AN EVALUATION OF THE DEVELOPMENT AND MANAGEMENT OF PARKS AND GARDENS IN CENTRAL AREA, ABUJA.

AN EVALUATION OF THE DEVELOPMENT AND MANAGEMENT OF PARKS AND GARDENS IN CENTRAL AREA, ABUJA.

ABSTRACT

This study evaluate the development and management of parks and gardens in Central Area Abuja. The researcher in an attempt to achieve the aim, examines the processes in the development of parks and gardens in Abuja, examine the existing facilities in the parks and gardens, assess the range of services offered by the parks and gardens, examines the management strategies in the parks and gardens and  assessed the challenges in the development and management of parks and gardens in Central Area, Abuja. There are several parks and Gardens in the study area but this study examined two(2); Wonderland Amusement Parks and Nelson Nuek Parks and Gardens. The research adopted the survey design which offers the opportunity to gather information through the use of questionnaires, personal interview and observation. A total of 120 structured questionnaire was administered to the respondents and 100 were retrieved. Data were presented and analysed using simple statistical tools. The studies revealed that the parks and garden development has started receiving attention due to the presidents green agenda. The establishment of a department of parks and recreation and are not sufficiently equipped to cater for the recreational needs of the population. Finally the researcher recommends that there is need for the development of parks/recreational areas policies that can be use as a guide for planning and development.

Key words; Development, Management, Parks, Gardens.

CHAPTER ONE

1.0       INTRODUCTION

1.1       Background Of The Study

The term recreation is often defined in relation to activity: as an activity engaged in by the individuals after work, an activity that generates, recreates. Knudson (1980), Jubenuille1976. It is a vital need in today’s world. It is one of the greatest opportunities for self expression and an essential need of human life without which life is incomplete, dull and monotonous (Adejumo, 1991).

Similarly the term leisure has also been defined in relation to time: as the time an individual has free from work or other daily chores, which may be utilized for recreation (Parker 1974; Robert, 1974).

In another sense, leisure connotes time uncommitted to the necessities of life.

As to the difference between leisure and recreation, Knudson (1980) asserted that leisure can be thought of as the time in which a person is relatively free to choose his activities and recreation can be considered as either a play activity or passivity pursued in leisure in terms of time; and as time left after all life’s obligations are met. The time we are freest to be ourselves. They also conceive of recreation as a personal experience. Thus while leisure has time dimension, recreation is an activity pursued in leisure time.

People participation in recreation activities makes the provision of parks and activities more meaningful and satisfying. Their participation are influenced by variables of the people (notably sex, marital status, income, level of education, occupation, car ownership), the amount of time available for leisure, available facilities and other factors relating to the recreational areas such as accessibility, landscape quality, marketing and publicity. These factors are indicators of recreation habits of the people and important factors to be considered in making future forecasts about charging levels of participation (Adegborioye, 1984, Falade, 1985).

Parks and gardens are avenues for ones self expression. They provide a conducive atmosphere for relaxation, social interaction and relationship. Encarta dictionary 2006 describes parks as a public or private owned area of land usually laid with grass, trees, paths, sports fields, play grounds, picnic areas and other features for relaxation and recreation.

Gardens on the other hand have been broadly described as abig extensive area lay out and open for relaxation and beauty. Gardens are synonymous to park and in some cases gardens may be more cultivated section of larger parks. Often the difference is merely the name. Parks and gardens are essential outdoor recreation resources that have to be well planned and managed. While some are space intensive. Their management entails close monitoring of the recreation site to chart the direction and character of change. Now the concept of strategic management has been extended to leisure recourses (Mann, 1990).

In the area of study (Federal Capital Territory) the ownership of parks/gardens which also entails in come cases development and management is done by the public, private companies and individuals. In spite of the fact that Abuja in itself is a recreation potential; with its modern day buildings a good evaluation of a natural scenario all round it- good topography, good vegetation cover of both plants, shrubs and trees, a good array of basaltic rocks around its perimeter, a monument with the centre of the country and above all, interesting cultural monument of inhabitants of the region; there is a need to evolve a centre for recreation as a source of recess for the populace in around Abuja.

1.       Statement of Problems

The problem militating against recreational sustainability is that developing countries are competing for people to recreate without developing the much needed infrastructure or linkages in parks and gardens. This is a major problem of Nigeria in which Abuja is not an exception, recreationalist wants to have good and excellent recreational facilities, clean water, secured life etc. however, most parks and gardens in Abuja lack most of the necessary facilities, utilities and services.

Nigerians travel abroad to spend their leisure time in well equipped parks and gardens, but very low figure are recorded for parks and gardens in Nigeria. The factors responsible for this is traced down to lack of awareness, absence of conscious study, mis-management and poor planning.

Another problem which has bedeviled parks and gardens development in this country and the study area in particular in terms of planning and development is the rate of urbanization which is rapid in pace and massive is space.

A major factor responsible for this rapid urbanization is the rural-urban drift due to the pattern of the distribution of socio-economic amenities exclusively based on factor of the urban areas.

This work is therefore geared towards the assessment and of the development and management of Parks and Gardens in the study area.

1.       Aim and Objectives of the Study

1.3.1    Aim

The aim of this study is to evaluate the development and management of parks and gardens in Central Area Abuja.

1.3.2    Objectives

             To achieve the above aim, the following objectives shall be pursued;

1. To examine the processes in the development of parks and gardens in Abuja.
2. To examine the existing facilities in the parks and gardens in the study area
3. To assess the range of service offer by the parks and gardens.
4. To examine the management strategies in the parks and gardens.
5. To assess the challenges in the development and management of parks and gardens in the study area.

1.       Research Questions
2. What are the processes in the development of parks and gardens in Abuja?
3. What are the existing facilities in the parks and gardens in the study area?
4. What are the range of service offer by the parks and gardens?
5. What are the management strategies in the parks and gardens?
6. What are the challenges in the development and management of parks and gardens in the study area?

1.5       Significance of the Study

The findings of this research will of great significance to the development of authority in the study area such as Federal Capital Development Authority as it will enlighten and remind them about the existence of parks and gardens in the Abuja and will make them ensure that situated in the right place according to Abuja Master plan.

The findings of this study will also be of use to relevant authorities responsible for revenue collections and also tourist and visitors to the FCT as it will service as a guide to them about the gardens and parks in Abuja in terms of location and types of services they offered.

This study also contributes to the wealth knowledge, thus the findings will service as a resource base for future research which researchers and student who wish to make further research on this area of studies will draw knowledge from.

1.6       Scope and Limitation of the Study

This study is an evaluation of the development and management of parks and gardens in Abuja with a particular interest is parks and gardens in the central district area of the Federal capital territory. The scope of the study is limited to Wonderland and Amusement  parks and Nelson Nuek parks and garden. The study will assess the development and management of parks and gardens in terms of spatial distribution, management framework and characteristics in order to make recommendations that would improve the quality and proper management of parks and gardens for the populace in the central area in Abuja.

Limitation

A good number of problems were encouraged during the course of this project; these problems include time constraint, lack of database for the development and management of parks and gardens in Abuja. All these formed the limitation and constraints in the course of study. But despite these challenges the researcher was able to conclude the work.

1.       Definition of Terms

Parks: Parks can simply be defined as a public or private owned area of land usually laid with grass, trees, paths, sports field, play grounds, picnic areas and other features for relaxation and recreation. (Encarta dictionary 2006).

Gardens: Gardens can be defined as an extensive area laid out and open for relaxation and beauty. ( Mann, 1990).

Environment: Environment can be defined as the total sum of external condition influencing the growth of an organism. (Burton, 1974)

Recreation: Recreation could be defined as an activity engaged in by the individual after work. (Knudson, 1980).

Development: Development is the act of creating and maintaining the environment and the emergency. Therefore that forms the artificial environment. (Falade, 1987).

1.8       Historical Background of Abuja

Abuja, virgin land turned Nigeria’s federal capital and symbol of unity, wields much more infrastructure and commercial investments than meets the eye. Abuja was created in 1976 by the federal military government of the late general Murtala Mohamed via decree No.6 of the same year; the city has unequivocally revolved as Nigeria revolved as Nigeria’s second best inspiration after independence from colonialism.

Prior to its creation, Nigeria was administered form Lagos as its capital, which was constitutionally recognized and empowered to functions as a state. This was due to the fact that the main seaport, industrial and commercial activates were all centered in Lagos. This resulted into perennial cases of traffic jams, intolerable congestion, inadequate infrastructural and social amenities as well as lack of land for further expansion. These put together rendered the city ineffective as seat of government.

The search for a new capital for Nigeria began earnest on 9^th August, 1975, when the Federal Military Government set up the justice Akinola Aguda panel to examine the dual role of Lagos as both federal and state capital and advice on the desirability or otherwise of Lagos retaining that role.

The Aguda Panel was mandated to, among other things, recommend which of the two governments, federal or state should move to a new location in the circumstance of finding Lagos not suitable for its dual role. Where it decided that the Federal and not the state should move, the panel was to recommend a suitable alternative site as the new Federal capital. The panel submitted its report in December 1975 and declared Lagos incapable of shouldering the dual role of being the Nation’s capital as well as that of state in addition to being the commercial and industrial nerve-centre of the country.

It therefore recommended that the federal capital of Nigeria be removed from Lagos and be sited in a vast, virgin territory in the country’s heartland.

The choice of Abuja by the panel was determined by factors such as: centrality of location, easy accessibility from all parts of the country’s healthy climate conditions, low population density availability of land for future expansion, physical planning convenience and ethnic accord.

Geographical Setting

The federal capital territory is located in the geographical centre of Nigeria. It has a land area 8,000 square kilometers. It is bounded on the north by Kaduna state, the west by Niger state, the east and southeast by Nasarawa state, the southwest by Kogi state. It falls within latitudes 7⁰ 20’ north of the equator and longitude 6⁰ 45’ and 7⁰ 39’.

The FCT natural endowments such as; its rolling hills, isolated highlands and other endearing features make it a delight. The savannah grassland of the north and the middle belt, the south and as equable climate all combined make the FCT a soil-rich agricultural haven.

Weather and Climate

As in the tropics, the FCT experience two weather conditions annually. These are the raining season (the equivalent of winter in the temperate region) and the dry season (the equivalent of summer in the temperate climate). The rainy season begins from April and ends in October. Within this period, there is brief interlude of harmatan occasioned by the North east trade wind, with the main feature of dust haze, intensified coldness and dryness, fortunately, the high altitudes and undulating terrain of the FCT acts as moderating influence on the weather of the territory.

Rainfall in the FCT reflects the territory’s location on the windward side of the Jos plateau and the zone of rising air masses. The annual total rainfall is in the range of 1100mm to 1600mm.

Relief and Geology

Relief and geology of the city consist of uplands and plain with numerous inselberges and the other rocks outcrops of varying sizes. Inselbergs and other granite clusters occupy about 8( eight) percent of the total plains area and more generally bare and rocky, varying in sizes and occurring as isolated masses  or group rising amply from the plains.

Soil and Vegetation

The soil of study area is clay and loam, and the area now designated the federal capital territory falls within the savannah zone vegetation of the West African Sub-region. Patches of rain forest, however, occur in the Gwagwa plains, especially in the gullied train to the south and the rugged south-eastern parts of the territory.

These areas of the FCT form one of the surviving occurrences of the mature forest vegetation in Nigeria. The dominant vegetation of the territory is, however, classified into three savannah types.

1. The park or grassy savannah:- this is about 53 percent(i.e. 4.231 square km) of the total area of the FCT vegetation occurs annually and three species found include; Albizia, Zygia,
2. The savannah woodland: – this region covers 12.8 percent of 1,026 square km of the territory. It occurs mostly on the Gurara, Robo and Robochi plains and surrounding hills. Common trees found in this region include; afzelia, Africana anogeissus.
3. The shrub savannah: – this class of vegetation occurs extensively in rough terrain close to hill and ridges in all parts of the territory. It covers about 12.9 percent or 1,031 square km of the land area. Tree species found in it include antiarics Africana, anthocleistanobils.

SOCIO-ECONOMIC CHARACTERISTICS OF THE STUDY AREA.

      The most predominant economic activities of the people of Abuja are grouped into two

1. Farming and
2. Office work

An indigene of Abuja (Gwari) engages in farming activities. It has been noted that more than 80% of indigenes are involve in farming precisely crops production.

Majority of the settler are involved or engaged in office work i.e. government ministries parastals, agencies and private organizations.

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AN ASSESSMENT OF THE MANAGEMENT OF RECREATIONAL FACILITIES IN ABUJA

AN ASSESSMENT OF THE MANAGEMENT OF RECREATIONAL FACILITIES IN ABUJA

ABSTRACT

This study aim to assess and report on the management of recreational facilities and to proffer solutions that will enhance it. There have been several researches on management of recreational facilities worldwide but none have been carried out in Abuja with particular reference to University of Abuja .The research instrument employed in this research is questionnaire, using likert scale while the research technique is simple random sampling basically for the management unit and users of the recreational facilities. The research question contains varied questions on the management strategy adopted in managing the recreational facilities, the hindrances to managing it and the benefit of these recreational facilities on student academic performance. It was found that no management strategy is adopted while caring for the recreational facilities, inadequacy of fund is a great setback while managing the recreational facilities, it was also discovered that the manner which the users use this recreational facilities is a great barrier, furthermore, it was discovered that the availability of recreational facilities in the school does not have a negative influence on the student academic performance. The research recommend that the management unit should adopt management strategy such as preventive, predictive and corrective strategy in managing recreational facilities in the school, it also recommend that professional such as estate managers who are well trained and who possess the required skill should be drafted into the management unit and ample provision of fund should be made available in other  to ensure smooth operation of the recreational facilities and finally it recommend the addition of recreational facilities in the school.

CHAPTER ONE

INTRODUCTION

1. BACKGROUND OF THE STUDY

This chapter covers the introductory element of this research; subtopics presented are statement of the problem, aim, objectives, limitation of the Research, scope of the Research, significance of the Research definition of terms and organization of the Research

Recreation is a word that is frequently used in the world, by different people all over the world; various meaning is given to it by various people. The management of recreation facility requires a close examination of the economic capability, the provision and maintenance of capital works and the true and proper use of the resource and to preserve, conserve, exploit and restore them into a good state or condition. Recreation is difficult to separate from the general concept of play, which is usually the term for children’s recreational activity. It has been proposed that play or recreational activities are outlets of or expression of excess energy, channeling it into socially acceptable activities that fulfill individual as well as societal needs, without need for compulsion, and providing satisfaction and pleasure for the participant (Bruce, 1995). 

Recreation as defined by (Thomas, 1970), is as an act of experience selected by the individual during his leisure to meet a personal want or desire, primarily for his own satisfaction. Recreation is referred to as leisure-time activities. Recreation is the major reason why people engage in touristic movement.

Recreation is an essential part of human life and finds many different forms which are shaped naturally by individual interests but also by the surrounding social construction. Recreational activities can be communal or solitary, active or passive, outdoors or indoors, healthy or harmful, and useful for society or detrimental. A list of typical activities could be almost endless including most human activities, a few examples being reading, playing or listening to music, watching movies or TV, gardening, hunting, hobbies, sports, studies, and travel. Some recreational activities – such as gambling, recreational drug use, or delinquent activities – may violate societal norms and laws. Even also Public space such as parks and beaches are essential venues for many recreational activities (Thomas, 1970). Outdoor recreation or outdoor activity is leisure pursuits engaged in the outdoors, often in natural or semi-natural settings out of town. Examples include  adventure racing,  backpacking,  cycling,  camping,  canoeing,  canyoning,  caving, disc golf,  fishing,  hiking,  horseback riding,  hunting,  kayaking,  mountaineering,  photography,  adventure park,  climbing, running,  sailing,  skiing, surfing and sports. Outdoor recreation may also refer to a team sport game or practice held in an outdoor setting. When the recreation involves excitement, physical challenge, or risk, such as in rafting or climbing, it is sometimes referred to as adventure recreation. (Rencher, 2010)This basic understanding helps facility managers ensure the continuity (joseph f. gustin, 2003).

Several schools of thought have defined Management in different ways but no single definition is accepted as superior and final. According to (Officha, Onuemesi, & . Akanwa, 2012)  In their work the problem and prospect of open space management in Nigeria view Management as concerned with efficiency in the conversion of opportunity and resources into wealth. It is a vital aspect of realization of set of goals and objectives of any organization, institution or government especially in the case of those in charge of development of open spaces and it is the motive of the park planning process for the effectiveness of the recreational area.

Akpala (1992) in (Officha, Onuemesi, & . Akanwa, 2012), Confirms that management refers to people and also the process by which people do things. However, it is observed that inadequate recreational opportunity could be made productive with good administration, but that the best result could not be achieved without it. Allsopp (1979) in (Officha, Onuemesi, & . Akanwa, 2012), define management as the selection of goals and the planning, procurement, organization, coordination and control of the necessary resources for achievement. It is concerned with the dynamite of circumstance and activity as it is generally motivated by the need to economize in the use of resource and the time in activating predetermined objectives.

(Ngene, 1990), in his study state that good management demands that the needs, aspiration and the interest of people to be served should be taken into consideration.Planning is for people and recreation must be built around the desires and interest of people for effective participation on the park users.

(Butler t. , 1940), opined that management should extend to the relationship between employers and the employees in, order; to accomplish their set purpose. They must be one in mind and purpose. Poor relationship result in lack of enthusiasm on work, indifference in a half heated effort and labor unrest. These result in failure to understand the motives that makes man work, such as their hopes, ambitions and prejudices. Furthermore, design and management are related.(Hussain, 2009) Defines facility management as the process by which an organization ensures that its building system and services support core operation and processes as well as contribute to achieving its strategic objectives in changing condition.

The widen view of facility management has become increasingly important with today’s changes in organizational structures, corporate styles, technological development, environmental issues and employment pattern.

Thus facility management is far beyond looking after building and its facilities.                 (Olufem,i. D. durodola; Caleb, A. Ayedun; and Akinjare, O. Adedoyin, 2012) in their work the beneficial application of facility management in hotel organizations in south-western Nigeria their major findings are from customers’ perspective, national stock of hotels worthy of presentation ranked first, followed by improved patronage of hotels, the quality services while neat environment ranked seventeenth. There is perfect correlation between the views of organizations and facilities managers but no correlation between the views of either the organizations or facilities managers and the customers using Spearman’s Correlation Coefficient analysis. It is also noteworthy to state that this independence of opinion reflects the general tendency of egoistic predilection in Nigeria. However, none of these benefits can be disregarded as they are directly or indirectly supported by literature such as Aakers (1984), Bevan (1991), Ahmad (1998), Barrett (2000), Brackertz & Kenly (2002) and Alexander (2003).

(Hussain, 2009) Defines facility management as the process by which an organization ensures that its building system and services support core operation and processes as well as contribute to achieving its strategic objectives in changing condition.

As (Awosika, 1982) observed, the availability, adequacy and maintenance of facilities and equipment are necessary conditions for running a good and meaningful program in sports and related fields.

(Ojeme, 2009), While commenting on the state of sports facilities in Nigerian Universities, stressed that, sports facilities in Nigerian Universities are rickety, perhaps with the very insignificant exception of Ahmadu Bello University, University of Port Harcourt, University of Lagos and University of Benin. The University budget in a year cannot even lift a single sport to a meaningful level and when applied to the multi-NUGA sports programs it amounts to nothing added. He further opined that the Nigerian University system is a lame duck, unable to make any significant impact in the nation’s quest for sports excellence. Contributing further on the place of the provision and maintenance of sport facilities for effective sports programme delivery, Mgbor and Anyanjor, (Mgbor & Anyanjo, 2005); and (OJeme, 2005), all emphasized on the relevance of the presence, adequacy, supply and maintenance of equipment and facilities to the smooth operations of any sports and fitness programs.

From the above scenario, it may not be out of place for anyone to postulate that there may be impediments towards the realization of this thrust placed on Nigerian Universities. This study therefore is an attempt to assess the management of recreational facilities in Nigeria public spaces especially in Abuja with a view to proffering suitable solutions.

The practice has advanced in many of the developed countries but still at its elementary stages in Africa and other developing economies. Efforts are still being made to construct a boundary for the activities or functions executed through the office of Facilities Management professionals (Ogbeifun, 2011).

Therefore it’s the intention of the writer to assess the problem associated with the management of recreational facilities of Abuja with particular reference to University of Abuja, as regards problem identified.

1. STATEMENT OF THE PROBLEM

One of the most common problems of maintenance is the aspect of time from which it has been as defined probability that an item will be restored to specified conditions within a given period of time when maintenance action is performed in accordance with prescribed procedure and resources (victor, 2004). Facility which despite adequate maintenance, become obsolete as a result of changing needs demands, standard of living or technology. It is obvious that a greater part of our building and other physical facility are in danger of deteriorating below the point of economic repairs as a result of lack of management. Proper management whether recreational or otherwise is center around some key objective. The proper management of these facilities will surely fulfill the purpose of these facilities. Facilities management (FM) is based on the premises that the efficiency of any organization is linked to the physical environment in which it operates and that the environment can be improved to increase efficiency (Grimshaw and Keeffe, 1993). Furthermore the lack of a clear maintenance policy as to what maintenance needs or priorities are and also lack of funds as the root cause of maintenance works; Nicky M Nzioki (2002). Difficulty of defining standard of maintenance to be reached in relation to dynamic changes in the society, difficulty in implementing maintenance due to lack of pressure and inadequate information for effective formal planning. Although they may have been properly designed and well-built originally, the recreational facilities worn out from use .in some cases, decay may have been hastened because of lack of maintenance or neglect as such the primary aim and objectives have not been achieved because of poor maintenance by the owner(s) right from the initial stage of these facilities and as a result of these, the impact of recreational activities on the people have been drastically low (Ihenacho, Ikpeme, & Saba, 2003). World literature emphasize that there were number of research done by scholars on this scenario in different point of views. But there is a huge research gap in  research regarding management of recreational facilities  has been carried out in Abuja, a research gaps worthy of research has emerged, providing some potential study areas.

1. RESEARCH QUESTIONS.

The focus of this study and the questions it seeks to find answers to are:

1. What are the management strategies being employed by the Facilities Management Unit for its operation in Abuja
2. What are the beneficial impacts of the recreational facilities on residence of Abuja performance?
3. What are the constraints or hindrances to its operations, in realizing the core objectives?

1.4      AIM OF THE STUDY

The aim of the study is to determine how recreational facilities are being managed in Abuja, with the motive of determining whether recreational facilities are being managed.

1.5      OBJECTIVES OF THE STUDY

 The objectives of the study are as follows:                       

1. To assess the management strategies being adopted by the r recreational facilities unit for its operation in Abuja.
2. To determine the impacts of  recreational facilities on residence of Abuja
3. To investigate the constraint or hindrances to its operations in realizing the core objective

1.6                  JUSTIFICATION

It’s generally accepted that next to food is shelter, shelter is the most important requirement of man, it can however, be argue along this line that recreation is next to shelter. It’s luxury to recreate; it’s indeed a social necessity because good recreation improves healthy living.

The justification of this project is that it will bring about way to curtail the problem associated in the process of maintenance of recreational facilities of the study area which has seriously affected the users of these facilities from achieving the purpose for which these recreational facilities were developed.

Therefore, it is rational to embark upon this study in an economic sense. It’s hoped that this work would contribute to the world of knowledge; it will be helpful to the management, the government when they want to embark on capital project of such nature, the institution in managing the recreational facilities in their domain and as well users of these facilities.

It will also serve as a reference to future researchers and also this research intend to bridge a gap left by previous researchers.

1.7       THE SCOPE OF THE STUDY

The scope of this study is limited to only Recreational Facility in Abuja University. The main concern will embrace the problem associated with the management these recreational facilities.

1.  LIMITATIONS OF THE STUDY

The problems encountered are:

1. Problem from respondents: many respondents tend to be suspicious; some  will be suspicious with the purpose of the research.
2. Locating the respondents: finding respondents for interview or distribution of        questionnaire was also a major problem encountered.
3. Confidentiality: This is a major problem faced by this study and much information was     not acquired because of confidentiality.
4. Some respondents give ambiguous or wrong answer.
5. Some questionnaires were not returned after distribution to the respondents.
6. However, none of these problems in any ways affects the authenticity/quality of this         study because enough information is gathered on this study.

1.9      DEFINITION OF TERMS

Facilities management (FM) is a multidisciplinary or Trans disciplinary profession drawing on theories and principles of engineering, architecture, design, accounting, finance, management, and behavioral science. These disciplines each have a rich history of theory, research, and practice (Teichoz, 2004).

Facilities management, as a new discipline, builds on this foundation to create a new set of theories and practice many facility managers may not be directly involved in real estate transactions, as agents of building/ property owners, it is important for facility managers to have a basic understanding of what companies and building owners look for in terms of their investment. This basic understanding helps facility managers ensure the continuity[i] ^{(joseph f. gustin, 2003)}

Recreation defers from each and every person because the interests of a person relatively seem to be different from other. So, there is a diversification in recreational activities that people are engaging in different recreational deeds. Also there was a steady growth in leisure and outdoor recreation over three decades (Stankey & Wood, 1982). Lots of recreation theorists prefer to explain recreation comprehensive as much as possible. For this reason, a path for describing recreation is all the activities that are the acquisitions of the participant and except for working (kelly, 1990)). By containing needs and interests of the people from each section, recreation programs are required to include the fields in which the people can easily apply them and show their abilities. With this sense, recreation activity areas are musical activities (instrumented, orchestral, solo, chorus, etc.), sport activities (team, individual, nature, struggle and mind sports), games (educative games for all ages), dance (folk dances, modern and rhythmic dances, etc.), the activities requiring art and crafts (plastic, leather, ceramics, metal, photography, art, wood, etc.) outdoor activities (camping, having a picnic, environmentalism, etc.), scientific discussion meetings, etc.).

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ASSESSMENT OF THE SOURCE OF FINANCE FOR RESIDENTIAL PROPERTY DEVELOPMENT IN ABUJA

ASSESSMENT OF THE SOURCE OF FINANCE FOR RESIDENTIAL PROPERTY DEVELOPMENT IN ABUJA

ABSTRACT

Real estate investment has been observed to require huge initial capital outlay which can be obtained from various sources. It is often difficult to finance large scale investment in real estate solely from personal savings. Hence, the need for other sources of finance such as equity or self-financing, commercial banks, merchant banks, insurance companies, mortgage institutions among others. However, in the light of this study, particular attention was given to the assessment of the source of finance for residential property development in Abuja. . The development, prospects, challenges, successes and failures of these institutions form the background of the study. Questionnaires was used for data collection which was distributed to the research population using simple random techniques while data gathered through this means were analysis using tables, percentage and descriptive statistics.

CHAPTER ONE

INTRODUCTION

1.1       BACKGROUND OF THE STUDY

Housing finance by its very nature is a capital intensive venture which if it is to be financed through personal financial resources will require slow and tedious accumulation of savings. However, since housing provides benefits over many years, long-term credit financing is a more logical option as it will spread the repayment burden. But this requires the availability of long-term funding, and for which must be institutional capacity, structure and mechanism that will allow a convenient and effective linkage between the savers/investors and the consumers of such funds.

The sourcing of funds for investment in real estate development poses a great deal of problem for the developer. This is largely due to economic instability and stringent measures imposed by most financial institutions. This is compounded by the fact that the interest rate structure has had an unfavourable impact on funding the development of real estate. Since the financing of real estate development is a long term project, it has necessitated the high interest rate that is being charged on the funds provided for such development purposes. Hines (1995) revealed that six major real estate financing methods are used across the world namely; Joint Venture, Equity and Debt Financing, Sale-lease Back Financing, Advance Payment of key money and Sale of Securities.

In Nigeria, housing is typically financed through a number of institutional sources: Budgetary appropriations, Commercial/Merchant Banks, Insurance Companies, State Housing Corporations and the Federal Mortgage Bank of Nigeria (FMBN): and now the newly established Mortgage Institutions all these constitute the formal institutions. Informal institutions such as thrift and credit societies, and money lenders who have contributed and are still contributing substantially to the finance of housing construction also persists.

Traditionally, real estate development was based on equity funds. Equity funds wholly generated and owned by one and to which there is no attachment. The chief source of equity funds is savings and these savings arise out of that part of income of individual or corporate organization. Equity funds sources could be private or public. Private equity may be drawn from individuals or corporate savings, that is, retained earnings, assets stripping, for cash or revenue reserves of companies over a period of time and accumulated savings of individual from employment and/or profits from business enterprises. Other sources of private equity funds apart from savings include funds from family sources, friends, Isusu system and thrift system. Public equity on the other hand is derived from invitation extended to the public to subscribe to the equities/ownership of a real estate company set up for that purpose. Some examples of this are capital issues, equity warrant issues, securitization and unitization.

The first attempt towards addressing the problem of inadequate sources of mortgage finance was taken in 1928, with the establishment of Lagos Executive Development Board (L.E.D.B). The level of development then was affected by geographical limitation. The Nigerian Building Society (N.B.S) was established in 1956 by the colonial administration to provide mortgage finance assistance to Nigerians and it went into full operation in 1957. The impact on the society was minimal and it was later reconstituted. Its mortgage operations did not achieve much because of its limited financial resources and poor response to saving scheme. Colonial government built the Government Reserved Areas (G.R.A) for government functionaries. This failed to solve the general housing problem. In 1971, government extended credit facilities for housing by granting loans to building societies, housing corporations and various staff of the Housing Schemes.

Residential property development is an issue that only touches on the life of an individual, but also has the potential to contribute to national development (Agbola, 1998). In Nigeria, housing is a space within which a generation of families expresses its existence and preserves the history and identities of lineage. Families discover themselves according to their lifestyle and dictates of the cultural values of the society to which they belong. The family residential housing therefore is a symbol of social identity and community recognition.

The successful completion of any kind of development largely depends on the availability and affordability of the essential factors requisite for such property development (land, labour, building materials and finance). Finance being the most significant determines the availability and quality of other factors, as it is required to acquire land, reward labour and buy building materials. Thus, this study seeks to examine the availability of finance for the purpose of residential property development in Nasarawa town, having due regards to its affordability.

In 1973, the Federal Housing Scheme (F.H.S) Decree no. 40 was enacted, establishing the Federal Housing Authority (F.H.A) with the aim of achieving the target for housing delivery in the third national development plan. In 1977, the Nigerian Building Society was changed to Federal Mortgage Bank of Nigeria (FMBN) by decree No. 7 with paid up capital of N150 Million jointly owned by the Central Bank of Nigeria and the Federal Government of Nigeria. The mortgage institution decree No. 53 of 1989 formally elevated the FMBN to the status of apex mortgage bank for the country. It was this decree that gave it the authority and function of monitoring, controlling and regulating the activities of all Primary Mortgage Institutions throughout the country.

In view of the above explanations therefore, efforts shall be made in this project to conducts a comparative analysis of different source of finance for residential property development in Abuja.

1.2       Statement of the Problem

Over the years, the government had been the major player in the area of housing delivery in Nigeria, by providing direct finance for previous housing schemes. This was embedded in the housing policy of past administrations but today, the dwindling nature of revenue accruing to the government, coupled with gross mismanagement and misappropriation of public funds and revenue has prohibited the ability of the government to continue to play her role as before (Nubi, 2000). The problem of housing has become an everyday discussion in all quarters 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 housing do so at abnormal cost. According to Onibokun (1986), Nubi (1991), rent in major cities of Nigeria is about 60% of an average workers disposable income. According to Abiodun (1999), National Housing Fund collected about billion naira from the Mandatory Saving Scheme. Out of N300 million loan approved by FMBN, only N100million was advanced. The problem in this case is not availability of fund but stringent measures to prevent default. Hence, the housing problems persist.

1.3       Aim and Objectives of the Study

The aim of the study is to assess the source of finance for residential property development in Abuja.

Objectives:

The objectives are:

1. To assess the various sources of finance available for estate development.
2. To assess how private estate developers obtain mortgage facility from financial institutions.
3. To examine the factors militating against the availability of funds for housing development.
4. To seek ways of enhancing the present level of housing financing for residential property development

1.4       Research Questions

1. What is the concept of source housing finance?
2. What are the various sources of finance available for estate development?
3. To what extent does residential property developer obtain mortgage facility from financial institutions?
4. Examine the factors militating against the availability of funds for residential property development?
5. What are the possible ways of enhancing the present level of housing financing for residential property development in Abuja?

1.5       Significance of the Study

A study of this nature will be beneficial to a wide range of stakeholders in Nigeria. Recommendations made in this study will enable the government take a serious look at the current Housing policy in Nigerian, its effectiveness, alternative strategy and alternative sources and the need for re-engineering.

Also, corporate bodies and developers can use the information derived herein to further their work on source of finance for residential property development. Furthermore, this study is expected to give rise to further studies which will enhance knowledge in areas of the sources of finance for residential property development.

1.6       Scope and Limitation of the Study

This is limited to the study of the source of finance for residential property development in Abuja with focus on both the traditional method of financing and the modern method of financing residential property development in Nigeria.

This research focuses on the source of available finance for residential property development in Nigeria and the need for re-engineering. It does not consider operations of finance nor does it consider management of such fund.

Lastly, this work studies and suggested approaches for improving housing finance in Nigeria.

Limitation

In the course of carrying out this research work, several challenges were encountered. Some of these challenges are:

1. Administering and gathering of questionnaires in real estate development firms was not an easy feat.
   1. The entire project was very capital intensive, gathering information on sources of project financing.
   1. Organizations are not ready and willing to review the source or sources of their project financing.

1.7       Operational Definition of Terms

Finance: According toInvestopadia online dictionary Finance is the science that describes the management, creation and study of money, banking, credit, investments, assets and liabilities.

PUBLIC ESTATE: Are land and building owned and directly managed by public authorities and those rights of control which public authorities exercise over the estate of the private owners.

ESTATE: Udechukwu (2006) defined estate as “A legal entity denoting the character and quality of right that an individual or individuals possessed on a property.

HOUSING ESTATE: In the word of Essien G.A (2012) in his Lecture Note “An Approach to Property Development II (Vol. 3)”. “Is an area of land on which many houses are built either by private enterprise or by a public authority”.

DEVELOPMENT: Is the process of generating latent values in land or creating benefits there from by incurring on it costs in the form of labour, capital or management skill (Umeh, 1983).

PUBLIC DEVELOPER: Nathaniel (1979) cited that public developer deal directly  with government involvement in the provision of housing, public properties (Estate) are therefore owned, controlled and managed by Federal, State, Local Government and other public bodies which are set up and functioned under state and their aims is usually based on political, social and economic ground.

1.8       Historical Background Of The Study Area

The name “Abuja” was derived from Abu Ja, a brother to Muhammadu Makau, the last Hausa ruler of Zaria. Makau had left Zaria after being defeated by the Fulani and settled in the area now known as Abuja. In 1825 his brother Abu Ja succeeded him as the 62^nd King of Zaria.

The full name of Abu Ja was Abubakar (shortened to “Abu”) and the name Ja was given to him because he was light in complexion (in Hausa “Ja” means red or fair). He became known as “Abu Ja”, “Abu the fair one” (other sources claim that the name “Ja” was derived from the last name of his father which was “Jatau”). Abu Ja then built a new capital for his Kingdom and called it “Abuja.”

Abuja was mainly built in the 1980s and it officially became Nigeria’s capital on December 12, 1991, replacing Lagos. The Abuja Federal Capital Territory, while smaller than other states within Nigeria, is two and half times the size of Lagos city, the former capital. This territory was formed with the express purpose of supporting Abuja city, encircling it within a womb of nature. Abuja has an Area size of 713km²

The site for the new capital was chosen because of its central location (viewed as neutral both ethnically and religiously, where culture and religion meet), easy accessibility, pleasant climate, low population density, and the availability of land for future expansion.

Not only was a city designed, but an entire environment. Part of the provisions of the Master Plan is the development of adequate recreational and Green areas within the city. Abuja is surrounded by abundant hills, highlands, savanna grassland, and tropical rain forests.

The master plan of Abuja ad the Federal Capital Territory (FCT) was developed by international planning associates (IPA), a consortium made up of three American firms: Planning Research Corporation; Wallace, Roberts and Todd; and Archisystems, a division of the Hughes Organization.

The master plan included a regional site selection ad master plan for the new and detailed design of the Central Area, which accommodates the national government center, cultural institutions, and the Central Business districts.

Outside The central Area, residential mini-cities with populations of 150,000 to 250,000 are organized around local business and the employment centres.

More detailed design of the central areas of the capital, particularly it monumental core, was accomplished by Kenzo Tange, a renowned Japanese architect, along with his team of city planners at Kenzo Tange and Urtec Company.

Places of Interest in Abuja

Abuja National Mosque: The national mosque of the country declared a national monument belonging to all Nigerians. Its outstanding golden dome and minarets dominate Abuja’s skyline.

National Christian Centre: The symbol of unity of Christendom in Nigeria. The centre’s magnificent edifice was designed by an Italian firm.

Millennium Park: Abuja’s most popular and largest green area is the Millennium Park. Designed by world renowned architect Manfredi Nicoletti, it was officially inaugurated by Queen Elizabeth II in 2003.

National Stadium: Built in 2003 and this ultra-modern complex has a seated capacity of 60,000. It is used by the Nigerian National Football Team.

The problems associated with the capital being in Lagos, such as population pressures, political and ethnic divisions, led to the search for a new capital in 1976. Abuja was selected from among 33 possible sites. Physically located in the centre of the country and viewed as neutral both ethnically and religiously, it is where culture and religion meet.

The criteria used for selection included: centrality, healthy, climate, land availability and use, water supply, multi-access possibilities, security, existence of resources, drainage, good soil, physical planning convenience and ethic accord.

The Emir of Abuja at the time, Alhaji Suleiman Barau, was asked to meet with his Emirate Council to approve contributing four of the five districts to Abuja to become the new capital. The council was divided as some districts considered it too much of a sacrifice; but at the end, they approved the request from the Federal Government.

Thus, the Abuja in Niger State contributed 80% of the land of the territory, Plateau State (now Nassarawa State) contributed 16% of the South east territory and Kwara State (Now Kogi State) contributed about 4% of the south-west territory.

Abuja Districts

According to the 1979 master plan, Abuja’s territory has to be developed in four phases on an area of about 250 square kilometres, and each phase has to be further sub-divided into districts.

The phase 1 development has almost been completed and includes the Central Business District (the three Arms Zone Presidency, National Assembly and Supreme Court), the Maitama, Wuse, Garki and Asokoro, residential and business districts.

There are also 5 districts in Phase 2, and some of them have works at various stages of completion. They are Kado, Durumi, Gudu, Utako (which infrastructural facilities have been completed) and Jabi. Phase 3 districts are Mabuchi, Katampe, Wuye and Gwarimpa. There are also 5 suburban districts, which are Nyanya, Karu, Gwagwalada, Kubwa, and Jikwoyi. Along the Airport Road there are clusters of satellite settlements, namely Lugbe, Chika, Kuchigworo and Pyakassa.

Other satellite settlements are Idu (the main industrial zone), Mpape, Karimu, Gwagwa, Dei-Dei (hosting the international Livestock market and also International Building materials market).

Construction service companies and enterprises continues at a fast pace in Abuja and new places open weekly, Phase 2, currently under development, involves the integration of the surrounding Katampe, Mabushi, Utako, Wuye, Durumi, Gudu, Jabbi, Duste and Gaduwa areas into the city. Phase 3 and 4 are also under development, however, there are works at various stages of implementation in Karmo, and Idu districts (Phase 3), and the Gwarimpa Districts, where many of the construction companies “Life Camps” are located, has already been developed.

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AN ASSESSMENT OF HOUSING NEEDS IN MASAKA, KARU LGA, NASARAWA STATE

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AN ASSESSMENT OF HOUSING NEEDS IN MASAKA, KARU LGA, NASARAWA STATE

CHAPTER ONE

INTRODUCTION

1.1     Background of the Study

Housing represents one of the basic human needs and has a plethora and profound impact on health, social interaction and general welfare of the individual and groups in any environment. Availability of decent and affordable housing has been inadequate in virtually all places and almost throughout history. This is more pronounced in developing countries where rapid population growth and urbanization is unmatched by corresponding and commensurate change in social, economic and technological development. (Mabogunje et al., 1978). Thus, this phenomenal rise in population, spontaneous increase in the number and size of most Nigerian cities’ have in the past few decades led to acute shortage of decent and affordable dwelling units. The outcomes of this developmental process are diverse urban problems ranging from overcrowding, deplorable environment, poor living conditions, inadequate and poor infrastructural services, homelessness and informal settlement (Jiboye, 2019).

Informal settlement is the major issue in which great nations such as Nigeria face even as the transit into developed nations. The rate at which the number of people living in urban spaces continues to increase is tremendous and to be able to achieve a successful transition, urban growth would have to be accepted and managed using sustainability framework (Ya et al., 2009). Current research has suggested that proper implementation of sustainable urban development could lead to economic enhancement, reduced poverty, and improved quality of life/quality of space and other positive outcomes (UNDPI, 2018). But in order to adopt sustainable planning strategies and framework government would have to consider the possibilities of problems and challenges through analysing the impact of different planning policies which would then be used in recommending strategies with regards to improving the socio-economic, cost benefits of urban housing development (Kyrkou et al., 2011). Among such policy is housing demolition which is strategies used to correct informal settlements and development in cities.

Housing demolition is an important byproduct of Urban Redevelopment Programmes because urban redevelopment typically involves the redevelopment of built-up areas and the reuse of urban space (Talen, 2014; He, 2014).  Since 2003, housing demolition has been adopted  as a tool for regeneration or ‘restructuring housing markets’ to suit modern conditions. Many argue that this is harmful to the environment, costly and damaging to the long-term community networks that grow slowly within housing areas. The demolition of houses, which are bulky and valuable material objects, should therefore be considered only as a last resort. It is usually only advocated to remove unsound or unwanted buildings. Additionally, demolition is invariably contentious and slow in delivering new replacement homes (Power, 1987; Power and Houghton, 2007). However, the idea of demolishing the poorest and oldest homes to improve environmental efficiency and reduce fuel poverty has found some appeal.

In many countries the private sector plays an important role in housing development. It constructs housing either ‘for sale or rent for different income groups. The private sector should participate in the construction of housing for all categories of the population either for sale or rent, manufacturing and supply of building materials in the housing construction sector, infrastructure development for human settlements and encourage members of communities to improve their living environment through community participation in projects.

In Nigeria a number of efforts have been mustered to solve the housing problem; from the most discernable and debut of the Lagos Executive Development Board (LEDB) in 1928 till now, a satisfactory respite have not been achieved. The achievement from the changing finance mechanisms, material and construction technology development, delivery mechanism etc over the years is minimal and therefore calls for deeper and wider thought towards means that is all-embracing, meets other societal needs yet accelerating the enormous task of housing the nation’s teeming population Bayode (2008).

The housing sector plays a more crucial role in the country’s welfare as it directly affects not only the well-being of the citizenry, but also the performance of other sectors of the economy. In recognition of this, the Nigerian government has over the years initiated policies and programmes to address the housing challenges, but with little/no success. Experts have put the housing shortage in Nigeria as at 2005 at between 12 million to 14 million (Adejumo, 2008: Oluwaluyi, 2008). According to Babade (2007), to adequately house the urban population in Nigeria, a conservative figure of 409,227 ‘housing units should have been constructed in 1990. Due to neglect, the figure rose to 783, 042 units in 1995; 1,333,176 units in the year 2000; 1,543,318 units in 2003 and 2, 171, 603 units in 2010. This is serious considering the poor showing of the housing sector.

Sustainable housing provision is the gradual, continual and replicable process of meeting the housing needs of the populace, the vast majority of who are poor and are incapable of providing adequately for themselves, It ensures housing strategies that are stable and are not subject to vagaries in the political circumstances of the country.

The private sector faces a number of difficulties in housing provision, which hampers it in large-scale construction. Housing provision is enormously costly and the private sector, which is essentially profit-driven, cannot be expected to produce a socially optimum output with adequacy in quantity and standards, neither can it allocate housing resources equitably. This due to distinct peculiarities of housing such as its heterogeneous nature, high production costs relative to income, high transaction costs and low elasticity of supply. This study in the light of the various discourses made about housing matter, has attempted to critically assessed housing needs in Masaka KAru Local Government Area of Nasarawa State.

1.1     Statement of Problem

Housing problem cannot be properly understood unless the underlying issues are critically examine in a town like Masaka whose status have suddenly changed as a result of housing demolition aside its proximity to the Federal capital territory Abuja and the compounding effects of mass demolition of housing units in FCT since 2003 till date which result to the rapid growth in terms of population and expansion in commercial activities (Talen, 2014).  The result is often the shortage in the supply of housing and congestion in some residential districts in the town.

Unless appropriately contained such initial housing problem tend to intensify with continued growth of the town. Effective response to the situation in both the short and long run appears to depend on timely and satisfactory analysis of the housing demand and supply. This crucial input for viable housing development policy and supply strategy has been lacking in government effort in the state. This is also being disregarded by planners who have only been concerned with the preparation of land use plans based on estimate of land budgets determined merely by the use of planning standards and not related to the specific computations of the housing demand. Therefore not only do such actions cause delays allowing for the intensification of the housing problem but are also lacking in the realistic formulation that ensure attainment of satisfactory housing objectives.

Housing demolition is an important tool in the implementation of Urban Redevelopment and renewal Programmes because urban redevelopment typically involves the redevelopment of built-up areas and the reuse of urban space (Talen, 2014). To meet the land demand from Urban  Redevelopment Progarmmes, a lot of housing / buildings were demolished annually. As a result, more than 20% of urban residents have already experienced housing demolition and relocation because of the actions of the FCT administration to comply with the Abuja Master Plan (Jibril, 2015). Various stakeholders have been affected by this housing demolition and the inter-relationships of these stakeholders are very complex. Due to sharp conflicts of interests among different stakeholders, housing demolition has resulted in many social risks that increasingly challenge the success of sustainable housing development.

Also the housing policies were not efficient because they kept on changing the policies to suit the Government and the Abuja master plan. Today the suburb of Abuja such as Masaka is highly overwhelmed with increasing population as a result of demolition of housing units in Abuja thereby posing a great pressure on the available housing unit and other infrastructures in this areas, this has necessitated the need for this study to assess housing needs in Masaka, Karu Local government Area of Nasarawa State.

1.2     Aim

The general aim of this study is to assess housing needs in Masaka, Karu Local Government Area of Nasarawa State.

Objectives

          The specific objectives of this dissertation include:

1. To examine the housing needs in Masaka
2. To determine the basic characteristics of the housing condition inhabitant in Masaka
3. To identify the effects of Abuja housing demolition in Masaka.
4. To ascertain the state of housing need in Masaka before and after housing demolition in Abuja.
5. To recommend sustainable strategies for improving demand in and around Masaka, Karu Local Government Area of Nasarawa State.

1.4     Research Questions

1. What is the state of housing needs in Masaka
2. What are the basic characteristics of the housing condition in Masaka
3. What are the effects of Abuja housing demolition on housing needs in Masaka.
4. What is the state of housing need in Masaka before and after housing demolition in Abuja.
5. To recommend sustainable strategies for improving demand in and around Masaka, Karu Local Government Area of Nasarawa State.

1.5     Scope

The study focus on the assessment of housing needs in Masaka Karu Local Government Area of Nasarawa State. Efforts was made in the study to identify the effects of Abuja housing demolition  in Masaka, identify the state of housing need in Masaka before and after housing demolition in Abuja and to examine the effects of demolition on housing need in Masaka. The study is limited to Masaka in Karu Local government area and does not extend to the surrounding fringes and suburbs.

1.6     Justification

The condition of human existence is directly related to the environment. This environment comprises mainly the dwelling housing. However, improving housing need and supply therefore, become a priority for every nation where there is poor condition of houses demand and supply. This study becomes justifiable as

1. It findings will help understand housing need in Masaka, Karu Local government of Nasarawa state
2. It will guide policy makers and investors to make good decisions that will affected the general populace positively.

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AN ASSESSMENT OF HEALTH CARE DELIVERY SYSTEM FOR INMATES IN THE NIGERIAN CORRECTIONAL FACILITY

AN ASSESSMENT OF HEALTH CARE DELIVERY SYSTEM FOR INMATES IN THE NIGERIAN CORRECTIONAL FACILITY

CHAPTER ONE

INTRODUCTION

1.1       Background of the Study

Prisons are often referred to as correctional and/or reformatory center. They are places/facilities where offenders are kept for either punishments or as they await trials at the courts of law. A correctional centre according to Mc-Corkle and Korn (1954) quoted in Obioha (2011) is a physical structure in a geographical location where a number of people live under highly specialized conditions, utilize the resources and adjust to the alternatives presented to them by a unique kind of social environment that is different from the larger society in so many ways.

A correctional centre is neither expected to be exactly a bed of roses as the inmates are there for penal purposes nor supposed to be a bed of thorns and thistles meant to snuff life out of the occupants. As Eva (2015) noted, the Nigeria correction facility, among others in Nigerian Justice System perform three basic functions of; keeping safe custody of convicted persons and suspects as well as execute sentences passed on individuals by the courts, ensuring the reformation and rehabilitation of inmates through moral training, education and offering them opportunities to develop other potentials and skills for effective reintegration into the society on discharge and ensuring the welfare of inmates through the provision of good health care, feeding, clothing and recreational facilities in order to create the enabling environment for reformation and rehabilitation programmes.

Despite Nigeria’s progress on democratic, economic and political reforms, Nigeria’s prisons are yet to make appreciable impact on the welfare of the inmates. A recurring debate within contemporary academic circles, criminologists, health workers and prison experts, is to ensure an appropriate health template for proper prison administration that will reflect its objectives. Even though crime and other vices need to be deterred, it should be to the extent that inmates health should be adequately taken care of during and after imprisonment; it is therefore needful to be logical and rational in terms of health delivery while in custody.

Seven years into the new millennium, health for all prison inmates in Nigeria and many African nations has remained mirage. Recent assessment of African Prison Health systems indicates a gloomy picture of weakness in performance (African Regional Health Report, 2006). The inability to provide quality and equitable access to prison health care services through much reliance on western health care framework have further widening the existing health inequalities in many African countries and the Nigerian prisons in particular. This scenario has also the poor and the rich, urban and rural dwellers, inmates and the “free” at different axis of the production spectrum of health care delivery in Nigeria. A good example of this unfavourable equation becomes obvious when the health of special groups like the prisoners is critically examined (Health in African Prisons, 1999).

Healthcare services to the general population in Sub-Saharan African is of a major concern and many countries in the region are grabbling with the stark reality of improving services especially to the vulnerable populations due low health budgetary allocation by the governments and the unwillingness  on  their    part  to  make  available  requisite  personnel  to  carry  out  healthcare services. This reality is more among the prison populations who are most vulnerable with no choice to decide on who provides them with healthcare services and are left to the least the government could do. The prison health population is also more problematic given their general low income status and vulnerability to high drug use and infections compared to the general population. Healthcare service accessibility is defined in terms of individual person‘s ability to obtain requisite healthcare when needed with least hindrance in terms of finance and geographic distance.

The number of prisons globally is on the increase so is the number of health problems prisoners bring along with  them  [Watson  et  al., 2004]. The very purpose for  which  the prisons  are designed: punishment, correction and rehabilitation of prisoners to the community may run in conflict with the aims of health care [Watson et al., 2004]. The number of health problems prisoners bring to prison is huge and usually surpasses the prevalence in the general population [Watson et al., 2004; Her Majesty‘s Prison Service, 2001]. Take for example, the number of prisoners in the United States (US) with mental health problems is 90% with many also having a substance abuse problem, 80% of prisoners smoke and hepatitis B and C rates of infection are higher than in the general population. Problems of HIV positive and self-harming are also high [Watson et al., 2004; Her Majesty‘s Prison Service, 2001]. High number of prisoners also suffers from chronic diseases like asthma and heart disease. A study conducted on New York City adults, has it that asthma rates were twice as high for people with a history of incarceration–12.7 percent as opposed to 6.2percent for those without a history of incarceration [Emily et al., 2010]. Those who had been imprisoned with history of asthma were more likely to suffer an asthma attack or go to the emergency department not considering if the patient had access to primary care or health insurance [Emily et al., 2010].

Evidence has linked major determinants of health in modern populations to socioeconomic, political and cultural factors and as such inequalities in health have remained problematic across cultures, socio-economic class, gender or ethnicity (Bambra et al., 2005). In the social sequence of events, prison inmates are most times from the poorest sectors of the society, and suffer more from inequitable access to effective health care services. This experience also exacerbates existing health problems of inmates (de viggiani, 2007). Hence, the current drive towards realizing the health related millennium development goals requires more forceful drive from the Nigerian government. Health is political and the power exercised over it is part of the wider economic, social and political system (Bambra1, et al., 2005). Thus, achieving both qualitative and quantitative health among special groups like prison inmates may be far from realization going by the slow attitude of prison officials and the government in particular in addressing the health needs of prisoners. Hence, this paper attempts a sociological discourse of prison health within the social context producing it. This was done by discussing prison health in Nigeria as a social product. This project therefore is an assessment of health care delivery system for inmates in the Nigeria correctional facilities.

2.2       Statement of the Problem

Globally, the correctional population has been in constant fluctuation. Today, the global correctional population stood at over 11 million. Out of this, a total of 73, 314 inmates are in Nigeria (Penal Reform International, 2020). The government has the responsibility of providing quality and accessible healthcare services to inmates. This concern has been largely emphasized by the UN, WHO, and other agencies concerned with inmate welfare to be in equality with the health services provided in the community. Most importantly, the (UN Minimum Standard for the Treatment of Offenders) Nelson Mandela Rules (2015) and the most recently amended Nigerian Correctional Service Act (2019) were very much explicit on the provision of a comprehensive healthcare delivery in the prison. These instruments provided guidelines for an all-round provision of standard healthcare to all inmates devoid of preferential considerations from the point of entry to discharge. This is however, not the situation in many countries across the globe, Nigeria inclusive. However, the PRI report documents over 124 correctional facilities that exceeded their maximum rate of occupation. It shows how the rising figures of incarceration in is driven by a punitive approach to criminal justice where high and costly correctional sentences are favoured over non-custodial alternatives, invariably resulting in poor health services delivery for the inmates.

A survey of Nigerian corrections over the years by Amnesty International (2010, 2015 and 2017) revealed the deplorable condition of the prisons and the health services available. They revealed that inmates’ rights are flouted and that many correctional facilities in Nigeria are overcrowded with evident poor sanitation and that health care facilities are lacking. In fact, the Amnesty International finding shows that corruption is prevalent in the corrections and it affects virtually the running of the system. This corruption ridden system, especially as it affects health care, has also been reported by the Prisoners Right and Welfare Action (PRAWA) (2017). Corrections are closed environments, characterized by constant surveillance aimed at preventing inmates from escaping or inflicting harm on fellow inmates and other correctional stakeholders within the facility. Given the limited and strictly regulated access from the larger community, corrections around the world are largely isolated from the larger society, with the very existence of inmates easily forgotten by the general public. In most places around the world, collective monitoring of facilities is weak or even absent, with little or no involvement of other non-state actors, especially civil societies, in the delivery of services in correctional facilities especially those associated with healthcare. It is against this background that this study was undertaken to provide insight into the health care delivery system for inmates in the Nigerian correctional facilities.

1.3       Objective of the Study

The main objectives of the study are to examine health care delivery system for inmates of the Nigeria prison. Other specific objectives of the study include;

1. To examine the health condition of prison inmates.
2. To assess the benefit to effective health care delivery in Nigeria prisons.
3. To examine the Nigerian prison reforms.
4. To examine the challenges to achieving an effective health care delivery system for prison inmates.
5. To recommend ways of improving health care delivery in Nigeria prisons.

1.4       RESEARCH QUESTIONS

1. What are the health conditions of prison inmates in Nigeria?
2. What are the environmental conditions of Nigeria prisons?
3. What are the Nigerian prison reforms that would improve health care delivery?
4. What are the challenges to achieving an effective health care delivery system for prison inmates?
5. What are the ways of improving health care delivery in Nigeria prisons?

1.5       SIGNIFICANCE OF THE STUDY

The study would greatly benefit the Nigerian prison service and the federal government as it would reveal the benefits of effective health care system and the challenges of achieving effective health care system in Nigerian prisons across the country. the study would also be of immense importance to students, researchers and scholars who are interested in developing a further study on the subject matter.

1.6       SCOPE/LIMITATION OF STUDY

This research will be limited to Owerri Prison Headquarters and Owerri state prisons. The researcher encountered problems in the course of the study, the problem ranges from financial constraints following the fact that the researcher is a student and there was no extra funding from the outside world for this project.

Also getting approval from the prison management to carry out research on their prison took time, due to the bureaucratic process in the prison. Nevertheless, the outcome of this research work is not hampered by the mentioned limitations.

1.7       DEFINITION OF TERMS

I. The prisoner: is a person proved guilty of a crime alleged against him/her and legally sentenced to punishment of a confinement in a prison. In other words a prisoner is a person sentenced to penal servitude.

II. Prison: a prison is a building designated by law or used by the sheriff for the confinement or detention of persons who are judicially ordered to be kept in custody.

According to Lectric Law library lexicon (2003) a prison is a place where persons are confined or restrained from personal library. It can also be regarded as a correctional detention or penal faculty. Hence the prison is often referred to as a correctional institution where offenders are confined or punished.

III. Reformation: (mostly called reforms) this refers to measures calculated to impact moral improvement in a person’s character so that he will be less inclined to re-offer the future. (Ahire 1990)

IV. Rehabilitation: This refers to the post release effort to make it easier for the offenders to resettle in a society (Ahire 1990)

V. Warder: A person who works as a guard in a prison, and also responsible for supervising and making sure rules are obeyed.

VI. Assumptions: A thing that is thought to be true or certain to happen but is not proved.

VII. Constable: A police officer of the lowest rank.

VIII. Community: The people living in one place, district or country considered as a whole.

IX. Psychological evaluation: This is an examination into a person’s mental health by a mental health professional such as a psychologist. A psychological evaluation may result in a diagnosis of a mental illness. It is the mental equivalent of physical examination.

X. Government: A group of people governing a country or state.

XI. Penal servitude:  A state of being forced to work for others and having no freedom

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ASSESSMENT OF QUACKERY PRACTICE ON REAL ESTATE TRANSACTIONS IN ABUJA

ASSESSMENT OF QUACKERY PRACTICE ON REAL ESTATE TRANSACTIONS IN ABUJA

ABSTRACT

This project assesses the effect of quackery practice on real estate transactions in Abuja. The study specifically seek to examine the activities of quackeries or quack estate agent,  evaluate the effects of quackeries practice on real estate transactions in Abuja and identify the challenges affecting real estate agency in Abuja.  The research method used was survey design. The sampling techniques adopted for this study is the random sampling techniques, the techniques give every member of the population the opportunity to be selected without any form of preferential treatment. A total of one hundred (100) copies of questionnaires were administered, and out of these, 80 copies of the questionnaires were correctly filled and returned.  The researcher make use of statistical tools such as tables, percentage and descriptive methods to presents  and analyzed the data gathered from the field survey which was considered appropriate for the research.  The findings of the study shows that several quackeries are involved in real estate transactions in Abuja, this quackeries are mostly involved in fake list of properties excessive charges on the services there rendered among others, the study also shows that quackeries practice have significant negative impact on real estate transactions among which are black mail genuine estate agents, general negative impact on the real estate  market, create lack of trust in real estate profession as client will generally see real estate agent and agency activities as fraudulent. Finally the study recommends that the capacity of the Estate Agents Registration Board should be enhanced to enable it better regulate the profession and unregistered and quack agents currently practicing should be tracked down and made to either go for training in the diploma or degree of Real Estate, work under a registered estate agent.

Key Words: Quackery, real estate, transactions, Agents.

CHAPTER ONE

INTRODUCTION

Background Of The Study

Real estate agents obviously perform a middleman function in that they bring buyers and sellers together. They build the bridges between people in search of landed properties and estate owners. Real estate is a special type of asset that almost everyone desire to own. Real estate agency was introduced by the British during the colonial era, although before then, there were middlemen in land transactions. Estate agency grew from the old auctioneers who were chattlemen attracted by the exciting prospects of selling large estates. These auctioneers were mainly the lawyers who had easy access to the available properties in the market and kept the lists of estates for sale and prospective purchasers. These real estate practices became visibly lucrative during England’s Industrial Revolution of the nineteenth century. During this period, new wealth and employments were created. The desires for homeownership were largely satisfied. New lands were explored and built-upon or bought and developed. The market for property development widened considerably and the property markets grew exponentially. Then as more lands were developed, more properties enlarged the market base, and property experts were needed as people began to realize the complications that arose from marketing or buying properties (Ajayi, 2017).

Notwithstanding, more self-styled or quack estate agents also emerged, and over time, the real estate business became marred by incompetence and unwholesome behaviors. Due to lack of control over the quack estate agents, there were many victims of obtaining and fraud. To safeguard public interests against unscrupulous practice of estate agency by quack estate agents and rogues in the 1970s and eagerly 1980s, the Nigeria government and the professional bodies governing estate practices have enacted the guidelines and laws guiding the practice of estate agency in Nigeria (Oni, 2010).

The law establishing the profession of estate surveying and valuation in Nigeria included the estate agency as part of the functions of estate surveyors and valuers in Nigeria. Notwithstanding, presently in Nigeria it is all comers affair and there is an association of estate agents (NIESV, 2011). Entering the real estate market is easy, and requires neither qualification nor previous experience, this gives every rank and files (quackeries) opportunities to practice or become estate agent without the requisite educational qualification and registration with the right professional bodies.

Real estate market is not dominates with one particular profession, although there can be no doubt that some of practicing estate agents are members of the Nigerian Institution of Estate Surveyors and Valuers, there have been increase in the number of quackeries with or without requisite educational background. One needs to comment on the cut-price estate agent. Many believing that estate agency was a way to make easy money and believing that existing charges were too high in which perhaps they were encouraged by the media and such bodies sought to set up business charging in a variety of ways, but at a level significantly below the charges by the established agents in the area. Some charged lower rates of commission, others set fee for a specific service (Akomolede, 2016). It is against this background that this study seeks to assess quackery practice on real estate transaction in Abuja.

1.2       Statement of the Problem

Estate agency should be conducted by men and women with a background of professional knowledge who acknowledge and follow ethical standards prescribed by the leading professional bodies of the land (The Nigerian Institution of Estate Surveyors and Valuers NIESV) and the regulatory board the Estate Surveyors and Valuers Registration Board of Nigeria (ESVARBON). The fundamental problem is that the term – Estate Agent is not statutorily defined in the context of real estate agency practice in Nigeria. The Nigeria real estate market is overwhelm with increasing number of quackeries who are victims of circumstances and have to change their careers informally, they neither have formal training, educational qualifications, nor professional expertise in the art and science of real estate agency, and have taken advantage of an apparent lax in the system to encroach into the landed profession. Due to their numerical strength and lack of awareness on the part of the people, they are widely consulted and fall victims of several fraudulent practices and cheats which end up given the profession a bad image in the eyes of the public.

1.3       Aim and Objectives of the Study

The aim of this project is to carry assessment of quackery on real estate transaction in Abuja.

To achieve this aim, the following specific objectives shall be pursued:

1. To examine the activities of quacks in estate agency in Abuja
2. To evaluate the effects of quackeries practice on real estate transactions in Abuja.
3. To identify the challenges affecting real estate agency in Abuja.

1.4       Research Questions

This study arose from the need to answer the following research questions:

1. What are the activities of quackeries in real estate transactions in Abuja?
2. What are the effects of quackeries on real estate transactions in real estate transactions in Abuja?

1. What are the challenges affecting real estate agency in real estate transactions in Abuja?

1.5       Significance of the Study

The need for this study arose because estate agency as a profession in this country has seen an influx of numerous quackeries because there exists a conflict between professionalism and commercialism in the practice. Quackeries people come in to provide agency services in the real estate market yet they have no knowledge of either real estate or the market within which it is traded. As a result, the real estate market and particularly in Abuja Municipal Area Council, is plagued by inefficiency and a lack of transparency. Transactions involving great sums of money are carried out in secret which keeps shrouding real estate in mystery and prevents many people from getting into such investments for fear of being defrauded.

The study therefore seeks to serve the needs of investors who may want to venture into the real estate market in Nigeria and particularly in Abuja. The needs of the professionals in the practice of estate agency will be addressed therefore contributing to the practice of real estate agency professionally and if the research findings are implemented, estate agents will understand better their job descriptions and cope with the changing needs of a more vibrant real estate market.

Developers/landlords and tenants will also benefit from this study since it will be brought to their attention why they should only do business with professional estate agents and therefore protecting them from fraudulent practices.

1.6       Scope and Limitations of the Study

This research is undertaken to carry out an indepth assessment of quackery practice on real estate transaction in Abuja. The study is limited to Abuja Municipal Area Council, the study seeks to understand how estate agency in Abuja can be made more professional and make the real estate market more accessible to investors by reducing the activities of the increasing number of quackeries in the study area.

Limitations

The researcher may face various problems when carrying out this field study. Some of these challenges include:

1. Some respondents were unwilling to fill the questionnaires since they were suspicious about the study. Many perceived it as sharing very vital information which they were not ready to furnish the researcher with.
2. Delays were experienced from the respondents who took very long to complete filling the questionnaires and constant postponement of the picking date proved to be very frustrating to the researcher. This could be attributed to busy schedules and had both cost and time implications on the researcher since the set timelines had to be changed and many follow-up calls and visits had to be made which was quite expensive.
3. Landlords were hostile and very suspicious of the research.
4. At times some of the respondents did not fill in the questionnaires adequately and ignored certain sections that required the giving of opinions which made it difficult for the researcher to make adequate conclusions.

1.7       Operational Definition of Terms

Assessment: According to Cambridge English Dictionary assessment is the act of judging or deciding the amount, value, quality, or importance of something, or the judgment or decision that is made

Quackery: Quackery is the characteristic practice of quacks or charlatans, who pretend to knowledge and skill that they do not possess, particularly in medicine. The quack makes exaggerated claims about his or her ability to heal disease, generally for financial gain.

Estate: Cambridge English dictionary define estate as a property or a large area of land in the country that is owned by a family or an organization and is often used for growing crops or raising animals: It’s a typical country estate with a large house for the owner, farm buildings, and estate workers’ houses.

Estate agent: Collins Dictionary define estate agent assomeone who works for a company or clients that rents or sells houses and land for people.

Real estate: According to Investopedia Real estate is property comprised of land and the buildings on it, as well as the natural resources of the land, including uncultivated flora and fauna, farmed crops and livestock, water and mineral deposits.

Market: According to business dictionary a market is an actual or nominal place where forces of demand and supply operate, and where buyers and sellers interact (directly or through intermediaries) to trade goods, services, or contracts or instruments, for money or barter.

1.8       Background of the Study Area

Abuja was formally a town under traditional emirate of Suleja in Niger state, north central of Nigeria. The town is situated along the river Iku, a minor tributary of the river Niger at the foot of the Abuchi hills and lies at the intersection of several roads. The emirate’s savannas areas of approximately 2,980sqkm originally included four secondary Koro Cheifdoms that paid tribute to the Hausa kingdom of Zazzau. In the period 1804, Zaria, the capital of Zazzua (220km North-Northeast) was captured by warriors of the Fulani jihad (holy war). Muhamman Makau, the king of Zazzua (Sarkin Zazzua) guided a large section of the Hausa nobility to the Koro town of Zuba (10km southwards)

Abu Ja (Jatau) the brother of the king and later his successor, founded the town of Abuja in 1828 and a year later started the construction of the town wall. Abu Ja then proclaimed himself the emir of Abuja and withstood Zaria’s attacks, allowing Abuja emirate to remain an independent Hausa refuge. During the reign of Emir Abu Kwaka (1851-77), trade with the Fulani emirate of Bida (Westwards) and Zaria began. But the trade route between Lokoja (160km South-Southwest) and Zaria was disrupted by Abuja’s leaders, resulting in the British occupation of the town. During the reign of Emir Musa Angulu (1917-44) alluvial tin mining began.

A Hausa emir who retains advisory role oversees the traditional emirate, with its predominate Gbari (Gwari) and Koro population. During the administrative reorganization in 1976, Abuja town became the headquarters of a local government council. The town was renamed Suleja in the late 1970’s after development began on the urban area of federal capital territory of Nigeria (FCT). The new Federal capital adopted the name Abuja.

ECONOMY AND POPULATION OF ABUJA.

Abuja although is said to be bless with natural endowment such as; its rolling hills, isolated highlands and other endearing features which makes it a delight. The savannah grassland of the north and the middle belt, the riches of the tropical rain forest of the south and equable climate all combined make the city a soil rich agricultural and tourist heaven.   But despite all this, the city is not economically buoyant due to absent of industrial activities.

Projection called for a population of more than one million early in the 21^st century, the population estimate as at 2006 stand for a four million with annual growth rate of 2.8

PHYSICAL DEVELOPMENT OF ABUJA

Abuja created in 1976 by the federal military government of the late general Muritala Mohammed via decree No. 6 of the same year; it officially replaced Lagos in December 1991after fifteen years of planning and construction. The city was divided into two zones; central zones contains the national assembly, the city hall, national cultural institution, government related offices that include the administrative headquarters of all federal government ministries and parastatals, also major private sector organizations and foreign missions. The second zone provides housing, shopping facilities and other urban amenities.  

GEOGRAPHICAL LOCATION

The federal capital is located in the geographical center of Nigeria.it has a land area of 8,000square kilometers.it is bounded on the north by Kaduna state, the West by Niger state, the East and Southeast by Nasarawa state and Southwest by Kogi state. It falls within latitude 70^o20”north of the equator and longitude 60^o45”and 70^o39’.

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