ENEMS PROJECT

Saturday, 25 December 2021

ASSESSMENT OF THE EFFECT OF THE PROLIFERATION OF UNREGISTERED ESTATE AGENT IN REAL ESTATE MARKET OF ABUJA

ASSESSMENT OF THE EFFECT OF THE PROLIFERATION OF UNREGISTERED ESTATE AGENT IN REAL ESTATE MARKET OF ABUJA

ABSTRACT

This study, assessment of the effects of the proliferation of unregistered estate agent in real estate market is aimed at examining the activities of the increasing numbers of unregistered estate agents in Nigeria with particular interest in Abuja the Federal capital territory. To achieve this the following specific objectives were pursued: To examine the concept of real estate agency in Nigeria; To examine the activities of unregistered estate agent in Nigeria real estate market; To assess the impact of the proliferation of unregistered estate agent on the real estate market and to identify the challenges affecting real estate agency in Nigeria real estate market. The researcher adopt the use of questionnaire, observation and personal interview to gathered relevant data from the respondents while tables, simple percentage and descriptive statistics were used for data presentation and analysis. The study reveals that there have been increases in the number of unregistered estate agent in the real estate market which is majorly due to rising number of unemployment and regulated / poor supervision of the activities of real estate agency in the study area. The researcher therefore recommend that the capacity of the Estate Agents Registration Board should be enhanced to enable it better regulate the profession, 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 for a period of not less than one year or face having their offices closed and prosecution.

CHAPTER ONE

INTRODUCTION
1. 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 realise the complications that arose from marketing or buying properties.

Notwithstanding, more self-styled 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 self-styled estate agents, there were many victims of obtaining and fraud. To safeguard public interests against unscrupulous practice of estate agency by unregistered 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.

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. Entering the real estate market is easy, and requires neither qualification nor previous experience, this gives every rank and files opportunities to practice or become estate agent with 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 unregistered estate agent 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 1money 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.

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 unregistered estate agent (quacks) 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 the assessment of the proliferation of unregistered estate agent in real estate market.

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

To examine the concept of real estate agency in Nigeria.
To examine the activities of unregistered estate agent in Nigeria real estate market
To assess the effect of the proliferation of unregistered estate agent on the real estate market.
To identify the challenges affecting real estate agency in Nigeria real estate market.

1.4 Research Questions

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

What is the concept of real estate agency?
What are the activities of unregistered estate agent in Nigeria real estate market
What are effects of the proliferation of unregistered estate agent on the real estate market?
What are the challenges affecting real estate agency in Nigeria real estate market?

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 unqualified persons because there exists a conflict between professionalism and commercialism in the practice. These 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 Nigeria, 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.

In addition, the real estate market in Nigeria has seen a sky rocketing of prices of land and buildings as a result of speculation by investors. Valuers, who have as their basic role the determination of an estimate in monetary terms of the value of property, have played a major role in directing the prices in the Nigeria real estate market resulting in very high values for property. Although some valuers operate as both valuers and estate agents, there are those who have specialized in valuation and in most times these do not work hand in hand with their professional counterparts; the estate agents who are actively involved in the exchange of property. Without the involvement of professional estate agents to provide advisory services, property in the country has become too costly and these prices have ceased to represent the value of property which in turn has distorted the market and locked out potential investors.

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 Federal capital Territory. 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 Limitation of the Study

This research is undertaken to carry out an indepth assessment of the proliferation of unregistered estate agent in real estate market in Nigeria. The study limited to Abuja the federal capital territory as particularly, 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 unregistered estate agency in the study area.

Limitation

The researcher faced various problems when carrying out this field study. Some of these challenges included:

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.
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.
Landlords were hostile and very suspicious of the research.
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

Sole Agent: This is where a single firm is briefed and authorized to let, purchase or sell a property.

Joint Agent: A situation may arise whereby the sale, letting or purchase of a given property or group of properties is given to a number of firms to work under one umbrella, even through a coordinator may be appointed among the participating firms, no firm is superior to the other.

Multiple Agent

SUB- ESTATE AGENTS: These are estate agents who are appointed by another estate agent to assist them in carrying out and fulfilling the instruction and mandate of the client on a particular real estate transaction.

CONTRACT/VENDOR ESTATE AGENTS: These are those types of estate agents that are registered real estate contractors/vendors with a particular company or organization in offering their estate agency services.

OWNER – ESTATE AGENTS: They are referred to as owners of residential and/or commercial properties to be let out while also acting as estate agents in marketing and finding suitable tenants to the same property. They usually don’t appoint estate agents to act on their behalf on the property to be let out or sale, but rather, they act on their own selves.

Estate: This referred to as large piece of land owned by an individual or group of persons. It is also described to mean a piece or large piece of land with different types of buildings/structures been developed on it.

Agent: An Agent is referred to as the person or business entity authorized and/or instructed to act on behalf of another person – client – in a business transaction with third parties based on an agency relationship they have created.

Estate Agent: Estate agent on the other hand is regarded to mean the person who carries out business activities in estate agency practice and whose duty is to sell, acquire, lease and manage various classes of land and landed properties on behalf of the client in consideration for monetary compensation usually referred to as commission.

1.8 Background of the Study Area

It was in 1976 that Federal Military Government led by Late General Murtala Mohammed enacted Federal Capital Territory Act (FCT) established Abuja after it has been chosen to be the administrative capital of Nigeria and with solely administrative functions. This was after the failure of Lagos due to the problems of inadequate land space for future expansion, terrible traffic congestion, poor drainage, acute housing shortage and associated costs, unbearable ethnic influence etc. The planned period for the transfer was to be completed in 1986. However, it was on 12^th December, 1991, that the final movement of Federal capital to Abuja became a reality. Abuja is located in the geographical centre of Nigeria (Figure 1.1) and lying between latitudes 6o 45’ and longitudes 7o 39’ north of the equator. The land of approximately 8,000 square kilometres was carved out from the then neighbouring states of Kwara, Niger and Plateau to serve as the FCT and the Federal Capital City (FCC) to constitutes about 250 square metres. From its designed capacity the FCC will contain 3.2 million people when the development of the city is completed, however, the Abuja population has exploded to 6 million with less than 50% of development attained. The government vested all the land in FCT in the Federal Government of Nigeria. The government also created Federal Capital Development Authority (FCDA), as its agency responsible for the spatial planning and development of the FCT.

ASSESSING ENTREPRENEURSHIP DEVELOPMENT AS FISCAL POLICY OF GOVERNMENT IN OFU LOCAL GOVERNMENT AREA OF KOGI STATE

ASSESSING ENTREPRENEURSHIP DEVELOPMENT AS FISCAL POLICY OF GOVERNMENT IN OFU LOCAL GOVERNMENT AREA OF KOGI STATE

ABSTRACT

Generally this study seeks to assess entrepreneurship development as fiscal policy of government in Ofu local government area of Kogi State. To find out if there is significance in the role played by entrepreneurship in Nigeria, also to emphasize the need for entrepreneurship in an economy, examining the participation of government in the development of entrepreneurship through fiscal policy of the government in the country. This review the deliberate act or policy of government at all level in the federation initiated and executed, aiming at promoting the growth and development of entrepreneurship in the society. The researcher used both primary and secondary data collection to gather information for analysis. Base on statistical test carried out using X,²hypothesis shows that the inconsistency of the government to provide serious support for business sectors has contributed to the underdevelopment of the economy. Recommendations were made that government should at all level establish a strong support to small scale industries in the society.

CHAPTER ONE

INTRODUTION

1.1 Background of the Study

Entrepreneurship is generally described as the ability of an individual or a group of individuals to create or discover an opportunity and utilize it to the benefit of the society, which will yield success to the innovators and their organization. According to Dau and Cuervo-Cazurra (2017), the authors take a legalistic view of entrepreneurship and define it ‘as the creation of fresh businesses a stable collection of people who coordinate their efforts to produce new value-added economic activity’. The relationship between entrepreneurship and economic growth of a country has increasingly gained a lot of interest from economists and policy makers over the years.

The dynamic role of entrepreneurs and small business owners in emerging economies has contributed to vast development opportunities in these markets. Over the past decade, the evolution of entrepreneurs has been at the heart of Africa’s growing economy. The International Monetary Fund (IMF) Regional Economic Outlook for Sub-Saharan Africa (SSA) indicates that small and medium-sized enterprises (SMEs) create over 80% of the region’s employment. Thus revitalizing the working-class population and encouraging opportunities for robust economic interactions across borders. Hence, entrepreneurs are increasingly recognized as seeds of economic revival within the African region (Bouazza, 2015).

Entrepreneurship development performs a vital role on the growth and development of any modern economy. Entrepreneurship is viewed as the engine of economic growth and a main thrust of economic restructuring, decentralization and development toward market economy. In Nigeria, government of every states and local government embarks on policies and programs aimed at influencing the direction of economic progress towards a rapid and sustainable economic growth through entrepreneurship development (Ogundele et al., 2012; Sule, 2014).

The use of fiscal policy is very paramount in every society most especially in the less developed countries (LDCs) as a major tool for stabilization and for development to be sporadic. Fiscal policy as in many texts and literatures could mean the government actions affecting its receipts (revenue) and expenditure which is taken as ordinarily a measure by the government’s net receipts, its surplus or deficit. The government may offset undesirable variations in private consumption and investment by anti-cyclical variation of public expenditure and tax revenue. Simply put, when the government uses government revenue and expenditure policies to regulate and stabilize the economy toward development, the action is fiscal policy. It thus serves as an economy’s “shockabsorber” in specific areas of development.

Fiscal policy is essentially concerned with manipulating the financial operations of the government with a view to furthering certain economic policy objectives. In other words, it consists of government decisions to vary certain fiscal aggregate such as total government spending and tax revenues as opposed to some other aspects of public finance which are primarily concerned with the effect of specific government expenditures and taxes (Stein 1968). Fiscal policy is majorly measured in terms of government expenditure, tax revenue, government investment, budgeting and debts.

Fiscal policy fosters economic growth and development through a number of different channels. These include the macroeconomic (influence on budget deficit on growth) as well as micro (influence on efficiency of resource use). While in the developing economies, the economic policy objectives of fiscal policy have been pursued to a greater or lesser degree, the one and overriding objective, the furtherance of which has relied greatly on fiscal policy, is economic development, defined not only as a continuous and sustained growth in total output as well as in output per head, but also as the structural transformation from the basically underdeveloped agricultural economies to fully industrialised ones. The reliance on fiscal policy in developing economies for the achievement of the economic development objectives in particular and other objectives in general, has been particularly great in relation to the use of other policies such as monetary policy in the entrepreneurship development (Olaloku, 1987).

Ojo (2009) put forth one of the solutions to the problems of entrepreneurship development in Nigeria is the promotion of entrepreneurial development scheme through fiscal policies. A veritable way to do this is government promotion of small scale businesses. Entrepreneurship has been identified as vital for the continued vitality of the modern market for more businesses to emerge; hence, competition and economic growth are improved (Klapper & Love, 2011). Efforts have been taken by the Nigerian government for the development of small scale businesses over the years. The realisation of the Millennium Development Goals (MDGs) and the vision of the Nigerian Government to be rated among the top 20 economies in the world is considerably determined by how government has recognised SSBs as drivers of economic growth and key strategy for poverty alleviation. However, the over-reliance on natural resources especially crude oil as the mainstay of the economy is capable of making the attainment of their desires an illusion. Government, through its actions may be a hindrance or promoter of small scale businesses; thus, this study seeks to assess entrepreneurship development as fiscal policy of government with particular reference to Ofu Local Government Area of Kogi State

2 Statement of the Problem

The policy uncertainty and related decline in entrepreneurship development and small business startups is taking a toll not only on the traditional lower wage occupations, but on college graduates as well. According to Sum (2013) 36% of college graduates were working in jobs that did not require a college degree. The business environment is dynamic and competitive in such an environment an organization can be best achieved it’s good through a well established leadership style and good managing director that will manage business organization such as; Entrepreneurship development. The small scale business would have been a source to Nigeria economic development. But today, entrepreneurship development are not yielding positive result due to poor performance and lack of government intervention. Therefore, this project will source for various solutions to these problems that militate against entrepreneurship development. These are Entrepreneurship development which includes:

Poor Management:

The most critical problem affecting of almost all indigenous enterprise in Nigeria is poor management. The lack of efficient organizational structure and the practice of modern management techniques. If enterprises could be ascribe to two factors, first, if the limited understanding modern management practices by owners managers could be with their strong desire to run the business alone.

Lack of Management Skills:

Also the problem facing entrepreneurship development include stress primarily arise from the need of hire skilled and qualified personnel to assist in the running of the industries demands the greatest problems of entrepreneurship development is lack of necessary skill in the management group. In every entrepreneurship development, the entrepreneur is one person management team. This makes it difficult for the effective operation of the enterprises.

Individualism of management of entrepreneurship development:

This is the characteristics of individualism among entrepreneurs. The owner bears the management burden alone. The jobs varies and likes managerial responsibilities are few, if any. The managers are called “Jack of all trades and master of none”.

Difficulty in services of qualifies personnel: Another factor which leads to managerial problems with entrepreneurship development is difficulty in securing the services of qualified personnel.
Lack of training and development of personnel: Lack of training and developments of personnel is another factor which compounds the managerial problems of entrepreneurship development in Nigeria. Training provide employees change in job requirement and new technology. It equally serves as motivation of incentive for the existing employees, which increase their productivities. In essence, lack of training and development for the existing workers made replacement of vacant for the existing position difficult.
Financial Problem: The capital for entrepreneurship development industries are very small. This is because most Nigerian business men and women operate in a low income economy. They are unable to generate sufficient funds through personnel savings which involved huge capital equipment or other fixed assets.

3 Objective of the Study

The general objective of this study is to assess entrepreneurship development as fiscal policy of government in Ofu Local Government Area of Kogi State.

The specific objectives include:

To find out the significant role of entrepreneurship in economic development of Ofu Local Government Area of Kogi State.
To ascertain the extent that government policies have improved entrepreneurship development in Ofu Local Government Area of Kogi State.
To identify the challenges of entrepreneurship development in Ofu Local Government Area of Kogi State.

1.4 Research Question

The following research question will serve as a guide to the researcher in attempt to achieve the objective of this study.

Does entrepreneurship play significant role in economic development of Ofu Local Government Area of Kogi State?
To what extent do the government policies improved entrepreneurship development in Ofu Local Government Area of Kogi State?
What are the challenges of entrepreneurship development in Ofu Local Government area of Kogi State?

5 Research Hypothesis

H₀₁: Entrepreneurship does not play any significant role in economic development of Ofu Local Government Area of Kogi State.

H₀₂: Government fiscal policies does not have significant impact on entrepreneurship development in Ofu Local Government Area of Kogi State.

H₀₃: There are no challenges of entrepreneurship development in Ofu Local Government Area of Kogi State

6 Significance of the Study

The study is significant in a number of ways to the following people:

Students: The study would be of immense significant to the students of management, economics/political economy and sociology as the findings of the study will serve as source of secondary data for further studies.
Entrepreneur: Entrepreneurs will find the findings of this study to be very useful as it will educate them on the role of entrepreneurship development to the development of Nigeria Economy. This will also enable government agencies and policy makers to make favourable policies that encourage the development of entrepreneurship in Nigeria.
Academicians: The study is significant in that it would contribute to the growth of literature in the area of entrepreneurial culture/entrepreneurship and it will be very useful for all those who want to carry out research in the same area.

7 Scope of the Study

The scope of this study is limited to assessing entrepreneurship development as fiscal policy of government in Ofu local government area of Kogi State. The study will cover the role entrepreneurship development plays in economic development of Nigeria, the extent that government policies have improved the performance of entrepreneurial organization in Ofu local government area of Kogi State and finally identified the challenges of entrepreneurship development in Ofu local government area of Kogi State.

8 Definition of Terms

For easy and concise understanding of this work, it is necessary that vital terms be defined.

Entrepreneur: An Entrepreneur means a person who starts, organize a commercial enterprise especially one having financial risk. Meredith et al (2018) look at an entrepreneur as an individual who has the ability to see and evaluate business opportunities gather the necessary resources to take advantage of them and initiate appropriate action to ensure success and he is a risk taker.
Entrepreneurship Development: This is the coming into existence in society of the class of individuals, who are not limited to pace odds.
Small scale business: Ejiofor (2017) defines small scale business as those enterprises that have relatively little capital investment, that produce in small quantities and as a result of controlling a small share of market that employs not more than fifty workers (50) and in which management marketing and entrepreneurship functions are used in the proprietor.
Economic Development: The improvement of the individuals, society well being, such that the GDP of such people/societies equals or greater than the United Nations standard.

Fiscal Policy: Fiscal policy refers to the use of government spending and tax policies to influence economic conditions, especially macroeconomic conditions, including aggregate demand for goods and services, employment, inflation, and economic growth.

AN ASSESSMENT OF THE MANAGEMENT OF RECREATIONAL FACILITIES IN EDUCATIONAL FACILITIES

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 Abubakar Tafawa Balewa university Bauchi state, Nigeria .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

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 adventureracing, backpacking, cycling, camping, canoeing, canyoning, caving,discgolf, fishing, hiking, horsebackriding, hunting, kayaking, mountaineering, photography, adventurepark, 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.

1.2 STATEMENT OF THE PROBLEM

Bauchi state is one of the few towns that have the best recreational facilities in Nigeria because Bauchi has over the years gain reputation of being a recreation attraction state, as a result of the development of the following recreational center such as yankari Game Reserve and multi-purpose indoor sports hall.

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 Abubakar Tafawa Balewa university no research regarding management of recreational facilities has been carried out in Abubakar Tafawa Balewa university therefore, a research gaps worthy of research has emerged, providing some potential study areas.

1.3 RESEARCH QUESTIONS.

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

What are the management strategies being employed by the Facilities Management Unit for its operation in the University.
What are the beneficial impacts of the recreational facilities on students’ academic performance?
What are the constraints or hindrances to its operations, in realizing the core objectives‟ of the University?

1.4 AIM OF THE STUDY

The aim of the study is to determine how recreational facilities are being managed in Abubakar Tafawa Balewa University, with the motive of determining whether recreational facilities are being managed in Abubakar Tafawa Balewa University Bauchi.

1.5 OBJECTIVES OF THE STUDY

The objectives of the study are as follows:

To assess the management strategies being adopted by the r recreational facilities unit for its operation in the university.
To determine the impacts of recreational facilities on students’ academic performance
To investigate the constraint or hindrances to its operations in realizing the core objective of the university.

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 Abubakar Tafawa Balewa University Bauchi state. The main concern will embrace the problem associated with the management these recreational facilities.

1.8 LIMITATIONS OF THE STUDY

The problems encountered are:

Problem from respondents: many respondents tend to be suspicious; some will be suspicious with the purpose of the research.
Locating the respondents: finding respondents for interview or distribution of questionnaire was also a major problem encountered.
Confidentiality: This is a major problem faced by this study and much information was not acquired because of confidentiality.
Some respondents give ambiguous or wrong answer.
Some questionnaires were not returned after distribution to the respondents.
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.).

1.10 HISTORICAL BACKGROUND OF THE RESEARCH AREA

Abubakar Tafawa Balewa University (ATBU) is a federal university of technology located in Bauchi, a northern Nigeria. The university is named after the first Prime Minister of the Federal Republic of Nigeria, Sir Abubakar Tafawa Balewa. The motto of the university is DOCTRINA MATER ARTIUM, which literally means “Education is the mother of the practical arts”. The university is known for having one of the best Engineering programme in Nigeria.

The Abubakar Tafawa Balewa University was established in 1980 as Federal University of Technology, Bauchi, Nigeria. The institution’s first set of students were admitted in October 1981 for pre-degree and remedial programme while the degree courses of the School of Science and Science Education began in October 1982. On 1 October 1984, the University was merged with Ahmadu Bello University Zaria, Nigeria with a subsequent change of its name to Abubakar Tafawa Balewa College, Ahmadu Bello University, and Bauchi Campus. The University regained its autonomous status in 1988 following a general demerger of such institutions. This was followed by a subsequent change of its name to Abubakar Tafawa Balewa University, Bauchi.

The Academic pattern of the University was formulated in 1980 after consultation with invited subject experts from Nigeria, United Kingdom and the United States of America. The solid foundation upon which the curriculum of the former Federal University of Technology was built was responsible for its sustenance all through the years of its existence and in particular after the merger. The curriculum adopted was purely applied in nature, for a technologically based institution and it is this theme that is being maintained in all the units of the University.

Over two decades in existence, the University has come a long way in addressing some of the engineering, agricultural, scientific, environmental and technological challenges common to third world nations like Nigeria having been adjudged the fifth best University with one of the best engineering programme in Nigeria.

The University offers degrees through six schools: the School of Engineering, Science, Environmental Technology, Agriculture, Management Technology and the School of Technology Education. The University offers entry level bachelor’s degrees as well as both Masters and Doctorate degrees. Each school is headed by a Dean who reports directly to the Vice Chancellor. The Vice Chancellor is the executive head of the University. The Vice Chancellor is appointed by the Federal Government of Nigeria on recommendation by the Governing Council of the University.

1.11 ORGANIZATION OF THE RESEARCH

Chapter one of this thesis presents introduction to the research, background of the problem, aim of the Research , objective of the Research, significance of the Research, justification, the scope of the Research, limitation of the Research, definition of terms and organization Research.

Chapter two consist of six parts, and they are the introduction,management of recreational facilities,concept of recreation, the concept and theories of management, factors affecting recreation development, related literature on management of recreational facilities, conceptual and theoretical framework.

Chapter three focused on research design, scope of the research, characteristic of the population size, sampling technique and procedure, instrument used for data collection, source of data collection, sampling frame, sample size, method of data analysis, decision rule and summary and link.

Chapter four presents an analysis of the data collected from questionnaire administered to the management unit and users of the recreational facilities in Abubakar Tafawa Balewa University. This chapter has several parts which are; analysis of the questionnaire administered to the respondents, analysis of questions based on research question one, analysis of questions based on research question number two, analysis of questions based on research question number three and then summary and link.

Chapter five seeks to summarize the work, conclusion on the inferences drawn and give suitable recommendation based on conclusions and suggestion for further research.

AN EVALUATION OF THE RISING COST OF BUILDING MATERIALS AND IT’S EFFECT ON HOUSING DELIVERY IN NASARAWA

AN EVALUATION OF THE RISING COST OF BUILDING MATERIALS AND IT’S EFFECT ON HOUSING DELIVERY IN NASARAWA

(A STUDY OF TAMMAH)

ABSTRACT

High prices of building materials had form a crucial constraint to improving construction procurement in Nigeria. The influence of the macro-economic indicators on this problem cannot be ruled out. This study therefore investigates the impact of macro-economic indicators on the prices of building materials with a view to enhancing construction project procurement and delivery. Questionnaires were administered to respondents which included the Architects, Quantity Surveyors, Builders, Engineers, Bankers/Economist. The study established that inflation, exchange rate, import, interest rate, money supply and demand for money have a significant effect on the prices of building materials. Demand for import, inflation rate, government economic policies, level of foreign currency demand and level of foreign currency supplied were identified as causing a change in exchange rate while factors affecting inflation rate were variation in the value of the naira, demand for goods, changes in real incomes lending interest and import tariffs. On the other hand, factors causing a change in interest rate were government economic policies, demand for money, inflation rate, deregulation of interest rate. It was found that a high relationship existed between exchange rate, inflation rate and interest rate and the prices of building materials. The study recommended reduction in import duties, bringing exchange rate to the barest minimum, reduction in interest rate on banks loans while government should maintain stable inflationary trend.

CHAPTER ONE

INTRODUCTION
1. BACKGROUND OF THE STUDY

Building materials have been playing an important role in the construction industry – they are those materials put together in erecting or constructing structures, no field of engineering is conceivable without their use (Akanni, 2006; Udosen & Akanni, 2010). Building materials contribute immensely to the quality and cost of housing, from what is used in the foundation to the materials for roofing and finishes, while the building materials industry is an important contributor to the national economy of any nation as its output governs both the rate and the quality of construction work.

The cost of building materials poses a significant threat to both the construction industry and people aspiring to own houses (Anosike, 2009; Mekson, 2008; Mohammed, 2008; Njoku, 2007); for example, a bag of cement, which is valued at Ν1,350.00 in 2006, goes as high as Ν1,850.00 in 2009 (Anosike, 2009) depicting about 37% increment; the bag goes as high as Ν2,000.00 in 2012 during peak season (field survey 2012). Supporting this view, Jagboro and Owoeye (2004) earlier established that increase in the prices of building materials has multiplier effects on the industry while Idoro and Jolaiya (2010) affirmed that many projects were not completed on time due to the cost of materials, which have been on the increase. Besides timely completion, high prices of building materials form a crucial constraint to improving housing conditions in the low-income earning countries, Nigeria inclusive (United Nations Centre for Human Settlement [UNCHS], 1993).

In spite of the past studies on the cost of building materials in Nigeria, little is publicized about the implications of the rise in cost on development of commercial properties, most literature (Jagboro & Owoeye, 2004; Mekson, 2008; Njoku, 2007; Oladipo & Oni, 2012) has concentrated on identifying the causes with little emphasis on the implications; hence, the research seeks to provide information on implication of the rising cost of building materials on commercial property development.

A common finding of studies is that cost is affected by a large number of factors essentially demand and supply. However, Ogunsemi (2002) submits that in Nigerian Construction Industry in the recent past, many projects have been subjected to cost and time overruns. Considering the relationship between construction industry and the national economy, it becomes necessary that the cost of construction be within the reach of the average citizen. However, some economic indicators are very significant to the overall cost of construction. Some of these indicators include; exchange rate of local currency to other currencies in the world, inflation rate and interest rate charge on loan among others.

Ogunsemi (2010) opined that building materials form the main factors that restricts the supply of housing and ascertained that they account for between 50-60 percent of the cost of buildings. Thus, Adedeji (2002) rightly observed that one main barrier to the realization of effective housing in Nigeria as revealed in successive government efforts has been the cost of housing in the country. He argued that in the early periods, shelter in Nigeria was easily affordable as building materials were sourced from the immediate environment at affordable costs. Technology also was readily available with commensurate simple techniques. But contact with the outside world through interregional and international training of professionals in foreign countries as occasioned by colonization, brought changes to tastes and hence outlook to house forms. These changes rendered the undeveloped local building materials inadequate while there was an increased demand for exotic ones.

Accordingly, Arayela (2002) posited that the modern building industry lays much emphasis on sophisticated building materials and techniques that are expensive and energy consuming. Though, housing delivery efforts have evidently been inhibited by prohibitive costs of building materials, this problem cannot be reasonably and reliably overcome by merely resorting to the use of locally available materials without due considerations to the applicable initiative, the cost of processing and sustainability of the local materials. One of the most important components of a sustainable building is the material efficiency. Correct selection of building materials can be performed by taking into account their complete life span and by choosing products with the minimal environmental impacts. For instance, González and Navarro (2006) estimated that the selection of building materials with low environmental impacts can reduce carbon dioxide (CO2) emissions by up to 30%. The use of renewable and recycled sources is widely encouraged as the life-cycle of a building and its elements can be closed (Chwieduk, 2003).

The major factor that greatly affect the selection of building materials are their costs and social requirements such as thermal comfort, good mechanical properties (strength and durability), aesthetic characteristics and an ability to construct quickly. Ideally, the combination of all environmental, economic and social factors can give a clear description of a material, and thus helps in a decision making process regarding the cost of the materials suitable for buildings (Abeysundara, et, al.,2009) . Nigerians would continue to pay more for accommodation in major cities until the cost of building materials is subsidized through probably through tax reduction. The instability in the price of building materials was posited as a direct result of high taxes which in turn impacts on the cost of accommodation in major cities across the country. According to Arayela (2002), many completed housing estates had remained unoccupied because of the high rental and sale prices attached to them as against the meager income of the average Nigerian workers. He also added that if government can revitalise our industrial base, the cost of building materials will come down and many more people would be able to build houses. He therefore urged the Federal Government to provide tax relief for local manufacturers and importers of building materials in order to reduce the high cost of accommodation in major cities.

Consequently, the general consensus is that one key reason for high cost of construction in Nigeria is high cost of building materials which are largely imported materials. This is so because several factors affect imported materials’ prices such as foreign exchange, freight, inflation, import duties and so on. Similarly, Oruwari, Jev and Owei (2002) also concur that the rising cost of building due to materials has made it impossible for people to own affordable houses in Nigeria. It can therefore be inferred that local building materials are not well utilized in Nigeria. This project therefore, is an attempt to evaluate the rising cost of building materials and it’s effect on housing delivery in Nasarawa, with a particular interest in Tammah.

1.2 STATEMENT OF RESEARCH PROBLEM

The building construction industry has special features that are not usually encountered in other industries. When conditions in the field tend out to be more complex, especially the rising cost of building materials. Rising cost of building materials, delays and other problems tend to be proportionally monumental (Gould, et al, 2002). Cost is one of the primary measures of a project’s success. This is true for housing development and delivery in developing countries like Nigeria because, housing developments are executed with very scarce financial resources which are sourced from personally savings, loan from banks, mortgage financing etc. A building project is considered successful if it is completed within the stated budget, on schedule, conform to user expectations, meet specifications, and achieve quality of workmanship and with minimized construction aggravation therefore this research becomes necessary to evaluate the rising cost of building materials and it’s effect on housing delivery in Nasarawa – a study of Tammah.

1.3 AIM AND OBJECTIVES

Aim

The aim of this study is to evaluate the rising cost of building materials and its effect on housing delivery in Nasarawa, a case study of Tammah.

Objectives

To achieve the aim stated above, the following objectives were pursed:

To identify the building materials in Nasarawa
To identify over the years, the trend of the cost of building materials.
To Identify the types of housing development within the study area (Tammah)
To access the effect of rising cost of building material on housing delivery.
To identify the problem associated with the rising cost of building materials on housing development in Tammah.

1.4 RESEARCH QUESTION

What are the types of building materials used for housing development in Nasarawa?
What are the trends of the cost of building materials?
What are the types of housing development property within Tammah?
Does rising cost of building material have any effect on housing delivery?
What are the problems associated with rising cost of building material on housing development?

1.5 SIGNIFICANCE OF THE STUDY

This research work is significance to the government for decision making, student, practicing estate surveyors and valuers, investors, researcher.

In addition, the study will enable property developer know how to go about their investment in real estate despite the challenges of rising cost of building materials and construction in general

Lastly, this research work will help to determine the factor influencing, commercial housing delivery which is an essential pre-requisite to successful development as well as stimulating interest in the students to coregent further research on the topic.

1.6 SCOPE OF THE STUDY

The study addresses the evaluate the rising cost of building materials and it’s effect on housing delivery in Nasarawa. The scope of this research is restricted to Tammah a suburb in Nasarawa town, this is to enable the research have an indepth evaluation.

Some obstacles encountered in the course of carrying out this research were as follow:

Time factor was the major constrain couple with multiplicity of other classroom work and lecture requirement were a set back to the research.
Un-cooperating attitude of some respondents as they were busy to attend to the researcher.
In accessibility of adequate information from research respondent due to illiteracy among them, some find it difficult to understand some question they were asked.
Finance was also a limiting factor in the course of the research.

1.7 OPERATIONAL DEFINITION OF TERMS

Building: according to merriam-webster dictionary is define as a usually roofed and walled structure built for permanent use (as for a dwelling).

Cost: Oxford advance learner’s dictionary (6^th edition) defines it as the amount of money that need in order to buy, make or do something.

Building Materials: This is any material which is used for construction purpose e.g. timber, rods, cement etc.

Property: According toCollins dictionary a property is a building and the land belonging to it.

Development: This can be describes as a progressive transformation of the society or a deliberate action to bring about change in a large scale.

Property Development: (The Collins English Dictionary, 2014) This can be define as an improvements in land.

1.9 HISTORICAL BACKGROUND OF THE STUDY

Nasarawa local government area of Nasarawa state was established in 1976 during the military regime under the leadership of General Muhammed administration.

The local government are covers an estimated area of 154 square kilometers.

It has thirteen (13) wards and consists of six departments which is responsible for carrying out the activities of personnel, social, primary health care, agriculture and natural resource. The state derives it name from the local government of Nasarawa. The local government head quarter is between latitude 8.8 degrees east of Karu. They also share boundary with Toto local government area, Federal Capital Territory and Benue.

The local government has a population of 60,210 by the 2006 census through other contest in the law court. It has multiethnic like Afo, Agatu, Gwan-dara etc.

TOPOGRAPHY

From an elevation of about 1,500 to 1,000 meters, the Nasarawa descends in a series of step to the wide Benue through the northern part of the low lands forms a continuous plain about 50 kilometers wide which gradually slopes from the foot of the Nasarawa towards river Benue.

The western part of the northern low land is an area of transaction, only part of it can be regarded as belonging to the Benue plains.

CLIMATE

Nasarawa has two seasons, which includes:

A dry season without or with little rain from November to March.
Wet season from April to October

The main annual rainfall is 1-300km

THE PEOPLE AND THEIR OCCUPATION

The major ethnics groups are Hausa, Afo, Gwari, and Gwandara. The earliest inhabitants were predominantly farmers and some of them are fishermen they use river for their routine fishing.

Besides, they were also engaged in rearing of cattle, black dying and weaving. Meanwhile, trading is one of their major occupation as a result of the establishment of the Federal Polytechnic.

AN EVALUATION OF THE IMPACT OF PROPERTY DEVELOPMENT CONTROL MEASURES ON RESIDENTIAL PROPERTY DEVELOPMENT IN ABUJA

AN EVALUATION OF THE IMPACT OF PROPERTY DEVELOPMENT CONTROL MEASURES ON RESIDENTIAL PROPERTY DEVELOPMENT IN ABUJA

ABSTRACT

This project is an evaluation of the impact of property development control measure on residential property development in Abuja with the aim to identify possible problem and find possible solution. In the course of carrying this research the primary data was collected through questionnaire and oral interview with the Federal Capital Development Authority (FCDA) and some real estate property developer in the FCT. 100 Questionnaire was administered which 80 was collected back upon which the data presentation and analysis depends on. The instrument used in analyzing the data was purposive and tabular form. The research shows that developer and the development control officials tend to accused each other of complicity in development of residential property process in Abuja. the researcher therefore recommend that there is urgent need for effective force and good communication skill and rapid awareness aiming at creating adequate effectiveness on physical environmental issues in Abuja, the Federal Capital Territory

CHAPTER ONE

1.0 INTRODUCTION

1.1 BACKGROUND OF THE STUDY

Property development control forms an integral part of the planning practice. It is the basic means by which the state intervenes to regulate the use and development of land in order to implement local and national planning policies. Most significantly it is the part of the planning process in which members of the public come into contact with local planning authorities.

Today, property development control comes under considerable criticism about the nature of decisions taken, and the ways in which they are taken. One hears complaints that sluggishness discourages development; that its complexity is excessively costly; And that its nature stifles initiative. (Amos, 1980). Development control is not appreciated by the general public mainly because of the restrictions it imposes on the aims and aspiration of the developers.

Originally, the rationale for the introduction of state control on private development was to achieve objectives of safety and better health in order to create an improved environment for the benefit of the community. However, as the role of the state expanded and the extent of its intervention increased the definition of the ‘environment’ subject to planning control has changed. From being wholly concerned with the physical form and content of development it now embraces the social and economic consequences of development. As a result, development control has been used to implement planning strategies for different purposes; for example to minimize the negative effect of urban growth, to check the menace of market forces and ensure social equity, as well as to support economic growth (Litchfield & Darin Drabkin, 1980).

Therefore, property development control is a tool, sometimes used to achieve its original objectives of safety and better health; Sometimes to implement planning strategies; and in some cases to do both. Although it continues to regulate the use of land, while planning strategies have widened in scope, development control has proved incapable of meeting additional demands. Since development control is used to implement planning policies, which are normally reflected in planning legislation, physical development plans and other associated planning documents, the failure to achieve development planning objectives may be due to the pursuit of inappropriate policies, to the application of inflexible standards and regulations, or both, which is why Koenigsberger (1975), Rivkin (1978) and McAuslan (1985) comment that development control practices are inappropriate, ineffective and inequitable in their operation in most Third World cities.

They argue that developing countries stand to benefit little from the transplanting of regulations that have evolved in different social soils with differing political and economic climates. Another criticism is that planning agencies in developing countries lack the power and resources to perform efficient and effective development control.

Property development control is seen as a mechanism to maintain standards. It is process laid down by legislation, which regulates the development of land and building. It is the professional activity carried out by town planners in order to ensure compliance with the approved master plan thereby ensuring orderliness.

In line with the above definition, development control actually regulates any building or rebuilding operations in, on and under the land. It also ensures an orderly growth of settlements by stipulating adequate standards for all aspects of land-use through the provision of adequate lighting, ventilation, open spaces and other socio-cultural facilities that make life worth living. The power to grant or refuse as well as attach conditions to permissions for development to take place gives the public agencies the big teeth.

Ogunsesan (2004) opined that development control is the “front line‟ of planning and the part, which affects the general public most. There is a direction in the exercise of development control on developers. The direction according to Ogunsesan (2004) is the objectives of development control, which include: the protection and enhancement of the built environment; the coordination of both public and private investments in land and property to ensure that land is efficiently used; and the control of pollution. In development control process, time is a very important factor. There are two types of time factors in the development control process as pointed out by Faludi (1973): “internal and external time lag”. The internal time lag as he explained is the time it takes to act upon information received, while the external time lag, he explains as the time it takes for the action to be effected.

Property development control is carried out by planning authorities that have legal powers conferred on them to ensure that development is secured. The authorities according to Faludi (1973) are empowered to: plan, promote and secure the physical development and environmental improvement by economic; as financial developers they can initiate planning schemes and develop the area wholly or partly‟. Kimaryo (1992) is of the view that „though the planning authorities are empowered legally to carry out their duties, it may still be restricted. Its effectiveness reduced by lack of political backing and support from the top echelon of government functionaries‟.

Furthermore, development control is seen as a powerful implementation weapon in the planning armory. Positive encouragement is given to developers to compel them to willingly develop their land with due respect to the requirement of the planning authorities. Public enlightenment is usually embarked upon which tend to encourage the public to want some sort of control over physical development. Communication is a vital tool necessary for development control to succeed. An effective and efficient communication ensures „control development with people and not for people‟; for if people are carried along in development control process, the authority will be able to guide development with ease and achieve their set objectives of a well planned built-up area with good road network, building set-backs, ventilation, lighting and pollution free environment. On the other hand, if the members of the public are not informed, they may not accept the idea of control, with feelings that since they owned the land, they can as well carry out development the way they want and at their own time without due consideration.

1.2 Statement of Research Problem

Rural- urban migration has caused congestion in the urban areas and left the towns and cities sprawling endlessly into the countryside with dire consequences for the provision of essential urban infrastructure. That is, the rate of expansion of each of old and newly emerging town led to the emergence of uncoordinated land-uses, winding road network, traffic congestion, uncoordinated provision and distribution of socio-physical infrastructure, uncollected waste and the like, amongst others with great impact on the socio-economic well being of the inhabitants. All these are resultant effects of uncontrolled development in both rural and urban settlements in Nigeria.

The rapid growth of our settlements, particularly urban areas need to be controlled to prevent chaotic and haphazard physical growth and development, which certainly takes place in the absence of any development control measure. However, some of the rationales for effective development control are the achievement of balanced, coordinated and good development of the environment; it ensures structural soundness and the adequate provision of necessary utilities, services and facilities for the proposed buildings; protection and the development of the environment so that the activities of men do not have adverse effects on it. This uncontrolled development has led to the environmental situation as presently witnessed in some squatter settlements of Abuja and other big town and cities in Nigeria. It is against this background that this study seek to evaluate the impact of property development control on residential property development in Abuja.

1.3 Aim and Objectives of the Study

The aim of this project is to evaluate the impact of property development control on residential property development in Abuja.

To achieve the aim above the following objectives were pursued

To examine the effectiveness of property development control in Abuja
To identify the functions of property development control
To evaluate the impact of the property development control on residential property
To identify the possible problems militating the effective and efficient property development control in the study area.

1.4 Research Questions

How effective is property development control in Abuja?
What are the functions of property development control?
What impact has property development control made to residential property development in Abuja?
What are the possible problems militating the effective and efficient property development control in the study area?

1.5 Hypothesis

Ho: There is no significant relationship between property development control and residential property development in Abuja.

1.6 Significance of the Study

This project will help to overcome the challenges thatare currently facing in development authority in Abuja by the time this project is completed as it will serve as an eye opener on relevance of property development control towards effective and efficient development of urban and rural areas in Nigeria.

The result of this study will enlighten property developers and investors on the need to comply with development control authority as development control generally impact positively on residential property development.

Students and other researchers will find this research useful as it will serve as reference to the department of estate management and valuation.

1.7 Scope and Limitations of the Study

There are different types of property development, this project mainly concern on the evaluation of the impact of property development control on residential property development in Abuja.

The following are the limitations of the study

Lack of proper response from the developer’s point of view.
The financial aspect was a bit difficult.
There was no previous work available to reference with.
And the absence of the group leader makes the data analysis slow.

1.8 DEFINITION & OPERATIONAL OF TERMS

Development: used here means an event constituting a new stage in a changing situation i.e. process development or being developed.
- Control: implies the power to influence or checking direct result of a survey or experiment of an intelligence of organization.
- Impact: these means to have a strong effect on something either positive or negative.
- Residential: means involving living at the place where you are working, studying or being looked after.
- Property: a thing or things belonging to someone or possessions collectively i.e. an attribute, quality or characteristics of something.

1.9 HISTORICAL BACKGROUND OF THE STUDY

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 Arch systems, 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 centers.

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 Nasarawa 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 kilometers, 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.

AN ASSESSMENT OF THE FACTORS INFLUENCING RENTAL VALUE OF RESIDENTIAL PROPERTIES IN NASARAWA TOWN

(A CASE STUDY OF TAMMAH)

ABSTRACT

This project assess the factors influencing rental value of residential properties in Nasarawa town with particular reference to Tammah, the study specifically seek to identify the types of residential properties in Tammah, ascertain the trends in rental value of residential properties, ascertain the various factors that influence rental values of residential properties and evaluate the effects of such factors on rental value of residential properties in the study area. The research method used was survey. 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, 85 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 the characteristics of the residential properties such as available facilities in the properties, urban infrastructure, locational factors among others affect the major factors affecting rental value of residential properties in the study area. Finally the study recommend that to sustain residential property market and ensure higher rental value in the study area, it is suggested that prospective property developers should take cognizance of locational, structural and neighbourhood factors that significantly affect property value in the study area as this would help the marketability and viability of the investment.

Key Words: Rental Value, Residential Properties

CHAPTER ONE

INTRODUCTION

1.1 Background of the Study

Property is a multi-dimensional product and the number and nature of factors that influence its value are equally of different kinds. Property and land values tend to increase in areas with expanding transportation networks, and increase less rapidly in areas without such improvements. Rapid and continued rise in housing and land prices are expected in cities with transportation improvements and rapid economic and population growth (Goldberg, 2017).

Residential properties have continued to attract the investment interest of real estate developers. This is because of the increasing demand for residential properties in the urban centres (Olujimi and Bello, 2009); and because of the increase in rent (value), which is usually attached to the property (Oduwaye, 2017). Several factors exist that determine value of residential real properties. According to Britton (2019), determinants of individual property value include location, time, property interest, state of repair, accommodation details and services/facilities. These factors affect properties thereby causing either “appreciation” or “depreciation” in its values. Adebayo (2016) affirmed that infrastructures as one of the factors can cause property value to appreciate and depreciation may occur in property values due to infrastructural degradation. Nubi (2012) describes infrastructure as the aggregate of all facilities that allow a city to function effectively. They include housing, electricity, pipe borne water, drainage, waste disposal, roads and sewage among others. The importance of infrastructural facilities in a residential property and indeed human life cannot be overemphasized.

According to Babarinde (2018), the efficiency of any form of human activity system largely depends on the provision of adequate infrastructural facilities. Studies have shown that the level of availability of infrastructure in most developing countries is drastically low.

The value of access is capitalized into the land value and access is measured through market participants’ willingness to pay. Essentially, this view suggests that accessibility measures may be inferred from land prices. The relationship among accessibility, property values and land use patterns has been the pre-occupation of earliest theorists with indication that travel costs were traded off against property rents and population densities from Central Business District (CBD) to suburbs of a mono-centric city (Oni, 2009).

Quality of the environment is also another factor that affects the rental values in residential property. Residential property value does not only depend on the physical characteristics of a building but also the environment that surrounds the building. Developments of various transportation modes have become pivotal to physical and economic developments. Access to major roads provides relative advantages to residential users (Rosen, 2014).

Modern business, industries, trades and general activities depend on transport and transport infrastructures, with movement of goods and services from place to place becoming vital and inseparable aspects of global and urban economic survival. Bello, M.O and Bello V.A (2007) stated that the factors affecting property values are generally classified into external and internal factors. This study therefore evaluate the factors determining rental values in residential properties in Keffi town.

1.2 Statement of Problem

According to Egbenta (2012), housing is one of the basic needs of life together with food and clothing. When demand for it increases in an area, rental values in such areas are bound to increase just like every other economic need. Nasarawa have attained urban status and a very fertile ground for investors in residential real estate development with the establishment of Federal Polytechnic Nasarawa and its proximity to Abuja the Federal Capital Territory, the city have been facing tremendous influx of people which poses serious stress on the existing residential properties. These have cause an increase in the rental values of residential properties over the years. Demand had by far outstripped supply of residential accommodation units and this had continued to impact positively on rents of different types of residential properties. The market failures had pushed market rents of residential properties up to an alarming degree. Consequently, there have been perceived fears among users and operators of properties in Nasarawa town that very soon rents of housing accommodation will rise above the affordability level of the people, this fear was founded on the fact that there was demand pressure on residential properties. It is on these bases that this research seeks to evaluate the factors influencing rental values of residential properties in Nasarawa town.

1.3 Aim and Objectives

The aim of this research is to evaluate the factors influencing rental values in residential property in Nasarawa town. To achieve this aim, the specific objectives shall be pursued:

Identify the types of residential properties in Tammah
To ascertain the trends in rental value of residential properties in Nasarawa.
To ascertain the various factors that influence rental values of residential properties in the study area
To evaluate the effects of such factors on rental value of residential properties in the study area.

1.4 Research Questions

What are the predominant types of residential properties in Tammah?
What are the trends in rental value of residential properties in Nasarawa?
What are the factors that influence rental value of residential properties in the study area?
What are the effects of such factors on rental values of residential properties in the study area?

1.5 Significance of Research

This research work will tend to enlighten the prospective developers and investors in the study area in view of the various factors influence in rental values in residential property.

The research will be of great significant to the government especially the Nasarawa Local Government in ascertaining the right tax and rates to be collected on residential properties founds within the area having known the various factors determining the rental values of such properties.

The research will also serve as a resource material to other researchers who are interested in making further research in this domain as the research contributes to the wealth of knowledge.

1.6 Scope and Limitation of the Study

The scope of the study shall be restricted to evaluating the factors influencing rental values in residential properties in Nasarawa town so as to bring the research work to a manageable size and to avoid complication. The scope of the study will be further limited to Tammah and Shagari Road.

Nevertheless, genuine efforts were made to ensure that a thorough work was carried out based on the observation and data obtained from different sources. Hence, all the data collected and presented on which all references and conclusion are made, were made as accurate as possible.

1.7 Definition of Term

Property: This is the embodiment of tangible ownership right or bundles of right in real estate. It could also be described as a concept of right which can be held separately (Babatunde, 2013)

Rental Value: This is the worth or value of property in an open market. It is also the value arising out of the lease or renting out of a property on a periodic basis usually yearly.

Residential Property: it is a building that is used or suitable for dwelling purpose. They are dwelling house such as bungalows, duplex, detached houses, semi-detached houses, etc.

Value: This is the monetary worth of a thing. It is expressed as the value of a goods or services measured by the amount of other goods and services for which it will exchange. It is a determination or quality of an object, which involves any sort of appreciation or interests. Such appreciation involves feeling and ultimate desire or tendencies. Value is basically the worth of a thing. (Olayonwa 2016).

1.8 Area of the Study

Nasarawa Emirate in Nasarawa State is located in the Central region of Nigeria. It is flanked by Keffi and the Federal Capital to the North. To the South, it is bounded by Benue River and to the west; it bordered the present Gadabuka and Toto Local government area which are of course, part of the Emirate. To the East, it is bordered by Doma, Lafia and Keana Local Government Areas all of Nasarawa State.

Physical Characteristics: The major things considered under physical characteristics of Nasarawa are, geographical location, temperature, rainfall, geology, wind, vegetation, humidity, soil.

Temperature: The temperatures are generally high during the day, particularly between the months of March and April. The main monthly temperatures in the state range between 20⁰C and 34⁰C with the hottest months being March/April and the coolest months being December/January.

Rainfall: The study area experience dry season without or little’s rainfall from November to March of about 95mm, which is wet season is from April to October of about 1.30mm,

Geology: From the Jos Plateau, this comprises of basement complex metamorphic rocks, granite and basalt of two or more ages. The basement complex is covered by shadow soil.

Wind: Nasarawa local government is determined by the seasonal movement on inter-tropical convergence zone [ITCZ], which represents the moving frontier between the moist Atlantic air from the south and the dry air from the north. In the dry season from November till March the north east wind are dominant. For the remaining of the year, the south-western winds are prevailing. Generally, the wind velocity is relatively low.

Vegetation: Nasarawa is situated in the Benue valley between the Benue river and Jos Plateau. This area lies within the part of southern guinea savannah. The vegetation of Nasarawa has, to a large extent resulted from extensive agricultural use of the land, the predominant vegetation type is partly savannah which is characterized by a discontinuous canopy, shrubs and grasses many areas are affected by man through bush burning during the dry season. Among the common trees are oil bean trees, locust bean free and isoberline trees.

Relative Humidity: The relative humidity is the measurement of deepness of the atmosphere which varies from place to place and different time of the day. The level of humidity in Nasarawa state in January is quite less that 40% which rises as from February to July to about 88%. By April when the steady rain commences it will be about 75% by August when the inter-tropical discontinuity is at it northern part, most position of the entire state will experience tropical marine wind and continues till December.

Soil: The major soil units of Nasarawa belong to the category of oxisols or tropical ferruginous soils. The soils are derived mainly from the basement complex and old sedimentary rocks. Lateritic crust occurs in extensive areas on the plains while hydro orphic soils (limbic incept sols) occur along the flood plains of major rivers (Nyangba, 1995).

Socio-Economic Characteristics: Nasarawa main economic activity is agriculture; cash crop, such as yam, cassava and egusi (melon). Production of minerals such as salt is also another main economic activity of people in the state; Nasarawa produces a large proportion of the salt consumed in the country.

Pages

Saturday, 25 December 2021

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AN ASSESSMENT OF THE MANAGEMENT OF RECREATIONAL FACILITIES IN EDUCATIONAL FACILITIES￼

AN ASSESSMENT OF THE MANAGEMENT OF RECREATIONAL FACILITIES IN EDUCATIONAL FACILITIES

1.7 THE SCOPE OF THE STUDY

AN EVALUATION OF THE RISING COST OF BUILDING MATERIALS AND IT’S EFFECT ON HOUSING DELIVERY IN NASARAWA

AN EVALUATION OF THE IMPACT OF PROPERTY DEVELOPMENT CONTROL MEASURES ON RESIDENTIAL PROPERTY DEVELOPMENT IN ABUJA

Places of Interest in Abuja

Abuja Districts

AN ASSESSMENT OF THE FACTORS INFLUENCING RENTAL VALUE OF RESIDENTIAL PROPERTIES IN NASARAWA TOWN

AN ASSESSMENT OF THE FACTORS INFLUENCING RENTAL VALUE OF RESIDENTIAL PROPERTIES IN NASARAWA TOWN

AN ASSESSMENT OF THE MANAGEMENT OF RECREATIONAL FACILITIES IN EDUCATIONAL FACILITIES