enthusiasm
not minding the meager returns from it. It will help to block the avenues for quacks.

45
 REFERENCES

Allsop [1979]: Management in the Professions Business Books, Business Books, London.Arnold

Encyclopedia of Real Estate [1978]

British Standard 3811. London. Fraser W. D. [1993]: Principles of Property Investment and

Pricing, Macmillian Building & Surveying Series: 2nd Edition London.

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