HOUSING THE POOR: A VEHICLE FOR

ECONOMIC EMPOWERMENT AND POVERTY

ALLEVIATION; A STUDY OF WARRI DELTA
STATE NIGERIA
ABSTRACT
This study on housing the poor: a vehicle for economic empowerment and poverty
alleviation; a study of Warri Delta State Nigeria. The overall aim of this research is to assess
the extent to which housing the poor can be a vehicle for poverty alleviation and
economic empowerment. Three research questions and two research hypotheses were
raised frequency tables, percentages and chi square was adopted for data analysis.
The research was conducted using primary data obtained from the research
questionnaire. The questionnaire was structured based on the research objectives
which include; to assess the problem of affordable housing supply as its affects
householders in Warri Delta State, evaluate the quality of affordable housing in Warri
Delta State as well as examine the availability of decent quality, affordable housing to the
residents of Warri Delta State. A sample size of 100 was utilised for the study. From the
analysis it was discovered that; There is a serious housing affordability problems in
Warri Delta State. Majority of householders in the city lack basic facilities that make
housing conducive and by extension promote the development of the environment. The
level of income profile of majority of Nigerians cannot support mortgage financing as
proposed by the policy. Based on the findings the researchers recommended among others
that; there is, an urgent need to make housing available at affordable cost. Government
efforts should be directed at social housing. There is need for all the three tiers of
government to develop housing for special people such as the disabled persons, aged
people, single mothers and the very poor people who could not meet their own housing
needs.

CHAPTER ONE
INTRODUCTION
1.1 Background of the Problem

Housing is very fundamental to the welfare, survival and health of individuals. This
is why international concern has been growing over the deteriorating housing
conditions in urban areas of developing nations, Central and Eastern Europe
(UN 1996). This issue was highlighted at the United Nations Habitat I Conference
held in Vancouver in 1976; during the International Year of Shelter for the Homeless
in 1987; and at the Habitat II Conference held in Istanbul in 1996. Consequently,
great attention has been paid in most developing countries by academics, professionals and decision makers alike to the housing problems and to the design of
housing policies to combat that problem (Dewar 1979). Despite this, housing
shortages still persist in most parts of the world especially in developing world
nations among which is Nigeria. Thus, housing shortage is the main basis for
developing national housing policies (UN 1996).
Globally, in order to meet the enormous housing challenges particularly in
developing countries including Nigeria, the international community established the
Habitat Agenda on housing in Istanbul to provide adequate shelter for all, achieve
sustainable human settlements as well as the recognition of the primary
responsibility for implementing the Habitat Agenda.
Nigeria is one of the most rapidly urbanizing countries in Africa and the challenges
that come with this, especially in the provision of adequate housing and basic
services are major challenges that government faces (FMH and UD 2003).
Therefore, in an attempt to meet the housing challenges facing the built environment
in the country, a number of programmes and recently policies have been articulated
and introduced. The first explicitly formulated National policy on housing was
launched with fanfare in 1991 with a set goal of providing housing accommodation
for all Nigerians by the year 2000. As the set goal failed, the reinvigorated policy by
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government in 2002 was aimed at providing necessary solution to the hitherto

intractable housing crisis in Nigeria (Okewole and Aribigbola 2006)
The federal government in 2002 revised the National Urban Development and
National Housing policies in line with the new democratic dispensation which
requires that in promoting sustainable urban development and social order in the
country, great attention has to be paid to citizens participation in decision making
and programme implementation, monitoring and evaluation. The 2002 National
Housing Policy sought to ensure that all Nigerians own or have access to decent,
safe and sanitary housing accommodation at affordable cost with secure tenure
through private sector initiative with

government encouragement and

involvement.
Despite the various efforts of government, individuals and agencies both locally
and internationally to improve housing provision in Nigeria, housing problems
particularly shortages and affordability still persist. The question that needs to be
addressed is why does housing affordability till persist in the country and what are
the challenges it constitutes to the built environment especially in context of
developing world urban setting.
1.2 Statement of the Problem
In many developing countries, including Nigeria, urban housing crisis is escalating
unabated despite a number of new policies, programs and strategies being
engaged in by public and private sectors in addressing this problem.
Government has recognized that the majority of those in need of housing in many
less-developed nations in Africa are in the low income categories and that some
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require special housing programs to be able to live in decent housing. Since market
solutions and funds may not be suitable for housing this category of people and in
view of the vital role housing plays in the socio-economic and political
development of any nation; governments in these countries have over the years
been engaged in public housing provision.
In Nigeria public housing provision in this country has continued to lag behind the
demand for housing, as almost 90% of the nations housing stock is provided by the
informal sector (UN-HABITAT, 2006).
As is true in other developing countries, a number of challenges are militating
against the optimum performance of public housing in Nigeria. These challenges
which are both contextual and organizational have shown manifestations in low
productivity and provision of poor quality and expensive housing (Awotona, 1990;
Olotuah and Bobadoye, 2009) are escalating by each passing day due to a number
of reasons. These include high rates of urbanization and population growth
(Akinmoladun and Oluwoye, 2007; Olotuah, 2010), absence of proper monitoring
and evaluation of public housing policies and programs (Awotona, 1990; Federal
Republic of Nigeria, 1991), lack of easy access to land and other housing inputs
(Ikejiofor, 1999; UN-HABITAT, 2006) and low capacity of public housing agencies
(Bana, 1991; Emerole, 2002). As a result, public housing in Nigeria has been
criticized for failing to generate tangible and sustainable housing production,
distribution and acquisition mechanisms to meet increasing housing demand,
particularly by low-income earners (Mba, 1992; Olotuah and Bobadoye, 2009).

1.3 Objectives of the Study

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The main objective of this study is to assess the extent to which housing the
poor can be a vehicle for poverty alleviation and economic empowerment.
Specifically, the researcher intends to
a. Assess the problem of affordable housing supply as its affects householders
in Warri Delta State
b. Evaluate the quality of affordable housing in Warri Delta State
c. Examine the availability of decent quality, affordable housing to the
residents of Warri Delta State
1.4 Research Questions
a. What are the problems of affordable housing supply in in Warri Delta State?
b. How affordable is quality housing to the poor and low income residents in
Warri Delta State?
c. To what extent is decent and housing affordable to the residents of in Warri
Delta State
1.5 Research Hypotheses
Hypothesis 1
H0: There is no significant relationship between level of income of respondents
and the amount of rents paid on dwelling unit occupied

Hypothesis 2
H0: Quality housing in Warri Delta State is not affordable to the poor and lowincome earners
1.6 Significance of the Study
This study will be of great importance to the government, the general public as
well as future researcher in this field.
To the government it will expose them to the shortfalls in housing as well as how
housing can be harnessed to translate into economic wellbeing of the country. It
will advise the on the best and proper approach to tacking the housing problems
faced in the country.
To the general public, this study will expose them

to the problems faced in the

housing the poor and low income earners in the country.

To the future researchers, this study will contribute to both empirical and
theoretical evidence in this field of study.
1.7 Scope of the Study
Housing the poor: a vehicle for economic empowerment and poverty alleviation; a
study of Warri delta state Nigeria, will cover the city of Warri in Delta State. This
study is supposed to beyond Warri but due to financial constraints, and difficulty in
collecting data, this study will only cover the residents of Warri.

CHAPTER TWO
LITERATURE REVIEW
2.1 Conceptual Issues
Sustainable development is a major concern to the world and it formed the basic
theme of the report Our Common Future produced by Bruntland Commission
for the United Nations (World Commission on Environment and Development
1987). The report described sustainable development as development that meets
the needs of the present generation without compromising the ability of the future
generations to meet their own needs. The report also recognized that the
environment is where we live and development is what we all do in attempting to
improve our lot within that abode, and as a result the two are inseparable. The built
and natural environment has a huge impact on the quality of life (Akintoye 2006).
The main ideal behind this notion is to create an effective system of resource
distribution and utilization with a long-term perspective in mind. The achievement
of sustainable development depends on meeting the following inter-dependent
objectives: maintaining ecological integrity, attaining social self- sufficiency,
establishing social equity and meeting human needs for food, shelter and health
(UN, 1996).
In housing provision, sustainable development explicitly relates to discussion of
affordability, housing quality and issues of social eq uity and justice in terms of

accessibility. This perspective requires the enumeration of provision over the life
cycle of housing. Therefore, to be able to determine the challenges of affordable
housing vis- a- vis sustainable urban development, three basic concepts require
clarification and elaboration. These are housing affordability, housing quality and
equity with regards to accessibility to housing.
2.2 Housing Affordability
The rationale for housing assistance is to improve housing affordability for those
receiving the assistance (AHURI 2004). Therefore, since the concept is an
essential component of sustainable development, it is germane and central to the
present discuss. Andrews (1998) defined the term affordable housing as that
which costs no more than 30 percent of the income of the occupant household.
This is the generally accepted definition of housing affordability. She also
described severe housing burdens as 50 percent or more of household income.
Families who pay more than 30 percent of their income on housing are
considered cost burdened and may have difficulty affording necessities such as
food, clothing, transportation and medical care (HUD 2005). Affordability is
concerned with securing some given standards of housing or different standards
at a price or rent which does not impose an unreasonable burden on household
incomes. In broad terms, affordability is assessed by the ratio of a chosen
definition of household costs to a selected measure of household income in a
given period (Maclennan and Williams 1990). In sum, housing affordability
refers to the capacity of households to meet housing costs while maintaining the
ability to meet other basic costs of living (AHURI 2004). According to Malpezzi
et al. (1985), housing affordability describes the extent to which households are
able to pay for housing. In summary, affordable housing is usually defined by
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income of the populations served. According to HUD standards, the population is

divided into very low income (below 50 % of the median income), low
income (below 80 %) and moderate income (81 120 %). Affordable
housing generally therefore, means housing priced to cost not more than 30
percent of the income at each income level.
The Chartered Institute of Housing (1992) identified four key variables or items
which will determine whether accommodation is affordable or not. These
variables are:
a) Rent levels which will have an impact on the ability of a tenant to afford
accommodation.
b) Household income.
c) The type of household (that is Family makeup, whether couple, single parent,
elderly, etc.)
d) Whether the household is eligible for housing benefits.
From the above, affordable housing may therefore be described as housing in
which the occupant is not paying more than 30 percent of his or her income on.
Bichi (2002) differentiated between housing affordability and housing finance
affordability. Housing affordability according to him is generally an issue of
absolute poverty. That is, it embraced those households that cannot afford even
the minimum standard available and thus requires initiatives to rental housing
services assistance and other forms of assistance. On the other hand, the housing
finance affordability describes essentially the problem of the low and moderate9

income groups with regard to the high cost of financing housing. In other words,
it relates the issue or problem of accessing or raising adequate finance to build or
rent housing by the low and medium income households.
The 30 percent threshold has been criticized in the literature as deceptive, for low
income families, spending 30 percent on housing costs leave very little for all
other necessities, whereas for middle-income families, it is an appropriate
expenditure level (Andrews 1998). Mayo et al. (1990), contend that such rule of
thumb is inconsistent with what people actually spend on housing. While
Malpass (1993) argues that the important determinant of what consumers regard
as affordable housing is the scope for trade-offs between different forms of
expenditure and their relative attraction. He concluded that affordability is
virtually undefined concept and certainly cannot be neatly or simply understood
in terms of a fixed percentage of income. Whereas, Jiminez and Kieare (1993),
opined that housing affordability is a behavioural concept and it changes with
time. It is also individualized as the relationship between incomes and how much
the household is ready to put into housing is not a direct one. Despite these
problems, the 30 percent threshold is currently the most widely used and widely
accepted indicator of housing af fordability (Andrews 1998). Consequently, it is
adopted in this study.
Housing Quality: The literature on housing quality revealed the commonly used
indicators of housing quality to include structural adequacy, neighbourhood
quality, residents perception of neighbourhood safety, level of public services
provided, access to work and other amenities, room density and housing
affordability (Okewole and Aribigbola 2006). In other words, the definition of
the housing quality embraces many factors including the physical condition of
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the building and other facilities and services that make living in a particular area
conducive. The quality of housing within any neighbourhood should be such that
satisfies minimum health standards and good living standard, but should also be
affordable to all categories of households.
Social Equity: Social view of housing relates to a situation in which all
citizens have access to housing without limitations as to ones socio economic
background or status in society. The relevance of this view to housing accessibility is in ensuring that housing provision is not focused on some chosen
segments of the society but all members of the community have equal
opportunity to choose their own accommodation according to their means or
affordability level (Okewole and Aribigbola 2006).
2.3 Housing Conditions and Access to Land
Housing is a critical basic need of man. It is a unit of the environment, defined
as residential environment, which includes, in addition to the physical
structure that humans use DR for shelter, all necessary services, facilities,
equipment and devices needed or desired for the physical and mental health, as
well as, social wellbeing of the family and individuals (Salau, 1990, citing
World Health Organization). Thus, improvement in physical and psychological
fitness, as well as social and economic wellbeing in turn, enables households
and society to provide increasingly better housing
However, in spite of importance of housing, it has been an intractable problem in
both the urban and rural areas. For instance, Metha (2006) noted that one of the
identified concerns about the present urban context is the worsening state of

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access to shelter and security of tenure resulting in severe overcrowding,

homelessness and environmental health problem.
Indeed, challenges of housing, in terms of quality, appear to be the same all
over the world. The needy have access to housing while the less needy have
greater chances of accessing housing. In Nigeria, housing is generally inadequate
in the rural areas in terms of quality, while the major problem in urban areas has
been identified to be more of quantity, although quantity is also an issue.
The shortage of housing, according to experts, is one of the factors responsible
for the poor environmental quality across Nigeria, including the spread of sprawls
and slums.
The UN-Habitat (2008) identified two types of slum exist in its publication on
African cities:
(a) The traditional city centre slums of decayed and dilapidated structures
built with semi- durable material (adobe) and lacking physical planning
standards; and
(b) Spontaneous and often illegal informal settlement developments at
the urban periphery on squattered land.
Both are defined as Slum because their inhabitants suffer one or more
shelter deprivations. These two generic slum types generally result from a
combination of poverty, failing urban governance and inflexible formal urban
land and housing markets that do not cater for the urban poor. Slum proliferation
in urban centres in Nigeria is aggravated by the cumulative effects of economic

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stagnation, increasing inequality and the sheer rapidity of urban population

growth.
2.4 Urban Land Market
Nigeria has higher slum proliferation rates than most of the sub-Sahara African and
Africa annual rate of urban growth and slum proliferation having 4.48 and 4.53
percent respectively: Lagos has urban and slum growth rates which are about
2.5 times higher than the Nigerian average population growth rate of 2.27
percent for the 2005-20 10 half decade. (UN-Habitat, 2008).
The unprecedented expansion of urban population causes rapid increases in the
demand for urban land leading to conversion of rural land at the urban periphery.
Tenure systems largely determine the ease or difficulty of land acquisition and
assembly. In Nigeria, they make expansion of urban areas difficult and raise
transfer cost to level that are not attainable by the poor.
The Nigeria Land Use Act of March 1978 are intended to make land
available to competing users. This public sector intervention are geared towards
moderating land market allocation mechanism, to minimize land market
imperfections, and to assist in ensuring allocation of land to preferential areas,
particularly to those who cannot secure well-suited land on their own.
Local governments, within their ideological and political confines, can also
moderate the land market to achieve specific planning and spatial aims or
improve accessibility to urban land for residential and commercial purposes for a
broad range of stakeholders, including low-income households and slum dwellers.

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However, the urban Land Use Act in Nigeria, Urban Land Ceiling Act of 1976
in India, and the 2003 Ghana Land Administrative Project (LAP) have not
produced the desired results. These land control policies have caused substantial
problems, significant reductions in the supply of land for residential development,
creation of a vast black market for real estate, and an overall worsening of housing
affordability in all the major urban areas of these countries.
One of the most alarming results of these polices is the rapid growth of the
slum population while majority of urban growth in developing countries is now
taking place outside the planning control systems of the government. In addition,
urbanization is influenced by large numbers of relatively low-income migrants.
Thus, their limited financial capacities force them to solve their shelter and
livelihood problems informally and on their own terms. They rely on self- help
techniques ranging from the illegal tapping of urban services by low-income
households to the provision of their own electricity. Water and sewerage supply
by high-income developers.
2.5 Housing as an Engine of National Development
The housing sector is the bedrock of the economy of developed nations. In the more
advanced economies like the United States of America, Great Britain and Canada.
This sector contributes between 30% and 70% of their Gross Domestic Product
(GDP) Investment in housing accounts for 15% to 35% of aggregate investment
worldwide. This sector employs approximately 10% of labour force worldwide. The
housing sector in Nigeria contributes an insignificant 0.38% to its GDP. These countries
rose to become the greatest advanced economies on the tide of housing development.

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Homeownership is a measure of household wealth and GDP. It is generally accepted

that the standard of housing in a nation indexes its effective economic development;
standard of living and its height of civilization. The housing sector has the potential to
generate employment, increase productivity, raise standard of living and alleviate
poverty. It also has the capacity to reduce crime rate, insurrections, militancy, and
terrorism and substantially address wealth distribution as well as security concerns. It
is able to achieve this because investment in housing affects all facets of our life
through its multiplier effect on economic development through forward linkages to
the financial markets and backward linkages to land, building materials, tools,
furniture and Labour markets. An example is that the construction of a medium sized
(2/3 bedrooms) bungalow is capable of directly creating employment for an
average of 76 workers. The number goes up significantly when the forward and
backward linkages are factored into the process. Therefore for a 1000 housing unit
scheme of two bedroom bungalows, up to 76,000 workers will be engaged for a
period of between 12-18 months.
Accordingly, if in a year 1000-housing unit estate is built in each of the 36 States of the
Federation and FCT, we would create a workforce of 2,815,000 per annum. This
labour force consists of all professionals in the built environment as well as skilled and
unskilled labour namely: Bricklayers, Plumbers, Carpenters, Tilers, Iron benders,
Painters, Diggers, Excavators, Electricians, Suppliers of materials, Furniture makers,
Food vendors, Block moulders, Security men, Drivers, Horticulturists, Gardeners, etc.
At the Presidential Job Creation Summit held on 12th April 2011, the National
Economic Management Team (NEMT) declared that through the construction of
5,000 housing units in each State of the Federation, including the Federal Capital
Territory (FCT), 14,000,000 Jobs will be created in 12 to 18 months. Therefore,
15

the housing sector of the economy has a tremendous impact on job creation,
employment, security, socio-political stability, effective economic growth and
development of societies Governments, the world over device various strategies to
meet this all important concern. For instance the Vision 20:2020 development plan
and Financial System Strategy 2020 (FSS2020) have assigned special roles to the
housing sector, expecting it to drive the financial system and contribute not less than
20% to the GDP by the year 2020.
2.6 Housing Provision and Policy in Nigeria
Public intervention in housing in Nigeria began in the colonial period following
the outbreak of bubonic plague in Lagos in the 1920s. During the period 1900 to
1960, government involvement was centered essentially on the provision of
quarters for expatriate staff and for selected indigenous staff. In this period, conscious effort was not made to construct houses for the general public by the
government. Thereafter, successive governments in Nigeria sought to confront
the nagging problem of accommodating an increasing number of Nigerians. According to CASSAD (1993), the Federal Government of Nigeria has been
involved in housing delivery in two areas, namely,
1. The Federal Low-Cost Housing Project (1972- 1979, and 1975-1983); and
2. The Site and Services Programme (1984 1988).
The state governments have also been involved in housing provision with similar
programmes to that of the federal government in the form of direct housing
construction, staff housing loans, site development and services schemes, and
mortgage lending to individuals.
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The post-independence government in the country did not fare better than the
colonial government in terms of housing for the public. The concepts of
Government Residential Areas (GRAs) were not only retained but were
embraced and promoted with greater zeal. Those who took over government saw
in them (GRA) a mark of distinction to stay in the GRA (Aribigbola 2000). After
independence, aside from the creation of Federal Mortgage Bank of Nigeria
(FMBN), the Federal Government did little in the area of housing intervention
until 1980 when it embarked on an elaborate National Housing Programme
based on the concept of affordability and citizen participation.
In order to address the growing housing shortages and affordability problems in
Nigeria, a number of policy initiatives have been articulated and introduced.
Thus, the components of the main policy packages are briefly highlighted in this
section of the article. The National Housing Policy launched in 1991 had as its
ultimate goal, ensuring that all Nigerians owned or had access to decent housing
accommodation at affordable cost by the year 2000 AD. The main objective of
the policy was to make the private sector the main vehicle for the organization
and delivery of housing products and services (Yakubu 2004).
Towards the achievement of the goal of the policy, a two-tier institutional
financial structure, with Primary Mortgage Institutions (PMIs) as primary lenders
and Federal Mortgage Bank of Nigeria (FMBN), as the apex institution with a
supervisory role over a network of the PMIs was established. The FMBN later
ceded the supervisory function over PMIs to the Central Bank of Nigeria (CBN)
in 1997 (Yakubu 2004). The FMBN as deconsolidated by Decree No. 82 of 1993
was empowered, among other functions, to collect, manage and administer
contributions to the National Housing Fund (N.H.F) from registered individuals
17

and companies. The FMBN is, however, a wholesale mortgage institution and
only disburses the proceeds of the N.H.F through PMIs licensed to do so.
Prospective borrowers who must be contributors to the fund thus make
application to the PMIs who in turn resort to the NHF through the FMBN. Funds
on lent by the PMIs must be underwritten by them while they must be
participants in the loan making to the tune of 20 percent. Under the programme,
workers earning above N3,000 per annum, are compelled to save 2.5 percent of
their monthly income into the NHF as contributions. Commercial as well as
Merchant Banks were expected to offer to FMBN 10 per cent of its non-life
funds and 40 percent of its life funds in real property development out of which
not less than 50 per cent must be paid to the FMBN.
The recognition of the growing housing problems in both the rural and urban
areas of Nigeria and the acceptance of the failure of the expired 1991 National
Housing Policy prompted the federal government of Nigeria to set up a 15- Man
Committee to review existing housing policy and articulate the New National
Housing Policy (NNHP) of 2002. The 2002 NNHP has as its primary goal of
ensuring that all Nigerians own or have access to decent, safe and sanitary
housing accommodation at affordable cost with secure tenure through private
initiative, that is Real Estate Developers on the basis of mortgage financing.
The most significant innovations or change is the transition from governmentbuilt to privately developed housing (Mabogunje 2003). As a consequence, many
of the estates built in the 1950s and 1960s are now being sold to private
individuals and organizations through competitive bidding. In sum, there is
disengagement of public sector in housing provision to that of private. Another
major innovation introduced by the NNHP is the emergence of Real Estate
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Developers Association of Nigeria whose formation was initiated by the

Presidential Technical Committee on Housing and Urban Development. Beside
the above, the new NNHP introduced .a range of measures to ensure easier
accessibility to mortgage loans by contributors to NHF, PMIs and Real Estate
Developers
Under the new policy, amortization period for NHF loan repayment has been
increased from 25 to30 years, while the loan repayment period for developers is
24 months. Interest rates charged on NHF loans to PMIs has also been brought
down to 4 percent from 5 percent while loan lending rates to contributors is now
reduced to 6 percent from the previous 9 percent it used to attract in the 1991
housing policy. The policy permits a graduated withdrawal of contributors who
may not obtain loan under the scheme. Such contributors may withdraw 30
percent of contributions after 10 years of contribution; 50 percent after 15 years;
70 percent after 20 years and the balance at 60 years of age. The policy also
makes contribution to the scheme optional for persons earning less than the
national minimum wage. The reason for this is that such a person is not likely to
be able to bear the burden of loan (Yakubu 2004)
In addition to the above, and in recognition of the acute shortage of residential
accommodation in some major cities in the country such as Lagos and Abuja,
and in order to facilitate actualization of the policy, the federal government
introduced some intervention measures commencing with a pilot project that
involve the construction of new forty thousand (40,000) housing units per annum
nationwide with at least 1,000 units in each state of the federation, 1,500 units in
Kano and River states, 2,000 units in Lagos State and 3,000 units in Abuja.

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2.7 Housing Situation in Nigeria

Nigerians are confronted with a myriad of housing problems, which are
essentially connected with the hardships they face in securing and retaining a
residence. This situation is particularly evident in Lagos state due to the
cosmopolitan nature of the state, which has placed great demands not only on
housing but also on physical and social amenities.
Egunjobi, (1999) succinctly stated that there are twin problems of quantitative
and qualitative deficiencies with respect to housing in Nigeria, especially Lagos
State The efforts of governments at federal, state, and local government to
provide housing for the urban population have not yielded much fruits.
Researchers have tended to draw a strategic link between urbanization
processes in a country and subsisting housing problems. Thus, the rapid rate of
urbanization and its attendant socio-economic and spatial consequences have
been of tremendous concern to all professionals, policy makers and analysts
especially as it affects urban development and management (Olatubara, 2007).
It should be noted that the problem of urbanization in Nigeria is not
necessarily that of level but that of rate. For example, while the level of
urbanization in Nigeria is put at 36%, that of South Korea is 79%, Mexico 74%
and Columbia 71% (Population Reference Bureau, 2001). While the rate of
urbanization in Seoul is 7.8%, Mexico City is 5.5% and Bogota 5.4% and that of
Lagos is 15% per annum (Federal Government of Nigeria, 1991).This rapidity
in the rate of urbanization is so overwhelming that it generally far exceeds the
speed with which government` are able to respond to the dynamics of

20

urbanization due to inadequate facilities, resources and capabilities at their

disposal.
To fill the gap of quantitative housing problems in Nigeria in general and Warri
State in particular are the private developers. These private developers according
to Olatubara (2008) have as their motivation the desire to make profit. Many of
them capitalize on the acute shortage of accommodation by providing housing
at exorbitant prices to prospective house seekers. Invariably, the majority of the
houses provided by the private developers, besides being expensive are deficient
in meeting the requisite minimum standards that make for a healthy and
comfortable living
Also in housing policy, women or girls are often excluded or discriminated
against as they do not fit into the traditional concept of a family (African
Development Bank, 1990). Furthermore, Lawanson (2006) states that when
housing programmes are upgrading schemes present opportunities for the
improvement of human settlement, women are often excluded. Projects are
designed without reference to womans economic, domestic or community
responsibilities. Policy makers focused on providing for the needs of the
presumed male head of the house, virtually ignoring the large number of women
who head or maintain households.
Among the peculiar problems are the patriarchal attitudes of men which sees a
woman who moves out of her accepted family role in order to source for
accommodation, as a loose woman. Men may fall back on societal
expectations and treat the woman as sexually available. In some instances, the
housing needs of women may force some of them to stay in a hostile
21

relationship, as some may perceive that they are likely to be denied

accommodation elsewhere or be sexually harassed by house-owners.
Globally, studies had shown this trend as regards women securing
accommodations on their own merits. For instance, United States Department of
Justice Civil Rights Division, Housing and Civil Enforcement Section (2005)
reports state that sexual harassment is more likely to occur in rental properties,
and among poor women who could not afford to pay market rates in a
competitive housing market. These women often choose between being harassed
at home or end up living on the street. The report also revealed that many of these
female-tenants sometimes were reluctant to report or challenge their landlords on
their bahaviour. Instead, they move or simply put up with the harassment, as well
as with poor maintenance and services rather than pursue fair treatment and
justice.
Apart from this report, numbers of studies lend credence to the fact that female
gender are usually discriminated against in various ways when seeking
accommodation. Seager (1998), Novac (2005), Tester (2007) succinctly state
that most migrant women who make up a larger proportion of international
migrants are usually discriminated against especially in access to housing in
foreign land. Most of these migrant women are also harassed by the landlords
and their agents as a result of perceived traditional roles of women or girls.
2.8 Empirical Review
A survey of literature vividly shows that public housing connotes different
meanings in different countries (Oxley, 1999; Parson, 2007). But in the context
of this study, public housing describes housing provided, owned or managed
22

independently by government or in collaboration with private sector for the

purpose of providing mass housing to citizens and some key top government
officials on owner-occupied or rental bases (Ibem and Amole, 2010). In spite of
the different meanings and connotations of public housing in literature, there is
consensus among authors and researchers that the goal of public housing
provision in most countries of the world is the provision of subsidized housing to
households and individuals who are unable to gain access to decent housing at
market prices (Balchin et al., 2000; Liu, 2007). This is particularly very
important in improving public health; reducing societal injustice and poverty;
ensuring social order and accommodating population growth (Grigsby and
Bourassa, 2003).
Several studies have indicated that public housing provision involves policy
formulation, institutional development, actual housing provision, allocation and
management (Omole, 2001; Valenca, 2007; Sengupta and Tipple, 2007). This
goes to suggest that challenges in public housing provision are related to policy
formulation, institutional growth and development as well as actual production
and consumption of housing units and services. In fact, Sengupta and Tipple
(2007) noted that the performance of public-sector housing in terms of total
supply and quality, price and affordability of housing and services depends on
these key areas and perhaps on other intervening factors. Specifically, the actual
production of housing units and associated services is one of the key objectives
of public housing provision which aims at increasing decent and affordable
housing stock within a country, state or locality. However, evidence from
literature review clearly shows that public housing provision in many developing
countries, including Nigeria, has not recorded any impressive result in marching
23

housing production to housing demand, as there are huge housing supply deficits
in many less developed countries (Rondinelli, 1990; Mukhija, 2004; Sengupta
and Ganesan, 2004; Olotuah, 2010). It is on this basis that this paper contends
that the myriad of challenges militating against optimum performance of public
housing in developing countries deserve proper investigation for appropriate
solutions.
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at
over 15 million housing units (Onwuemenyi, 2008) for instance, has been
blamed on low productivity in public-sector housing. Table 1 shows the planned
and constructed number of housing units in the different public housing
programs initiated between 1962 and 1999. Examination of Table 1 reveals that a
total of 618,498 housing units were planned for production in the various public
housing schemes across the country. However, around 85,812 housing units
representing around 14% of the planned housing units were actually completed.
This achievement level clearly shows that many of the public housing programs
initiated by government within that period failed to meet the targeted number of
housing units. The cumulative effect of this failure is that an estimated 75% of
Nigerias 60 million urban population live in slums, and not less than 700,000
housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria, 1991; Olotuah, 2010).
If the recent revelation by the Federal Ministry of Housing is anything to go by,
the current national annual production of 10,000 housing units fall short of the
estimated yearly housing demand in Nigeria. This implies that adequate
measures need to be urgently put in place to combat the challenge of low
productivity in public-sector housing in this country.
24

In view of the foregoing, many authors have argued that the challenge of low
productivity in public housing in Nigeria is rooted in mismanagement of funds
and politicization of housing program (Bana, 1991; Mustapha, 2002) while
others are of the opinion that poor implementation of housing policies as well as
lack of proper coordination of activities of public housing agencies were the key
challenges of public housing in Nigeria (Ikejiofor, 1999; UN-HABITAT, 2006;
Akinmoladun and Oluwoye, 2007; Ademiluyi and Raji, 2008). Another school of
thought believes that low capacity of public housing agencies in delivering their
housing mandate is responsible for the failure of past public housing schemes to
achieve set targets in Nigeria (Bana, 1991; Emerole, 2002). These views are no
doubt very incisive as they attempt to identify the possible reasons why many
past public housing schemes failed to achieve targeted number of housing units
in the country. They are however, deficient in revealing why this challenge has
persisted over the years. Specifically, the reasons why previous public housing
programs were politicised and poorly implemented as well as the areas of
weakness in organizational capacity in public housing agencies have not been
addressed. These are vital areas of research deficiency which this study will
attempt to address.
Interestingly, contemporary literature on organizational studies has shown that
performance of organizations in product and service delivery depends on a
number of factors. These include availability of requisite human resource, staff
morale, work environment, equipment, technological know-how and funding
(Lusthaus et al., 2002). Others are leadership style, role assignment to staff,
information management strategies, process management and monitoring
strategies, innovation, communication channel, staff evaluation and reward
25

system, capacity building process and others (Wachira, 2009). Therefore, an

investigation into these vital components of organizational performance can help
to uncover the actual areas of deficiencies in organizational capacity in public
housing agencies in Nigeria.
With respect to affordable housing provision, the UN-HABITAT (2006) report on
Nigeria noted that past public housing policies and programs in the country were
aimed at enabling low-income earners gain access to decent housing at
affordable cost. According to Aribigbola (2008), the 2002 New National Housing
and Urban Development Policy (NNHUDP) for instance, asserted that no
Nigerian is expected to pay more than 20% of his or her monthly income on
housing. But to the contrary, prior studies (Onibokun, 1985; Awotona, 1990; Mba
1992; Olotuah and Bobadoye, 2009; Ibem, 2010) have shown that the targeted
population of many past public housing schemes in Nigeria did not benefit from
such schemes. This was due to high cost of housing units provided.
Consequently, several authors have contended that the constraints in accessing
housing inputs (land, building materials and finance) as well as cost of providing
infrastructure were partly responsible for the hike in the cost of public housing
beyond the reach of an average Nigerian (Ikejiofor, 1999; UN-HABITAT, 2006;
Aribigbola, 2008).

CHAPTER THREE
RESEARCH METHODOLOGY
3.1 Design of the Study
26

This study was carried out using descriptive survey research design; this was
because the study sought to access the topic: Housing the Poor: A Vehicle for
Economic Empowerment and Poverty Alleviation; a Study of Warri Delta
State Nigeria and so, carrying out a survey was done to identify the problems
associated with handling waste.
3.2 Area of Study
The area of this study is Warri Delta State Nigeria.
3.3 Population of the Study
Population is a technical term used to describe a group of people living or
working in a particular place; it is simply refers to as the totality of research
subjects. Therefore the population of the research is restricted to residents of
Warri Delta State. The population of Onitsha South Local Government is
(Delta State Year Book, 2011).

3.4 Sample and Sampling Technique

Sampling involves the selection of a number of study units from a defined
population or universe. A sample on the other hand is a smaller part that
represents the larger whole; that is the subset of population.
Sample according to Nwabueke (1993 p.8), is a sub-set of the total population of
the universe to be studied. Since the population is a finite one, application of

27

statistical formula becomes imperative in determining the sample size. The sample
size can be determined using Taro Yamanes formula:

e
1+N
N
n=

Where

n = Sample size
N = Population of the study

e = Tolerable error 9% (0.09)

1= constant
Where

N= 536023

0.09
1+536023
536023
n=

n=

536023
1+536023 ( 0.0081 )

n=

536023
4341

28

A sample size of 123 was utilized for the study

3.5 Instrument for Data Collection

The scope of this article requires a comprehensive data set containing variables
on the economic, social and demographic variables of households as well as
indicators of housing characteristics including costs, rents, size and quality.
The basic data set utilized in this paper was therefore collected using a structured
questionnaire administered to selected residents of Warri. Systematic sampling
technique was used to select buildings at intervals of every twentieth building.
3.8 Procedure for Data Collection
In all, a total of 123 questionnaires were administered on households head in the
city. Data were collected by face-to-face interview. In addition, other relevant
materials and data were sourced from published sources such as the report of the
survey of housing units in selected urban towns in Delta State by Delta State Ministry of Finance and Economic Planning, Delta, journal articles, newspaper,
textbooks and internet among others.
3.9 Procedure for Data Analysis

29

Appropriate statistical techniques including frequency tables and percentages were

used to explain the results of the study. The Chi-square test of independence was
used to ascertain the association between monthly income and rents paid on
housing by respondents of the study area.

CHAPTER FOUR
PRESENTATION AND ANALYSIS OF DATA
This chapter presents the statistical analysis and interpretations of the data
collected from the respondents for the study. The first part of the chapter dealt
with an analysis of the demographic characteristics of the respondents,
presented in tables of frequencies and percentages respectively. The second
part deals with the presentation and analysis of the research questions while the
third part deals with the test of hypothesis and discussion of findings.
Table 1 Distributions on return rate of Questionnaire
Options

Frequency

Percentage (%)

Distributed

123

100

Not returned/invalid

23

`18

Returned

100

81

30

Source: Field Survey 2014

Table 1 shows that out of 123 copies of the questionnaire distributed, copies
representing 18% were either not returned or invalid, while 100 copies
representing 81% were returned. Thus 81% of the questionnaires administered
were utilized to reach conclusion in this research.

4.1 Analysis of the research Questions

Householders Income in Warri

31

Table 2: Income profile of households heads in Warri

Income
(Naira)

Frequency

Percent

Cumulative
percent

Below 6,000

20

29.6

29.6

6001 10000

22

22.5

52.1

10001 15000

23

23.5

75.6

15001 20000

11

11.1

86.7

20001 25000

5.6

92.3

25001 30000

3.1

95.4

30001 35000

96.3

35001 40000

1.5

97.8

Above 40000

2.2

100.0

Total

100.0

100.0

Source: Field Survey 2014

Table 2 depicts the pattern of the income structure of the respondents as obtained from
the field investigation. Analysis of Table 1 shows that a high proportion of the
32

respondents (75%) earn below N15,000 monthly. In other words, majority of

respondents (75.6%) can be classified as low-income earners, while about 2
percent can be classified as middle-income earners. The remaining householders
(6.4 percentage of the sampled population) fall under the high-income group. This
result shows that majority of householders or residents of the study area are low
and medium income earners. The implication is that they will not be able to pay
high rents or build their own housing and equally be able to meet other necessities
of life when faced with the problem of high rents.

Housing Cost (Rent) in Warri

Table 3: Monthly rents on housing units by householders in Warri
Monthly rent (n)

Frequency

Percentage Cumulative Percentage

Below 500

20

19.7

19.7

501-1000

36

36.7

56.4

1001-2000

21

21.0

77.4

2001-5000

16

16.3

93.7

5001-10000

5.6

99.3

Above 10000

0.7

100

33

Total

100

100.0

Source: Field Survey 2014

The rent paid on housing unit occupied or equivalent if owner occupied is the cost
of housing in the study area. Table 3 shows the monthly rent paid by respondents
on housing units occupied by them. Analysis of the table shows that the highest
number of respondents pays between N500 and N1,000 on housing. This group
accounted for 36.7 per cent of the sampled population. Those that paid between
N1,000 and N2,000 come next (21%). Others are those that pay below N500,
(19.7%); N5,000 to N10,000 (5.6%). A very small proportion of the respondents
(0.7%) pay above N10,000 monthly for their housing. Investigation shows that
apart from paying for rents, householders also pay other charges like electricity
bills, water, sanitation and in some areas, night guard, cost of cleaning common
areas, and refuse disposal bills. All these add up (plus rents) to the total housing cost
to householders in the city.

Housing Affordability
Table 4: Percentage of income spent on housing in Warri
S. No.
Income spent (%)
frequency
Percentage
1

Below 20

19

18.58

34

20-30

25

25.04

30-60

37

36.98

60-90

18

17.67

Above 90

1.73

100

100.00

Total
Source: Field Survey 2014

Beside the examination of the income profile of householders and monthly rents
on housing units occupied by the householders in Warri, the percentages of
monthly income expended on housing units occupied by them was also examined to
ascertain their affordability and the challenges it posses to the environment. Table
4 shows the percentage income of householders spent on housing. A closer
examination of the Table shows that 18.58 percent of the sampled respondents
spent less than 20 percent of their monthly income on housing. 25.04 percent of
householders spent between 20 and 30 percent of their monthly incomes on
housing, while, the majority (36.98 per cent) spent between 30 and 60 percent. In
addition 17.67 percent of householders spent between 60 and 90 percent of their
monthly income on housing. The remaining 1.73 percent spent above 90 percent on
housing. Applying the 25 to 30 percent rule of thumb, then about 57 percent of the
residents of the city have housing affordability problem. This is because they pay
above the 30 percent maximum benchmark on housing units occupied by them.
35

This is, however, lower than that of other major cities in Nigeria where various
random surveys indicate that affordability is a major problems of housing demand
among about 85 percent of urban households in Nigeria (Bichi 2003). In Lagos ,
Nigeria, it has been reported that average monthly rents is about 60 percent of
the national Minimum wage as against the 20 percent set by the United Nations and
National Policy on Housing (FRN 1997 and Fawehinmi 2000).
Number of Rooms Occupied by Respondents
Table 5 Number of Rooms Occupied by Respondents
No. of rooms

Frequency

Percentage

Cumulative Percentage

One room

25

24.19

24.19

Two rooms

31

31.00

55.19

Three rooms

25

24.91

80.10

Four rooms

14

13.53

93.63

Five rooms

5.19

98.82

Six rooms and above

1.16

100.00

100

100.00

Total

Source: Field Survey 2014

The number of rooms occupied was used to measure the size of housing unit
occupied by respondents in the study area. The result is as depicted in Table
36

4. Analysis of Table 5 shows that majority of respondents (29.8 percent) are

occupying a 2-room apartment. 3-room and 1- room apartments were
occupied by 23.9% and 23.25 percent of the respondents respectively. 5. 19
percent of the respondents are occupying five rooms. While householders
occupying six rooms and above recorded the least number of respondents
(1.16 percent). The implication of this result when compared with the
findings of Aribigbola (2005) that majority of householders prefer flat apart
and previous studies that revealed household size in Nigeria to be six, then
the current housing of people in the area is inadequate to meet their needs.

Condition of Housing Units in Warri

Table 6: Building conditions in the study area
Condition of building

Total

Percentage

Good

60

60.0

Fair

34

34.2

Poor

5.8

Total

100

100

Source: Field Survey 2014

37

The overall physical soundness of the sampled dwellings was assessed. The
assessment consists of buildings which were considered to be physically sound
and need no repairs, to those that needed minor or major repairs to make them
sound as well those which were regarded as poor/dilapidated. The last category
was reserved for units which were so defective that the cost of putting them back
into service would be greater than the cost of replacing such units altogether (Wahab
et al. 1990). Table 6 shows that majority (60%) of buildings investigated were in
good physical condition. The fair buildings accounted for 34.2 percent while the
poor/bad ones only accounted for 5.8 percent of the sampled buildings.
Source of water supply in Warri
Table 7: Source of water supply in Warri

Source: Delta State of Nigeria 2003

However, since the physical attributes of housing is just one of the variables or
bundle of services that made up housing, other parameters of housing condition
such as water supply, availability and type of toilet facilities and refuse disposal
system among others were also examined. Table 6 shows the major sources of
water supply in Warri. Analysis of the Table shows that majority of residents of
the city depend on wells for their water supply. This constitutes 65.7 percent of all
residents in all the houses in Warri. This is followed by those categorized as others
38

(19.5 percent) which include springs, brooks, rain, streams and in some cases public
tap. Boreholes and pipe-borne water accounted for 6.0 and 8.3 percents of water
supply in Warri respectively. The implication of this is that majority of residents of
the city depends on water supply from unsafe sources thereby lowering the quality
of housing in the city.
Types of Toilet Facilities
Table 7: Type of toilet facilities in Warri

Source: Delta State of Nigeria 2003

On toilet facilities, Table 7 shows that the highest percentage (41.31) of buildings in
Warri is provided with pit latrine. This is closely followed by water closet (35.38
percent). The Table also shows that 23.25 percent of all buildings in Warri lack any
form of toilet facilities. The fact that 35.38 percent of buildings in the city and
another 23.25 percent of all buildings do not have any form of toilet facilities
indicate that majority of buildings in the city is substandard and that many
residents of the city will defacate anywhere and cause environmental problems.

Table 8: Solid waste disposal method in Warri

39

Source: Delta State of Nigeria 2003

Another indicator of housing quality is refuse collection and disposal system. On
method of refuse collection and disposal in the city, the Waste Management
Authority is responsible for collection and disposal of waste from 31.2 percent of
all the buildings in the city (see Table 8).55. 1 and 11.8 percents of waste generated
in the city are disposed off by dumping them on dump site and by burning
respectively. These methods are not only unhealthy but destroy and pollute the
environment.
Table 9: Level of respondents monthly rents by income in Warri
Percentage
501
1000

1001-2000

2001-5000

5001-10000 Above
10000

40

4.2 Test of Research hypothesis and Discussion of findings

Hypothesis 1
H0: There is no significant relationship between level of income of respondents
and the amount of rents paid on dwelling unit occupied
In order to determine the relationship between income and rents paid by householder
on housing unit occupied by them, the income level of householders was crosstabulated with rents as depicted in Table 9. From Table 9, the highest proportion of
the respondents (30.5%) earn below N 6,000 monthly. Out of this figure (7.9%) pay
below N500 on their housing while majority pays between N501 and N1 000 monthly
on their housing. Another 25 (3.8%) pay between N1, 000 and N 2,000 monthly on
rent while the rest 12 (1 .8%) pays between N 2,000 and N 5,000 monthly on rent.
The same table also shows that an insignificant proportion of the respondent (0.6%)
pays above N 10,000 as rent monthly. Respondents in this category are found in the
income levels of N 35,001 and N 40,000 monthly and N 10,001 and N 20,000
respectively. On further inquiry on the latter group, one of them is living in
government quarters and the other is staying in an inherited house therefore they are
actually not paying economic rents.
To further ascertain the relationship between income of respondents and rents paid
on housing unit occupied, the chi-square methods was utilized. A Chi- square
calculation of the relationship between the level of income of the respondents and
monthly rents on housing revealed a significant relationship between monthly

41

income and rents paid on housing by householders as indicated by the Chi-square

computed values of 543.032 at = 0.05. This therefore, we reject the null
hypothesis and accept the alternate which indicates that there is a significant
relationship between level of income of respondents and the amount of rents paid
on dwelling unit occupied. In other words, as income increases, the amount paid on
rents also increases.
Sustainability of Housing in Warri
The conceptual framework discussed earlier indicated in housing provision,
sustainable development explicitly relates to discussion of affordability and
housing quality and incorporates issues of social equity and justice (UN 1996).
Since these concepts are germane to sustainable development of housing, they are
therefore, utilized to examine the sustainability of housing in Warri, Delta State.
Hypothesis 2
H0: Quality housing in Warri Delta State is not affordable to the poor and lowincome earners
The literature indicates that affordable housing is that which costs the occupant
household (householder) not more than 30 percent of their annual income.
However, since the Nigerian housing policy does not want any Nigerian to spend
more than 20 percent of his/ her income on housing expenditure, this is thus used
as the basis for determining affordability of housing in the city. The analysis above
indicates that over 30 percent of residents of Warri pay over 30 percent of their income on housing and majority lacks basic facilities. In addition, an examination of
the wage in Delta State shows that the least paid worker earns N78,000 per
42

annum (N6,500 per month). 20 percent of this N15,600; 25 percent is N19,500

and 30 percent is N23,400.
Based on this finding we accept the null hypothesis which indicates that quality
housing in Warri Delta State is not affordable to the poor and low-income earners
This level of income is inadequate to rent and furnish adequate and standard
housing accommodation in the city as reflected in Table 4. Similarly, this will be
inadequate to meet the cost of loan repayment for this category of contributors to the
National Housing Fund scheme established under the National Housing Policy as
the principal means of financing housing in the country. This corroborated the
argument of Agbola (2003) that the salary and income profile of Nigerians may not
be enough to be partakers of the houses provided by private investors. The
Chairman of the technical committee on the implementation of the policy argued
that the policy is targeted at those on grade levels 13 and above. Focusing a national
policy on a segment of the public sector workers excludes the others and in this
situation, these other segments are in the majority. In addition, focusing the policy
on contributors to the scheme alone that are mainly public sector workers excludes
majority of Nigerians who are outside paid employment.
Housing Quality: Like affordability, sustainable housing delivery is expected to
improve and enhance housing quality. The analysis undertaken above and result of
other urban housing study shows that the quality of dwelling units is severely
inadequate compared to her population. This is manifested in growing levels of
overcrowding, increasing and deteriorating environment (Bello and Bello 2006). In
1976 and 1979, the average number of persons per room in urban areas was
estimated to be 2.34 and 2.38 respectively, the percentage of urban household
43

occupying single room was estimated to be 85.7 percent in 1980/81 rising to 89.3
percent in 1984 (FOS 1985). In a recent study of six selected cities in Nigeria, the
proportion of households staying in single rooms ranges from 39.8 percent in Yola to
49.5 percent in Port Harcourt (Olokesusi et al. (2003). In an attempt to solve the
problem of housing quality the 1991 policy specified government desires to
encourage and promote the use of local building materials to reduce cost of
housing. This seems to be a good idea, but the problem with this is that the policy
did not state how housing quality would be improved and enhanced under the policy.
This is important because the 1991 housing policy indicated that about 3 million
housing units would need to be upgraded. The 2002 housing policy did not specify
how to achieve this. Yet for sustainable housing delivery, the existing stock must
be maintained and improved, otherwise it will deteriorate due to usage and the
effects of climatic elements thereby reducing available stock of housing.
Equity and Social Justice in Access to Housing: For a housing policy to be
sustainable, it must take on board the interest of all householders. In other words,
all citizens must be provided for or have equal access. However, as explained above,
under the policy, only contributors to the scheme can benefit from its loans facility.
Others who are not contributors on the account of not being a public sector worker
and being low-income earners are excluded from the mass housing proposed under
the policy.

44

CHAPTER FIVE
SUMMARY OF FINDINGS, AND CONCLUSION
5.1 Summary of Findings
The results of this study indicate that;
a. There is a serious housing affordability problems in the study area.
b. It also revealed that the majority of householders in the city lack basic
facilities that make housing conducive and by extension promote the
development of the built environment.
c. This paper also revealed that the general movement towards a market
oriented real estate sector with inflation, economic recession, escalating
building costs and declining house-building activity has a lot of implications
for sustainable housing delivery and the built environment in Nigeria.
d. The level of income profile of majority of Nigerians cannot support mortgage
financing as proposed by the policy.
e. The above analysis and findings show that the NNHP may not achieve its
desired goal of ensuring that all Nigerians own or have access to decent, safe
and sanitary housing accommodation at affordable cost with secure tenure.
45

f. It also exposes the fact that the policy does to fully embrace sustainable
housing principles of affordability, community participation and equity and
social justice that are the hallmark of sustainable development.
5.2 Conclusion
The growing problems of affordability in Nigeria over the last two decades has
brought into focus the need for housing researchers and decision makers to develop
a better understanding of the structure, operation and dynamics of urban housing
market. The research, therefore, examined the issue of affordable housing and
found that a significant proportion of householders in the city are facing housing
affordability problem particularly with reference to quality of housing to the
quality of the built environment. The paper demonstrated serious housing
affordability with particular reference to quality and accessibility to good quality
housing.
The researcher reasoned and suggested that if affordability in housing is to be
properly and adequately addressed in cities of developing countries, there is need
for policy initiatives and interventions to assist the low-income earners. The
present approach or policy that over-emphasized unfettered market forces in
determining housing consumption will not achieve the desired results of making
all Nigerians accessible to decent, safe and affordable housing. There is the need to
incorporate social housing into developing world housing and urban development
policy.
5.3 Recommendations

46

Based on the findings of the study, the researcher, made the following
recommendations
a. There is, an urgent need to make housing available at affordable cost.
b. The present tendency on relying on market forces of demand and supply and
leaving housing to private initiatives will not solve the problems of housing
shortages and quality in the country.
c. Government efforts should be directed at social housing.
d. There is need for all the three tiers of government to develop housing for
special people such as the disabled persons, aged people, single mothers
and the very poor people who could not meet their own housing needs.

47

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