ENEMS PROJECT

Wednesday, 28 December 2022

CAUSES OF CONFLICT IN NIGERIA PUBLIC SERVICE

Introduction

Conflict according to Thomas (1977:56), involves direct confrontations between groups or individuals, usually arising in situations where each side perceives that the other is about to frustrate or has already frustrated its major interests”. Rahim (1990), defines conflict as “the opposition arising from disagreements due to incompatible objectives, thoughts or emotions within or among individuals, teams, departments or organization”. This definition exposes three bases of conflict in the Nigeria public service:

Goal conflict: A situation in which desired objectives and preferred outcomes appear to be incompatible among individuals.

Cognitive conflict: A situation in which ideas or thoughts are perceived as incompatible

Effective conflict: A situation in which feelings or emotions are incompatible, that is, people become angry with one another. Another interesting definition of conflict is that given by: Robert and Angelo (2002:361). According to them conflict is “a process in which one party perceives that its interests are being opposed or negatively affected by another party”. The word perceives in this definition reminds us that sources of conflict and issues can be real or imagined.

CAUSES OF CONFLICT IN NIGERIA PUBLIC SERVICE

It is difficult to state the precise causes of conflict largely because, conflict differ from each other in terms of the combination of factors that give rise to them, and also because conflict is a social phenomena involving human beings and are not given to rigid scientific explanations (Oche, 2001:81).

According to Kreitner, Kinicki and Buelens, (2002:362-363), and Baron (1986:378-379):conflict in Nigerian Public Service can be seen to revolve around the following issues,

Incompatible personalities or value system.
Overlapping or unclear job boundaries.
Competition for limited resources.
Interdepartmental/intergroup competition.
Inadequate communication.
Interdependent tasks (e.g. one person cannot complete his or her assignment until others have completed their work).
Organizational complexity (conflict tends to increase as the number of hierarchical layers and specialized tasks increase).
Unreasonable or unclear policies, standards, rules or programme • Unreasonable deadline or extreme time pressure.
Collective decision making (the greater the number of people participating in a decision, the greater the potential for conflict).

Summarily the following are the major causes to conflict in Nigeria public services

Resistance to Change: People get stuck in their habits because they are familiar and easy to follow. With change comes fear of the unknown that not everyone is ready to embrace. Change can be stressful and often results in conflict between a team member and management.It’s helpful to remember that some employees will naturally go through denial, anger, and confusion on their way to embracing change. It’s a common human reaction to resist the unknown and it’s not uncommon for this resistance to turn to hostility.
Unclear Job Expectations: A job description with an overview of responsibilities always comes with a new position. But it’s extremely difficult for team members to become top performer without training and coaching. Every position has a learning curve that plays a big role in the future success of the employee.Some people stay at their jobs for years trying to guess what their manager’s expectations are. Others quit and move on. If someone is unsure of how they need to perform, they might lose confidence and get defensive.
Poor Communication: Communicating is involved in almost every activity that we do in the workplace. Everyone thinks they’re a great communicator, yet so many conflicts happen because of poor communication.
Toxic Work Environment: The way people feel about themselves and others in the workplace greatly affects their productivity. Loving your job doesn’t just mean enjoying your everyday tasks, but also involves being a part of a happy work community. Some companies go the extra mile and design their offices to have ping pong tables, bowling alleys, dog friendly areas, libraries, beer stations, etc. to ensure that their employees feel at home and can perform at their best.
Differences in Personality:Any workplace unites people with different backgrounds, temperaments, experiences, and preferences. We don’t become friends with everyone we meet – so we should not expect all team members to get along perfectly either. Although it’s not necessary for all coworkers to be friends, a level of mutual respect is crucial for a healthy workplace culture.
Poor Work Habits:Many habits that people demonstrate at work are harmless and even helpful for their personal work performance. Even seemingly unusual ones like getting up few times a day to do sit ups or drinking 3 cups of coffee before lunch can hardly be disruptive to others.

2b. With a good diagram, explain the various stages of a conflict life cycle.

Robinson (1978) identified the now widely recognized Conflict Cycle – the stages that most organizational of community conflicts go through. While it is worth noting that real life is not as discrete or as linear as the this graph might suggest, and that different stakeholders may reach each point at different times, the value of this cycle lies in using it as a diagnostic tool for determining what’s going on and how you might best intervene.

1. Tension development: Parties begin taking sides. Tension development may appear immediately or over time.

2. Role dilemma: People involved start asking questions: what is happening, who is right, what should be done? Based on this information they may try to take sides. This may happen at the same time as tension development.

3. Injustice collecting: Each side seeks to gather support. Each itemizes the problem, justifies their position, and thinks of either revenge or strategies to ‘win’.

4. Confrontation: The parties meet head-on. If each party holds fast to its side the showdown may cause permanent barriers.

5. Adjustments: Confrontation may be lessened or avoided by one or both parties making adjustments.

6. Intervention opportunity:similar to above, gathering and providing objective information, listening to all sides, reframing the challenge, leading a discussion to help all sides see the complexity, values, and perceptions around the issue, brainstorming causes, alternatives and consequences. This stage of the conflict cycle may be the last chance to build trust and establish sense of common ground with respect to either the issue, a solution, or desired outcome.

REFERENCES

Hellriegel, D. Slocum (Jnr), and Woodman, R.W. (1995), Organizational Behaviour (7th Ed), Minneapolis St. Paul: West Publishing.

Ogunna, A.E.C. (1999).Public Administration in Nigeria: Theory and Practice.Owerri: Great Versatile Publishers. Onyenwigwe, P.I. (2006).Elements and Practice of Public Administration in Nigeria.Owerri: Joe Mankpa Publishers.

Rahim, M.A. (Ed), (1979).Theory and Research in Conflict Management, Westport, Conn: Praeger Publishers.

SUSTENANCE AND MAINTENANCE BUSINESS GROWTH AND DEVELOPMENT

QUESTION

As a business man for about 7 years experience, invalidating, planning and implementation to see the light of your business success, but still suffering from certain constraints, explain way and manners in which you can sustain and maintain business growth and development

INTRODUCTION

Businesses organization of any type and size look for ways to expand their market share and increase revenues. Organization often choose to implement specific growth strategies to overcome several challenges faced and advance their business. Business growth and development is a phenomenon that occurs when business owners, employees and outside factors influence the success of a company. A business grows when it expands a customer base, increases revenue or produces more product.

Growth and development is the goal of most businesses and is the reason behind many decisions that affect the daily workings of a company both internally and externally. Business growth is impacted by consumer trends, market opportunities and decisions made by company leadership.

Growth and development of a business organization takes planning and concentrated efforts that fall into these main categories: Organic growth which happens when a business creates the right conditions for expansion. This includes physically expanding office space to allow for company growth or increasing product offerings;A strategic approach which focuses on long-term growth through specific initiatives. Businesses often move into this growth stage after a period of organic growth. Companies may try to gain a share in untapped markets or plan to produce new inventory; Partnership/merger is growth and development strategy which occurs when a company joins with another business to create more market opportunities and finally an internal growth strategy that works to maximize internal processes to increase business and revenue.

WAY AND MANNERS THAT CAN SUSTAIN AND MAINTAIN BUSINESS GROWTH AND DEVELOPMENT

For business organization to surmount their challenges, the need to focus on planning. A business plan is a written document of research proposing business activities before a business owner begins developing a product. Planning should begin with the development of a forecast for profits, income, and cash flow for five years.

Chaudhry et al. defined strategic planning as the process of awareness on business environment, documentation about the future course of action, and awareness of short and long-term implications of strategies.

Therefore, business organization need to face the challenge of developing strategies which will add value for sustainable growth and development. Thus, strategic planning is a process aimed at documenting strategies which may result in a positive performance of the business.

There for the business organization to be sustained and maintain business growth and development the following must be put into consideration

Market penetration: Market penetration occurs when a business tries to generate further growth within their current market. To do this they may try to lower prices or increase marketing efforts to gain more market share. Increasing brand awareness can be an effective way to implement this strategy.
Product development: Businesses may choose a growth strategy that involves innovating current products or creating new ones to increase revenue. Some companies choose to take existing inventory and add new features to attract more customers. Investing in the design and creation of new products is one way businesses foster growth.
Market expansion: In the market expansion method, a business tries to expand in their current market by reaching untapped customer bases. For example, an office supply company may try to gain market share by selling to educational institutions, healthcare organizations and government agencies instead of strictly selling to corporate office clients.
Vertical integration: Companies who decide to growth through vertical integration strategies take on another part of the manufacturing or distribution process. This may mean that a company begins to produce their own packaging materials or buys a factory that produces a key item for a product.
Productivity and efficiency: Some businesses grow by changing their processes to increase productivity. Efficient production methods can help cut costs and increase revenue. A business may choose to conduct an audit of their manufacturing processes, distribution methods and other parts of their production chain.
New geographies: Investing marketing efforts into expansion in other locations can also be a growth strategy for businesses. This can mean regional, national or even worldwide expansion of product offerings and distribution. Offering products outside of a current geographical area can generate new revenue streams if distribution is also handled effectively.
Share of wallet: By focusing on customer retention and quality service, companies can initiate growth by expanding sales to current customers. Selling to existing customers typically costs less than other marketing efforts. This strategy can be effective for companies with excellent customer service practices and a loyal customer base.
Diversification: Companies that choose to grow through diversification create new products for a completely new market. This kind of growth may mean moving into international markets or areas where the company has no prior sales history. Some companies do this by looking for areas of large-scale expansion, hoping to gain market share. Diversified companies may own a stake in multiple industries through a range of product offerings.
Acquisitions: Companies may implement a growth strategy by buying another business. A company might buy out a competitor to absorb their market share and acquire their assets. The parent company will then experience growth in sales and revenue. This strategy encourages more immediate growth because a business is essentially buying into a market instead of having to invest time in organic growth methods.
New channels: Offering products through new distribution channels is another way for businesses to expand. For example, a company may decide to offer product in retail stores after operating exclusively online. A company may also decide to work with consumers instead of selling just business to business.
New business models: Changing the way you do business can affect growth patterns in a company. When a business decides to make operational changes, they have the chance to create more growth opportunities using other strategies.
Investment: Owning shares and investing in other companies may be a way to expand business growth. When a company uses their revenue to increase the assets of another business, they have the opportunity to receive benefits as a stakeholder. This may include dividends, stock options or other investment earnings.
Market segmentation: By focusing on a small segment of industry and growing specifically in that area, businesses often find growth opportunities. Small businesses can benefit from this strategy in markets where big businesses already dominate a large portion of the market share.
Business partnerships: Strategic partnerships can increase business growth by leveraging the key elements of two or more brands. In this strategy, businesses often create a contract with clear terms outlining the agreement for both parties. Companies from different industries or markets benefit from gaining the attention of another consumer group.

CONCLUSION

Business intelligence including the technologies, processes, and applications needed to provide complete data to enable productive decisions by managers is one area explored by business organization to overcome the challenges of sustaining growth and development. Thus is believed that adopted the strategies outline above the any business organization can sustain growth and development.

REFERENCES

Crals, E., and Vereeck, L. (2004). Sustainable Entrepreneurship in SMEs. Theory and Practice. Research Gate Journals. Retrieved from https://www.researchgate.net
Erhum, M.O. (2015). A Sustainable Approach to Economic Development in Nigeria. A Legal Perspective. Journal of Economic and Sustainable Development 6(14); 1-6.
Okpara, J. O. (2011). Factors constraining the growth and survival of SME in Nigeria: Implications for poverty alleviation. Management Research Review, 34, 156-171. doi:10.1108/01409171111102786

ASSESSMENT OF PROJECT TIME CONTROL IN SELECTED INDIGENOUS BUILDING CONSTRUCTION FIRMS

ABSTRACT

This study assessed the project time control in selected indigenous building construction firms. Specifically the study determine and assessed the method used in project time control with the view of proffering solutions the problems of project time overrun in indigenous construction firms in Nigeria. Descriptive survey approach was adopted and structured questionnaire was used to gather data from the research population. In analysis of the data collected, the researcher employed statistical method of data analysis for accuracy. The findings of the study shows that a successful project management ensures the completion of project in time, within budget, and to the project specifications. Thus, the study clearly shows that the indigenous building construction firms in Nigeria make use of gnat bar chart and critical path methods in managing project time and this methods were found to be very effective in delivering project within the stipulated time and budget, indigenous building construction firms in Nigeria were not able to delivered project on time due to the factors such as equipment, scope of the project, quality of work and personnel of the construction firm comprising the skilled and unskilled labour. Finally the study revealed that the problems of project time control in indigenous building construction firms in Abuja can be solved by ensuring availability of equipments and materials on site, proper training and experience of project manager and the adoption of the right project management techniques.

CHAPTER ONE

INTRODUCTION

1.1 BACKGROUND OF THE STUDY

Project execution involves time, cost and quality management. Therefore, close management control of projects is required if they are to be completed within the established time and cost limitations. Project Management Institute (PMI, 1996) defines “project management” as the overall planning, control and coordination of building project from inception to completion stage, aimed at meeting a client’s requirement in order that the project is completed on time within a target cost as planned and to required quality standard.

Many of the construction industries influential clients are hiring a project manager to be the most effective way to procure a new facility, whether it is a multi storey office block, housing development, health or educational building etc. It is essential that in ensuring effectiveness and time conscious service, the project should be under the management system and control of the competent practitioners with a proven track record developed from practical involvement on site execution of construction project.

The survey on project time control in building shows that most projects encounter cost and time over-runs (Williams, Ackermann and Eden, 2002, pl92). According to Wright (1997)’s research, a good rule of thumb is to add a minimum of 50% to every time estimate, and 50% to the first estimate of the budget (Gardiner and Stewart, 1998, p251). It indicates that project is very complex and full of challenge. Many unexpected issues will lead the project cost and time over-runs. Therefore, many technologies and methods are developed for successful monitoring and control to lead the project to success. In this article, we will discuss in the construction phase, how a project manager be successful in time and cost control. An activity duration estimate must be based on the quantity of resources expected to be used on the activity. The estimate should be aggressive, yet realistic. Throughout the performance of the project some activities will take longer than their estimated duration, others will be done in less time than their estimated duration, and a few may conform to duration estimates exactly. Over the life of a project that involves many activities, such delays and accelerations will tend to cancel out one another.

In order to establish a basis from which to calculate a schedule using the duration estimates for the activities, it’s necessary to select the estimated start time and required completion time for overall project. These times define overall window or envelope, of time in which the project must be completed. The projects required completion time is normally part of the project objective and stated in the contract. Once the, estimated duration for each activity in the network and an overall window of time in which the project must be completed, you have to decide whether the activities can be done by the required completion time. The key to effective project time control is to measure actual progress and compare it to planned progress on a timely and regular basis and to take necessary corrective action immediately. The project time control process involves regularly gathering data on project performance, comparing with the planned performance. This process must occur regularly throughout the project. It starts with establishing a baseline plan that shows how the project scope will be accomplished on time and within the budget. Once this baseline plan is agreed with the customer the project starts. A regular reporting period should be established for comparing the actual progress with the planned progress. Reporting may be daily, weekly, or monthly depending on the complexity and the duration of the project. During each reporting period, two kinds of data or information need to be collected.

This study came up as a result of project time overrun of building production from inception to the completion stage. As a result of this, thisstudy described a procedure for identifying the cost of reducing project time so that comparism can be made with the benefit of getting theproject completed sooner. The method requires gathering direct and indirect cost for specific project duration. Critical activities are searched tofind lowest direct cost activities that will shortened the project duration. Total cost for specific project duration are computed and thencompared with the benefit of reducing project time before the project begins or at the course of the project.

1.2 NEED FOR THE STUDY

Successful project management insures the completion of project in time, within budget, and to the project specifications. An evaluation of project time control in building construction in Nigeria will enable Clients, Contractors and Consultants give an economic/viable approach to construction project work such that they would be able to eliminate and calculate cost of projects, construction delay and reduce its occurrence in construction.

Therefore, this study is significant to investigate on how time is managed on construction industry. So that the managerial staffs can get a clear understanding on time management and they are able to prevent them early. Shareholders need to know their roles and their responsibilities. Construction works need to have a good and detail progress records to deal with future claims. This study is to let the managerial staff to know the importance of monitoring the progress of work on construction industry. Lastly, this study can become a guideline for future development in other possible areas.

1.3 STATEMENT OF PROBLEMS

Construction industry contribute significantly to the Gross Domestic Product of Nigeria annually, however, construction has been facing numerous issues and one of them is time management issues which have cause delayed completion of a project (Yusof, el tal, 2004). According to Westland (2006), time management is the process of recording and controllingtime spent by staff on the project. The issues are poor management of time, choice of procurement methods, participation of shareholders, poor planning of construction works, lack of implementation of software, poor siterecords and etc. Thus these issues can lead to delays are insidious often resulting in time overrun, cost overrun,disputes, litigation, and complete abandonment of projects (Westland, 2006). Hence, this paper will look into the issues mentionedto minimize and avoid delay in any construction project. A research conducted by the Chartered Industry of Building (CIOB, 2008) has indicated that the quality of time-management on construction projects is generally poor. Theresearch also indicates that the growth in training, education and skill levels within the industry in the use of timemanagementtechniques has not kept pace with the technology available. In addition, there are also very few projectsare currently managed by reference to modern methods of time control. Ahmed et al. Yusof, el tal, (2004) found that delay happen inevery construction project and the magnitude of these delays varies considerably from project to project. Some projectsare only a few days behind schedule and some are delayed by over a year. Also, conflicts in shareholders are one ofthe factors of unsuccessful projects. El-Razek et al (2017) identified that different parties of construction in Egyptianconstruction projects do not agree with each other on the importance of various factors of delay, and they mostlyblaming each other of delays. He too finds that team effort is vital in the success of a project. Liberatore et al (2018) hasmentioned that high percentage of the construction respondents used project management software for general workplanning or presentation. The problems were lack ofan organized and formalized approach, lack of clear rules and guidelines on how the records are kept and organized,difficulties in ensuring the consistency of reporting by various responsible individuals, inexperience staffs and etc. Therefore, the importance of project control techniques in managing time to improve the risk of delayed project are needed to be known and recognize so that the risk of project delayed can be minimized.

1.4 AIM AND OBJECTIVE OF THE STUDY

1.4.1 Aim

The aim of this study is to assess project time control in some selected indigenous building construction firms.

1.4.2 Objectives

The specific objectives include:

Determine the method used in project time control
Assess the methods used in project time control
Proffer solution to the best method to be used in project time control

1.5 RESEARCH METHODOLOGY

The secondary data will be collected through the literature review of journals, textbooks, past projects, handbooks, in order to access the major causes of cost and time overrun in construction industries. The primary data will be collected from principal actors in the construction industry through the use of questionnaire, archival records, physical artifacts and direct observations. Data collected and analyzed will be presented using pie chart, histogram, and tables.

SCOPE

This research is limited to examining project time control in building construction in Nigeria and proffering solutions on how to minimize building project cost and time overruns in Nigeria. The research study area is limited to projects in the Abuja the Federal Capital Territory because there is an ease access in obtaining data in the study area (Abuja) by the researcher.

The principal actors in the construction industry namely; the Client, the Consultant and the Contractor are the principal correspondent.

ANALYSIS OF THE IMPACT OF PLANNING CONTROL ON RESIDENTIAL PROPERTY VALUE IN NASARAWA STATE

(A CASE STUDY OF NASARAWA TOWN)

ABSTRACT

This project analyze the impact of planning control on residential property value in Nasarawa state 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 Nasarawa State Urban Development Board and some real estate property developer in the Nasarawa town. 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 Nasarawa. 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 Nasarawa town and Nasarawa State at large.

CHAPTER ONE

1.0 INTRODUCTION

1.1 BACKGROUND OF THE STUDY

Planning 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 (Ogunsesan, 2018).

Today, planning 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. (Okpala, 2018). 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 (Uthman, 2019).

Therefore, planning 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 Olayiwola et al (2016), 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 (Ogundele, Ayo and Aigbe, 2021).

Planning 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(Ogundele, Ayo and Aigbe, 2021)..

In line with the above definition, planning 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 planning 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 (2019): “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.

Planning 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 (2019) 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‟. Fagbohun(2017) 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, planning 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 (Aluko, 2020). 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 Nasarawa and other big town and cities in Nigeria. It is against this background that this study seek to analyze the impact of planning control on residential property value in Nasarawa state with particular reference to Nasarawa town.

1.3 Aim and Objectives of the Study

The aim of this project is to analyze the impact of planning control on residential property value in Nasarawa State

To achieve the aim above the following objectives were pursued

To examine the effectiveness of planning control in Nasarawa town
To identify the functions of planning control
To evaluate the impact of the planning control on residential property value in Nasarawa
To identify the possible problems militating the effective and efficient planning control in the study area.

1.4 Research Questions

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

1.5 Significance of the Study

This project will help to overcome the challenges that are currently facing in planning and development authority in Nasarawa state by the time this project is completed as it will serve as an eye opener on relevance of planning 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 value.

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

1.6 Scope and Limitations of the Study

There are different types of property development, this project mainly concern on the impact of 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

Nasarawa state was created 1^st October 1996 by the general Abacha government regime, it is a state in north central Nigeria, Lafia is the state capital, the was created out of the following neighboring state of plateau, located in north-central region of Nigeria, it is bordered on the west by the federal capital territory, then north by Kaduna, then south by Benue and Kogi and also the east Plateau and Taraba states.

Nasarawa state has diverse range of ethnic group indigenous to the state.

According to 2006 census a little less than 2million populated people reside in the state.

The state has 13 local governments namely:

Toto,
Obi,
NasarawaEggon
Nasarawa,
Lafia,
Kokona,
Keffi,
Doma,
Keana,
Karu,
Awe
Akwanga
Wamba.

And 29 languages spoken, Nasarawa is home to many tertiary institutions namely:

Federal University Lafia

Federal Polytechnic Nasarawa

Nasarawa State University Keffi

State federal college of education.

Nasarawa state polytechnic etc

Economic activities: of the state are mainly Agriculture, cash crops such as yam, cassava, Andegusi(melon). Production of mineral such as salt is also another major economic activity in the state; Nasarawa produces a large proportion of the salt and bauxite consumed in the country.

Geography issue: Nasarawa state is bounded in the north Kaduna state, in the west by the proximity Abuja Federal Capital Territory in the south by Kogi and Benue states and in the east by Taraba and Plateau states. A network of roads exist within the state linking all the rural areas and major town the Nigeria Rail ways Corporation (NRC) operate train service from kuru, Gombe, and Maiduguri.

APPRAISAL OF THE CONTRIBUTION OF MODERN COMMUNICATION EQUIPMENT ON JOB PERFORMANCE OF SECRETARIES

(A CASE STUDY OF YOBE STATE UNIVERSITY)

ABSTRACT

This study appraise the contributions of modern communication equipment to job performance of the secretary in Yobe State University. This research work is made up of five chapters with chapter one covering introduction, background of the study, statement of the problem, purpose of the study, research questions, significance of the study, limitation of the study and definition of terms. Chapter two deals with review of related literature, importance of the modern communication equipment, what is modern communication and general problem in the maintenance of modern communication equipment. Chapter three is concerned with research design and methodology, population of the study, sample size and sample procedure, description of instrument, method of data collection analysis. Chapter four covers data presentation, analysis and discussion of findings, the final chapter which is chapter five gives the summary and conclusion to the entire research work and makes possible recommendations on the contributions of modern communication equipment to job performance of secretaries.

CHAPTER ONE

1.0 INTRODUCTION

Since the beginning of writing language, societies have performed the administrative functions that today are called office work. Business transaction have been recorded, there has been writing oral communication, information has been stored and retrieved, calculations have performed, decisions have been made.

The arrival of new technology changed the way these were performed. The invention of paper link and movable typewriter, a variety of mechanical and electrical devices had an impact. The typewriter and photocopying machine change written communication, and the early business computer changed how certain high-volume transactions were handled. Despite the change they brought, none of these technologies fundamentally altered labour intensive character of office procedures and improved productivity yet typing continued to be highly labour intensive until automation typewriters and later, word processor were introduced.

Most offices now have an amazing array of modern communication equipments such as computer systems, fax machine, mobile telephone and all manners of advanced telecommunication method combine to make communication very fast and very simple. Technology advances at an incredible speed, challenging the traditional roles in an organization. In many ways the job is much easier. There is no pains tricking, retyping of letter and documents, when the boss changes his mind over a word; the word processor has provided the means of work to be changed quickly. It is far quicker to send a fax or an electronic message halfway across the world, knowing that it will arrive instantaneously without subjection to the vagaries of the mail.

These modern communication equipments or technologies require set of skills and different secretaries have to understand computers, how they functions and how to make the best of them for efficiency and job satisfaction. The role of the secretary has expanded dramatically over the past twenty years as the technological evolution has made its impacts on the office and environment. With the advent of the electronic office and the changes it brings, today’s Secretary needs to be a centre on technology. Traditional duties have been enhance, the job has developed into a key role in the organization and the secretary now holds valuable position. It is against this background that this study seek to appraise the contribution of modern communication equipment on job performance of secretaries, a case study of Yobe State University.

1.2 STATEMENT OF THE PROBLEM

The researcher realized that the office work and efficiency profession will continue to lose its vitality in producing famous and contemporizes professionals in the labour market if the training of modern secretaries does not met up with the challenges ahead. In other words, the secretary cannot perform effectively, if not expose to the increasing technological advancement in Nigeria as follow: Job performance of secretaries may be impacted by vague expectations, barriers to access, medical conditions personal circumstances or job dissatisfaction. Determining the origins of unacceptable performance is the first step toward making necessary improvement. Following are typical factors that impact performance and options and resources and options and considered.

The quality of ventilation and air inside offices, schools, and other work places is important not only for their workers comfort but also for their health. Poor ventilation and air quality has been tied to symptoms like headaches, and irritation concentrating and irritation of the eyes, nose, throat and lungs. Also, many factors affect ventilation and air quality. These factors include poor ventilation (lack of outside air).

Problems controlling temperature, high or low humidity recent remodeling, and other activities in or near a building that can affect the fresh air coming into the building. Sometime specific contaminants like dust from construction or renovation, mold, cleaning suppliers, pesticides, or other airborne chemicals released (including small amounts of chemicals released as a gas over) may cause poor indoor air quality. Also Merriam –Webster dictionary defines the quality of being efficient as the “productive of desired effects, especially: productive without waste can efficient worker)”. When workers or organizations have problems in efficiency, success in the terms of profit and quality can be compromised.

Most efficiency issue can be resolved by using quality control methods to create awareness of which main areas contain the weakest links. Many efficiency problems can be blamed on poor time-management issues. Also lack of efficiency in managing cash flow can cause insolvency, which can then lead to bankruptcy. Problems begin when companies face unanticipated expenses and loss any safety cushion, or when not enough money exists to expand the company or hire quality staff.

1.3 PURPOSE OF THE STUDY

The main purpose of this study is to appraise the contribution of modern communication equipment on job performance of secretaries; a case study of Yobe state University.

The specific objectives of the study is to

To determine how skilful and knowledgeable the staff are in the use of modern communication equipment in Yobe state university
To examine the contribution of modern communication equipment to job performance of secretaries in Yobe State University
To determine ascertain the level of computerization/automation of Yobe state University
To determine the challenges associated with the use of modern communication equipment in Yobe state University.

1.4 RESEARCH QUESTIONS

How skilful and knowledgeable are the secretaries in the use of modern communication equipment in Yobe state university
What are the contributions of modern communication equipment to job performance of secretaries in Yobe State University?
What is the level of computerization/automation of Yobe state University?
What are the challenges associated with the use of modern communication equipment in Yobe state University?

1.5 SIGNIFICANCE OF THE STUDY

The significance of the study arises from the fundamental role of modern communication equipment plays in our economic deve1opnents. Moreover, the secretarial services needed trained and qualified people n order to handle and maintain the equipment.

That is why Chester Bernard (2011) stressed that “the executive function is to develop and maintain a system of communication”. Again, since secretarial services is of immense help tc both public nd private establishments in any developing or developed society in terms of qualitative administrative procedures the research would create avenue for its improved standard to match the growing complex nature of administration in our country.

Above all these, the study will attempt to explain why many organizations do not have these modern communication equipment despites its advantages. It is expected that the study will contribute to the knowledge in the area of efficiency. To the institution, it will bring them to the knowledge of what contributions they can make to train more secretaries, particularly in the area of provision modern communication equipment.

1.6 LIMITATION OF THE STUDY

In the process of carrying out the study a number of limitations were experienced. These includes

Firstly, I faced in the course of this research is the nonchalant attitude of some respondents, this hampered the process and smoothness of data collection.

My effort to get full opinions on some of the interview. Some feel very much at ease to reserve their comments on some vital issues, information of which could have added more colour and weight to the findings of the study.

Some were afraid that it might incriminate them by answering some of the interview questions in spite of the fact that the purpose of the research was clearly made known to them by the researcher.

Another limiting factor was financial problem this also takes it toll on the need to travel out wide to other institution.

1.7 DEFINITION OF TERMS

SECRETARY: any personnel who is trained in the communication, shorthand and typewriting, storage and retrieval of information.

COMMUNICATION: Is a process of creating ideas, facts, opinions, and feeling.

COMPUTER: is a device that works under the control of stored program automatically accepting, storing and processing data to produce information

OFFICE: this is any place where clerical and administrative duties like receiving information, sorting out information, acted upon records, execute re-arranged, retrieved and kept for future reference.

ORGANIZATION: this is the arrangement of work with division of activities and with the allocation of duties, authority and responsibilities.

ADMINISTRATION: it is often use to refer to the acti1ities of the higher level on management group who determine major aims and policies of an organization.

THE IMPACT OF THE PROLIFERATION OF FRONTAGE SHOPS ON PROPERTY DEVELOPMENT IN TAMMAH NASARAWA

CHAPTER ONE

INTRODUCTION

1.1 Background Of The Study

Properties either commercial or residential property in form of housing is an essential and fundamental component of the overall land use activities in both rural and urban areas. It has been universally acknowledged as one of the basic needs for man’s survival as it goes a long way to determine not only the social standard of a man but also that of a nation and a community (Ezirim, 2005).

Generally, the supply and the demand for properties take place in a housing market. According to Bourne (1981), the housing market is a set of institutions and procedures for bringing together housing supply and demand, that is, buyers and sellers, renters and landlords, builders and consumers, for the purpose of exchanging houses and housing services as resources. It examined in detail the present and future trends in the supply of and demand for housing within a given area. Basically, housing market analysis identifies supply and demand factors and needs and establishes procedures and processes for meeting the needs. Unlike other types of market, the housing market had a number of distinctive characteristics. It deals with the exchange of rights and property and is, for all intents and purposes, immobile. The housing market had no specific market place where exchanges between buyers and sellers were done.

The process of urbanization had taken a new turn over the last few decades and population explosion had placed urban areas in a situation where the available facilities including housing and commercial properties in form of shops were below margin in terms of meeting its equivalent demand. Considering the environmental nature of frontage shops which depicts deteriorating housing facilities, environmental degradation, poor sanitary environment, bad roads and access, overcrowding, high crime rate, delinquents, etc. had tremendous negative influence on the health, safety and economic and social welfare of residents of any urban centre or community.

In recent times studies have shown that inadequate commercial properties such as shops and offices in urban areas of developing countries have lead to the development of frontage shops (Rojas, 2000). Ooi and Phua (2007) have observed that most cities in developing world have been overwhelmed with the development of frontage and corner shops in an attempt to meet the gap for commercial properties development, thereby constituting hindrance to property development.

Property development comprises a significant component of total Australian economic output. The property development process involves the continual combination of significant factors of production (land, labour, capital and enterprise). In addition, property development in Australia has been characterized by some significant cyclical influences as the process involves significant risk. It is in the interests of capital markets, market participants and the public sector that property development processes are better understood so as to ensure efficient allocation of physical resources, human resources and capital(Cadman, 1995).

The pattern of property development within the context of metropolitan growth and development has been the subject of an extensive literature. Among the streams of literature have been monocentric and polycentric models, rent gradients and population density, and spatial mismatch and jobs/housing balance. Less examined have been the factors that determine the specific location of residential development from among the number of potentially suitable sites available. Miles (2002) of opined that site selection suggest that factors that are important in locating a residential development include: physical suitability for development, slopes, soils, hydrology, land availability, legal restrictions, government regulations (zoning and other land use controls), existing land use patterns and location of other property development, access, including proximity to interstate highways, distance to employment sources, distance to shopping, availability of amenities (water, restaurants and shopping, golf, parks), neighborhood factors such as age of surrounding housing stock, schools, crime etc (McMillan, 2000).

Property or real estate development is the process of developing buildings or land into a higher use value. It is a multi-faceted business which encompasses any of the following; buying land and building property on it, renovating, extending or improving property and or converting property from one use type to another. The proliferation of frontage shops has significantly affected the quality of urban environment as it negates the effectiveness of property development and development control in Nigeria urban centers ( ). 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.

1.2 Statement of the Problem

Like every other developing country, the problems associated with frontage shops, corner shops and property development in general had been a predominant issue in urban centres. These problems were seen around both residential settlements and other uses. In Nasarawa town, Tammah in particularly, every most residential property or shops along major streets and roads are characterized with frontage shop which pose serious problems to the environment and property development in particular. These problems observed include obstruction to drainage system as most frontage shops are built across drainage systems, littering of wastes, distortion to the atheistic beauty of the town, overcrowding, conversion of residential building to commercial without due consideration to development standard among others. Frontage shops are mostly constructed without the approval of development control authority as owners of such properties did not have the right of either develop or occupying such properties. Frontage shops or structures were mostly erected arbitrary and construction is carried out with weak and short-lived materials which were vulnerable to potential environmental consequences. Buildings were not well planned or designed, no pre-concerned layouts and complete absence of development control. For this study, the problems mentioned above would be the focus of this study as it would examine the impact of the proliferation of frontage shops on property development in Tammah Nasarawa.

1.3 Aim and Objectives of the Study

The aim of this study is to examine the proliferation of frontage shops on property development in Tammah Nasarawa.

The specific objectives of the study include:

Examine the types of frontage shops
To examine the rules and regulation on development control in Nasarawa town
To examine the development control authority
To examine how the establishment or sitting of frontage shops abide to rules and regulations of development control
To examine the challenges of the enforcement of development control in Nasarawa town.

1.4 Research Questions

What are the types of frontage shops?
What are the rules and regulation on development control in Nasarawa town?
What the concept of development control authority
Does the establishment or sitting of frontage shops abide by the rules and regulations of development control?
What are the challenges of the enforcement of development control in Nasarawa town?

1.5 Significance of the study

The role of property development and development control in management of urban areas cannot be underestimated. The crucial relevance of property development makes studies about it important to national development. This study examined the impact of the proliferation of frontage shops on property development in Tammah Nasarawa.

The study is particularly important as contributes to existing works on
property development and the numerous factors that affects it, particularly the uncontrolled numbers of frontage or corner shops in Nigeria urban centers. This will contribute to knowledge by discovering new challenges stakeholders faces in controlling and housing development in urban centers in growing cities and also serves as a reference material for future research.

The findings of this study will help contribute to good management practice in the public
institutions charged with the responsibility of controlling property developments in the
country. This is because the study attempts to explore the problems associated with
proliferation of frontage shops and how it affects property development and recommends actions to be taken for its effectiveness.

Furthermore, the findings will create awareness of stakeholders on the current state of
proliferation of frontage shops and their effect on the urban environment and people. This will ensure adequate measures are put in place to prevent further developments of the
situations where buildings in urban areas uncontrolled. The implementation of findings of
this research will also lead to improvement in urban housing development and
management as well as related issues in Nigeria as a whole.

The study will extend literature and broaden the frontiers of knowledge in property development and development control and serve as input into related works in future. The findings could contribute to tackling issues for consideration in the study district as well as national policies on ensuring effective developments in the urban areas and beyond.

1.6 Scope and Limitations of the Study

This project mainly concern on the examination of the impact of proliferation of frontage shops on property development in Tammah Nasarawa. The study will only be limited to properties with frontage shops which are not originally part of the building plan, which includes Kiosk, makeshift shops, etc.

In the course of carrying out this study several problems were encountered among which are:

Financial constraint– Insufficient fund tends to impede the efficiency of the researcher in sourcing for the relevant materials, literature or information and in the process of data collection (internet, questionnaire and interview).

Time constraint– The researcher will simultaneously engage in this study with other academic work. This consequently will cut down on the time devoted for the research work.

Uncooperative attitude of Respondents: Some respondents were very reluctant in responding to the research questions which tried to affect the research but the researcher make concerted effort to convinced them.

1.8 DEFINITION & OPERATIONAL OF TERMS

Property development: Property development, is a business process, encompassing activities that range from the renovation and re-lease of existing buildings to the purchase of raw land and the sale of developed land or parcels to others (Wikipedia, 2017).
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, 2003).
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.

THE IMPACT OF PROPERTY MANAGEMENT ON COMMERCIAL PROPERTY RENTAL VALUES IN KUBWA ABUJA

ABSTRACT

This study examined the impact of property management on commercial property rental value in Kubwa Abuja in order to ensure that commercial properties are maintained in such a way that they command the highest possible net return. Specifically the study seek to determine the influence of property management on property values for commercial properties, investigate the perceptions of real estate agents relative to their relationship with landlords and tenants, evaluate factors which affect commercial property values in Kubwa Abuja, assess the challenges that are faced by property managers in managing commercial properties and to come up with measures to ensure proper management of properties. The research design adopted for the study is the survey design which allowed the research to gather information from the research population through observation, personal interview and questionnaire. In analysis of the data collected, the researcher employed statistical method of data analysis for accuracy and conciseness. The analysis was carried out in tabular form and these analyses was carry their respective percentages. The study concluded that property management, increases and maintains the value of property, that when a landlord is overly demanding, controlling, or harsh to his tenants, it might frustrate the tenants to the point that they may purposely cause damage to the property or default on their rent payments. The study recommended that property managers should communicate effectively with commercial tenants.

CHAPTER ONE

INTRODUCTION

1.1 Background of the Study

Over the past decades and beyond Nigerian society has grappled with the subject of property management or administration and has been a subject of discuss for scholars (Onyema, 2011). Property management is the art and science of managing real estate in terms of its development, maintenance, and cash flow from users and occupiers in order to achieve the greatest possible benefits for the owner and all parties interested in the property while remaining within the parameters of applicable laws and regulations (Onyema, 2011). In the absence of qualified property managers who are properly trained in the field of property management, the majority of properties have suffered from poor management and neglect.

Property management is the physical, administrative, or financial upkeep and management of real property for a fee, commission, or other pay or valuable consideration (Nevada State Real Estate Division, 2018). It is the process of maintaining and handling all day-to-day activities centred on a piece of real estate. Commercial property includes shops, malls, office buildings, and industrial parks. Offices for business, professional services, and other administrative and government functions. Shops are either a shopping mall or a consumption outlet. Industrial property is employed in production (Ball, Lizieri, & MacGregor, 2012).

Commercial property management involves specific competence to care for a person, household, or corporation’s investment in buildings to maximise return (Oladokun and Ojo, 2011). According to Ge and Du (2017) property value is impacted by a multitude of elements, and determining those characteristics is an important part of property assessment. Absence of property management leads to inadequate maintenance of commercial property. Thus, it is critical to maintain commercial properties in good condition to maximise economic return. Effective property management is one of the critical aspects needed to maximise property investment returns. Absence of property management leads to inadequate maintenance of commercial property. Thus, it is critical to maintain commercial properties in good condition to maximise economic return.

In real estate, commercial property is property used to make commercial profits, including shops, malls, office buildings and industrial parks. Commercial property management entails the application of specialized skill to care for the investment, sometimes of an individual, household or corporate body in buildings with the aim of securing highest return (Oladokun and Ojo, 2011). Commercial property value is developing an opinion on the value of the property in market value.Ge and Du (2007) stated that property value is an essential aspect of property markets worldwide and determined by a variety of factors and the determination of those factors is a significant part of property valuation.

It is common for many property owners (Landlords) to forego using the services of estate surveyor or valuers (Lam & Terrence, 2016). To watch after or take care of their holdings, they appoint “caretakers.” These caretakers, in turn, have little authority, as they are only permitted to collect rent from renters and do minimal repairs on the houses under their supervision. Furthermore, they are primarily laypeople who have not received any formal estate management training (Palm, 2015). Certain real estate properties have suffered as a result of this. As a result, effective property management is critical to a property’s ability to generate the highest possible profits while also maintaining a long physical and economic life (Lam & Terrence, 2016). Good property management has progressed from the simple maintenance of a building in response to tenant complaints to the deliberate planning of building services and the efficient operation of an accounting system, all while taking into consideration the legal, economic, and social interests of both tenants and landlords (Palm, 2016).

One can readily discern between well-managed and neglected properties in several of Nigeria cities, by taking a glance about and studying some of the buildings. A properly managed portfolio of our landed properties is equally critical to our economic development as is the construction of these properties. It is also critical to the historical, social, and cultural development of our country, and it should be accorded the attention it deserves, both privately and publicly, for these reasons. According to Evans (2017), property management has never been perceived as a tough or complex industry in the previous century, and the word “property manager” simply refers to someone who is in charge of collecting rent. Evans (2017) was feared and despised by many, and it was during these times that the property manager’s primary function was to collect rent from tenants. This function continued for decades after this. Historically, landlords in Nigeria have not paid close attention to the upkeep of their properties.

The absence of property management negatively affects the physical condition of the commercial property due to poor maintenance. Therefore, it is important that the commercial properties are maintained in a sound condition to provide the greatest possible economic return. Effective property management is the only antidote necessary to generate maximum returns on property investment especially at this period of global economic crunch. The only way to ensure regular income is through proper management of property. This study therefore examined the impact of property management on commercial property values in Kubwa Abuja.

1.2 Problem Statement

Buildings, like any other physical asset, lose value with time (Sanderson, 2016). Loss of value is caused by a mixture of both natural elements such as rain or earthquakes, and human related actions such as the use of poor quality materials in construction or lack of maintenance of the buildings. Physically, the property offers discomfort to tenants owing to wear and tear of the structure. These factors can raise the depreciation rate of property and influence quality and value. When looking for accommodation for business, a person may not select the old and outdated structure with poor maintenance. This implies these structures will have little demand hence low worth on the market. In Harare, many commercial buildings are not in good shape and some are depreciating as a result of poor maintenance and bad property management. The impact of property depreciation will be the disproportionate losses in terms of asset capital values of these properties. Such structures are a threat to the occupant’s life as they can collapse and kill individuals. Such properties have become properties of low standards as a result of bad property management and lack of maintenance. If this problem is disregarded, properties will continue losing values and this will limit investment in commercial properties since investors are much concerned with higher returns.

1.3 Aim and Objectives of the

The aim of the study is to examine the impact of property management on commercial property rental value in Kubwa Abuja in order to ensure that commercial properties are maintained in such a way that they command the highest possible net return.

The specifics objectives of the study include:

To determine the influence of property management on property values for commercial properties.
To investigate the perceptions of real estate agents relative to their relationship with landlords and tenants.
To evaluate factors which affect commercial property values in Kubwa Abuja
To assess the challenges that are faced by property managers in managing commercial properties.
To come up with measures to ensure proper management of properties.

1.4 Research questions

The research questions are as follows;

How does property management affect property values for commercial properties?
How does the relationship between the estate agent, the property owners, and tenants affect the way property management services are delivered?
Which factors commercial property values in Kubwa Abuja?
What are the challenges faced by property managers when managing commercial properties?
What measures should be taken to ensure proper management of properties?

1.6 Significance of the Study

The finding of this study will be of benefit to the following groups;

Firstly, property owners and tenants who charged and are being charged rents based on different reasons, especially when the properties are not properly managed will know the relevance of property management and its effects of commercial property rental value. This will again enable the investors not only to understand how occupier thinks, but also why and the things they consider before acquiring properties for certain uses.

Secondly, the generality of the public can now understand the menace of poorly managed property and why such properties command poor rental value compared with properly managed properties.

Lastly, this research work will help to determine the factors influencing residential properties which are an essential pre-requisite to successful development as well as stimulating interest in the students to carryout out further research on the topic.

1.6 Scope and Limitations of the Study

The scope of this study is limited to the examination of the impact of property management on commercial property rental value in Kubwa – Abuja.

Limitation

Expectedly, this work met with some hindrances during the stage of data collection. The issue of property management and commercial property rental value is usually regarded as classified information, which is not easily disclosed to people particularly researchers. This was largely suspected to be the reason why some Estate surveyors, property owners, tenants, Estate firms, property companies and even Estate agents who were approached through oral interviews, discussions and visitations found it rather difficult to reveal essential information despite every explanation that the exercise is strictly for academic purposes, a good number of them, still nursed the fear that it may be for property rating and taxation purposes.

There was also the problem of logistics occasioned by the society. The researcher worked with a very light budget throughout the period of study as the frequent and repeated visits to relevant persons and offices entailed quite some money. Moreover, also recall that some of the interview respondents were not co-operative as they kept on playing to the gallery as a means of avoiding supplying the required information. On a general note however, the researcher ensured that these bottle – necks never affected the findings of this study since the success far outweighed the hindrances as enumerated.

1.7 Scope of the Study

This study is on an analysis on the effects of property management on commercial property values using Harare as a case study. This study shall be delimited commercial properties managed by various to property management companies in Harare CBD. Companies include Knight Frank Pvt Ltd, Dawn Properties, Zimre Properties and others. Managerial and non- managerial employees shall be respondents of the study. This study shall be delimited to a period of between 2015 up to 2022.

1.8 Definition of Key Terms

Real estate refers to property, land, buildings, air rights above the land and underground rights below the land (Firstenberg et.al, 1998).

Property management is defined as the process of keeping a property in a good state of health, devoid of decay and in other to enhance the value of the property, yielding optimum returns on investment (Oyedele, 2013).

Commercial property includes shops, malls, office buildings, and industrial parks (Oladokun and Ojo, 2011).

Property manager refers to an individual or company that is hired to oversee the day- to-day operations of a unit of real estate. Property owners and real estate investors typically hire property managers when they are unwilling or unable to manage the properties themselves. (Palm, 2015).

Depreciation is defined as the decrease in an assets value over time due to wear and tear (Downs, 1991).

Property Value is defined as the present worth of future benefits arising from the ownership of the property (Millington, 2013).

Property maintenance refers to property maintenance refers to activities that are essential for keeping a building functional and comfortable for its occupants (Cloete, 2001).

Investment refers to the allocation of monetary resources to assets in expectation of yielding some gain or positive return over a given period of time (Kaptan, 2001).

Tuesday, 29 November 2022

GENDER AND FAMILY TYPES AS FACTORS INFLUENCING THE ASSERTIVE BEHAVIOR OF WORKERS

ABSTRACT

This study examined gender and family types as factors influencing assertive behavior of workers. Specifically, the study examined the relationship between worker’s family type (monogamy and polygamy) and their behavior, determine the gender difference in the pattern of behavior of both family types and determine gender and family types as factors influencing assertive behavior among workers. The study adopted survey design and a representative sample of hundred thirty respondents were chosen and questionnaire were administered to respondents to fill and return. A random sampling approach was also employed in selecting with the specified units with the view of getting representative results. The data collection in this research was grouped in a frequency table. The percentage of each category of respondents was statistically worked out to prove a point. A total of one hundred and thirty (130) were administered and a total of one hundred and twenty five (125) which represent 95.15% were duely completed and returned by the respondents. The study revealed that gender and family types influence the assertive behavior of workers in an organization, this was supported by 37 representing 29.6 percent disagreeing that gender and family types influence the assertive behavior of workers while 88 presenting 70.4% agree. From the findings of this study and the long held notion that early experience in people’s life affects their behavior. Therefore respective family experiences presented to the respective individual shape their interpersonal behavior styles. Family interpersonal behavior style is very important in the upbringing of a properly adjusted individual because individual tend to model their parents, significant others and other siblings interpersonal behavior styles which at the long run affects their assertive behavior at work.

GRAM NEGATIVE BACTERIA (GNB) ISOLATED FROM USED HOME-MADE AND SURGICAL NOSE/FACE MASK

CHAPTER ONE

Introduction

Micro-organisms can spread easily, and the air itself (Shivakumar et al., 2017). Bioaerosols formed from specific equipment usages, these are invisible to the naked eye and can remain in the environment as aerosols for long periods of time. These aerosols may be inhaled into the lungs to migrate to the alveoli or may come in contact with the skin or mucous membranes (Shivakumar et al., 2017). Aerosol that are 100 micrometer or more in diameter are thought to be too large to be inhaled; however, they may still come into contact with the skin, eyes, and mucous membranes or may settle down on the exposed hair and clothing. Thus, diseases like pneumonia, influenza, hepatitis, may be transmitted with skin and eye (Shivakumar et al., 2017). Since masks protect the mucous membranes of the nose and mouth, they must be worn wherever there is a potential for splashing, saliva or body fluids, or where there is a probability of the inhalation of aerosols with a potential for transmission of airborne pathogens.

Nose mask is an essential infection control barrier, a very important subject in the prevention of infectious diseases. Surgical masks are fluid- repellent paper filter masks and are suitable for both surgical and non-surgical individuals procedures that generate aerosols.. This three-ply material is made up from a melt blown material placed between non-woven fabrics. The melt-blown material acts as the filter that stops microbes from entering or exiting the mask. Most surgical and home made masks feature pleats/folds commonly three pleated are used allowing the user to expand the mask so it covers from the nose and under the chin (Baratam, 2014). According to the CDC guidelines, surgical nose and home made mask is a personal protective barrier (CDC, 2013). The use of surgical nose masks is synonymous with the use by the public and is so deeply ingrained that to question it would have been unheard of until recently (Lipp, 2013). Unlike the white coats, the filtration abilities of a mask begins to decline after approximately 20 minutes with exposure to moisture and the external surface of a mask gets contaminated by the aerosols present in the environment and becomes a source of cross contamination and thus requires proper disposal, but unfortunately,local resident of AkungbaAkoko, Ondo state Nigeria dispose the used nose/ face mask indiscriminately and reused the nose mask, this create a false sense of protection against various diseases causative agent. This research work is an eye opener to the inherent danger of reused nose/face mask.

A surgical nose mask is a single-use device designed to retain infective agents present in the exhaled breath. Surgical masks are often referred to as face masks, but not all commercially available face masks are regulated as surgical masks a very good example is the home made nose mask. Surgical masks are made to act as barrier to droplets or aerosols while surgical respirators are made to filter out airborne particles including viruses and bacteria. Surgical masks and surgical respirators are marked as medical devices. For example, N95 means that the mask provides the intended effectiveness of filtering 95% of particles with a mass median diameter of 0.3 micrometers(Lipp, 2013).

Non-woven fabric i.eHome made mask, has better bacteria filtration efficiency and air permeability, while remaining less slippery than the woven cloth (Henneberry, 2020). It is most commonly made of polypropylene, or, in combination with polyethylene of PET polyester. The filtration level of a mask will therefore depend on the types of the non-woven fabrics used for its manufacture and these will vary according to the application. According to the standards surgical masks are made to be effective at filtering out particles such as bacteria above 1 micron.

The home made nose mask are nose mask that is hand weaving or swing machine made nose mask, made from different fabric of layered cloth, a, mechanical barrier for inhalation of Bioaerosols. Both Home-made Nose mask (HNM) and Surgical Nose mask (SNM) are effective in preventing the transmission of infectious diseases like influenza virus and Corona virus (Cowling et al., 2019). The level of protection of masks against infectious diseases depends on multiple factors such as the appropriate usage and fit of the mask, level of exposure, compliance, complementary interventions (such as hands washing), early use , as well as the type of mask (Maclintyre, 2014). A recent study indicated that surgical face masks could, in a real-life situation, prevent the transmission of common cold and corona viruses from symptomatic individuals (Greenhalgh, 2020).

A recent study indicated that surgical face masks could in a real-life situation, prevent the transmission of common cold and corona viruses from symptomatic individuals (Greenhalgh, 2020). The WHO recommends that PPE masks should be used based on the risk of exposure (e.g., type of activity) and the transmission dynamics of the pathogen (e.g., contact, droplet, or aerosol). The use of masks may give users a false sense of protection, thus encouraging risk-taking. Although the effectiveness of reusable face masks is unclear, this is one of the reason that necessitate this research work, a response from on the short age of single-use masks states that reusable masks do offer some form of protection .

However, protocols on how to use reusable masks alongside complementary interventions should be developed to increase their affectivity in protecting against infection studied the effectiveness of homemade mask in blocking transmission of the microorganisms in healthy volunteers. Generally, the effectiveness of a cloth (Home-made) masks would depend on the fit, fineness of the cloth and the number of layers indicating that there is potential to design more effective fabrics (Home-made)masks. Most single-use face masks have an inbuilt filter,allowing for the insertion of a filter in a fabrics (Home-made), may increase their filtration capacities. There are concerns that use of masks may give general public a false sense of protection, thus encouraging risk-taking. Protocols should be developed on how to use and clean reusable masks alongside complementary interventions frequent to increase their affectivity in protecting against infection.

1.2 Statement of Problem

During the current coronavirus disease (COVID-19) pandemic, caused by the severe acute respiratory syndrome coronavirus 2 (SARS-CoV-2), the use of home-made and surgical nose/face masks has become increasingly recommended or even mandatory in community settings outside hospitals and care facilities (. Nose/Face masks are most often used to prevent respiratory droplet transmission and reduce transmission from people infected with respiratory viruses to non-infected people (Shivakumar et al., 2017).The efficacy of face masks against different airborne transmissions is now questionable as there is a general assumption that both home-made and surgical nose/face mask may be subject to bacteria infection and unsafe to use due to over-use or improper usage of the mask. In fact, the human saliva contains 100 million bacterial cells per milliliter and harbors a range of pathobionts, including Staphylococcus aureus, Pseudomonas aeruginosa, Candida albicans, Klebsiellapneumoniae, Neisseria, Prevotella, and Veillonella spp. (Gender et al., 2013). This has become a thing of concern thus, this study becomes necessary to examine the Gram Negative Bacteria (GNB) isolated from used home-made and surgical nose / face mask.

1.3 Objective of the Study

The objective of this study is investigate gram negative bacteria isolated from used home-made and surgical nose/face mask.

Specifically the study will

Isolate and identify and determine the characteristics of the isolated bacteria
Determine the biochemical characteristics of the isolated bacteria
Identify the gram negative bacteria isolated from the used home-made / surgical nose / face mask.

ASSESSMENT OF THE CHALLENGES OF LOCAL GOVERNMENT ADMINISTRATION IN NIGERIA

(A CASE STUDY OF KARU LOCAL GOVERNMENT, NASARAWA STATE)

Abstract

This study is an assessment of the challenges of local government administration in Nigeria, with focus on Karu local government area of Nasarawa State, the specific objectives are to identify the problems militating against the effective administration, ascertain if lack of revenue affects the effective and efficient administration, determine the effects of local government autonomy the administration and the effect of bad governance leadership on the administration of Karu Local government area of Nasarawa. The research design for this study was survey method. This design was adopted because human beings are involved and are prone to give answers that varies and agreements that will be used as the study’s population. The findings of the study shows that the problems or challenges militating against the effective administration of local government in Nigeria, lack fund, autonomy and corruption. Finally the study recommend that local governments in Nigeria should be made to be more financially stable and independent. If the federation as they are agitating are given right of resources or control in their areas, the local government should equally be considered. To ensure that there is a fair relation between the functions being performed by the third tier of government and their share of available resources in the country.

CHAPTER ONE

INTRODUCTION

1.1 Background of the Study

Local government administrations (LG) globally vary in size and structure and operate under different arrangements based on the system of government in different nations. However as observed by Mello, (2012) local governments globally strive to meet peoples’ demands for goods and services in a cost effective manner particularly at the lowest level of government or government at the grass root. Among the characteristics generally manifested by local government is that it is a subordinate system of government or sub unit of a federal/central or state government and charged with powers to perform legislative, administrative and quasi judicial functions as the case may be. It also has the power to formulate policies, prepare budgets and a measure of control over its own staff, with a view that it is rightly position to ensure unhindered and efficient service delivery (Chukwuemeka et al, 2014, Otinche, 2014, Ezeani, 2012 and Tumini 2011).

Local governments operate at the grassroots and are expected to provide services to their stakeholders. In a federal system like Nigeria, local governments are close to the people and hence could effectively alter socioeconomic and political conditions within their jurisdictions. Apart from providing and maintaining basic infrastructures, local governments can complement the economic activities of other levels of government.

This of course depends on the efficient and effective provision of basic amenities and social infrastructures for the people at the grass root. The local government councils are required to serve the public interest in areas of constructing roads,public markets, healthcare centres, drainage, transportation,motor parks, building primary schools, among others. This is because, local administration is the concern of the grass root people in the provision of social and economic amenities to the rural area where they come from, making it government at the door step of rural inhabitants.

These functions of local government are well known and popularized by the constitution of the country. What seems to matter most to the people of the grassroots is to see tangible results of their taxes, contributions, labor expended and the judicious use of monthly allocation from the federation account to their local governments.These local government councils are however faced with series of problems and difficulties, which in the long run constitutes their challenges. Identification of challenges which attend these processes will lead us to proffering or suggesting how they can be properly managed in the benefit of the people in particular and society in general. So therefore, this study focuses on the Assessment of the challenges of local administration in Nigeria: A case study of Karu Local Government of Nasarawa State.

1.2 Statement of the Problem

The essence of reforming local government system in Nigeria is to bring about stable increases in income, productivity, diversification of its economy and general quality of lives in the rural areas. But the ability of the local governments in Nigeria to accomplish these tasks depends on their financial endowments.It is generally agreed that functionality of local government, the level at which services are rendered, and the quality of services are strongly tied to the financial resources available to it and good governance

Local governments in Nigeria are faced with many difficulties such as bad leadership, lack of adequate revenue, lack of autonomy from the state and federal government etc; this problems among others are cogwheel to the smooth running of the local government system. With the local government reform of 1976, local governments in Nigeria became recognized as the third tier of government, vested with the statutory powers to discharge the duties and responsibilities of government. However, there have been a tendency, conscious or unconsciously, to overgeneralize the problems of local governments administration in Nigeria. Though the empirical fact from extant literature revealed the problems of some local governments in the country, the experience of Karu local government seems to have been ignored in that respect.This, therefore, necessitates a study of this nature to investigate if Karu local government is faced with challenges in the administration of local governance. It is against this backdrop that this study seeks to assess the challenges of local government administration in Nigeria with particular references to Karu Local Government Area of Nasarawa State.

1.3 Objectives of the Study

The broad objective of the study is to assess the challenges of local government administration in Nigeria, with focus on Karu local government area of Nasarawa State. However, the specific objectives are:

To identify the problems militating against the effective administration of Karu Local government.
To ascertain if lack of revenue affects the effective and efficient administration of Karu Local Government Area
To determine the effects of local government autonomy the administration of Karu local government area.
To evaluate the effect of bad governance leadership on the administration of Karu Local government area of Nasarawa.

1.4 Research Questions

What are the problems militating against the effective administration of Karu Local government?
Does lack of revenue affects the effective and efficient administration in Karu Local Government Area?
What are the effects of local government autonomy the administration of Karu local government area?
What are the effect of bad governance leadership on the administration of Karu Local government area of Nasarawa?

1.5 Significance of the Study

The study has theoretical and practical significance. Theoretically, it will assess the challenges of local government administration in Nigeria, particularly in Karu local government area of Nasarawa State. This is more so considering the debate on the problems of local government administration since the return of democracy to Nigeria in 1999. It will also contribute to the noble goal of making local governments in Nigeria more effective.

More so, this study is expected to add to the body of literature on local government administration and stimulate further research in this direction.

The constant need to improve governance in Nigeria, particularly the local governments, makes the contributions of this work invaluable as reference for further research in local governments administration in Nigeria.

Practically, the findings of this research will assist policy makers and local government administrators in making local governments in Nigeria more financially viable and efficient in service delivery. It will also go a long way in making local governments in the country more viable, efficient, effective and self-reliant as the finding will bring to the fore issues that have undermined the administration of the local government system. It will therefore serve as a guide to local government administrators.

1.6 Scope of Study

The study assessed the challenges of local government administration in Nigeria. The scope of the study will be limited to Karu Local Government Area of Nasarawa state. This is to enable the researcher to carry out in-depth study and a clear understanding of the subject matter while the findings of the study can be generalized.

1.7 Definition of Key Terms

Some of the basic concepts used in the course of this work, which we believe needed operational definition to enable the understanding and assimilation of this work are concisely defined below;

Local government: Local government is the tier of government closest to the people which is vested with certain powers to exercise control over the affairs of the people in its domain.
Autonomy: The concept of autonomy within the context of local government administration is the elbow room and freedom of the local government to make decisions within the powers and functions to it by law within its sphere of influence. This simply implies the enjoyment of self-governing status. In other words, it refers to the right or freedom of a body to set the parameters of its operations.
Democracy: The word “democracy” when literally translated means people’s power or giving to the people. Consequently, when one talks of democracy in government, he refers to a system which gives the power of governing to the people concerned. By extension therefore, a democratic local government system is that which transfers the powers of governing the local people from any higher tier of external government to the local people themselves through their representative in the local councils.
Tier: This is one of the several levels in an organization or system of government. In this context, it refers to the third tier of government (local government).
Constitution: the system of laws and basic principles that a state a country or an organization is governed by.

Pages

Wednesday, 28 December 2022

Introduction

ASSESSMENT OF PROJECT TIME CONTROL IN SELECTED INDIGENOUS BUILDING CONSTRUCTION FIRMS

ANALYSIS OF THE IMPACT OF PLANNING CONTROL ON RESIDENTIAL PROPERTY VALUE IN NASARAWA STATE

APPRAISAL OF THE CONTRIBUTION OF MODERN COMMUNICATION EQUIPMENT ON JOB PERFORMANCE OF SECRETARIES

THE IMPACT OF THE PROLIFERATION OF FRONTAGE SHOPS ON PROPERTY DEVELOPMENT IN TAMMAH NASARAWA

THE IMPACT OF PROPERTY MANAGEMENT ON COMMERCIAL PROPERTY RENTAL VALUES IN KUBWA ABUJA

Tuesday, 29 November 2022

GENDER AND FAMILY TYPES AS FACTORS INFLUENCING THE ASSERTIVE BEHAVIOR OF WORKERS

GRAM NEGATIVE BACTERIA (GNB) ISOLATED FROM USED HOME-MADE AND SURGICAL NOSE/FACE MASK

ASSESSMENT OF THE CHALLENGES OF LOCAL GOVERNMENT ADMINISTRATION IN NIGERIA

(A CASE STUDY OF KARU LOCAL GOVERNMENT, NASARAWA STATE)