CHAPTER ONE

1.0 Introduction

1.1 Background of the study

It is hard to argue that housing is not a fundamental human need. Decent, affordable housing

should be a basic right for everybody in this country. The reason is simple: without stable

shelter, everything else falls apart (Desmond, 2016). As widely accepted, housing is one of the

fundamental human needs in addition to food and clothing. It is equally a significant indicator of

a person's standard of living, and sometimes also an indication of place or status in the society.

Ebie (2019) described it as the first and most important of all rights. According to him, because

of the importance attached to provision of housing and coupled with the fact that housing, in all

its ramifications, is more than mere shelter since it embraces all social services and utilities that

go to make a community or neighbourhood a liveable environment, it is now a right.

Even section 16(1) (d) of 1999 constitution under the Fundamental Objectives of State Policy

obliges the Nigerian State "to provide suitable and adequate shelter for all citizens." Even though

this provision is not actionable, it reinforces the call for a public sector driven mass housing

provision in Nigeria. Housing being a right, entails that all strata of society, including the less

privileged, the old, the disadvantaged and displaced should own or have access to decent, safe

and sanitary accommodation at affordable prices or rental with secure tenure.

However, the reverse is the case because despite the policies, institutions and regulations which

various Nigerian Governments have put in place since independence; there is still a huge

housing shortage for the poor majority. Multiple statistics put Nigeria's housing deficit at 17

million. According to a World Bank report (2016), bridging the 17 million national housing

deficits will gulp at least N59.50 trillion.

1
The question on the lips of many is, how did we get here? Nigeria's housing problem is derived

from a historical lack of focus on housing development. Over the years, the country has not been

able to develop a viable and sustained housing finance system, because of lack of expertise, up

to date and knowledgeable industry leaders, especially in the policy making arm, lack of funding

for relevant institutional agencies/departments, as well as, political and selfish gains.

The Nigeria National Housing Policy defines 'Housing' as the process of providing functional

shelter in a proper setting in a neighborhood, supported by sustainable maintenance of the built

environment for the day-to-day living and activities of individuals and families within the

communities. Quite fundamental to the attainment of affordable housing goals in any nation, are;

stable housing policy, presence of political will and proper implementation of sustainable

housing policies.

1.2 Statement of the Problem

The magnitude of the housing needs of the populace in these countries rises day by day.

Generally, most third world cities possesses one or more slums as a reflection of the level and

context of the urban housing crisis, the degree of urban social impoverishment and the

contradictions in the overall content of the urbanization processes.

Mabogunje (2014) stressed that the cost of providing a unit of housing remains out of the reach

of the poor because of some other factors that are militating against housing development

programme include lack of secure access to land, high cost of construction, limited access to

finance, bureaucratic procedures, high cost of land registration and titling, uncoordinated policies

and implementation at Federal and State levels, ownership rights under the Land Use Act, lack of

critical infrastructure, affordability gap, inefficient development control, inelegant revocation

and compensation process among others.

2
Thus, brings in the financial dimension - the question of the qualitative and quantitative housing

problems. Programme. The challenge becomes not only to provide the houses but to make the

housing development programme accessible to the average Nigerian (Onyike, 2017).

1.3 Aim and Objectives of the Study

1.3.1 Aim

The general aim of this research work is to examine the challenges of housing development

programme in Niger State.

1.3.2 Objectives

The specific objectives of this study include:

1. To examine the issues and problems of housing development programme in Niger State.

2. To evaluate the past and current efforts of Federal and the Niger State governments in

housing development programme, especially Public -Private Partnerships (PPP)

3. To highlight the possible prospect of housing development programme in Niger State.

1.4 Research Questions

What are the issues and problems of housing development programme in Niger State?

What are the past and current efforts of Federal and the Niger State governments in housing

development programme, especially Public -Private Partnerships (PPP).

What are the possible prospects of housing development programme in Niger State?

1.5 Hypothesis

HO: Housing development programmes in Niger State are not faced with any issues and or

challenge.

HI: Housing development programmes in Niger State are faced with many issues and or

challenge.

3
1.6 Significance of the Study

This research study will educate the general public, stakeholders in Urban and Regional Planning

(URP), students, government and policy makers on the problems of housing development

programme in Niger State Nigeria with a view of identifying management strategies to combat

the menace associated with housing development programme. This research will also serve as a

resource or data base to other scholars who may be interested in carrying out further research in

this area, if applied will go a long way to an extent to provide new and more clarifications as

well as explanation to the topic.

1.7 Scope and Limitations of the Study

This study covers the challenges of housing development programme in Niger State with a case

study of Talba housing Estate Minna. Insufficient fund tends to impede the efficiency of the

researcher in sourcing for the relevant materials, literature or information and in the process of

data collection (internet and questionnaire). The researcher will simultaneously engage in this

study with other academic work. This consequently will affect enormous amount of time to be

devoted for the research work.

4
1.8 Area of the Study

Minna is located at latitude 9 37' and Longitude 6 33' E. It is about 150 Kilometres away from

the Federal Capital City (FCC) Abuja and North-West of Suleja which is about 100Kms away.

Minna and in fact the whole of Niger State, lies in the South Guinea vegetation There is a

continuous steep outcrop of granite in the north-eastern part of the town and this limits any urban

development in that direction.

Fig 1: Site plan of Talba Estate

5
Fig 2: Structure of Talba Housng Estate

The town rests on a geological base of undifferentiated basement complex of mainly genesis and

magmatite (Minna Master Plan, 1979 or 1980) Minna lies on a relatively high land having a site

height of between 240m-270m above sea level. The town is surrounded by a range of hills which

stretch from Bosso and Tudun Fulani to North -East Westwards. The Paida hill lies at this sector

having a peak of 443m representing the highest point in the town (map required). River Suka and

its tributaries dissect the town at the lower part while River Chanchaga lies in the far southeast of

the town. The flow of the river is westward from the southeast part of the town. The supply of

water to the community is mainly from River Chanchaga. Within the developable part of the

town, there are pockets of hills formed by outcrops.

6
1.9 Definition of Terms

Housing: Housing, or more generally, living spaces, refers to the construction and assigned

usage of houses or buildings individually or collectively, for the purpose of shelter. Housing

ensures that members of society have a place to live, whether it is a home or some other kind of

dwelling, lodging or shelter.

Development: an event constituting a new stage in a changing situation.

Housing Development: is a group of individual dwellings or apartment houses typically of

similar design that are usually built and sold.

Estate: An estate, in common law, is the net worth of a person at any point in time, alive or

dead. It is the sum of a person's assets – legal rights, interests and entitlements to property of any

kind – less all liabilities at that time.

Housing Estate: is a group of homes and other buildings built together as a single development.

The exact form may vary from country to country.

Environment: The total surroundings or conditions in which a person, animal, or plant lives or

operates.

7
 CHAPTER TWO

2.0 REVIEW OF LITERATURES

2.1 Conceptual framework

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

food. Housing in its entire ramification is more than shelter since it embraces all the social

services and utilities that go to make a community or neighbourhood a livable environment

(National Housing Policy, 2016).

Chatterjee (2010) described housing as a complex product that is crucial for National

development in terms of both economy and welfare. Housing provides a combination of

services, the first and most basic of which is the shelter offered by the dwelling space. Second,

in conjunction with the services of land and utilities, the dwelling provides a variety of

environmental services: water supply, sewage and solid waste disposal, energy use, and so on.

Furthermore, housing is mentioned as a major component of household consumption.

The proportion of expenditures devoted to housing is directly related to income level, and

inversely to the price of housing. Investments in housing generate demand for labour directly in

the construction industry and indirectly in related industries. Direct effects stem from work

opportunities in construction, and provision of infrastructure such as water supply, roads, and

power. Indirect effects derived from the impact of other industries such as cement, steel supply

to the construction industry (Chatterjee, 2010).

Sanusi (2013) identified housing as a very important durable consumer item, which impacts

positively on productivity, as decent housing significantly increases workers' health and well

being, and consequently, growth and it is one of the indices for measuring the standard of living

of people across societies.

8
Peterside (2013) also stated that every inhabitant truly deserves a decent and affordable housing,

acquiring a home is arguably the largest investment most families would make in their lifetime.

National Housing Policy (2016) defined housing as the process of providing functional shelter in

a proper setting in a neighborhood supported by sustainable maintenance of the built

environment for the day to-day living and activities of individuals and families within the

community.

Jinadu (2017) stressed that the totality of ideas and views expressed what housing entails in two

clear dimensions. First; housing is seen as an economic process and product. Second as a social

symbol .Turner in Jinadu (2017) describes housing as the economic process as the ways and

means by which housing goods and services are produced through the interactive construction

processes of land acquisition, housing finance mobilization, material assemblage and actual

construction.

As an economic product, housing represents a commodity traded in the housing market. It is

also seen as a product of investment and means of income generation. As a social symbol

expresses importance attached to housing, it emphasized that every member of a society desires

to own a house as a source of prestige, self-recognition and self respect. Grigsby and Roseburg

in Jinadu (2017) also viewed housing as a social symbol and summed it up as a symbol of man's

status and an extension of his personality.

Jinadu (2017) identified that the varied definitions and conceptions given to housing portray it as

an important and indispensable element of human settlement. Housing is therefore seen as a

basic human need, which provides spaces for work, sleep and recreation as well as a social

requirement.

9
2.2 Housing policy

One of the major housing policy initiatives was the Policy on affordable housing that was

initiated in 1979 by the Shehu Shagari administration. The policy though laudable was unable to

meet the nation's housing needs because it was unsustainable, that houses will be provided by

government (Akeju, 2017)

NHP (2016) stated that the ultimate goal of the policy is to ensure that all Nigerians own or have

access to decent, safe, and healthy housing accommodation at affordable cost. Among the

objectives is to provide adequate incentives and an enabling environment for private sectors

participation in the provision of housing. Abdullahi and Abdul-Aziz (2012) added that the

current policies embrace the private sector as the vehicle to address the severe shortages of

houses in the country while the government positions itself as enabler and facilitator in the

housing delivery in the country.

Chatterjee (2010) further stressed that a sound approach to the formulation and implementation

of housing policies will greatly promote the development of economic and social welfare of the

populace, particularly of the poor, in Nigeria. Akeju (2007) opined that the implementation of

the housing policy reforms was a promising beginning, but a lot remains to be done.

2.3 Trends in The Provision of Public Housing development programmes

The housing programmes of successive Nigerian governments covering six major development

periods are summarised. The periods include - the pre-independence period; First National

Development Plan period (1962-68); Second National Development Plan

Period (1970-74); Third National Development Plan Period (1975-80); Fourth National

Development Plan Period (1980-85); Post Fourth Plan Period (1985-1990); and the current

democratic dispensation.

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2.3.1 Pre-Independence (Colonial Era)

Public Housing in Nigeria evolved during the colonial regime when the colonial administration

embarked on the provision of staff Quarters for its staff who could not build their own houses.

In most Regional and Provincial capitals, both Junior and Senior Staff Quarters were built.

However, no effort was made by Governments to build houses either for sale or rent to the

general public; Olayiwola et al, (2010). State intervention in the form of direct housing

construction evolved during this period.

2.3.2 First National Development Plan (1962-68)

The post- independent period saw the development and extension of the GRAs and the

introduction of special public housing programme exclusively for the senior public servants at

federal and state levels.

2.3.3 Second National Development Plan (1970-74)

This is the first post civil war plan. This plan witnessed the period of reconciliation,

reconstruction and rehabilitation. It was unique because government accepted housing as part of

its social and political responsibilities. It emphasizes housing provision for all social groups

whether displaced or not from the competitive housing market.

To fulfil the aim and objectives of the housing policy during the second development plan

period, the military administration made the following pronouncements:

1. "Immediate construction of housing units by the Federal Military and state Military

Governments for rent at affordable prices".

2. "Increase in the construction of houses for government workers".

11
3. "Development and expansion of loan for private housing (This case favoured the most

privileged social group who already had access to the banks through collateral security and

employment stability)".

4. "Increase in investment in local production of cement and other necessary building material.

Increase in the importation of cement to supplement the needs created in the housing

construction sectors".

At the completion of the plan period government was only able to produce

5. Ninety Staff Quarters of various sizes in Lagos area.

6. Four Blocks of Flats as transit residence for officials of the Ministry of External Affairs.

2.3.4 Third National Development Plan (1975 - 80)

This period is associated with real emergence of public housing. The federal government

produced the first National Housing Policy for the country. During this plan period, government

made policy statement on the need to bring relief especially to the low-income groups, by

obtaining a situation where no urban worker paid more than 20% of his/her income on house

rent.

The rise in the oil economy and local political pressures influenced the reappraisal of the

National Housing Policy in 1976. Similarly, the installation of the Shagari civilian regime saw

another reappraisal of the housing programme. The Federal Government involved itself in direct

housing construction through the Federal Housing Authority, which was established in 1973.

2.3.5 Fourth National Development Plan (1981-85)

The Plan emphasised, among others, the need to balance development of the different sectors of

the economy and of the various geographic areas of the country. To this effect, housing received

12
more commitment on the part of the Federal and State Governments through massive investment

in the housing sector during this plan period.

2.3.6 Fifth Plan Period (1986-1990)

At the end of the Fourth Plan period, the foundation for sustainable growth and development

was yet to be laid. The productive base of the economy and sources of government revenue were

yet to be diversified. The economy did not have its own driving force and was therefore highly

susceptible to external shocks (Okojie 2012: 362).

With the enormity and perpetual nature of housing problems facing the country, the Government

nonetheless, took another look at housing and thus launched the National Housing Policy in

February 1991. This was a comprehensive document aimed at "ensuring that all Nigerians own

or have access to quality and safe housing accommodation at affordable cost by the year 2000

A.D." This goal is consistent with the United Nations resolution of Housing for all by the year

2000A.D. The Policy also suffered major setbacks in its implementation.

It is however important to note that 1994 marked a rethink of the Military Government to

addressing housing provision. Hence in an Address on January 20, 1994 by the Minister of

Works and Housing titled "The Beginning of a New Dawn" unveil a National Housing

Programme for 1994-1995 to be executed under the Ministry. To ensure proper execution of this

programme, the Government formed a 16- man committee to study the National Housing Policy

in terms of its provision, compliance and implementation.

2.3.7 The Democratic Era (1999 to Date)

Federal Government set up a new Ministry of Housing and Urban Development to deal with

housing and urban development which demonstrates government's commitment to continue to

assume a paternalistic approach to housing. Federal Government also embarked on the

13
construction of prototype housing scheme in order to increase the nation's housing stock and to

set a minimum standard of construction. The scheme was on a revolving fund basis and ensures

that proceeds from sale of completed units are ploughed back into the scheme.

2.4 Housing development programme in Niger State

Housing delivery for civil servants in Niger State started after the creation of the state in 1976

when some government quarters were constructed under the supervision of Niger State Ministry

of Works, Transport and Housing. Later, Niger State Housing Corporation was created for

housing delivery in the state in 1979. The overall achievement was less than 3,000 units up to

2007. Niger State Strategy for Sustainable Housing (NSESSH, 2007).

Accordingly, the real challenge for government is to develop a housing delivery system that is

effective and sustainable so that all income groups can have access to housing with little or no

subsidy from government with the active participation of PPP.Niger State Gateway to Land and

housing (NSGL&H,2007).

Furthermore, to address the problems comprehensively, a well set of articulated objectives is to

be pursued by the State Government in order to achieve the stated goal, which include:

Facilitating private sector participation in housing delivery system in recognition of the huge

housing backlog in the state ;inadequate capacity and resources of government to address the

problems alone; and the huge financial, managerial and technical capacity of the private sector

to ensure effective PPP in housing (NSGL&H, 2007).

The National housing demand profile has put the current housing deficit based on 8 person per

household, at about 12 Million housing units, this may translate to 30,000 units for Niger State,

while the existing stock is less than 3,000 units (NSESSH, 2007). Therefore, the way forward is

to reposition the housing delivery machinery in the state in line with main thrust of the revised

14
National Housing Policy of 2004 which emphasis on effective and affordable mass housing

delivery through PPP as mandated by the Habitat Agenda Adopted by the Second UN

conference on Human Settlement (HABITAT II) in 1996 (NSSDP,2007). Akeju (2017) also

added that government alone cannot fill the housing gap of housing development, we would

have to leverage on the resources available in private sector in order to fill the gap.

2.5 Problems of public housing provision under the plan periods

The review of government activities in housing provision was made to highlight the nature of

responses to the nation's housing problems. However, in terms of physical manifestation, the

entire programme fell short of the targets set in each Plan Period. The quality of housing

produced is as important as the number produced in solving the housing problem. Our past and

current housing programmes have not paid adequate attention to quality and other aspect of

housing need. The reasons were because of the following flaws in the implementation of the

earlier stated programmes. These include the following;

1. Poor quality construction

The poor performance of contractors posed a serious problem to housing delivery as is the case

of this study area (Talba Estate). This is usually aggravated by minimal, inconsistent or at worst

inexistent monitoring and supervision. Houses were often poorly constructed hence endangering

the intending users' safety.

2. High monetary value

Houses built by the Federal Government and the State Housing Corporation that are meant for

the low-income group (i.e. low cost housing) are very expensive and far from the financial reach

of the low income earners. e.g. The 2 bedroom and 3 bedroom flats in a sister housing estate

15
(M.I. Wushishi Housing Estate) also in Minna goes for #1.9 million and #2.9 million

respectively as at the time of survey.

3. Location

According to Atser, J. et al (2017), some of the housing units in Uyo were not occupied because

the concepts, design and locations of those housing are at variance with the cultural needs and

developmental aspirations of the target population. Many of the housing units especially the

Federal Units were located at the urban fringes or outside the functional and active boundaries of

the cities. This could be attributed to the availability of vast land for such projects. Ibadan,

Ondo, Akure, Ife and Osun are striking examples.

4. Diversified strategy of housing construction

There are other means of encouraging home construction, e.g. site and service scheme, core

housing scheme etc, apart from direct housing construction. Attention in this regard was less

during the National Development Plan periods; Olayiwola et al, (2010).

5. Ineffective Programme of Action and machinery

Many government measures introduced in the past were not accompanied by effective

programme of action and appropriate institutional arrangement for their execution. Examples of

recommendations that were not implemented include the affordable land, especially for the

poor, the provision of locally produced building materials like burnt bricks at affordable prices

and supervision of construction. These recommendations will lessen the total cost of owning a

house for the poor.

6. Narrow Conception of Housing Need

Olayiwola et al, (2010) were of the opinion that adequate attention was not placed on housing

quality, safety and other aspects of housing need in the periods before the 1990s. Housing need

16
in Nigeria is reflected in the socio-cultural group in the country and therefore varies with each

ethnic group. The focus of housing programmes in the past particularly the low- income housing

has not adopted the broad interdependence of housing need.

7. Inadequate Data Base

Housing need is the extent to which the supply of adequate housing falls short of the demand of

household in terms of their psychological and physiological needs. Data needed to establish

housing need in the country is inadequate. In general the Country lacks reliable comprehensive

up-to-date data base on housing.

8. Politics

Politics plays a major role in hindering housing delivery in the country as politicians at Federal

and States level manipulate or influence housing programmes to suit their selfish interests

(Olayiwola et al, 2010). Housing programmes were apparently executed. Evidence is the location

of many housing estates around the country claiming completion but on a closer look is grossly

uncompleted as evidenced in the study area where the approach of some units had already been

painted where as plastering and other stages were yet to be completed either at the rear or even

inside; see plate 2. In some cases, contracts for housing projects were and are awarded on

political basis not minding the capability of the contractors.

2.6 Prospects for Nigeria Housing Sector

With a population of at least 200 million people, Nigeria boasts of the largest housing market in

Africa. The mismatch between demand and supply has proven to be a great challenge to

bridging the country's housing gap. But this can change. Given the importance of housing in the

national economy, the Federal Government of Nigeria has continued to develop policies to aid

housing delivery.

17
The Housing development Initiatives by the present administration include the following:

• National Housing Programme (2016); and

• Family Homes Funds (2018)

• The National Social Housing Programme (NSHP);

• The Federal Housing Authority (FHA);

While these efforts are highly commendable, there is need for more concerted efforts. Housing

plays a special role in the social, political, but more importantly, economic dialogue in most

societies. For housing to be successful, the country needs to have a stable macroeconomic

environment. Moderate to high inflation rates and nominal interest rates as witnessed in Nigeria

are typical features of volatile economies. These features have strong effects of reducing the

affordability of mortgages. A volatile economy also affects the supply of funds and the types of

mortgages offered by lenders. In such an environment, lenders are concerned about liquidity risk

and are reluctant to offer long-term loans. The solution to this then becomes government's strong

institutional intervention in terms of favourable policies and implementation. The coming on

board of the Nigerian Mortgage Refinance Company (NMRC) is a commendable step towards

scratching the surface of this challenge.

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 CHAPTER THREE

3.0 RESEARCH METHODOLOGY

Research methodology is the basic plans that guide data collection and analysis of the

research project. It specifies the source of the data, the method of data collection, and the

sampling technique as well the data handling technique.

3.1 Research Design

The research design adopted in this study was descriptive survey. This design was appropriate

because the main interest in this study was to establish the challenges of housing development

programme in Niger State Nigeria by collecting views and facts from staff of Niger State

Ministry of Housing Minna. Descriptive design method provides both quantitative and

qualitative data from cross section of the chosen population (Cooper and Schindler, 2015). A

case study approach is adopted in order to gain in-depth understanding and be able to evaluate

the challenges of housing development programme in Niger State Nigeria.

3.2 Population of the Study

The population of this study comprises of Talba Estate Minna and the staff of Niger State

Ministry of Housing Minna which the projected as below table:

Occupants of Talba Estate Minna population of 320

Staff of Ministry of Housing Minna population of 112

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3.3 Sample and sampling procedure

Sample is the set people or items which constitute part of a given population sampling. Due to

large size of the target population, the researcher used the Taro Yamani formula to arrive at the

sample population of the study.

Sample size for occupants of Talba estate Sample size for staff of ministry of housing
Minna
n= N n= N
1+N (e) 2 1+N (e) 2

n= 320 n= 112
1+ 320(0.05)2 1+ 112(0.05)2

= 320 = 112
1+320(0.0025) 1+112(0.0025)

= 320 = 320 = 112 = 112

1+0.8 1.8 1+0.28 1.28
= 177.78 sample size = 87.5 sample size

Approximately = 178 sample size Approximately = 88 sample size

3.4 Method of Data Collection

The basic methods of data collection that will be adopted for this study include field

survey, oral interview and self administered questionnaires further explained thus:

1. Field Survey: Here assessment would be made by the researcher without participation of the

respondents.

2. Oral Interview: Familiarization visits will be made to collect information from the staff of

Niger State Ministry of Housing Minna through a face to face dialogue with the respondents

to obtain information relevant to the study.

3. Self Administered Questionnaires: The questionnaire to be used will be self administered. It

will be constructed in an opened-ended and closed-ended form or format and sampled on the

20
 staff of Niger State Ministry of Housing Minna. It will be designed such that information

needed for the research could be easily understood and provided.

3.5 Validation of instrument

Questionnaire will be the instrument of data collection for the purpose of this research work. The

questions in questionnaire will be faced validated to ensure that the instruments contained

questions would draw out answers relevant for the attainment of the research objectives. The

questionnaire will be passed over to experts to assess for advise on their effectiveness. Some

questions as would be recommended by them will either be entirely removed or reconstructed to

capture the essence of the objectives.

3.6 Method of Data Analysis

Data collected for this study will be analysed using descriptive statistics based on simple

percentages and rating scale.

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 CHAPTER FOUR

4.0 DATA PRESENTATION AND ANALYSIS

4.1 Introduction

This chapter deals with the presentation of data collected in the course of the study. In analyzing

the data collected, tables were used in the presentation of data. The simple statistical method of

frequencies and percentage were applied. The research questions were also analyzed.

4.2 Data presentation and analysis

Description Frequency Percentage

Respondents from Occupants

of Talba Estate Minna 178 100

Total 178 100

Source: Field survey, 2022

Description Frequency Percentage

Respondents from Staff of

Ministry of Housing Minna 88 100

Total 88 100

Source: Field survey, 2022.

From Table 4.2: 100% responds to the questionnaires. This shows a good turn up of the

respondents despite the fact that they were not in one area.

22
Section A: Responds from the occupant of Talba Estate

Table 4.2.1 How long have been residing in this place?

Description Frequency Percentage

0-10year 58 32.6

11years and above 120 67.4

Total 178 100

Source: Field survey, 2022.

Table 4.2.1 revealed respondents’ that (32.6%) were residing in Talba estate Minna for 0-10years

and (67.4%) were residing in Talba estate Minna for 11years and above.

Table 4.2.2 How is this house been allocated to you?

Description Frequency Percentage

Salary 148 83

Cash payment 30 17

Total 178 100

Source: Field survey, 2022.

Table 4.2.2 revealed respondents’ that (83%) were allocated the houses in Talba estate Minna

based on salary and (17%) were allocated the houses in Talba estate Minna based on cash

payment.

23
Table 4.2.3 Did you experience any issues or problems of housing development

programme in Niger State?

Description Frequency Percentage

Yes 165 92.7

No 13 7.3

Total 178 100

Source: Field survey, 2022.

Table 4.2.3 revealed that (92.7%) of respondents experience issues or problems of housing

development programme in Niger State and (7.3%) of respondents they did not experience

issues or problems of housing development programme in Niger State with no any opposite

opinion.

24
Table 4.2.4 Which of the under-listed problems do you think on your own affects the

housing development programme in Niger State?

Description Frequency Percentage

Inadequate Data 15 8.4

Nature of building/ housing quality 10 5.6

Unfavourable monthly deduction 25 14

Improper housing development programme 75 42

Government policies on housing development 18 10

Implementation policies 35 20

Total 178 100

Source: Field survey, 2022.

Table 4.2.4 revealed that (8.4%) of respondents think inadequate data affects the housing

development programme in Niger State, (5.6%) of respondents think Nature of building/housing

quality affects the housing development programme in Niger State, (14%) of respondents think

unfavourable monthly deduction affects the housing development programme in Niger State,

(42%) of respondents think improper housing development programme affects the housing

development programme in Niger State, (10%) of respondents think government policies on

housing development affects the housing development programme in Niger State, and (20%) of

respondents think implementation policies affects the housing development programme in Niger

State.

Section B: Responds from the staff of the Ministry of Housing

25
Table 4.2.5 Are you aware of the challenges face by occupant of Talba estate?

Description Frequency Percentage

Yes 78 88.6

No 10 11.4

Total 88 100

Source: Field survey, 2022.

Table 4.2.5 revealed that (88.6%) of respondents are aware of the challenges face by

occupant of Talba estate and (11.4%) of respondents are not aware of the challenges face by

occupant of Talba estate,

Table 4.2.6 Did you receive any complain from the occupants of Talba estate?

Description Frequency Percentage

Yes 80 90.9

No 8 9.1

Total 88 100

Source: Field survey, 2022.

Table 4.2.6 revealed that (90.9%) of respondents do receive complain from the occupants of

Talba estate and (9.1%) of respondents do not receive complain from the occupants of Talba

estate.

Table 4.2.7 Did inadequate data contribute to the failure of housing development

programme in Niger State?

Description Frequency Percentage

Yes 58 66

26
No 30 34

Total 88 100

Source: Field survey, 2022.

Table 4.2.7 revealed that (66%) of respondents that inadequate data contribute to the failure of

housing development programme in Niger State and (34%) of respondents rejects that inadequate

data did not contribute to the failure of housing development programme in Niger State.

Table 4.2.8 Did the challenges of unfavourable monthly deduction affect the occupants?

Description Frequency Percentage

Yes 68 77

No 20 23

Total 88 100

Source: Field survey, 2022.

Table 4.2.8 revealed that (77%) of respondents that the challenges of unfavourable monthly

deduction affect the occupants and (23%) of respondents rejects that the challenges of

unfavourable monthly deduction affect the occupants.

27
Table 4.2.9 Did the payback period hinder the housing development programme in

Niger State?

Description Frequency Percentage

Yes 62 70.5

No 26 29.5

Total 88 100

Source: Field survey, 2022.

Table 4.2.9 revealed that (70.5%) of respondents accept that the payback period hinder the

housing development programme in Niger State and (29.5%) of respondents reject that the

payback period hinder the housing development programme in Niger State.

4.3 Hypothesis Testing

4.3.1 Hypothesis Testing One

Alternative hypothesis

Housing development programmes in Niger State are not faced with any issues and or

challenge.

Null hypothesis

Housing development programmes in Niger State are faced with many issues and or

challenge.

28
Table4.2.1 Observed Frequencies (fo)
Description Table 5 Table 7 Table 8 Table 9 Total

Yes 80 58 68 62 268

No 8 30 20 26 84

Total 88 88 88 88 352

Source: Field Survey 2022

Infesting the above hypothesis chi-square statistical method was used. The chi-square Formula is

stated below:

x =∑ ¿ ¿ ¿
2

Where fo= Observed Frequency

=Expected Frequency
fe

The appropriate and alternative hypothesis is stated the value of the chi-square computed from

the state formula.

Already the observed frequencies have been realized from the analysis of the questionnaire.

In other to get the expected frequency the following is applicable.

Row total ×Column total

Grand total

Expected Frequency (fe) Table

Yes 268× 88 67
352
No 84 × 88 21
352
Source: Field Survey 2022

29
Chi-Square ( x 2) Table
fo fe f o−f e ¿ ∑ ¿¿ ¿

80 67 13 169 2.5
8 21 -13 169 8.1
58 67 -9 81 1.2
30 21 9 81 3.8
68 67 1 1 0.02
20 21 -1 1 0.05
62 67 -5 25 0.4
26 21 5 25 1.2
Total 17.27
Source: Field Survey 2022

Chi-square ( x 2) = 17.27

Degree of freedom (df) = (C-1) (R-1)

Where R = number of rows

C = number of columns

(3-1) (2-1)

(2) (1)

df=2

∴Level of significance 5% (0.05)

∴ Critical value of x 2 = 5.991

Thus, at the level of significance 5% (0.05) and degree of freedom of 2, critical value under 1

and 5% (0.05) Level of significance is 5.991

30
Decision Rule

Since the calculated chi-square x 2=17.27 greater than the tabulated value (5.991) the research

will therefore reject the null hypothesis (H o) and accept the alternative hypothesis (H I) which

stated that housing development in Niger State are faced with many issues and or challenges.

4.4 Summary of Findings

1. It is revealed that (88.6%) of respondents experience issues and problems housing

development programme in Niger State.

2. Research show that (42%) representing high number of respondents think improper

housing development programme affects the housing development programme in Niger State.

3. Total number of respondents are aware of the challenges face by occupant of Talba

estate.

4. It is revealed the good number of respondents do receive complain from the occupants of

Talba estate.

5. Large number of respondents responds that inadequate data contribute to the failure of

housing development programme in Niger State.

6. Larger number of respondents state that the challenges of unfavourable monthly

deduction affect the occupants of Talba Estate.

7. Higher number of respondents accepts that the payback period hinder the housing

development programme in Niger State.

31
 CHAPTER FIVE

5.0 SUMMARY, CONCLUSION AND RECOMMENDATIONS

5.1 Summary

This project is on to examine the challenges of housing development programme in minna, Niger

state in other to solve the challenges of development in the study area such as militating against

housing development programme which includes lack of secure access to land, high cost of

construction, limited access to finance, bureaucratic procedures, high cost of land registration

and titling, uncoordinated policies and implementation at Federal and State levels, ownership

rights under the Land Use Act, lack of critical infrastructure, affordability gap, inefficient

development control, inelegant revocation and compensation process among others. Thus, brings

in the financial dimension - the question of the qualitative and quantitative housing problems.

Programme. The challenge becomes not only to provide the houses but to make the housing

development programme accessible to the average Nigerians.

5.2 Conclusion

It is concluded that the challenges are common to developing countries and not peculiar to Niger

State or even Nigeria. Therefore to comprehensively address the challenges there is need for a

holistic approach to all the housing development in Niger State which will involve the Federal

Government, the State Government and the private sector (both formal and informal).

Cognizance of the fact that despite the considerable resources deployed for housing production

by government since 1960 to date, the formal planning system has made limited impact on urban

housing problems and in view of the fact that the private sector has displayed greater flexibility

32
and potential for housing production, we are of the opinion that in line with the provisions of

2012 National Housing Policy, government should provide enabling environment for private

sector to provide safe, adequate and affordable housing for the citizens.

5.3 Recommendations

Having x-rayed, the major challenges militating against housing development in Niger State, we

are proffering the following solutions:

(a) The state government should review downwards the transaction costs (fees and taxes) for

landed properties in the state in line with what is obtainable in neighboring states to minimize

capital flight from the state.

(b) The new law on the Prohibition of Fraudulent Practices on Land and Property should be

strictly enforced as the youth associations of the various urban towns are still harassing and

extorting money from innocent developers.

(c) To overcome the challenge of limited access to finance, government should encourage

primary mortgage institutions to establish branches in the state, recapitalize its own primary

mortgage institution and encourage the formation of co-operatives under the control of the State

Civil Service Commission through which housing loans could be advanced to the civil servants

and monthly repayments deducted from salaries and entitlements on retirement.

(d). The government should partner with cooperative societies and real estate developers to
provide housing infrastructure.

(e). Provision of social amenities such as electricity, good road networks, proper drainage
systems and the likes will go a long way to ease housing development in areas where these are
lacking. It will also help decongest populated cities.

33
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40
 APPENDIX

QUESTIONNAIRE

Department of Urban & Regional Planning,

The Federal Polytechnic, Bida

Niger State

INTRODUCTION LETTER

Dear Sir/Ma,

I, Awwal Saleh, a final year student of the above department kindly solicit your response to this

questionnaire as it is designed to obtain data regarding the challenges of housing development

programme in Niger State.

. Please your confidentiality is assured as the data is required for academic purposes only

thus, sincere responses are required.

Thanking you for your anticipating consideration.

Yours faithfully

Awwal Saleh

41
SECTION A: FOR THE OCCUPANTS OF THE TALBA ESTATE

INSTRUCTION: Please tick ( ) the most appropriate option from the list of options that

followed each question.

1. How long have you been residing in this place?

(a) 0-10years ( ) (b) 11years and above ( )

2. How is this house been allocated to you?

(a) Salary ( ) (b) Cash Payment ( )

3. Did you experience any issues and problems of housing development programme in

Niger State?

(a) Yes ( ) (b) No ( )

4. Which of the underlisted problems do you think on your own affects the housing

development programme in Niger State.

(a) Inadequate data ( )

(b) Nature of building/housing quality ( )

(c) Unfavourable monthly deduction ( )

(d) Improper housing development programme ( )

(e) Government policies on housing development ( )

(f) Implementation policies ( )

42
SECTION B: FOR THE STAFF OF THE MINISTRY OF HOUSING MINNA

INSTRUCTION: Please tick ( ) the most appropriate option from the list of options that

followed each question.

5. Are you aware of the challenges face by occupants of Talba estate.

(a) Yes ( ) (b) No ( )

6. Did you receive any complain from the occupants of Talba estate.

(a) Yes ( ) (b) No ( )

7. Did inadequate date contribute to the failure of housing development programme in Niger

State?

(a) Yes ( ) (b) No ( )

8. Did the challenges of unfavourable monthly deduction affect the occupants?

(a) Yes ( ) (b) No ( )

9. Did the payback period hinder the housing development programme in Niger State?

(a) Yes ( ) (b) No ( )

43