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CALL: 08068231953, 08168759420
ESTATE MANAGEMENT PROJECT TOPICS AND MATERIALS
Real Estate Development and Planning
1. The impact of urban planning on real estate development.
2. Sustainable housing development in urban areas.
3. The role of public-private partnerships in real estate development.
4. Challenges of land acquisition for real estate projects.
5. The impact of zoning laws on property development.
6. Strategies for affordable housing development.
7. The role of technology in modern real estate development.
8. The impact of climate change on real estate development.
9. The role of green building practices in estate management.
10. The effect of population growth on housing demand.
________________________________________
Property Valuation and Appraisal
11. Factors influencing property valuation in urban areas.
12. The role of property appraisers in real estate transactions.
13. Comparative analysis of property valuation methods.
14. The impact of location on property value.
15. Challenges of property valuation in rural areas.
16. The role of technology in property valuation.
17. The effect of economic recession on property values.
18. The impact of infrastructure development on property prices.
19. The role of market trends in property valuation.
20. The challenges of valuing commercial properties.
________________________________________
Property Management
21. Strategies for effective residential property management.
22. The role of technology in property management.
23. Challenges of managing commercial properties.
24. The impact of tenant behavior on property management.
25. The role of property managers in conflict resolution.
26. Strategies for reducing vacancy rates in rental properties.
27. The impact of maintenance practices on property value.
28. The role of property management in sustainable housing.
29. Challenges of managing mixed-use properties.
30. The effect of property management on tenant satisfaction.
________________________________________
Real Estate Marketing
31. The role of digital marketing in real estate.
32. Strategies for marketing luxury properties.
33. The impact of social media on real estate sales.
34. The role of branding in real estate marketing.
35. Challenges of marketing properties in rural areas.
36. The effect of virtual tours on property sales.
37. The role of customer relationship management in real estate.
38. The impact of online property listings on sales.
39. Strategies for marketing eco-friendly properties.
40. The role of storytelling in real estate marketing.
________________________________________
Real Estate Finance and Investment
41. The impact of interest rates on real estate investments.
42. Strategies for financing real estate projects.
43. The role of real estate investment trusts (REITs).
44. The impact of foreign investment on local real estate markets.
45. Challenges of real estate financing in developing countries.
46. The role of crowdfunding in real estate investment.
47. The effect of inflation on real estate investments.
48. The impact of tax policies on real estate investment.
49. Strategies for mitigating risks in real estate investment.
50. The role of real estate in portfolio diversification.
________________________________________
Legal and Regulatory Issues
51. The impact of land use regulations on real estate development.
52. The role of property laws in estate management.
53. Challenges of land title registration in developing countries.
54. The impact of environmental regulations on real estate.
55. The role of legal frameworks in property disputes.
56. The effect of rent control laws on property owners.
57. The impact of building codes on real estate development.
58. The role of intellectual property rights in real estate.
59. Challenges of enforcing property laws in rural areas.
60. The impact of zoning regulations on property values.
________________________________________
Sustainable Estate Management
61. The role of renewable energy in sustainable estate management.
62. Strategies for reducing the carbon footprint of real estate.
63. The impact of green building certifications on property value.
64. The role of waste management in sustainable estates.
65. Challenges of implementing sustainable practices in real estate.
66. The impact of sustainable landscaping on property value.
67. The role of water conservation in estate management.
68. The effect of sustainable materials on construction costs.
69. The impact of climate-resilient designs on real estate.
70. The role of community engagement in sustainable estate management.
________________________________________
Technology in Estate Management
71. The role of blockchain in real estate transactions.
72. The impact of artificial intelligence on property management.
73. The role of drones in property inspection and valuation.
74. The effect of smart home technology on property value.
75. The role of big data in real estate decision-making.
76. The impact of virtual reality on property marketing.
77. The role of IoT (Internet of Things) in estate management.
78. The effect of PropTech on traditional real estate practices.
79. The role of GIS (Geographic Information Systems) in estate planning.
80. The impact of automation on property management.
________________________________________
Housing and Community Development
81. The impact of slum upgrading programs on housing quality.
82. The role of community development in estate management.
83. Challenges of providing affordable housing in urban areas.
84. The impact of gated communities on social cohesion.
85. The role of cooperative housing in estate management.
86. The effect of gentrification on local communities.
87. The impact of housing policies on low-income families.
88. The role of public housing in urban development.
89. Challenges of housing delivery in post-conflict areas.
90. The impact of housing cooperatives on property ownership.
________________________________________
Emerging Trends in Estate Management
91. The role of co-living spaces in modern housing.
92. The impact of remote work on real estate demand.
93. The role of shared office spaces in urban areas.
94. The effect of aging populations on housing demand.
95. The impact of smart cities on estate management.
96. The role of mixed-use developments in urban planning.
97. The effect of e-commerce on commercial real estate.
98. The impact of climate migration on housing demand.
99. The role of modular construction in real estate development.
100. The effect of cultural heritage on property value.
]]>ATTENTION:
BEFORE YOU READ THE PROJECT TOPICS BELOW, PLEASE READ THE INFORMATION BELOW.THANK YOU!
NOTE:
WE WILL SEND YOU THE ABSTRACT, TABLE OF CONTENT AND CHAPTER ONE OF YOUR APPROVED TOPIC FOR FREE.
CHOOSE FROM THE LIST OF TOPICS BELOW. SEND YOUR EMAIL ADDRESS AND THE APPROVED PROJECT TOPIC TO ANY OF THESE NUMBERS-08068231953, 08168759420
WE WILL THEN SEND THE ABSTRACT, TABLE OF CONTENT AND CHAPTER ONE FOR FREE
NOTE ALSO:
WE CAN ALSO DEVELOP THE FULL PROJECT WORK
CALL: 08068231953, 08168759420
ESTATE MANAGEMENT PROJECT TOPICS AND MATERIALS
Real Estate Development and Planning
1. The impact of urban planning on real estate development.
2. Sustainable housing development in urban areas.
3. The role of public-private partnerships in real estate development.
4. Challenges of land acquisition for real estate projects.
5. The impact of zoning laws on property development.
6. Strategies for affordable housing development.
7. The role of technology in modern real estate development.
8. The impact of climate change on real estate development.
9. The role of green building practices in estate management.
10. The effect of population growth on housing demand.
________________________________________
Property Valuation and Appraisal
11. Factors influencing property valuation in urban areas.
12. The role of property appraisers in real estate transactions.
13. Comparative analysis of property valuation methods.
14. The impact of location on property value.
15. Challenges of property valuation in rural areas.
16. The role of technology in property valuation.
17. The effect of economic recession on property values.
18. The impact of infrastructure development on property prices.
19. The role of market trends in property valuation.
20. The challenges of valuing commercial properties.
________________________________________
Property Management
21. Strategies for effective residential property management.
22. The role of technology in property management.
23. Challenges of managing commercial properties.
24. The impact of tenant behavior on property management.
25. The role of property managers in conflict resolution.
26. Strategies for reducing vacancy rates in rental properties.
27. The impact of maintenance practices on property value.
28. The role of property management in sustainable housing.
29. Challenges of managing mixed-use properties.
30. The effect of property management on tenant satisfaction.
________________________________________
Real Estate Marketing
31. The role of digital marketing in real estate.
32. Strategies for marketing luxury properties.
33. The impact of social media on real estate sales.
34. The role of branding in real estate marketing.
35. Challenges of marketing properties in rural areas.
36. The effect of virtual tours on property sales.
37. The role of customer relationship management in real estate.
38. The impact of online property listings on sales.
39. Strategies for marketing eco-friendly properties.
40. The role of storytelling in real estate marketing.
________________________________________
Real Estate Finance and Investment
41. The impact of interest rates on real estate investments.
42. Strategies for financing real estate projects.
43. The role of real estate investment trusts (REITs).
44. The impact of foreign investment on local real estate markets.
45. Challenges of real estate financing in developing countries.
46. The role of crowdfunding in real estate investment.
47. The effect of inflation on real estate investments.
48. The impact of tax policies on real estate investment.
49. Strategies for mitigating risks in real estate investment.
50. The role of real estate in portfolio diversification.
________________________________________
Legal and Regulatory Issues
51. The impact of land use regulations on real estate development.
52. The role of property laws in estate management.
53. Challenges of land title registration in developing countries.
54. The impact of environmental regulations on real estate.
55. The role of legal frameworks in property disputes.
56. The effect of rent control laws on property owners.
57. The impact of building codes on real estate development.
58. The role of intellectual property rights in real estate.
59. Challenges of enforcing property laws in rural areas.
60. The impact of zoning regulations on property values.
________________________________________
Sustainable Estate Management
61. The role of renewable energy in sustainable estate management.
62. Strategies for reducing the carbon footprint of real estate.
63. The impact of green building certifications on property value.
64. The role of waste management in sustainable estates.
65. Challenges of implementing sustainable practices in real estate.
66. The impact of sustainable landscaping on property value.
67. The role of water conservation in estate management.
68. The effect of sustainable materials on construction costs.
69. The impact of climate-resilient designs on real estate.
70. The role of community engagement in sustainable estate management.
________________________________________
Technology in Estate Management
71. The role of blockchain in real estate transactions.
72. The impact of artificial intelligence on property management.
73. The role of drones in property inspection and valuation.
74. The effect of smart home technology on property value.
75. The role of big data in real estate decision-making.
76. The impact of virtual reality on property marketing.
77. The role of IoT (Internet of Things) in estate management.
78. The effect of PropTech on traditional real estate practices.
79. The role of GIS (Geographic Information Systems) in estate planning.
80. The impact of automation on property management.
________________________________________
Housing and Community Development
81. The impact of slum upgrading programs on housing quality.
82. The role of community development in estate management.
83. Challenges of providing affordable housing in urban areas.
84. The impact of gated communities on social cohesion.
85. The role of cooperative housing in estate management.
86. The effect of gentrification on local communities.
87. The impact of housing policies on low-income families.
88. The role of public housing in urban development.
89. Challenges of housing delivery in post-conflict areas.
90. The impact of housing cooperatives on property ownership.
________________________________________
Emerging Trends in Estate Management
91. The role of co-living spaces in modern housing.
92. The impact of remote work on real estate demand.
93. The role of shared office spaces in urban areas.
94. The effect of aging populations on housing demand.
95. The impact of smart cities on estate management.
96. The role of mixed-use developments in urban planning.
97. The effect of e-commerce on commercial real estate.
98. The impact of climate migration on housing demand.
99. The role of modular construction in real estate development.
100. The effect of cultural heritage on property value.
]]>BEFORE YOU READ THE ABSTRACT OR CHAPTER ONE OF THE PROJECT TOPICS BELOW, PLEASE READ THE INFORMATION BELOW.THANK YOU!
INFORMATION:
YOU CAN GET THE COMPLETE PROJECT OF THE TOPIC BELOW. THE FULL PROJECT COST N5,000 ONLY. THE FULL INFORMATION ON HOW TO PAY AND GET THE COMPLETE PROJECT IS AT THE BOTTOM OF THIS PAGE. OR
YOU CAN CALL: 08068231953, 08137701720, 09070569307, 08154275408
WHATSAPP US ON: 08137701720
PERFORMANCE EVALUATION OF FACTORS INHIBITING PROMOTION OF LOW COST HOUSING IN ENUGU STATE, NIGERIA
Abstract
The provision of affordable housing is a critical component in ensuring socioeconomic stability and improving the quality of life for residents in developing regions. This study evaluates the performance and impact of various factors that inhibit the promotion and sustainability of low-cost housing in Enugu State, Nigeria. The research adopts a mixed-methods approach, combining quantitative data analysis and qualitative insights from stakeholders such as policymakers, construction companies, and residents. Key inhibiting factors identified include limited access to finance, inadequate government policies, high construction costs, and regulatory constraints. Furthermore, socio-economic challenges such as inflation and land acquisition complexities exacerbate the situation. The findings highlight that while there are existing frameworks aimed at promoting low-cost housing, significant gaps in implementation and policy enforcement hinder their effectiveness. Recommendations include strategic policy reforms, public-private partnerships, and innovative financing models to stimulate the growth of affordable housing projects. This research provides valuable insights for stakeholders seeking to improve housing affordability and address the growing demand for low-cost housing in Enugu State and similar developing regions.
Table of Contents
Chapter One: Introduction 1.1 Background to the Study
1.2 Statement of the Problem
1.3 Objectives of the Study
1.4 Research Questions
1.5 Hypotheses of the Study
1.6 Significance of the Study
1.7 Scope of the Study
1.8 Limitations of the Study
1.9 Definition of Terms
Chapter Two: Literature Review 2.1 Concept of Low-Cost Housing
2.2 The Importance of Affordable Housing in Socioeconomic Development
2.3 Factors Influencing Housing Development
2.3.1 Financial Constraints
2.3.2 Government Policies and Regulations
2.3.3 Land Acquisition Challenges
2.4 The Role of Public-Private Partnerships in Housing
2.5 Challenges in Promoting Low-Cost Housing in Nigeria
2.6 Case Studies on Low-Cost Housing Initiatives in Developing Countries
2.7 Theoretical Framework
2.8 Summary of the Literature
Chapter Three: Research Methodology 3.1 Research Design
3.2 Study Area: Enugu State Overview
3.3 Population of the Study
3.4 Sample Size and Sampling Techniques
3.5 Data Collection Methods
3.5.1 Primary Data Sources
3.5.2 Secondary Data Sources
3.6 Research Instruments
3.7 Validity and Reliability of Instruments
3.8 Data Analysis Techniques
3.9 Ethical Considerations
Chapter Four: Data Presentation, Analysis, and Discussion 4.1 Demographic Profile of Respondents
4.2 Analysis of Factors Inhibiting Low-Cost Housing
4.2.1 Financial Barriers
4.2.2 Policy and Regulatory Constraints
4.2.3 Construction Costs
4.3 Discussion of Key Findings
4.4 Comparison with Existing Literature
4.5 Implications for Stakeholders
Chapter Five: Summary, Conclusions, and Recommendations 5.1 Summary of Findings
5.2 Conclusions
5.3 Recommendations
5.4 Contribution to Knowledge
5.5 Areas for Further Research
5.6 Final Thoughts
References
HOW TO RECEIVE PROJECT MATERIAL (S)
After paying the appropriate amount (#5,000) into our bank Account below, send the following information to any of the numbers below
08068231953, 08137701720, 08154275408 (1) Your project topics
(2) Email Address
(3) Payment Name
OR you drop them on our WhatsApp, 08137701720
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BANK ACCOUNTS
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Account Number: 0046579864
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OR
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Account Number: 3139283609
Bank: FIRST BANK
FOR MORE INFORMATION, CALL:
08068231953, 08137701720, 09070569307, 08154275408
]]>BEFORE YOU READ THE ABSTRACT OR CHAPTER ONE OF THE PROJECT TOPICS BELOW, PLEASE READ THE INFORMATION BELOW.THANK YOU!
INFORMATION:
YOU CAN GET THE COMPLETE PROJECT OF THE TOPIC BELOW. THE FULL PROJECT COST N5,000 ONLY. THE FULL INFORMATION ON HOW TO PAY AND GET THE COMPLETE PROJECT IS AT THE BOTTOM OF THIS PAGE. OR
YOU CAN CALL: 08068231953, 08137701720, 09070569307, 08154275408
WHATSAPP US ON: 08137701720
A HOLISTIC ANALYSIS OF EFFECT OF LAND USE ACT ON SUSTAINABLE AND PROPERTY DEVELOPMENT IN NIGERIA
Abstract
This study conducts a comprehensive analysis of the Land Use Act’s impact on sustainable property development in Nigeria. The Land Use Act, enacted in 1978, aimed to regulate land ownership and use in order to facilitate equitable land distribution and economic development. However, its implications for sustainable development have been contentious. This research employs a mixed-methods approach, combining quantitative data analysis and qualitative case studies to evaluate the effectiveness of the Act in promoting sustainable land management practices. Key areas of focus include the Act’s influence on land accessibility, urban planning, environmental conservation, and social equity in property development. The findings reveal that while the Land Use Act has contributed to formalizing land tenure and improving access to land for some marginalized communities, it has also resulted in unintended consequences such as bureaucratic bottlenecks, corruption, and land disputes, which hinder sustainable development efforts. This study highlights the need for a reevaluation and reform of the Land Use Act to align it more closely with contemporary principles of sustainable development and urban planning in Nigeria. The results underscore the importance of integrating stakeholder perspectives to foster a more equitable and sustainable approach to land use and property development in the country.
Table of Contents
Chapter One: Introduction
1.1 Background of the Study
1.2 Statement of the Problem
1.3 Research Objectives
1.4 Research Questions
1.5 Significance of the Study
1.6 Scope and Limitations of the Study
1.7 Definition of Terms
Chapter Two: Literature Review
2.1 Overview of the Land Use Act in Nigeria
2.2 Concept of Sustainable Development and Property Development
2.3 Historical Context of Land Tenure and Management in Nigeria
2.4 Theoretical Framework
2.4.1 Land Tenure Theory
2.4.2 Sustainable Development Theory
2.5 Impact of Land Use Policies on Urban Planning and Development
2.6 Challenges of the Land Use Act
2.7 Empirical Studies on the Effect of Land Use Policies
Chapter Three: Research Methodology
3.1 Research Design
3.2 Population and Sampling Techniques
3.3 Sources of Data
3.3.1 Primary Data
3.3.2 Secondary Data
3.4 Data Collection Instruments
3.5 Data Analysis Techniques
3.6 Validity and Reliability of Data
3.7 Ethical Considerations
Chapter Four: Data Presentation and Analysis
4.1 Introduction
4.2 Socio-Demographic Characteristics of Respondents
4.3 Analysis of the Effects of the Land Use Act on Property Development
4.4 Impact of the Land Use Act on Sustainable Development
4.5 Challenges Associated with the Implementation of the Land Use Act
4.6 Case Studies: Land Use, Property Development, and Sustainability in Nigeria
4.7 Discussion of Findings
Chapter Five: Summary, Conclusion, and Recommendations
5.1 Summary of Findings
5.2 Conclusion
5.3 Recommendations
5.4 Suggestions for Further Research
References
HOW TO RECEIVE PROJECT MATERIAL (S)
After paying the appropriate amount (#5,000) into our bank Account below, send the following information to any of the numbers below
08068231953, 08137701720, 09070569307, 08154275408 (1) Your project topics
(2) Email Address
(3) Payment Name
OR you drop them on our WhatsApp, 08137701720
We will send your material(s) after we receive bank alert
BANK ACCOUNTS
Account Name: AMUTAH DANIEL CHUKWUDI
Account Number: 0046579864
Bank: GTBank.
OR
Account Name: AMUTAH DANIEL CHUKWUDI
Account Number: 3139283609
Bank: FIRST BANK
FOR MORE INFORMATION, CALL:
08068231953, 08137701720, 09070569307, 08154275408
]]>BEFORE YOU READ THE ABSTRACT OR CHAPTER ONE OF THE PROJECT TOPICS BELOW, PLEASE READ THE INFORMATION BELOW.THANK YOU!
INFORMATION:
YOU CAN GET THE COMPLETE PROJECT OF THE TOPIC BELOW. THE FULL PROJECT COST N5,000 ONLY. THE FULL INFORMATION ON HOW TO PAY AND GET THE COMPLETE PROJECT IS AT THE BOTTOM OF THIS PAGE. OR
YOU CAN CALL: 08068231953, 08137701720, 09070569307, 08154275408
WHATSAPP US ON: 08137701720
AN EXAMINATION OF THE NATURE OF HOUSING IN NIGERIA
CHAPTER ONE
INTRODUCTION
1.1 BACKGROUND OF THE STUDY
The problem of housing has been every day discussion in all quieter of the public and private services of the developing countries of Africa. It has become increasingly glaring that most of the urban population live in dehumanizing housing environment while those that have access to average do so at abnormal cost. According to Onibokun (1986), Nubir (1991) rent in major cities of Nigeria 60% of an average workers disposable income. This is for higher than 20-30% recommended by United Nations. Ekeweme (1979) lyagba etal (1998) explain that the rate of demand for new housing awas in part predicated on the rate of formation of new houses and in part on the rate of replacement of old housing stock. With estimated population of 110 million as quoted in 1991 census report, Nigeria need to produce 720,000 housing units per annul based to the building industry.
Despite Federal Government access to factor of housing production, the country loud at, best expect 4.2 of the annual requirement from her. Substantial contribution is expected from other public and private sectors. It should be acknowledge that private sector developers account of 83 of urban housing (federal office of statistic, Lagos 1983). Unfortunately the private sector is saddled with numerous problems which make supply always all for short of demand. Of these the most limited is finance. Varies studies have, at different times, revealed the problem of housing production. Teufic and Oral (1978) Ogundele (1989) Agbola (1987) Opbala and Onibokun (1986) recognized financial as part of housing problems but ranted land and building materials higher. This led to intensive researchers in these areas. Their findings influenced government housing policies and subsequent establishment of some relevant programmes and institutions like the site and services programmed and the national institute of road and building research. The drought of information and working knowledge of housing financial operation is a major problem today.
In a tight money market, housing is the first area to suffer, since neither the building nor the consumer can readily obtain finance for housing. Actually manage builders have difficulty obtaining capital for their projects even in normal times. Two of these problem the high interest rate contribute the high cost of housing and the difficulty is obtaining capital for home construction are examined more clearly in this paper.
According to Onabule (1996) 245 primary mortgage institutions were established under the NHP between 1991 – 1996. unfortunately, only 54 are now operating mainly in south west of the country and Abuja.
According to Abiodun (1999). National housing fund collected about 4 billion naira from the mandatory saving scheme. Out of 300 million loan approved by FMBN, only N100 million was advanced. The problem in this case is not availability of fund but strongest measures to prevent default. Hence the housing problem perish.
HISTORICAL BACKGROUND
According to Arilesere (1997) Abiodun (2001) Agro – based to petro – Naira. Based economy did not help matters, the assertion that “money was not our problem but how top spend it” accredited to one of our Heads of State, is a summary of a Nation that lacked focus in the formulary years. This situation together with unprecedented population growth has remaining unchecked ever since. If the foundation is faulty, what can the righteous do? Housing finance was during the colonial days was limited to the expatriate staff and few selected indigenous senior civil servant in the urban countries. The establishment of Lagos exclusive Development Board (LEDB) in 1925, Nigeria Building Society (NBS) in 1956, formation of state Housing corporation between 1956 and 1960, National Council of housing 1971 and federal mortgage Bank of Nigeria (FMBN) 1977 with take off capital of N20m which was later increased to N250 in 1979 are very families development in our history. The world Bank assistance was obtained in 1979. This led to housing project in eight state of Nigeria with Bauchi state having a share of N24.6 million and Imo state N63.8 million. The 1980 – 1985 fourth National Development programs also proposed a budget of N1.9 billion for housing.
During this period N600m was spent on housing construction. The failure of these incremental housing production programs and the ever – increasing housing need lead to the promulgation of National Housing policy of 1991.
HOUSING AS A SOCIAL PROBLEM
The literature on economic development abounds with reference to the social nature of housing requirement. This phrase is used to distinguish the housing sector from other capital institutions sectors of developing economic such as manufacturing. The implication which is often made very explicit, indeed, is that while there is no economic need for housing investment since the market demand for it appears very weak, it ultimately must be provided in order to solve a social problem “according to smith (1970) housing sector is regarded as a drag upon the process of economic growth. While it is admitted that housing must be provided or improved eventually many national economic development programmes regards housing as a form of investment eminently able to be postponed. The longer it can be put off, the reason goes, the better the result for the nation as a whole.
2.1 THE BIG QUESTION
How does housing come to be excluded from the category of economic goods’ so that it must be bestowed as a kind of social security benefit? Housing as a ‘social goods’ is not a universal concept. There are porter of the world in which the satisfaction of demand for housing and housing improvement, is a rewarding private business which does not lack eager participant and which seems to produce as in the united state, a general level of housing welfare which is widely envied. Nevertheless in many part of the world housing is regarded as a demand which cannot and should be not satisfied by the market and hence must be distributed as a form of public largest. The perception of housing as either “economic good” or social – good will determine the level of investment and government involvement in its production and distribution. When seen as a social goods, housing market is subjected to political uncertainly and statutory intervention. In such a circumstances, private involvement if discouraged for investors will be unwilling to take the risk. Our land is an example of such restraint. The 1996 Rent control in Lagos was a discriminatory one. The rent control was limited to low income in housing. This discrimination will lead to investment in high income housing as shown in Lagos. Abuja etc. today.
Pursuit of the export promotion, import substitution strategy to increase income and did induce migration of surplus labour from the rural to the urban sector. This migration however together with nature population increase hearted growing housing needs. The needs were manifested in over crowded. Unsanitary living conditions and the sprawl of quarter settlement in urban centers. 70% of metropolitan Lagos was declared slum in 1996 according to United Nation’s report. Despite this there is still a strong belief that people are too poor to save or to repay housing loans, this lead to heavy housing subsidy e.g. allocation a standard plot of land at the rate of N1,000 for high density, N1,500 for medium density and N2,000 for medium density (Nubi 2000) and sole of Shagari core housing at N6,000.00 and N15,5000.00 respectively for one bedroom and 3 bedroom bungalow – a paternalistic approach that could not be sustained.
HOUSING FINANCIAL: A NEGLECTED ELEMENT OF DEVELOPMENT STRATEGY
Commercial banks and commercial banking activity have been present in Nigeria at colonial period. Owing partly to commercial banking tradition and partly to their role in international finance and trade during the colonial period, commercial banks primary serve the financial needs of commerce – supplying venture capital has typically been the role of merchants or investment bankers who in the colonial period tended to operate from Europe.
Except for a restricted clientele, commercial banks did not then nor do they now serve the financial needs of house holds. Early effort to supplement foreign venture capital through the establishment of both industrial and generalized development banks did not live up to expectation, largely because – they failed to mobilize domestic savings – they attempted to lend at concessional interest rate – they never succeed in breaking their dependence on limited government budget sources and from international lending agencies and – they relied on government deposit.
The financial sectors of Nigeria thus did not broaden appreciation beyond the commercial banking sector savings growth and domestic financial of domestic investment continued to lag behind the growth of income.
In this process, the housing hold sector was over looked as a significant source of domestic saving. This was at last in part to the postulate of development theory that the vast majority of individual families were too poor to save and in part to the fact that development strategy militated against the allocation of domestic resources to household investment. Given the view for example that credit for housing, like credit for the purchase of automobile or household equipment constitute the financing of consumption expenditure that, in the grand design should be deferred until self sustaining economic growth had been achieved. Little or no encouragement was provided for the development of household oriented finical institution. The metamorphosis of Nigeria building social into federal mortgage bank with a capital base of N20 m which was later increased to N150m in 1979 was a big distribution in the mortgage banking evolution. This laid the foundation for its imminent future as experienced even today. The federal mortgage bank is like a big and old eagle that cannot fly. Consequently individual families remain then as they do today, the largest sources of untapped savings in a development economy.
1.2 STATEMENT OF THE PROBLEMS
Despite the fact that the national funds NHF scheme is a loadable programmed it is however observed that contribution were not reaping maximum benefit to the fund this is as a result of certain constraints imposed by the degree before obtaining the loan among which are, the provision of title document (certificate of occupancy to the land) and a consent to martgage (PMT) must have secured a block of existing mortgage with or without funding from the banks and also contribute 10% of the amount that is to be disburse by federal mortgage bank of Nigeria from the NFH pool, and also the misconception the have about NHF scheme are some of this problem this research piglet will look into.
1.3 OBJECTIVES OF THE ESSAY
This study is undertaken with a view of examine the following
The few primary institution just springing up could not be controlled since they are just setting appraising mortgage financiering. The degree of deficiency of the findings, conclusion and recommendation on the study therefore depends on the degree of accuracy of the information supplied by these various sources. So care must be taken when interpretation the result of the study. To this extent the study is capable of being improved upon in studying any additional information not available now is supplied later.
1.4 SIGNIGICANCE OF THE ESSAY
This significant of this study lies in facilitating and mobilized of funds for development for Nigerians at affordable prices. However the study is pertinent important to the following the mortgage institution the mortgages and the Nigeria economic at large.
1.5 SCOPE AND LIMITATION OF THE ESSAY
It is pertinent at this stage to the define the boundaries of the study, from the topic of studies role of mortgage financing institution in Nigeria experience two boundaries are clearly stated these are, mortgage institution and the Nigeria experience. This study inclusively in the Nigeria experience and it is mainly out to look at the institution frame work on which mortgage business are carried out hence mortgage financing through touched in this study is mostly concern with the role of the said institution and with the Nigeria experience from 1956 when Nigeria building society was established to provide mortgage loans and deserving Nigeria to data.
Firstly there was the problem of data availability in the right quaintly and quality. The secretive nature of banking business has not been helpful. Then there was the problem of bureaucracy. Time constraints could not allow for more of the bank branches allover the country to be visited. Conclusively, the upward of inflationary cost of building material visa vis the limitation in using the availability resource for housing development only a radical approach by the government to check the liger cost of building materials and reducing it to the bearest minimum could make us to realize housing for all by sometime with the 21st century.
1.6 DEFINITION OF TERMS
The finance industry is a composite and complex industry with full of term government day to day activities of the industry. It is therefore pertinent for the purpose of the study and clarity and easy understanding to briefly explain some of these term as used in the study among which are: –
HOUSING – Housing refers and shelters infrastructure faculties such as water electricity and social unities such as schools and hospital housing is both process and product as well as on asset and on a services.
HOUSING FINANCING – Housing refers to the activities of both private and public sector improve financial resources, without intermediaries for the purchase, contribution improvement or renovation.
NHF – National Housing Fund.
FMFI – Federal Mortgage financial Limited
CIBS – Chartered Institute of Bankers of Nigeria
MBS – Mortgage baked securities.
HOUSING FINANCE SYSTEM – Is a structure of laws institution and relationship between individuals institutional and non institution units. Which facilities the process of financial intermediation and capital termination in the housing sectors.
MORTGAGE – Is a conveyance of interest in proper as security for the payment of a depth or the discharge of some usually other obligations. The kinds of property usually employed as security by means mortgage and the lender the mortgage.
MORTGAGE FINANCIAL INSTITUTION – Mortgage institution decree 53 of 1989 defined mortgage institution as institution allowed collecting savings and deposits for creation of mortgage assets. They are grouped into two main groups that is, the Apex mortgage and the primary mortgage instituting (PMIS)
F.M.B.N. – The Federal mortgage bank of Nigeria, Apex mortgage institution regulating the activities of the primary mortgage institutions.
CBN – Central Bank Of Nigeria
SAP – Structure Adjustment Programme
NHP – National Housing Policy.
PMIS – Primary mortgage institution. These are mortgage financial.
UNCHS – United National Commission on Human Settlement.
UBS – Nigeria Building Society.
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]]>BEFORE YOU READ THE ABSTRACT OR CHAPTER ONE OF THE PROJECT TOPICS BELOW, PLEASE READ THE INFORMATION BELOW.THANK YOU!
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EXAMINATION OF IMPACT OF DEEDS REGISTRATION ON THE SECURITY OF PROPERTY INVESTMENT IN ONITSHA
ABSTRACT
Deeds registration is a land registration system in common law jurisdictions. Land administration has been defined by Federation of International Surveyors (FIG) as the process of determining, recording and disseminating information about ownership/tenure, value and use of land. This paper reviews the key driven approaches to efficient land registration as against the existing situation in Nigeria, and advocating the need for complete computerization of the process in the country. In addition, the system should incorporate the norms of best practices aimed at improving Nigerian land titling and registration. This will create land markets and enhances accessibility to credit facilities and hence eradicate poverty. A number of alternative land registration policy measures in Nigeria have been suggested; cadastral survey/registration, simplification of customary title registration, adoption of the Social Tenure Domain Model (STDM) and removal of the LUA from the Constitution.
CHAPTER ONE
Deeds registration is a land registration system in common law jurisdictions. Land Registration Act No. 36 of 1924 is the law regulating registration of instrument in Nigeria which is enacted for the whole country adopted and re-enacted in some states under different nomenclature. The law prescribes registration of any instrument executed before or after the commencement of this law. To facilitate registration the law establishes in every state a land registry under a land registrar charged with the responsibilities of registering instruments affecting land in the state and to keep registered books and file in relation thereto. Modern methods include computerization of the whole process in addition to the use of Geographic information system (GIS) and Land Information System (LIS). These methods have helped to enhance the process/system of registration and also gives a well defined details, measurements and design efficiency.
The United Nation (1999) also consider land administration as the process of determining, recording and disseminating information on ownership, value and use of land, when implementing land management policies. The instruments of land administration are focused on the recording of existing land tenure arrangements. Land Registration can be seen as an aspect of Land administration. This facilitates titling, alienation and disposition. It can be regarded as a record, held by the Land Registry, which lists the registered owner of plots and whether there are any legal charges upon it. In other words, it is also the process of recording rights in land either in the form of registration of deeds or registration of title to land. Registration provides a safe and easy means of recording transactions on land since the bench mark of any transaction on land is security of title, which unregistered conveyance does not guarantee. The law prescribes certain methods of registration to assist the conveyance in the course of investigating title on land. This paper aim to review the existing system of land titling, registration and disposition and to make appropriate recommendations that will enhance the system. It is replaced by Torrens title in most of these jurisdictions now, although a few of them, like most of the United States, still maintain such system. Ireland, Hong Kong and the Canadian provinces of Nova Scotia and New Brunswick have both systems with the Torrens system gradually superseding the older system. In the Canadian province of Ontario, electronic registration led to Ontario’s version of Torrens title covering almost all land, but the past deeds registration still governs some issues.[1] In contrast of Torrens title system in which basically the one who registered in a land registry as owner of a piece or parcel of land has an indefeasible title of the land, deeds registration system is merely a registration of all important instruments related to that land. In order to establish one’s title to the land, a person (or usually their purchaser’s attorney) will have to ascertain, for example: all the title documents are properly executed; “a chain of title” is established, i.e. the proper ownerships from the granting of the land from the government to the present owner; there are no encumbrances on the land that probably will harm the title of the land.
Land registration and cadastre play an important role in a community, provided they function effectively. Though, different countries possess country specific land registration regulations. Land registration system in Nigeria involves three principal systems of recording the rights/ownership to land. These include:
i. Private conveyance
ii. Registration of titles and
iii. Registration of Deeds
The title is however a description of a land parcels, details and description contain therein usually includes the followings:
Description of location or boundary (for instance bearing and distances, survey description, metres and bounds description, public land survey system reference, lot number in platted subdivision coordinates etc). Method of conveyance (for example warranty deed, quit claim etc). The cost of providing its essential foundation – plans of sufficient accuracy of the area whereby every parcel registered can be unambiguously identified has delayed its establishment in some countries. Furthermore, Deeds are instrument and entails registration of land transactions with a public authority (Register of Deeds)
– Land transaction are between
– Registration is essentially voluntary, though typically done to support claim to land and create land market.
– Grantor and grantee (conveyed from, to) used to organize records in a systematic classification basis for ease of retrieval and dissemination.
The global interest now in that system of registration of title should aim at combining the following:
Modern techniques involves the use of GIS tools for land registration, data storage, information management, quick and easy data access, in addition to retrieval of land data and updated information.
Whereby one party called the grantor confers, transfers, limits, charges or extinguishes in favor of another party called the grantee any right or title to the interest in land and includes a certificate of purchase, a power of Attorney under which any instrument may be excluded but does not include a will. Registrable instrument includes an estate contract, a deed of appointment or discharge of trustee containing expressly or impliedly a vesting declaration affecting any land. Therefore, it is generally agreed that a registrable instrument is a document, which transfers or creates a right, title or interest in land to or in favour of the grantee. But a will is expressly excluded from the ambit of registrable instruments. Consequently, a sales receipt, purchase receipt is not a registrable instrument if it is a mere acknowledgment of sales or payment and does not confer or transfer interest in land. A document which split portion of land, which transfer separate interest to the different individuals, is a registrable instrument. But where it does not transfer or extinguish any right in law, it is not registrable. A contract made by a person with an interest in land is registrable from the date of the contract; equally an instrument creating an equitable mortgage is registrable as an estate contract. A written agreement for a lease is a registrable instrument except where explicitly expressed otherwise in any legislation or law. A sale agreement is generally not a registrable instrument. But an agreement to mortgage land is a registrable instrument under the various registration laws in Nigeria. A power of Attorney is only registrable where it specifically relates to an interest in land. A registrable instrument for the purpose of registration must be accompanied by a plan of the land. However, in the case of a power of attorney no such plan is required.
Change is a constant action, and it is always called for when there is ineffectiveness and inefficiency. Change of the system of property rights registration is what Dabrundashvili (2007), referred to as the reform in Geogia for Good Governance in Land Tenure and Administration. He started by pointing out the reasons and needs for this reform. To him, the concentration of power over land issues in a single entity as well as poor governance by top management and local government, duplication of work and a lack of consensus oriented decision-making, lack of public awareness and transparency all combined with the weak rule of law to create a basis for corruption. His points were very clear and reasonable. He held the view that these factors are enough to demand for a reform. His passion was that all the above would contribute greatly to the establishment of an effective, efficient and sustainable system with a unified, impartial and non-corruptive registration of ownership rights all over the country.
The objectives of the land registration reform according to Debrundashvili (2007) are:-
– Provision of security of ownership and tenure rights:
– Creation of a unified, modern, customer-oriented, one-stop-shop, transparent, corruptionfree public registry system through comprehensive institutional, financial, technological and legislative reform;
– Capacity building of personnel;
– Coordination of donor organization activities;
– Computerization of the processes according to modern standard
To effectively arrive at an accurate conclusion, certain questions were brought up to serve as guide in this project research work.
H1: The current deed registration in Onitsha is very effective and has a positive influence towards property investment in Onitsha.
H2: Deed registration in Onitsha is ineffective and hence is affecting property investment negatively.
The scope study area is located within the Onitsha city centre. Awka is the capital of Anambra State, one of the 36 states of Nigeria. Nigeria has a land area of approximately 923,768 sq.km, a population of approximately 160million, by 2006 national census and more than 250 ethnic groups. It is the most populous country in Africa with a growth rate of 2.4% per annum. It is accounting for about 47% of West Africa’s population and is ranked the second largest economy in the sub-Saharan Africa. Nigeria is a petroleum-based economy, ranking among the topmost oil producing countries of the world, but it is still struggling with the problem of infrastructure. Oil provides 20% of the Gross Domestic Product (GDP), 95% of foreign exchange earnings, and about 65% of budgetary revenues. Despite the relative oil wealth, poverty is widespread with about 54-60% of the population living below the poverty line, on less than $ 1 per day. While it is endowed with enviable land resource and human capital, a large proportion of the population occupy land in both urban and rural areas without marketable title to the land. The prominent areas of Awka, are either adjacent or opposite to Onitsha General Hospital, the Central Business District which is linked through the route from Keteren Gwari, that also serve as one of the entrance and exit arterial to Onitsha Central area. Awka is dominated by different ethnic groups of Nigeria such as Enugu, Delta, Yoruba, Igbo, Edo etc, different ethnicity of the area is also reflected in the street and road naming such as Lagos road, Yoruba road, Igbo road etc. Furthermore, due to the location of the study area in the settlement pattern of Onitsha, people have taken advantage of this for residential homes, and other location of activities in the area. The situation has thus made the entire area crowded. The physical, social and economic development of every area depends greatly on the proper usefulness of the Land resources since Land has formed the basis of any development, there is a need for good administration of Land resources to avoid the abuse of this resources. It is therefore necessary to formulate and propose a better way of registering the little to Land to encourage a proper use of Land, limit the rate at which people violate Land policies and to enhance a proper transaction on Land. With a proper registration of all the title to Land, government can easily be aware per term, every transaction and development to be carried out on that Land, therefore, some good policies can be put in place to regulate the use of Land resources, and this will eventually lead to a good habitable environment.
In-fact that is a very comprehensive and inclusive objectives for an effective and efficient registration system with a touch of new trend, i.e. computerization. Then the development strategy for the land registration reform involves six main areas:
– Institutional
– Legislative
– Technological
– Administrative
– Financial
– Donor coordination
The final analysis in land registration system globally is to introduce a framework for transparency; set service standards; improve in capacity building and in the development of a human resource policy; improve to systems and processes; secure financing, establish audits; make effective use of information technology and communications; include stakeholders and less positive experience as well as being effective, efficient and consensus-oriented.
HOW TO RECEIVE PROJECT MATERIAL (S)
After paying the appropriate amount (#5,000) into our bank Account below, send the following information to
08068231953 or 08168759420
(1) Your project topics
(2) Email Address
(3) Payment Name
OR you drop them on our WhatsApp, 08137701720
We will send your material(s) after we receive bank alert
BANK ACCOUNTS
Account Name: AMUTAH DANIEL CHUKWUDI
Account Number: 0046579864
Bank: GTBank.
OR
Account Name: AMUTAH DANIEL CHUKWUDI
Account Number: 3139283609
Bank: FIRST BANK
FOR MORE INFORMATION, CALL:
08068231953 or 08168759420
]]>BEFORE YOU READ THE ABSTRACT OR CHAPTER ONE OF THE PROJECT TOPICS BELOW, PLEASE READ THE INFORMATION BELOW.THANK YOU!
INFORMATION:
YOU CAN GET THE COMPLETE PROJECT OF THE TOPIC BELOW. THE FULL PROJECT COST N5,000 ONLY. THE FULL INFORMATION ON HOW TO PAY AND GET THE COMPLETE PROJECT IS AT THE BOTTOM OF THIS PAGE. OR
YOU CAN CALL: 08068231953, 08137701720
WHATSAPP US ON: 08137701720
LAND USE OF SUSTAINABLE HOUSING DEVELOPMENT IN IKERE, EKITI
CHAPTER ONE
INTRODUCTION
1.1 BACKGROUND OF THE STUDY
The problem of housing has been every day discussion in all quieter of the public and private services of the developing countries of Africa. It has become increasingly glaring that most of the urban population live in dehumanizing housing environment while those that have access to average do so at abnormal cost. According to Onibokun (1986), Nubir (1991) rent in major cities of Nigeria 60% of an average workers disposable income. This is for higher than 20-30% recommended by United Nations. Ekeweme (1979) lyagba etal (1998) explain that the rate of demand for new housing awas in part predicated on the rate of formation of new houses and in part on the rate of replacement of old housing stock. With estimated population of 110 million as quoted in 1991 census report, Nigeria need to produce 720,000 housing units per annul based to the building industry.
Despite Federal Government access to factor of housing production, the country loud at, best expect 4.2 of the annual requirement from her. Substantial contribution is expected from other public and private sectors. It should be acknowledge that private sector developers account of 83 of urban housing (federal office of statistic, Lagos 1983). Unfortunately the private sector is saddled with numerous problems which make supply always all for short of demand. Of these the most limited is finance. Varies studies have, at different times, revealed the problem of housing production. Teufic and Oral (1978) Ogundele (1989) Agbola (1987) Opbala and Onibokun (1986) recognized financial as part of housing problems but ranted land and building materials higher. This led to intensive researchers in these areas. Their findings influenced government housing policies and subsequent establishment of some relevant programmes and institutions like the site and services programmed and the national institute of road and building research. The drought of information and working knowledge of housing financial operation is a major problem today.
In a tight money market, housing is the first area to suffer, since neither the building nor the consumer can readily obtain finance for housing. Actually manage builders have difficulty obtaining capital for their projects even in normal times. Two of these problem the high interest rate contribute the high cost of housing and the difficulty is obtaining capital for home construction are examined more clearly in this paper.
According to Onabule (1996) 245 primary mortgage institutions were established under the NHP between 1991 – 1996. unfortunately, only 54 are now operating mainly in south west of the country and Abuja.
According to Abiodun (1999). National housing fund collected about 4 billion naira from the mandatory saving scheme. Out of 300 million loan approved by FMBN, only N100 million was advanced. The problem in this case is not availability of fund but strongest measures to prevent default. Hence the housing problem perish.
HISTORICAL BACKGROUND
According to Arilesere (1997) Abiodun (2001) Agro – based to petro – Naira. Based economy did not help matters, the assertion that “money was not our problem but how top spend it” accredited to one of our Heads of State, is a summary of a Nation that lacked focus in the formulary years. This situation together with unprecedented population growth has remaining unchecked ever since. If the foundation is faulty, what can the righteous do? Housing finance was during the colonial days was limited to the expatriate staff and few selected indigenous senior civil servant in the urban countries. The establishment of Lagos exclusive Development Board (LEDB) in 1925, Nigeria Building Society (NBS) in 1956, formation of state Housing corporation between 1956 and 1960, National Council of housing 1971 and federal mortgage Bank of Nigeria (FMBN) 1977 with take off capital of N20m which was later increased to N250 in 1979 are very families development in our history. The world Bank assistance was obtained in 1979. This led to housing project in eight state of Nigeria with Bauchi state having a share of N24.6 million and Imo state N63.8 million. The 1980 – 1985 fourth National Development programs also proposed a budget of N1.9 billion for housing.
During this period N600m was spent on housing construction. The failure of these incremental housing production programs and the ever – increasing housing need lead to the promulgation of National Housing policy of 1991.
HOUSING AS A SOCIAL PROBLEM
The literature on economic development abounds with reference to the social nature of housing requirement. This phrase is used to distinguish the housing sector from other capital institutions sectors of developing economic such as manufacturing. The implication which is often made very explicit, indeed, is that while there is no economic need for housing investment since the market demand for it appears very weak, it ultimately must be provided in order to solve a social problem “according to smith (1970) housing sector is regarded as a drag upon the process of economic growth. While it is admitted that housing must be provided or improved eventually many national economic development programmes regards housing as a form of investment eminently able to be postponed. The longer it can be put off, the reason goes, the better the result for the nation as a whole.
2.1 THE BIG QUESTION
How does housing come to be excluded from the category of economic goods’ so that it must be bestowed as a kind of social security benefit? Housing as a ‘social goods’ is not a universal concept. There are porter of the world in which the satisfaction of demand for housing and housing improvement, is a rewarding private business which does not lack eager participant and which seems to produce as in the united state, a general level of housing welfare which is widely envied. Nevertheless in many part of the world housing is regarded as a demand which cannot and should be not satisfied by the market and hence must be distributed as a form of public largest. The perception of housing as either “economic good” or social – good will determine the level of investment and government involvement in its production and distribution. When seen as a social goods, housing market is subjected to political uncertainly and statutory intervention. In such a circumstances, private involvement if discouraged for investors will be unwilling to take the risk. Our land is an example of such restraint. The 1996 Rent control in Lagos was a discriminatory one. The rent control was limited to low income in housing. This discrimination will lead to investment in high income housing as shown in Lagos. Abuja etc. today.
Pursuit of the export promotion, import substitution strategy to increase income and did induce migration of surplus labour from the rural to the urban sector. This migration however together with nature population increase hearted growing housing needs. The needs were manifested in over crowded. Unsanitary living conditions and the sprawl of quarter settlement in urban centers. 70% of metropolitan Lagos was declared slum in 1996 according to United Nation’s report. Despite this there is still a strong belief that people are too poor to save or to repay housing loans, this lead to heavy housing subsidy e.g. allocation a standard plot of land at the rate of N1,000 for high density, N1,500 for medium density and N2,000 for medium density (Nubi 2000) and sole of Shagari core housing at N6,000.00 and N15,5000.00 respectively for one bedroom and 3 bedroom bungalow – a paternalistic approach that could not be sustained.
HOUSING FINANCIAL: A NEGLECTED ELEMENT OF DEVELOPMENT STRATEGY
Commercial banks and commercial banking activity have been present in Nigeria at colonial period. Owing partly to commercial banking tradition and partly to their role in international finance and trade during the colonial period, commercial banks primary serve the financial needs of commerce – supplying venture capital has typically been the role of merchants or investment bankers who in the colonial period tended to operate from Europe.
Except for a restricted clientele, commercial banks did not then nor do they now serve the financial needs of house holds. Early effort to supplement foreign venture capital through the establishment of both industrial and generalized development banks did not live up to expectation, largely because – they failed to mobilize domestic savings – they attempted to lend at concessional interest rate – they never succeed in breaking their dependence on limited government budget sources and from international lending agencies and – they relied on government deposit.
The financial sectors of Nigeria thus did not broaden appreciation beyond the commercial banking sector savings growth and domestic financial of domestic investment continued to lag behind the growth of income.
In this process, the housing hold sector was over looked as a significant source of domestic saving. This was at last in part to the postulate of development theory that the vast majority of individual families were too poor to save and in part to the fact that development strategy militated against the allocation of domestic resources to household investment. Given the view for example that credit for housing, like credit for the purchase of automobile or household equipment constitute the financing of consumption expenditure that, in the grand design should be deferred until self sustaining economic growth had been achieved. Little or no encouragement was provided for the development of household oriented finical institution. The metamorphosis of Nigeria building social into federal mortgage bank with a capital base of N20 m which was later increased to N150m in 1979 was a big distribution in the mortgage banking evolution. This laid the foundation for its imminent future as experienced even today. The federal mortgage bank is like a big and old eagle that cannot fly. Consequently individual families remain then as they do today, the largest sources of untapped savings in a development economy.
1.2 STATEMENT OF THE PROBLEMS
Despite the fact that the national funds NHF scheme is a loadable programmed it is however observed that contribution were not reaping maximum benefit to the fund this is as a result of certain constraints imposed by the degree before obtaining the loan among which are, the provision of title document (certificate of occupancy to the land) and a consent to martgage (PMT) must have secured a block of existing mortgage with or without funding from the banks and also contribute 10% of the amount that is to be disburse by federal mortgage bank of Nigeria from the NFH pool, and also the misconception the have about NHF scheme are some of this problem this research piglet will look into.
1.3 OBJECTIVES OF THE ESSAY
This study is undertaken with a view of examine the following
The few primary institution just springing up could not be controlled since they are just setting appraising mortgage financiering. The degree of deficiency of the findings, conclusion and recommendation on the study therefore depends on the degree of accuracy of the information supplied by these various sources. So care must be taken when interpretation the result of the study. To this extent the study is capable of being improved upon in studying any additional information not available now is supplied later.
1.4 SIGNIGICANCE OF THE ESSAY
This significant of this study lies in facilitating and mobilized of funds for development for Nigerians at affordable prices. However the study is pertinent important to the following the mortgage institution the mortgages and the Nigeria economic at large.
1.5 SCOPE AND LIMITATION OF THE ESSAY
It is pertinent at this stage to the define the boundaries of the study, from the topic of studies role of mortgage financing institution in Nigeria experience two boundaries are clearly stated these are, mortgage institution and the Nigeria experience. This study inclusively in the Nigeria experience and it is mainly out to look at the institution frame work on which mortgage business are carried out hence mortgage financing through touched in this study is mostly concern with the role of the said institution and with the Nigeria experience from 1956 when Nigeria building society was established to provide mortgage loans and deserving Nigeria to data.
Firstly there was the problem of data availability in the right quaintly and quality. The secretive nature of banking business has not been helpful. Then there was the problem of bureaucracy. Time constraints could not allow for more of the bank branches allover the country to be visited. Conclusively, the upward of inflationary cost of building material visa vis the limitation in using the availability resource for housing development only a radical approach by the government to check the liger cost of building materials and reducing it to the bearest minimum could make us to realize housing for all by sometime with the 21st century.
1.6 DEFINITION OF TERMS
The finance industry is a composite and complex industry with full of term government day to day activities of the industry. It is therefore pertinent for the purpose of the study and clarity and easy understanding to briefly explain some of these term as used in the study among which are: –
HOUSING – Housing refers and shelters infrastructure faculties such as water electricity and social unities such as schools and hospital housing is both process and product as well as on asset and on a services.
HOUSING FINANCING – Housing refers to the activities of both private and public sector improve financial resources, without intermediaries for the purchase, contribution improvement or renovation.
NHF – National Housing Fund.
FMFI – Federal Mortgage financial Limited
CIBS – Chartered Institute of Bankers of Nigeria
MBS – Mortgage baked securities.
HOUSING FINANCE SYSTEM – Is a structure of laws institution and relationship between individuals institutional and non institution units. Which facilities the process of financial intermediation and capital termination in the housing sectors.
MORTGAGE – Is a conveyance of interest in proper as security for the payment of a depth or the discharge of some usually other obligations. The kinds of property usually employed as security by means mortgage and the lender the mortgage.
MORTGAGE FINANCIAL INSTITUTION – Mortgage institution decree 53 of 1989 defined mortgage institution as institution allowed collecting savings and deposits for creation of mortgage assets. They are grouped into two main groups that is, the Apex mortgage and the primary mortgage instituting (PMIS)
F.M.B.N. – The Federal mortgage bank of Nigeria, Apex mortgage institution regulating the activities of the primary mortgage institutions.
CBN – Central Bank Of Nigeria
SAP – Structure Adjustment Programme
NHP – National Housing Policy.
PMIS – Primary mortgage institution. These are mortgage financial.
UNCHS – United National Commission on Human Settlement.
UBS – Nigeria Building Society.
HOW TO RECEIVE PROJECT MATERIAL (S)
After paying the appropriate amount (#5,000) into our bank Account below, send the following information to
08068231953 or 08168759420
(1) Your project topics
(2) Email Address
(3) Payment Name
OR you drop them on our WhatsApp, 08137701720
We will send your material(s) after we receive bank alert
BANK ACCOUNTS
Account Name: AMUTAH DANIEL CHUKWUDI
Account Number: 0046579864
Bank: GTBank.
OR
Account Name: AMUTAH DANIEL CHUKWUDI
Account Number: 3139283609
Bank: FIRST BANK
FOR MORE INFORMATION, CALL:
08068231953 or 08168759420
]]>BEFORE YOU READ THE ABSTRACT OR CHAPTER ONE OF THE PROJECT TOPICS BELOW, PLEASE READ THE INFORMATION BELOW.THANK YOU!
INFORMATION:
YOU CAN GET THE COMPLETE PROJECT OF THE TOPIC BELOW. THE FULL PROJECT COST N5,000 ONLY. THE FULL INFORMATION ON HOW TO PAY AND GET THE COMPLETE PROJECT IS AT THE BOTTOM OF THIS PAGE. OR
YOU CAN CALL: 08068231953, 08137701720
WHATSAPP US ON: 08137701720
LAND USE AND BUSINESS LOCATION
CHAPTER ONE
INTRODUCTION
1.1 Background of the study
The rapid pace of urbanization in some developing countries (like Nigeria) has brought about tremendous changes in the use of land (Ifeoluwa, 2011; Olayinka, 2012) of which the metropolitan city of Abeokuta is not left out. The recent noticeable growth and development in population and the utilization of special extent (Shankar and Vidhya, 2013) has made indelible contributory effect on land use conversion, property values (Adebayo, 2009) and environmental qualities (Dami et al, 2011). However, studies have shown that, the increased rate of urbanization in the developing countries is also strengthened by the activities of the multinationals that tend to concentrate their investments and manufacturing projects within urban areas (Olayinka, 2012).
Urbanization itself especially that which is characterized with uncontrollable population growth produces both pretty and ugly faces (Egunjobi, 2004). The pretty face which it provides includes concentration and complementarily of various economic activities enjoyable by the urban populace coupled with high degree of opportunities such as employment, high demand for goods and services, investment potentials and proximity to the various means of satisfying human wants all of which had made the city a center of attraction and served as pulling force in attracting increasing population from within and outside the urban area. However the ugly face which consist of overpopulation, pressure on exiting infrastructural facilities, high crime rate, emergence of slum area, environmental pollution as well as deteriorating of the natural ecosystem (Oyinloye and Kufoniyi, 2013).
Change in use has been described as the use of land or buildings thereon for a purpose which is different from that for which the land or building was originally zoned and intended for. Equally, change of use is synonymous with increase in the intensity of use, triggered by an increase in demand (Olayinka, 2012). Thus, in any case, change in use arises as a result of man’s attempt to exploit land resources to its highest and best use. The major contributing factors which promote the needs for enhanced use of properties includes; interplay between the force of demand and supply, planning regulations, use complementary, infrastructural facilities, accessibility, population size, rent, circulation network where the impacts of the resultants increase in land uses have been attributed to traffic congestion, housing shortage, pressure on existing infrastructural facilities, increase in rent, overpopulation, high crime rate, poor road network etc. (Yuri, 2005; Ayotaminu et al, 2010; Balogun et al, 2011; Gbadamosi and Ibrahim, 2013)
Hence, the existence of emerging land use conversion which is persistent in the urban centers has made it imperative for government regulation policy of change in land use a high value index (Yuri, 2005). The essence of such check is to control the adverse effect sequel to the land use conversion and intensity of use. But such check had to be balanced so as not to discourage urban physical and economic development. Hence, Kin (2010) suggested that, government officers at all levels are more fearful of engaging in land use planning than in the past. Since all human activities require land, the fear is therefore concerned with the carrying capacity of the government planning policies and programmes to match man’s insatiable desires and varying decisions with available land resources (which is physically fixed in nature) while ensuring quality of their communities and the pace of socio-economic growth and development in the nation at large.
The goal of land use change analysis according to Kates, Turner and Clark, (1990), revolves around two central and interrelated issues, the drivers and the impacts of the land use changes. The drivers of the change are the causes and processes that bring about the change while the impacts are the consequences of the change. In general, the study of the impact of land use change has received more attention and publicity than the drivers simply because it is the impacts that are readily felt. In most cases, the drivers are hardly appreciated (Dani et al, 2011). However, land use change over time is an inevitable phenomenon occurring globally. The phenomenon could be revealed either in a small or large scale but the most interesting and fundamental observation is that change occurs over time in a particular place (De-Sherbinin, 2002).
However, it is a prima facie fact that, land forms the bedrock for all human activities and development which is always dangling within the varying man’s needs and decisions. With the needs to meet up with the current economic realities, change in the use of land became inevitable in an attempt to achieving socioeconomic satisfaction and in order to exploit prevailing opportunities availed by land use dynamism. Nevertheless, it is of great importance to take note of the adverse effects poised by land use dynamism not only on the subject property itself, but also on both the adjoining land uses/structure (Ayotamuno et al, 2010) and environmental qualities (Kevin, 2013) at large
Therefore, changes in land uses that are attributable to human population explosion emanates into uncontrollable intense use of land which has in turn brought about imbalance in socio-economic human activities and poised a big threat to natural ecosystem (Eludoyin et al, 2011). The major challenges faced by the major cities experiencing high intensity of change in land use structures as highlighted by Oyinloye and Kufoniyi (2013), include; uncoordinated land development, unparalleled city growth, conflicting landuses, high densities in certain parts of the urban area and the absence of adequate road network to enhance the ease of movement of people within the city. In most cases, this situation has led to a degenerated standard of living in the urban centers to the extent of incapacitating the planning authorities in dealing with the situation and controlling urban growth (Oyinloye and Kufoniyi, 2013). Thus, in order to enhance environmental qualities and social economic well-being of the urban dwelling places, a proper check should be put in place (Adeboyejo and Abolade, 2006). In absence of which the beauty faces of the cities such as the natural landscape, road network system and most importantly, housing stock will be exposed to a great risk. (Eludoyin et al, 2011).
Kin (2010), had argued that, land use regulation promote economic well-being of a nation. But alternatively, it raise barrier to development and thus, slow the pace of economic growth or progress (Krabben and Bokena, 1994). However, many authors has canvassed that, the prevalent government intervention in land use was typically based on the notion that, proper land use controls actually enhance public interest, by eliminating negative externalities among conflicting land uses, protecting natural environments and consequently promoting the location-specific amenities, providing adequate amount of public goods and services more efficiently, reducing uncertainty and transaction costs involved in the land development processes.
On the other side of the argument, recent studies have also shown that, there are undesirable consequences of strict land use regulations, such as the enhancement of monopoly power of the land owners, the rapid increases in land or house price due to limited supply and consequent affordable housing problems. Furthermore, in recent years, it has been suggested that strict regulations on land use might hinder economic growth by constraining land supply for urban uses excessively, increasing the costs of housing significantly, and limiting not only land but also labor supply for business activities. In other words, land use regulations may have negative effects on the performance of economies that offset the benefits stemming from the correction of the market failure
The illustrations above represents the outcomes of various researches that have been carried out on determinants of change in use and it implications to property values but none was discovered for a place like Ibara/Okelewo Area, Abeokuta, Ogun State, Nigeria. This study however reveals various salient factors responsible for change in use, the direction of change and its alarming implications on rental values in the study area for which its findings will form a structural framework and a reliable source of information that can guide the concerned stakeholders (property investors) and urban planners in decision-making.
1.2 STATEMENT OF THE PROBLEM
it is no longer news that, the intensity of land use activities has became increasingly compounded with uncontrollable growth (Eludoyin et al, 2011) most especially cities undergoing persistent population growth (Shankar and Vidhya, 2013). This has led to the wave of land use conversion of structures from their original plans which have become evident in most cities to the extent that a piece of land or buildings serve many different uses from that for which they were designed or different purposes at the same time. This situations arises because, cities in most developing countries like Nigeria have been undergoing unprecedented changes both in population and spatial extent (Adeboyejo and Abolade, 2006).
Land use change occurs when the use to which a piece of land is currently is different from that usage it was committed to in the past (Oyinloye and Kufoniyi, 2013). That is, change of use, is the use of land or buildings thereon for a purpose which is different from that for which the land or building was originally zoned and intended for. It has been globally recognized that, persistent increase in population tends to be the most significant explanatory factor among others resulting into urbanization characterized by with higher number of people concentrating in a particular place usually urban centers in search of greener pastures. This assertion is supported by USGS fact sheet 188-99 in 1999 which identified that, approximately 15% of the world populations were living in urban areas at about 100 years ago, whereas today the percentage of the world population living in the urban centers is now nearly 50% (Eludoyin et al, 2011).
1.3 OBJECTIVES OF THE STUDY
The objectives are to;
i). identify and examine the major factors responsible for change in use in the study area;
ii) examine the pattern of change in use of properties in the study area;
iii) examine the impact of change in use on property rental value in the study area;
1.4. RESEARCH QUESTIONS
i). What are the major factors responsible for change in use in the study area;
ii) What is the pattern of change in use of properties in the study area;
iii) What is the impact of change in use on property rental value in the study area;
1.5 RESEARCH HYPOTHESES
H0: There is no significant relationship between land use and business location
H1: H0: There is a significant relationship between land use and business location
HOW TO RECEIVE PROJECT MATERIAL (S)
After paying the appropriate amount (#5,000) into our bank Account below, send the following information to
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(2) Email Address
(3) Payment Name
OR you drop them on our WhatsApp, 08137701720
We will send your material(s) after we receive bank alert
BANK ACCOUNTS
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OR
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Account Number: 3139283609
Bank: FIRST BANK
FOR MORE INFORMATION, CALL:
08068231953 or 08168759420
]]>BEFORE YOU READ THE ABSTRACT OR CHAPTER ONE OF THE PROJECT TOPICS BELOW, PLEASE READ THE INFORMATION BELOW.THANK YOU!
INFORMATION:
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EFFECT OF ACCESSIBILITY ON COMMERCIAL PROPERTY VALUE
CHAPTER ONE
INTRODUCTION
BACKGROUND OF THE STUDY
Roads may be classified as international, inter-city or intra-city; international and inter-city roads are usually major or arterial roads while intra-city roads are routes within a city and may be minor or major (arterial). The pattern of road network somewhat influences ease of movements and provides accessibility to various land uses which compete for available spaces along the arterial roads. Commercial properties cluster along such roads to benefit from the advantages of agglomeration. Also, competition makes locations along the arterial roads to be at their highest and best uses, which translate into high rental values compared to other locations that lack such competition.
As result of the advantages, developers, financiers and investors in commercial properties require data on the level of rental income that a development project could reasonably be expected to realize in a transaction involving willing and able parties to such project. In addition, the overall impact of risks and uncertainty in the property market calls for tool to aid in predicting the future trend in commercial property market with some measure of accuracy. This is to ensure that income that a given commercial property generates in the nearest future will continue to recoup the capital outlay and be sustained subsequently.
In the choice of site for real estate development, the investors usually desire the location with potentials for high positive net return. In many cases, decisions on site selection are based on intuition or mere subjective assumptions, especially in developing economies; this often leads to defective and abandoned projects. For viable project development projects, proper site selection is largely related to accessibility with the innate assumption that must be based on scientific techniques.
A number of approaches have been adopted in determining the most accessible site and that is most likely to be viable in terms of demand for a proposed development project upon its completion. In other words, the techniques assist in explaining the effects of accessibility on property values. The modern techniques include cummulative-opportunity type measure, gravity-based measure, weighted-average distance, utility-based measure, space syntax, route structure analysis, multiple regression model, hedonic model, expert system heuristics, and graph theory (see Cole and King, 1968; Hay, 1973; Ogunsanya, 1986; Rallis, 1988; Geertman and Ritsema, 1995; Kwan, 1998; Wyatt, 1999; Aderamo, 2003; Marshall, 2005; Oni, 2009).
STATEMENT OF THE PROBLEM
It is pertinent to state that decision on site selection and accessbility in developing economies is often based on intuition and mere physical observation of the neighbourhood in which a proposed development project is to be located. Many of the real estate investments have become stalled, abandoned, or non-viable upon completion due to faulty decision on site selection. The aim of this study is therefore to determine the impact of the explanatory variables of road network (road density, length of road, accessibility), demand, supply, and location on commercial property values using Ikeja, the capital of Lagos State, Nigeria for the study.
OBJECTIVES OF THE STUDY
RESEARCH QUESTIONS
RESEARCH HYPOTHESIS
H1: There is a relationship between accessibility and commercial property value
H1: Accessibility does not have a significant impact on commercial property value
HOW TO RECEIVE PROJECT MATERIAL (S)
After paying the appropriate amount (#5,000) into our bank Account below, send the following information to
08068231953 or 08168759420
(1) Your project topics
(2) Email Address
(3) Payment Name
OR you drop them on our WhatsApp, 08137701720
We will send your material(s) after we receive bank alert
BANK ACCOUNTS
Account Name: AMUTAH DANIEL CHUKWUDI
Account Number: 0046579864
Bank: GTBank.
OR
Account Name: AMUTAH DANIEL CHUKWUDI
Account Number: 3139283609
Bank: FIRST BANK
FOR MORE INFORMATION, CALL:
08068231953 or 08168759420
]]>BEFORE YOU READ THE ABSTRACT OR CHAPTER ONE OF THE PROJECT TOPICS BELOW, PLEASE READ THE INFORMATION BELOW.THANK YOU!
INFORMATION:
YOU CAN GET THE COMPLETE PROJECT OF THE TOPIC BELOW. THE FULL PROJECT COST N5,000 ONLY. THE FULL INFORMATION ON HOW TO PAY AND GET THE COMPLETE PROJECT IS AT THE BOTTOM OF THIS PAGE. OR
YOU CAN CALL: 08068231953, 08137701720
WHATSAPP US ON: 08137701720
URBAN SPRAWL AND ENVIRONMENTAL PROBLEMS AROUND YOLA
CHAPTER ONE
1.1 BACKGROUND OF THE STUDY
Housing is one of the most important basic necessities of mankind is known to tremendously affect human health and well-being. It is wisely acknowledged that adequate housing is essential for good life, is a key requirement for an efficient and satisfied labour force and the foundation of satisfactory community life. Furthermore, researchers have shown that housing can affect mental and physical health, both positively and negatively (Fanning, 1967; Macpherson, 1979; Riaz, 1987).
The study by Page (2002) established linkages between poor housing and its detrimental effects on health with particular emphasis on the mental health of residents. The same study also provides evidence to support the view that poor housing can exacerbate existing health problems. In the Nigerian situation, Oluwande, back in 1983, concluded that children’s progress is stunted by damp, overcrowded, ill-ventilated and poorly lit accommodation. Most Nigerian cities, with the exception of the newly developed Federal capital city of Abuja, have experienced decay in both housing and physical infrastructural facilities over the past few decades, possibly due to economic downturn in the nation. Unlike developed nations, the mortgage industry is still in its infancy in Nigeria with the real estate sector contributing less than one percent to the nation’s GDP (Punch Newspapers, 5th September 2007).
In a recent development, 25 slums in Port Harcourt have been earmarked for demolition and replacement with new housing units by the Rivers state government (Guardian Newspapers, 24th August, 2007). However this move is being strongly resisted by those affected. It appears that residents of slums are not always willing to relocate to less crowded accommodation. Similar problems occur in developed nations. For instance, only 5 per cent were ready to be re-housed into the London County Council’s Becontree Estate under England’s post-first world war street improvement or slum clearance scheme (Olechnowicz, 1997). Residential land accounts for the largest proportion of total urban land uses in many Nigerian cities.
The zoning regulations in many of these cities arbitrarily determines the quality of land supplied to the urban land market and not by the laws of supply and demand, which Egbu et al. (2006) found out fails to meet the demand. Normally, a property developer in a Nigerian city first has to secure a ‘location permit’ (land right) and then a development right (planning permission). This is a process that has been made very cumbersome by government bureaucrats who, it is claimed, use it to gain some personal financial advantage. Most housing developments are executed by private developers, taking the form of flats and rooming-accommodation, which are popularly called ‘face me, I face you’. These account for between 60 and 80 percent of urban housing in Nigeria (Ogu and Ogbuozobe, 2001). Egbu et al. (2007) devised a model for three Nigerian cities and concluded that properly monitored land use planning has a positive bandwagon effect on housing quality.
The quality of a residential area not only mirrors the city development, planning and allocation mechanisms between socio-economic groups, but also shows the quality of life of the urbanites. The realisation of a decent home in a suitable living environment requires the availability of clean air, potable water, adequate shelter and other basic services and facilities. The present study was aimed at investigating housing quality as well as the quality of the environment in which such houses are sited. This is pertinent in view of the increasing incidences of disease and epidemics in Yola confirmed by the studies of Sangodoyin and Coker (2005) and AlYolao (2006).
The study area
Yola is situated in south-western Nigeria (3° 45″ to 4° 00″ E; 7° 15″ to 7° 30″ N). It has two distinct seasons; dry (October – March) and wet (April – September). Initially, the city began as a war camp (1829) and since the 1960s has grown to become the nation’s largest urban centre.
This is attributed to its location in the heart of the Yoruba ethic territory and its close proximity to Yola, Nigeria’s economic nerve-centre and her immediate past federal capital. The importance of the city was further acknowledged in Nigeria’s post-independence era from 1960 onwards when it was made the capital of the western region, one of the three regions to which Nigeria was sub-divided at that time. Yola is currently the capital city of Traba State and there has been agitation since 2006 for it to constitute a state on its own. It occupies a land area of 634.3 km2 and has a population of ~3.5 million (Nigerian National Population Commission in 2006). The city is home to the University of Yola established in 1948, the first teaching hospital, the University College Hospital established in 1957 and the first television broadcast station in Nigeria, the Nigeria Television Authority which was set up in 1959. The presence of all these establishments, among others, has attracted many people to the city. Rapid population growth has posed great problems for urban management, employment, social infrastructural provision and liveability in Nigeria (Mabogunje, 1985) and has made the provision of quality housing a sizeable difficultly.
It is against this background that this study has investigated the quality of housing and the neighbourhood environment in the City. Yola is considered to be a typical Nigerian city and it is thus suggested that the findings and recommendations of this study may be relevant to other cities in the country and those of other developing countries in Nigeria.
Housing standards
The statutory standard of fitness was first introduced as a concept in the YOLA around 1919 and remains in use as the key legal standard for the assessment of housing conditions. Stewart (2002) identified the main defect of fitness standard as merely providing for a pass or fail checklist for some housing parameters. Part 1 of the YOLA Housing Act 2004 now provides for the Housing Health and Safety Rating System (HHSRS), a health and safety based system for local authorities to adopt as the basis for enforcement against poor housing conditions (ODPM, 2004).
Housing standards vary from one nation to another and also within a particular country; variations in climate, culture, degree of urbanisation, and socio-economic progress affect standards. The UNO (1969) stated that standards derive from a people’s cultural level of attainment. It has been argued that standards should combine the best features of traditional practice with the economy and rationality of modern techniques. The Nigeria’s Federal Ministry of Housing and Environment has yet to come up with a definite housing standard for the country. However, in a study on Benin City, Onokerhoraye (1985) empirically classified housing standards in Nigeria into two categories: first, space standard, which defines housing intensity development in terms of plot sizes, number of buildings per unit area of land and occupancy sizes. The second relates to performance standard, which describes the quality of the environment.
This approach is a modified form of the housing standard specified by the American Public Health Association (APHA) in 1945, 1946 and 1950. The APHA method minimises individual opinions so as to arrive at numerical values of the quality of housing that are comparable with results from other cities and can be reproduced in the same city by different evaluators using the same system. The APHA method, used in the present study, measures the quality of the dwelling units and the environment in which they are located. The method uses a system of penalty scoring rather than positive scoring, that is, the higher the arithmetic score of a condition being judged, the more substandard is the situation.
“The law, in its majesticegalitarianism, forbids the rich aswell as the poor to sleep under bridges, to beg in the street andsteal bread”
Anatole France“The foxes have holes, and the birds of the air have nest, but theson of man have nowhere to lay his head”
1 Shelter represents one of the most basic human needs and hasno doubt a profound impact on the health, welfare andproductivity of the individual
. The importance of shelter to mancannot be overemphasized; apart from giving protection fromelements of nature, shelter in accordance with contemporarymodern standards, must offer such infrastructure and servicesthat would make dwellings conducive Housing, particularlyurban housing, remains an intractable problem in the developingcountries of the world, Nigeria inclusive.
The hullabaloos in the literature on what the definitions of an urban centre and urbanization should be are due to the differences in socio-cultural backgrounds, professions, socio-economy and population disparities in countries. Urban centres are defined as centres with various economic activities, provision of basic facilities and services, and physical development (Jack Harvey, 2000). An urban centre is an agglomeration of people that are organized around non-agricultural activities. Mabogunje (1974) defines urban centres on the basis of the ability of their residents to shoulder certain responsibilities such as supporting community services. Urban centres are defined based on different population sizes in different countries. An urban centre in Japan has at least 30,000 people, in United States at least 50,000 people, in Greece at least American Journal of Sustainable Cities and Society 10,000 people, in Australia at least 1,000 people and in Denmark at least 250 people (AlYolao, 2010). According to the Nigerian (1952) census, an urban centre was with the population of more than 5,000. By contrast, the 1963 census in Nigeria fixed 20,000 people and above for an urban centre. Urbanization is defined as the agglomeration of people in relatively large number at a particular spot of the earth surface (OnyemelYolawe, 1977; Agbola, 2004; Olotuah and Adesiji, 2005). Conversely, another school of thought believes that urbanization is not about the population size, but must satisfy certain conditions like modernization, physical and economic development, as well as the heterogeneity in occupation (Wirth, 1938 and Jack Harvey, 2000). The former definition of urbanization reflects the perspective of what urbanization is in the developing countries, while the latter school of thought reflects what urbanization is in the developed world. Thus, urbanization process in the developed countries is as a result of rapid development, modernization and industrialization, and not agglomeration of people which usually results from rural-urban drift. While the urbanization in Nigeria like most other developing nations, is a consequence of the “push” of the rural areas and the “pull” of the urban centres (AlYolao, 2010). The push and pull in this regard are with respect to the population, which can be traced to the effects of regional imbalances. It is not a surprise for urbanization to have enormous negative consequences in Nigeria and other developing countries because of the population increase involved in its process. The index of urbanization in Nigeria which is the population increase is mainly caused by rural-urban migration and not by natural increase. Many researchers see rural-urban migration in urbanization process as the genesis of the resultant problems of urbanization in any part of the world (Onokerhoraye, 1976; Wahab, et al. 1990; Agbola, 2004; Olotuah and Adesiji, 2005; and AlYolao, 2010). Urban growth is the rate of growth of an urban population. Urban growth refers to growth that makes intensive use of land for the location of buildings and impermeable surfaces to such a degree. Urbanization is mainly caused by urban growth, which could be due to natural population growth, reclassification of urban and rural system and rural-urban migration (Agbola, 2004). Projections suggest that the number of people living in Nigeria urban centres will reach 100 million by 2020. Although the urban population growth rate is now declining from 5.7% in 1985 to current rates of 4.0%, it is still far higher than Nigeria‟s overall population growth rate (Onokerhoraye and Omuta, 1994). Studies have shown that the rapid rate of urbanization in Nigeria and the consequential explosion of urban population have not been matched by a corresponding commensurate change in social, economic and technological development (Mabogunje et al 1978). The economy of the country in which urbanization is taking place has been described as stagnant and the growth of industrialization is negligible (Salau, 1992). The implications of rapid urbanization in Nigeria on employment, human and food security, economy, waste management, infrastructural facilities and services inter alia are alarming. Against this background, the concern of this research is to examine the existing challenges, and predict future challenges of urbanization and urban growth in Nigeria, while measures to greatly minimize the challenges are suggested in order to ensure sustainable developments in both the Nigerian urban centres and rural areas. The acute shortage of housing in developing world was the subject of World BankReport. that “the urban poor, typically housed in slums orsquatters settlement, often have to contend with appallingovercrowding, bad sanitation and contaminated water. The sites
1.2 PROBLEM OF THE STUDY
Although, the rapid growth witnessed by the State has been a boost to its economy, Yola has also had to grapple with an array of environmental challenges arising from its growth which could be described as astonishing. The need to ensure that development efforts are carried out with utmost concern for conservation of natural resources in the state in particular for the sustenance of the environment in general therefore becomes opposite. Some of the environmental challenges the state has to grapple with include; overcrowding and
unplanned human settlement;sprawl development arising from rapid population growth; poor sanitation in slums blighted communities and increase in the number of settlements requiring regeneration renewal, the low lying terrain of Yola and its implication on storm water management and flooding control; threats to and abuse of wetlands arising from human activities; pollution of surface and underground water bodies; as well as land and the atmosphere pollution arising from domestic, commercial and industrial activities. Ways of ameliorating these problem vary from; attitudinal change and re – orientation among keyplayers / stakeholders to adopt or adapt sustainable resource utilization strategies; as well as communicating the negative implications of climate change; building strong institutional framework for policy formulation and implementation; funds to sustain the delivery of public utilities / key services like water supply; solid waste management, environmental beautification and so on; increasing poverty among urban and rural dwellers and its implication on resource utilization / consumption vis – a – vis energy, sanitation; paucity of reliable data for effective environmental planning and management
The rate of urbanization in Nigeria has been on the increase in the last two decades. The proportion of the country population living in urban centres has increased phenomenally over the years. While only 7% of Nigerians lived in urban centres in the 1930s, and 10% in 1950s, by 1970, 1980 and 1990, 20%, 27% and 35% lived in the cities respectively (Okupe, 2002). Over 40% of Nigerians now live in urban centers of varying sizes.
The incidence of this population in urban centers has created severe housing problems, resulting in overcrowding
in inadequate dwellings, and in a situation in which 60% of Nigerians can be said to be “houseless persons” (FGN, 2004). This structure created a lot of pressure on social services and infrastructure such as transportation, electricity, water supply, health services, housing, etc.Housing sector plays a critical role in the development of
an economy and it is one of the most important basic needs of man (Mehmet, 2009). It is an obligation for any good government to provide affordable accommodation to its citizens. There is need for the government of the nation to ensure affordable accommodation to citizen irrespective of their location in the country. The statistics of homelessness is the best we deserve; currently many cannot afford a decent home, nearly half of Nigeria’s population lives in urban and semi-urban areas, with majority living in slums and substandard
accommodation.However, Mabogunje (2002) assertedin government white paper on housing and urban development that government had undertaken some significant steps in meeting the demand for housing. Those
efforts from then till now have very limited impact on the housing needs, especially for the low and middle income groups.
Despite the significance of housing, adequate supply has remained a mirage to all carder of the society in Nigeria. The situation is very particular to most developing countries where population grow at exponential rate and rapid urbanization becoming a norm, and discrepancy in housing need and supply is high. Various authorities have proffered strategies for improving housing delivery in Nigeria. Fasakin (1998) suggested the cooperative housing model while Oduwaye (1998) advocate for simple land allocation system and Omole (2001)
suggested affordable financing model. Towards this end, it is clear that Nigerian government and other players in the housing delivery are not treading the same path; other countries tread in meeting up the housing needs of their citizenry. Overview of Housing in Nigeria compare to other nations in the world
Housing delivery in Nigeria is provided by either the Government or Private sector, but despite Federal Government access to factors of housing production, the country could at best expect 4.2% of the annual
requirement. Substantial contribution is expected from other public and private sectors. It should be acknowledged that private sector developers account for most of urban housing (FOS, 1983). The production of housing in Nigeria is primarily the function of the private market; approximately 90% of urban housing is produced by private developers (Omole, 2001). Housing demand created by rural- urban migration, which account for 65% of urban population growth, the fixed supply of urban land, and inflation of rental and housing ownership cost has increase in the past decade. Unfortunately, the private sector is saddled with numerous problems which make supply always fall far short of demand and lower production quality (Nubi, 2008). The
problem of qualitative housing has been a concern for both the government and individuals.
Appreciating these problems, both public and private sector developers make efforts through various activities to bridge the gap
between housing supply and demand, but the cost of building materials, deficiency of housing finance arrangement, stringent loan conditions from mortgage banks, government policies and most importantly
geometric increase in land value are affecting housing delivery significantly in Nigeria (Raji, 2008).
A recent study of housing situation in Nigeria put existing housing stock at 23 per 1000 inhabitant. Housing
deficit is put at 15 million houses (Mabogunje 2007) while N12 trillion will be required to finance the deficit. This is about 4 times the annual national budget of Nigeria (FHA, 2007). Land Value and rents, on the other
hand, have grown ahead of general inflation. Making matters worse, the composition of land for sale and rent on the market has been inexorably shifting towards very expensive home (Nubi, 2008). This is basically due to inadequate funds for housing within the existing spatial structure.This necessitated the need to examine the challenges ofhousing delivery in Nigeria using the Yola Metropolitan area as a case study.
1.3 OBJECTIVE OF THE STUDY
1. To evaluate the relationship between urban land values and housing problems in Yola Traba state.
2. To make cross cultural comparism of housing challenges in Yola with other metropolitan cities in Nigeria such Lagos and Abuja.
3. To evaluate the land reform and current government policies on housing accommodation in Nigeria.
4. To promote housing sector development e.g government has continued to insist on ensuring adequate housing for all as a primary housing policy objective in the face of compelling arguments on the limitations of the unregulated cooperative in achieving such an egalitarian objective.
5. To assess the past and present government efforts to reduce the challenges of housing problems in Nigeria especially in Yola, Traba state.
1.4 RESEARCH QUESTION
1. What are the relationship between urban land values and housing problems in Yola Traba state?
2. Can one make cross cultural comparism of housing challenges in Yola with other metropolitan cities in Nigeria such Lagos and Abuja?
3. Is it possible to evaluate the land reform and current government policies on housing accommodation in Nigeria?
4. Can solution to this problem promote housing sector development e.g government has continued to insist on ensuring adequate housing for all as a primary housing policy objective in the face of compelling arguments on the limitations of the unregulated cooperative in achieving such an egalitarian objective?
5. What are the past and present government efforts to reduce the challenges of housing problems in Nigeria especially in Yola, Traba state?
1.4 RESEARCH QUESTION
H0: There is no significant relationship between urban land values and housing problems in Yola Traba state.
H1: There is a significant relationship between urban land values and housing problems in Yola Traba state.
H0: One cannot make a cross cultural comparism of housing challenges in Yola with other metropolitan cities in Nigeria such Lagos and Abuja.
H1: One can make a cross cultural comparism of housing challenges in Yola with other metropolitan cities in Nigeria such Lagos and Abuja.
H0: It is impossible to evaluate the land reform and current government policies on housing accommodation in Nigeria.
H1: It is possible to evaluate the land reform and current government policies on housing accommodation in Nigeria.
H0: There are no past and present government efforts to reduce the challenges of housing problems in Nigeria especially in Yola, Traba state.
H1: There are past and present government efforts to reduce the challenges of housing problems in Nigeria especially in Yola, Traba state.
1.6 SIGNIFICANCE OF THE STUDY
The study will help to enhance the performance of housing sectors and to give competitive edge over other sectors. In other words the study will help to expose the short comings of housing shortage in terms of implementing the housing policy measures in discovering their areas of deficiency they will be in a better position to suggest remedy to the short coming.
It is necessary to implement the cooperative measure in order to ameliorate the housing problem of Traba state.
1.7 SCOPE AND DELIMITATION OF THE STUDY
This study is restricted to the relationship between urban land values and housing problems in Yola Traba state.
.1.8 LIMITATION OF STUDY
Despite the limited scope of this study certain constraints were encountered during the research of this project. Some of the constraints experienced by the researcher were given below:
i. TIME: This was a major constraint on the researcher during the period of the work. Considering the limited time given for this study, there was not much time to give this research the needed attention.
ii. FINANCE: Owing to the financial difficulty prevalent in the country and it’s resultant prices of commodities, transportation fares, research materials etc. The researcher did not find it easy meeting all his financial obligations.
iii. INFORMATION CONSTRAINTS: Nigerian researchers have never had it easy when it comes to obtaining necessary information relevant to their area of study from private business organization and even government agencies. The staff of Traba state Ministry of urban and housing development find it difficult to reveal their internal operations. The primary information was collected through face-to-face interview getting the published materials on this topic meant going from one library to other which was not easy.
Although these problems placed limitations on the study, but it did not prevent the researcher from carrying out a detailed and comprehensive research work on the subject matter.
1.9 DEFINITION OF TERMS
Housing : Housing is one of the most important basic necessities of mankind is known to tremendously affect human health and well-being. It is wisely acknowledged that adequate housing is essential for good life, is a key requirement for an efficient and satisfied labour force and the foundation of satisfactory community life. Furthermore, researchers have shown that housing can affect mental and physical health, both positively and negatively (Fanning, 1967; Macpherson, 1979; Riaz, 1987).
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