AN EXAMINATION OF THE ISSUES AND CHALLENGES ENCOUNTERED IN THE EXECUTION OF PUBLIC SECTOR HOUSING IN ENUGU URBAN AREA.docx

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AN EXAMINATION OF THE ISSUES AND CHALLENGES
ENCOUNTERED IN THE EXECUTION OF PUBLIC SECTOR HOUSING
IN ENUGU URBAN AREA.
BY
OFORDILE STEPHEN OBINNA
ESUT/2014/150508
DEPARTMENT OF ESTATE MANAGEMENT
FACULTY OF ENVIRONMENTAL SCIENCES
ENUGU STATE UNIVERSITY OF SCIENCE AND TECHNOLOGY
(ESUT).
JULY, 2021.

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TITLE PAGE
AN EXAMINATION OF THE ISSUES AND CHALLENGES
ENCOUNTERED IN THE EXECUTION OF PUBLIC SECTOR HOUSING
IN ENUGU URBAN AREA.
BY
OFORDILE STEPHEN OBINNA
ESUT/2014/150508
A RESEARCH WORK SUBMITTED TO THE DEPARTMENT OF
ESTATE MANAGEMENT IN PARTIAL FUFILMENT OF THE
REQUIREMENT FOR THE AWARD OF BARCHELOR OF SCIENCE
(B.Sc.) DEGREE IN ESTATE MANAGEMENT.
ENUGU STATE UNIVERSITY OF SICENCEANDTECHNOLOGY (ESUT).
JULY, 2021

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APPROVAL PAGE
This is to certify that this research work titled “An Examination of The
Issues and Challenges Encountered in The Execution of Public Sector
Housing in Enugu Urban Area” was carried out by Ofordile Stephen
Obinna as a dissertation in partial fulfilment of the requirement for the
award (B.Sc.) in the department of Estate Management, Faculty of
Environmental sciences, Enugu State University of Science and
Technology (ESUT).
………………………………………… ……………………………..
Prof. Celestine Aniagolu Date
(Supervisor)
………………………………………… ………………………………..
Dr. Mrs Chiika Obodo Date
(Head of Department)
………………………………………… ………………………………..
Prof. A. Essaghah Date
(Dean of Faculty)
………………………………………… ……………………………….
Prof. F.I. Emoh
(External Examiner)

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DEDICATION
This project is dedicated to God almighty for his infinite mercies and
unending grace in my life.

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ACKNOWLEDGEMENTS
All praise to God almighty who brought me this far in my education. I
don’t know where I would have been or what I could have achieved
without Sir and Lady Emeka Ofordile my loving parents, who gave me
the best academically and otherwise. Also to my siblings Officer Hays,
Casstol and Sylvia you guys are the best anyone could ever ask for. May
god bless you al for your support.
I also acknowledge the entire staff of Estate Management department
of Enugu State University of Science and Technology especially Prof.
Aniagolu Celestine my supervisor who contributed immensely to this
work, The Head of Department Dr. Mrs Chika Obodo and My lecturers
Chief Frank Maluze, Mr Stephen Anih, Dr Alpha Odumodu, Mrs Nzekwe,
Mr C Asogwa for the wonderful lessons over the years.
Finally I wish to acknowledge my uncle Prof Edwin Nwobodo, my
aunties and cousins for their moral support. I equally wish to
acknowledge my entire course mates most especially Nwodo
Ogochukwu, Iheanacho Elvis and late Uchenwa chimaobi for their
assistance through the course of our stay in school. Thank you all and
God bless you.

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TABLE OF CONTENTS
COVER PAGE…….……………………………………………………………..i
TITLE PAGE....................................................... Error! Bookmark not defined.
APPROVAL PAGE............................................. Error! Bookmark not defined.
DEDICATION..................................................... Error! Bookmark not defined.
ACKNOWLEGEMENT...................................... Error! Bookmark not defined.
TABLE OF CONTENTS...................................................................................... vi
LIST OF TABLE....................................................................................................x
LIST OF FIGURES………………….……………………………......………….x
ABSTRACT........................................................ Error! Bookmark not defined.i
CHAPTER ONE ..................................................... Error! Bookmark not defined.
1.0 Introduction................................................ Error! Bookmark not defined.
1.2 Statement of the Problem.............................. Error! Bookmark not defined.
1.3 Aim and Objectives of the Study................... Error! Bookmark not defined.
1.3.1 Aim of the Study......................................... Error! Bookmark not defined.
1.3.2 Objectives of the Study.............................. Error! Bookmark not defined.
1.4 Research Questions........................................ Error! Bookmark not defined.
1.5 Hypothesis Formulation................................ Error! Bookmark not defined.
1.6 Scope of the Study........................................ Error! Bookmark not defined.
1.7 Significance of the Study............................... Error! Bookmark not defined.
1.8 Plan of the Study............................................ Error! Bookmark not defined.

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CHAPTER TWO .................................................... Error! Bookmark not defined.
2.0 Literature Review ........................................ Error! Bookmark not defined.
2.1 The National Housing Policy......................... Error! Bookmark not defined.
2.1.2 The National Housing Fund.........................................................................11
2.1.3 Terms and Conditions of the National Housing Fund.................................13
2.1.4 Review of the Housing Finance system ......................................................14
2.1.5 Strategies for Effective Mobilization of Fund.............................................15
2.2 Brief History of Government Intervention in Housing..................................16
2.2.1 Orthodox Approach .....................................................................................17
2.2.2 The Orthodox Market Approach .................................................................18
2.2.3 Reasons for Failures in Government Intervention Approaches .................19
2.2.4 an Alternative Approach .............................................................................21
2.3 The concept of Public Housing.......................................................................24
2.3.1 Institutional Framework of PPPs in Housing ..............................................25
2.3.2 Agencies Involved in Public Housing .........................................................26
2.3.3 Role of Government in Public Housing ......................................................27
2.3.4 Residential Partnering in Public Housing Basic Infrastructure Provision and
Maintenance…......................................................................................................28
2.3.5 Flowchart of Residential Partnering in Public Housing Basic infrastructure
Provision ...............................................................................................................30
2.4 Public Private Partnership in Housing Development. ....................................32
2.4.1 Role of Government Agencies in Public Private Housing Development. ..34
2.5 Nature of Nigerias Housing Problems...........................................................35
2.5.1 Public Housing Delivery in Nigeria ............................................................37

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2.5.2 Review of Past Housing Delivery Strategies...............................................42
2.5.3 Factors Affecting PublicHousing Delivery ................................................44
2.5.4 Organizational Challenges Encountered in Public Housing Delivery and
Provision ..............................................................................................................47
2.5.5 Contextual (Enviromental) Challenges in Public Housing Delivery .........48
2.6 Determinants of Public Housing Satisfaction in Enugu Urban Area .............49
2.6.1 Availability of Facilities ..............................................................................50
2.6.2 Overall Apperance of the Building.............................................................50
2.6.3 Proper Estate Managment............................................................................50
CHAPTER THREE..................................................................................................51
3.0 Research Design And Methodology ............................................................51
3.1 Research Design .............................................................................................51
3.2 Re-Statement of the Problem.........................................................................51
3.3 Description of the Area of the Study..............................................................52
3.3.1 History.........................................................................................................52
3.3.2 Geography ..................................................................................................54
3.3.3 Climatic Conditions.....................................................................................55
3.3.4 Culture.........................................................................................................55
3.4 Sources of Data...............................................................................................56
3.4.1. Primary Sources of Data.............................................................................56
3.4.2 Secondary Source of Data ...........................................................................57

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3.5 Population of the Study ..................................................................................57
3.6 Determination of Sample Size and Sampling Technique...............................58
3.7 Instrument of Data Collection ........................................................................61
3.8 Methods of Data Presentation and Analysis...................................................62
CHAPTER FOUR....................................................................................................63
4.0 Data Presentation and Analysis...................................................................63
4.1 Presentation of Base Data...............................................................................63
4.2 Presentation of Data on Bio Data of Respondents ........................................64
4.3 Presentation of Data On Major Challenges Encountered in Public Sector
Housing Execution................................................................................................69
4.4 Presentation of Data on the Causes of Challenges During Public Housing
Execution ..............................................................................................................72
4.5 Presentation of Data on Preventive Strategies to Challenges Encountered ..75
4.6 Test of Hypothesis........................................................................................77
CHAPTER FIVE......................................................................................................88
5.0 Summary of Findings, Recommendations and Conclusion......................88
5.1 Summary of Findings.....................................................................................89
5.2 Recommendations...........................................................................................90
5.3 Conclusion ......................................................................................................92
REFERENCES.........................................................................................................91

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LIST OF TABLE
Table 3.1 Estimated population distribution and sample size of the study ……88
Table 4.1 Presentation of data on questionnaire distribution……………….….92
Table 4.2 Presentation of data on sex of respondents……………………….…93
Table 4.3 Presentation of data on age bracket of respondents………………....95
Table 4.4 Educational qualification of respondents……………………………96
Table 4.5 Presentation of data on marital status of respondents ………………97
Table 4.6 Presentation of data on years of services of respondents……………98
Table 4.7 presentation of data on the major challenges encountered in the
execution of public sector housing……………………………………………..98
Tables 4.8 Presentation of data on the causes of challenges encountered in the
execution of public sector housing……………………………………….…….99
Table 4.9 presentation of data on solutions to the issues encountered in the
execution of public sector housing………………………………………….…101
Table 4.10 Test statistics……………………………………………………….89
Table 4.11 x2
test of proportionality values…………………………………….90

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LIST OF FIGURES
Fig 1.The role of government in public housing………………………………..11
Fig 2. Institutional framework for PPPS housing in Nigeria…………………….12

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ABSTRACT
This study was carried out to examine the issues and challenges encountered in the
execution of public sector housing in Enugu urban area. The Study determined the
issues and challenges encountered in the execution of public sector housing in
Enugu urban area, the causes of these issues encountered and the solutions to
these issues. Survey research design was adopted, while structured questionnaires
and interviews were used to collect data. A sample size of 569 was selected from
the total population of 911. The population of the study comprises 230 staff
members of ESHDC, 196 Registered Estate surveyors and valuers, 162 Registered
Architects and 139 registered Quantity surveyors. Four hundred and thirty three
(433) which represents 76% of the 569 questionnaire randomly administered to the
respondent were retrieved while one hundred and thirty nine which represents
34% were not retrieved. The data generated were analyzed using 𝑥2
test of
proportionality. The result of the study showed that there are various issues and
challenges assailing the execution of public sector housing in Enugu urban area.
This was determined through the information gotten from the respondents and
other forms of data collected. Also the result of the test of hypothesis showed that
public sector housing has significant challenges in Enugu urban area. The study
finally recommends the need for a concerted effort by the political leaders at all
levels of Government to ensure a stable political climate in the state, this will
among other things ensure that public sector housing policies and programmes are
devoid of unnecessary political interference and thus ensure consistency and
continuity in public housing policies, programmes and the emergence of an
appropriate institutional framework for effective public housing execution and
delivery in Enugu urban area.

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CHAPTER ONE
1.0 Introduction
1.1 Background of the study
Housing is a basic need of every human being just as food and clothing.
According to Henilane (2015) the need for housing is not only one of the basic
human needs, but also the indicator off living standard of the population. Housing
generally refers to the social problem of ensuring that members of the society have
a home to live in whether this is a house or some kind of dwelling, lodging or
shelter Mary (2020). Again Mary (2020) noted that housing can be a type of
apartment or appropriate structure for a person, people or family to reside in.
Okafor (2016) asserted that housing represents one of the most basic human needs
which no doubt has a profound impact on the health, welfare and productivity of
every individual irrespective of socioeconomic status, colour or creed.
Public housing refers to a form of housing provision which emphasizes the role
of government and its agencies in helping to provide housing, particularly for poor,
low- income and the vulnerable groups in society Ilesanmi (2016). Public housing
projects are sometimes funded in part by the federal government but are often the
responsibility of the local government Britannica (2021).
Many developing countries like Nigeria faces serious challenges with regards to
the provision of public sector housing for their citizens Makinde (2014). This
supports the opinion by Gbadebo and Olanrewaju in their study where they stated
that public housing is a global phenomenon confronting both developed and
developing countries, rich and poor nations.

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Furthermore in Enugu urban areas, a number of challenges have continued
militating against the optimum delivery and execution of public housing. These
challenges which have shown manifestations through low execution and provision
of poor quality or expensive housing are escalating daily due to a number of
reasons (Olotuah and Bobadoye 2009).
It is against this background that this research examines the issues and
challenges encountered in the execution of public sector housing in Enugu urban
area with a view of making recommendations that will stimulate government and
other stake holders into designing appropriate strategies for effective execution of
public sector housing in Enugu urban areas.
1.2 Statement of the Problem
The importance of housing to man remains an undisputed fact; According to
Mary (2015) housing is a vital human right for every human being.
In the last few years, the migration of people from the rural to the urban areas
coupled with the national population increase ad inadequate responses by the
government have contributed to the detoriating situation of housing in the country
due to the fact that, the supply of public housing for a number of reasons cannot
keep pace with the demand Enisan (2017). Public housing problems generally in
developing countries is not only quantitative, it is associated with rapid
urbanization in poorly managed economies and inequitable distribution of wealth
increasing poverty and therefore housing affordability.

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Oluwatobi and Ayedun 2011 in their work asserted that most issues and
challenges encountered in public housing manifest mainly during its construction/
execution rather than its delivery.
In Nigeria, the execution of public sector housing is principally carried out by
government agencies with the aid of their collaborators. Furthermore in his study
Olayiwola (2013) stated that the provision of housing has for long been seen as a
government concern and the federal government has tried in different ways to
tackle the nation’s housing problems. The synthesis of government activities
reveals that in the past few years a series of construction programme and policies
to help combat housing problems have been executed by the government.
However, it is a f act that housing problems are yet to be solved and can be
attributed to flaws in the strategies adopted by the government.
In Enugu urban area various issues and challenges continue to disrupt the
execution of public sector housing despite various new strategies developed by the
government and their collaborators.
Consequently the researcher examines the various issues and challenges
encountered in the execution of public sector housing in Enugu urban area with a
view of determining the challenges encountered in the execution of public sector
housing projects in Enugu urban areas, discover the causes of these challenges and
finally to help proffer workable solutions to these challenges.

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1.3 Aim and Objectives of the Study
1.3.1 Aim of the Study
The aim of this study is to examine the Issues and Challenges Encountered in
the Execution of Public Sector Housing in Enugu Urban Area.
1.3.2 Objectives of the Study
In order to achieve the aim of the study attempts will be made to;
1. Identify public sector housing projects done in Enugu urban area by the
government in the past.
2. Enumerate the common issues and challenges encountered in the execution
of public sector housing projects in the study area.
3. Discover the causes of these issues and challenges
4. Proffer workable strategies to prevent future occurrences of such challenges.
1.4 Research Questions
A number of questions were raised during the study. The researcher believes
that the right answers to these questions will help achieve the aim of this study.
Thus the questions have been put forward.
1. What is the current situation of public sector housing projects being carried
out in Enugu urban area?
2. What are the challenges encountered in the execution of public sector
housing In Enugu urban area?

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3. What are the causes of these issues and challenges?
4. What are the strategies to prevent future occurrences of these problems?
1.5 Hypothesis Formation
Ho – Public sector housing has no significant challenges in Enugu urban area.
1.6 Scope of the Study
This study will focus mainly on Rangers Estate Phase 1 which is located along
Enugu- Port Harcourt road by Gariki. The Estate constitutes 100 units of well
finished semidetached 3 bedroom terrace bungalows and over 100 service plots of
700sq meters. The estate was developed by Enugu State Housing Development
Corporation (ESHDC) and was commissioned by the Enugu state government in
2017.
1.7 Significance of the Study
The result and outcome of this research will help students/scholars understand
the current situation of public sector housing in Enugu urban area.
The study will also act as a reference base for both researchers and authors on
the issues and challenges encountered in the execution of public sector housing in
Enugu urban area.

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The result will help stakeholders concerned with housing development better
understand the causes of the issues and challenges encountered in the execution of
public housing and their solutions.
The research will help policy makers plot better path ways, strategies and
policies for the effective execution of public sector housing in Enugu urban area.
The research will help professionals involved in public housing development
and execution better understand the current situation of public sector housing and
the challenges encountered during its execution.
The study will also enlighten the government on effective policies and
strategies to adopt to help improve the execution of public sector housing in Enugu
urban area.
This research will help real estate developers adopt better policies and
pathways for effective real estate construction and execution.
Lastly it would add to the knowledge of the community as a whole on the issues
and challenges encountered in the execution of public sector housing.
1.8 Plan of the Study
This work is formed into five sections of which the first chapter addresses the
background of the study. The chapter also analyzes the problems encountered in
public housing projects in Enugu urban area. Identifies the objectives of the study,
the research questions and also shows the significance of the study.

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Chapter two shows a review of existing literature that is related to the topic
and in the process, re-viewing the thoughts and write-ups of experts and other
researchers. It also gives a descriptive view of public housing in Enugu state urban
area.
The third chapter gives a general description of the issues and challenges
encountered in the execution of public sector housing projects.
Chapter four presents the methodology used in analyzing the research topic of
the study.
Finally chapter five gives a summary of the findings and conclusions of the
study.

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CHAPTER TWO
2.0 Review of Related Literature
2.1 The National Housing Policy
The National Housing Policy according to Olotuah (2007) was first launched in
1991 after a series of previous housing programs had failed. The National Housing
Policy was launched with a goal of ensuring that all Nigerians both the high and
low income earners have access to adequate housing at affordable cost by the year
2000. A ten man committee set up by the government in 1985 formulated it. The
framework for its operation involved restructuring of existing structures, and the
creation of new ones and the promulgation of new laws. These include
1. Employees Housing Scheme (Special provision) Act (Cap 107)
2. Federal housing Authority Act (Cap 136)
3. Mortgage Institutions Act (Cap 231)
4. National Housing Fund Act (Decree No3 of 1992)
5. Urban Development Bank of Nigeria Act (Degree No 51 of 1992)
6. Urban and Regional Planning Act (Decree No.88 of 1992)
7. Nigeria social Insurance Trust Fund act (Decree No.73 of 1993)
8. Federal Mortgage Bank of Nigeria Act (Decree No. 82 of 1993)

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9. National Urban Development Policy, 1997
10. National Construction Policy 1991.
The major thrust of the National Housing policy was the development of
housing finance system. It was geared towards the provision of an enabling
environment for the generation of housing finance with the private sector as the
main source. In order to achieve this, the National Housing Fund (NHF) was
created by the enactment of decree No.3 of 1992 and decree No.82 of 1993
reorganized the mortgage industry with the deconsolidation of the Federal
Mortgage Bank of Nigeria (FMBN) Olotuah (2007).
According to Ebie (2004) the poor performance of the National Housing
Policy in meeting its set goals and objectives led to a comprehensive review, which
culminated in the housing and urban development policy is meeting the
quantitative housing needs of Nigerians through mortgage finance. This involves
the restructuring, strengthening and recapitalization of the following institutions;
1. Federal Mortgage Bank of Nigeria (FBMN)
2. Federal Mortgage Finance Limited (FMFL)
3. Federal Housing Authority (FHA)
4. Urban Development Bank of Nigeria (UDBN)

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The proposed amendments based on studies by Yakubu (2004) are geared
towards ensuring greater access to mortgage finance, quickening foreclosure of
defaulting mortgage, and to facilitate mortgage backed secularization to enhance
liquidity flow in housing finance system.
2.1.2 The National Housing Fund
The national housing scheme was established by the National Housing Fund
Decree of 1992 for the benefit of income earners who cannot fulfill housing loan
requirement by commercial banks.
Applicants for the National Fund send their applications through primary mortgage
institutions (PMI) which is accredited for that purpose by the Federal Mortgage
Bank of Nigeria. After approval by the Federal Mortgage bank, the disbursements
of funds are made through the primary mortgage institutions. As a contributor, you
may borrow up to a maximum sum of five million naira which can be re-paid over
a period of 30yearsone third of your total remuneration must be sufficient to
service the amount you want to apply for. The housing loan attracts 6% interest,
which makes it the cheapest long term loan facility. As a contributor to the
National Housing Fund you earn 2% interest on what your contributions. Your
contributions plus interest are refunded on withdrawing from the fund at the agreed

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time. In the case of death your next of kin will enjoy all the privileges and rights
associated with the loan.
How to qualify for national housing fund
1. You must possess approved building plans.
2. Priced bill of quantities in case of renovation/ construction.
3. You must possess a valuation report from a registered estate surveyor.
4. In case of a registered self-employer he/ she must submit a copy of certification
of registration or three years tax clearance certificate.
5. Obtain a national Housing Fund application form on which to formally apply
from a primary mortgage institution.
6. Applicant must be a Nigerian.
7. You must have operated an account with an accredited primary mortgage
institution for a minimum of six months.
8. You must have been a contributor for at least six months (25% of your basic
salary) having up to 10% of the needed capital.
9. You must have satisfactory evidence of regular flow of income to guarantee
loan repayment. You can be either an employee or self-employed.
10. You must submit photocopies of valid documents (e.g. the certificate of
ownership

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11. You must possess an approved survey/ site plans.
2.1.3 Terms and Conditions of the national Housing Fund
These are the terms and conditions for saving within the frame work of the
national Housing fund.
1. Participation in this scheme is for workers earning not less than three thousand
naira per annum in both public and private sector of the economy.
2. Participants are required to contribute two and half of their monthly salary to
the scheme.
3. Interest rate of 45 shall accrue to such a saving or contribution.
4. Any participant who contributes up to six months is eligible to apply for
housing loans which will be given out through primary mortgage institutions.
5. If for any reason the contributor did not utilize the housing loan facilities under
the scheme, his/ her contribution can be withdrawn as retirement benefit with
the accrued interest.

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2.1.4 Review of the Housing finance System
Abiodun (1991) noticed that the Nigerian housing finance system was
underdeveloped and not properly equipped to organize and channel savings to the
banking sector, although the Federal Mortgage bank of Nigeria was created to
serve as a wholesale and apex institution, the Primary Mortgage institution which
were institutional components of the finance market have not developed or are
non-existent in some states in the federation. In accordance to the National
Housing Policy, the Primary Mortgage institutions can be established at state level
even by private bodies. Although it is important to know that this process of
decentralization will provide an opportunity for as many as possible to participate
in the scheme. According to the Punch (1990) only less than 60 accredited primary
mortgage institutions are in operation as against the initial number of two hundred
and eighty seven (287) that registered. As of 27 December according to The Punch
Newspaper (1990) the dwindling number of Primary Mortgage Institutions to the
whirlwind of distress that characterized the financial services from early 1994
upwards. According to Ufoma (2001) the hope of the low income class to own
their own houses has become an illusion. This means that only the privilege can
have access to housing fund. Hence, there is still an urgent need to create vigorous
housing finance system for the state.

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2.1.5 Strategies for Effective Mobilization of fund for Public Housing
Fund is guaranteed with the use of these strategies. These strategies for
resource mobilization include;
I. Voluntary Scheme
II. Mandatory Scheme
III. Government budgetary allocation and financial transfer
1. Voluntary scheme – Akele (2000) noted that to encourage voluntary housing
scheme, the following strategies were imposed
a. Encourage individuals to save at low interest rates and also borrow at
the same rate to build or buy their house at any given time.
b. Introduce appropriate fiscal measures to protect the assets and liabilities of
members. Stabilize individual deposits through contractual saving
scheme, where the guarantee of housing loan at a low cost encourages
personal saving at low deposit rate.
2. Mandatory scheme – this is also known as the mandatory saving scheme.
The National Housing Fund provided that 2.5% of the income workers to be
paid to the scheme as mandatory savings. This generated a lot of controversy
and critics. Akele (2000) called for the abrogation of the scheme. Abiodun
(1999) demonstrated how similar scheme was used to transform the Korean

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housing sector. The advantage of the mandatory saving scheme according to
Christian (1980), is that it can mobilize relatively large amounts of fund in a
short period of time and if continued, can provide a stable flow of resources
to housing finance institutions.
3. Government budgetary allocation and financial transfer – Abiodun (1999)
described government budgetary allocation and financial transfer as an
integral component to an annual financial plan or budget. They indicate the
level of resources an organization is committing to a department or sector. In
this case it shows the setting out of fund by the government for housing
without allocation limits, expenditures can exceed revenues and result in
financial short falls.
2.2 Brief History Of government Intervention in Housing
Over the years the federal government has made various attempts at stabilizing
housing in the nation. Various approaches were brought forward to help reduce the
housing challenges facing the nation. These approaches include the orthodox
approach which is made up of a combination of both pro-socialist or command and
pro-market approaches, and the orthodox-market approach.

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2.2.1 The Orthodox Approach
During the period of the third National Development plan as observe by
Anyanwu (1997) the government accepted the provision of housing for the public
as a part of her social responsibilities and adopted a number of measures to reduce
the housing challenges faced by the nation. Such measures consisted of both pro-
socialist or command and pro-market approaches which constitute what we call the
orthodox approach.
The command approach directs participation in the sub-sector in construction
of housing units for letting at subsidized rates, while the pro-market approach
included the expansion of credit facilities to facilitate private construction of
housing units and increased production of cement and other construction inputs to
bring down the price of housing inputs. The plan was the construction of two
hundred thousand units (200,000) and allocate to individuals. Apart from the
failure of achieving their target goal, there was also the failure of allocating the
newly constructed units to Nigerians in need of the housing. Instead of the targeted
low income earners the ones the units were sold to the high income earners. As the
1980s came with the dwindling of oil reserves and pressure from the international
monetary organization for restructuring of the economy along capitalist lines.

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Nigeria had no alternative than to comply by reducing government’s participation
in the sub-sectors.
2.2.2 The Orthodox-Market Approach
After the failure of the orthodox approach the government still wanted to
continue with direct participation to facilitate the provision of housing but decided
to sell them off after construction to the low income earners instead of letting. This
situation gave birth to the National Low Cost Housing Scheme (NLCHS) which
was first launched in 1980 for this purpose. In this housing scheme the government
constructed low cost housing units with the aim of selling them to low income
earners as soon as they are completed. But this housing scheme suffered from
similar problems as the first one did. After completion the housing was not
affordable to the targeted group and by 1985 all uncompleted housing projects and
unoccupied completed ones of the federal government were handed down to the
state government for completion and allocation. Yet the same problem persisted.
The Federal government finally decided to stop direct participation in the sub-
sector in 1991 launching the hew National Housing Scheme (NNHS) its role was
to provide enabling environment to enhancing private sector participation. The
housing policy has it that the federal government will through the Federal
Mortgage Bank of Nigeria lend to individuals at subsidized rates. The capital was

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to be raised by a three part arrangement whereby the workers contribute 2.5% of
their salaries, the banks 10% of their loan-able fund and insurance companies, 10%
of their non-life fund and 20% of their life funds. This also failed because the
banks noted that it was a practice of slowing their profit which seemed like tying
down their business capital in an unprofitable or low profit enterprise when there
are higher profit alternatives. According to Anyawu (1997) various other reforms
were created to make the NHS work, improvements were made but supply of
housing still fell far below demand and nothing significant was achieved in terms
of providing affordable housing for low income earners.
2.2.3 Reasons for Failures in Governments Intervention Approaches
They are several reasons why past market efforts failed. They are presented
under the following sub-headings
1. Poverty- the planners did not take into consideration the fact that the buildings
were to be occupied by the poor.
2. High Cost of Housing Units- The housing units were placed for sale at high
prices (over #25,000) at a time when middle and low income group were

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earning less than #200 per month. Thus it required more than one life time for
middle and low income earners to save such an amount.
3. Access to Credit Facilities- As noted by Anyanwu (19970 low income earners
were denied access to the credit facilities by the government and private
mortgage institutions. The low income earners did not have the collateral
required by the institutions.
4. Low Incentive to Investors- Normally investors are rational individuals and are
profit driven. They do not respond to mere pleas. No matter how conducive the
economy is, without profit there is no incentive to invest. The government
should hence provide other stimulating factors including tax free holidays
because without profit investors will prefer to keep their capital in banks.
5. Dominance of Foreign Inputs in Construction- Virtually all inputs used in the
construction of modern housing units are imported. Apart from sand, concrete
and wood, mostly all other inputs are not found locally and that is responsible
for the high cost of the input and housing units as well.
6. High Cost of Building Inputs- this has been discovered to be one of the major
causes of failures in housing programs in Nigeria. Naturally when the price is
high the demand for housing falls. It is the high cost of inputs that raises the
overall price of a housing unit so high that it becomes unaffordable to the low

20
income earners. Attempts made by the government, according to Anyanwu
(1997), to force prices of building materials down also failed.
2.2.4 An Alternative Approach
A problem analysis carried out on the Nigerian housing problem revealed a
number of root causes. The first and most influential is known as the rural – urban
drift and also the level of inefficiency in the sector was also discovered to have
caused a lot of failures in housing programmes.
Why did rural urban drift occur? It is because of what Okowa (2006) called
urban bias in Nigerian development, this started from the colonial level probably
because of the unbelievable infrastructural facilities in the rural areas and for some
reason the government decided to build its ministries, agencies and parastals at the
capital cities. The incidence of this population rise in urban centers has created
severe housing problems, resulting in overcrowding and inadequate dwellings.
Some of the low income earners live under the bridges, flyovers and in abandoned
projects.

21
The level of inefficiency in the housing sector is a problem that is a problem that is
hardly mentioned. Almost every urban dweller (apart from natives) is a dual home
owner occupying at least a house in the city and in his village of origin. Due to
socioeconomic circumstances, majority of these people are tenants and may never
be able to own a house in the city but are already having unoccupied rooms and
houses in the village. Most of them rarely use these houses/ rooms but make use of
them when they visit the village.
In accordance to research made by Anowor (2014) obviously, the real problem
bedeviling this sector is how to stop the rural urban drift and how to channel those
seeking for housing where the housing units exist, we cannot afford to wait for the
long run because even at that, Keynes (1963) has already pointed out that in the
long run we are dead and will not be able to know if the equilibrating mechanism
of the market has provided affordable housing to the masses. It is under this
situation that Keynes (1963) advised governments to intervene in regulating
economic activities and providing basic infrastructure to stimulate economic
growth and development. The specific problems we have seen so far can be
generalized into two by name the urban bias in Nigerian development and the
inability of job seekers to find desirable jobs in the rural areas to reduce
overcrowding in the cities. In this case Ohale and Agbarakwe (2009) insisted that
the government should not only intervene but first plan their means of intervention

22
to be able to achieve their targeted objectives and desired aspirations of the masses.
Also the government especially state governments should carry out the following
actions to reverse the trend of rural urban drift and solve the housing problem.
1. There is need to strengthen institutions and overhaul systems and processes for
a more virile housing sector.
2. Decentralize the ministries and government parastals from the capital cities to
the rural or local government areas. This should be done after studying the
economic strengths and capacities of their local government areas. This would
force the workers of these ministries and related firms to relocate to the rural
areas and the unoccupied houses will start having efficient demand in the short
run.
3. In addition. The rural areas should be planned and developed with provision of
necessary infrastructural facilities and adequate capacity on sustainable basis to
ensure that there is no loss I welfare of the workers and to make the rural areas
more conducive and attractive for investors.
4. There should be provision of adequate legal and regulatory frame work for a
more efficient and efficient housing delivery system that will attract especially
private sector investors to develop affordable housing products mainly for the
No-income, low-income and middle-income groups.

23
5. There is urgent need to improve the use of alternative building materials and
new technologies in housing delivery by the creation of industries to produce
building materials here in the country to help reduce the unit cost of public
houses and make the more affordable to the low income earners.
2.3 The Concept of Public Housing
According to Wikipedia public housing is a form of housing tenure in which the
property is owned by a government authority which maybe central or local. The
origins of public housing lie in the dramatic urban population increase caused by
rural- urban migration in the 19th
century. Some philanthropists began to provide
housing tenement blocks and some factory owners built entire villages for their
workers, such as saltire in 1853. The success of the various projects spurred many
local councils to embark on similar construction schemes in the early 20th
century
to help reduce overpopulation. Public housing projects were tried out in some
European countries and the United States in the 1930s and only became wide
spread after the Second World War.
In Nigeria, though housing provision by the government commenced before the
country got her political independence from Great Britain on October 1 1960, the
housing problem in Nigeria still remains intractable as many rural and urban
populations in the country do not have access to decent, safe and affordable
housing. However, there have been a number of housing schemes launched,

24
including the initiation of the first ever National Housing Policy (NPH) in 1991,
followed by the launching of the National Housing Scheme in 1992. Other
initiatives include the establishment and implementation of the National Housing
Programme, National Site and Service Programmes, Prototype Housing
Programmes and infrastructure development funds project were all created from
the 1990s till date.
2.3.1 Institutional Framework for Pubic Partnership Housing in Nigeria

25
Note:
SPDHC = State Housing and Property Development Corporations
FHA = Federal Housing Authority
FMHUD = Federal Ministry of Housing and Urban Development
REDAN = Real Estate Development Association of Nigeria
PMI = Private Owned Primary Mortgage Institutions
SPMI = State Government Owned Primary Mortgage Institutions.

26
2.3.2 Agencies Involved in Public Housing
Ibem (2010) noted this to include the various agencies set out by the
government with the aim of achieving housing satisfaction for all. Most of this
agencies are directly involved in public housing, they include
1. State Housing and Development Corporations
2. Federal Housing Authority
3. Federal Ministry of housing and Urban development
4. Federal Mortgage Bank of Nigeria
5. Real Estate Developers Association of Nigeria
6. Private Sector Owned primary Mortgage Institutions
7. State Government Owned Primary Mortgage Institutions.
2.3.3 The Role of Government in Public Housing
It is clear from all experiences in the field of housing that appropriate role of
government will only be found through the active engagement of civil society, and
specifically through the activities of organizations of housing users, organizations
of slum dwellers, the homeless, the landless, community based organizations and

27
the myriad local organizations by which those in desperate need of housing seek to
protect their interest (Olotuah 2009)
Empowerment of such groups is necessary for many reasons
1. So that the programs the resulting housing will meet the needs and priorities of
the poor.
2. So that programs will be efficiently implemented.
3. To make programs more efficient.
4. To ensure good governance.
5. To make programs less bureaucratic (both governmental and non-
governmental).
6. To enable the poor to be treated with the dignity and respect they deserve and
to be empowered to act on their own behalf not only in the area of housing but
in all other areas.
Thus any recommendation for government action dealing with housing must be
coupled with a call for the empowerment of the ill-housed to help set, guide and
implement government policies (Marcuse 2004).

28
2.3.4 Residential Partnering in Public Housing Basic Infrastructure Provision
and Maintenance
According to Obiegu (2008) on “Urban Infrastructure and facilities Management”
residential partnering in public housing is a strategy for satisfactory public
housing. It involves residents partnering in public housing basic infrastructure and
maintenance. Normally the state government agencies are responsible for the
provision of basic infrastructure and maintenance to equip the estates. This other
agencies include the Power Holding Company of Nigeria for electricity, the
Ministry of Works for road and drainage construction, State water corporation for
water facilities and supply. It is clear that most if not all public housing estates
were provided with enough basic infrastructure and facilities but due to miss
management most of these facilities are not made available and the ones made
available do not last long due to poor maintenance and low quality.
As a way to improve on public housing basic infrastructure provision and
maintenance it has been argued that residents should be allowed to partner with
state governments and other agencies involved in public housing. In order for this
to happen the system on this flow chart should be followed.This flow chart if
followed in every public housing basic infrastructure provision would help meet
the requirement of quantity, quality, maintenance and resident satisfaction in

29
housing provision. Ogbuefi (2014) in his work discovered that the existing basic
infrastructure in public estates was solely being sustained by the communal effort
of the residents.

30
Fig 2 – flow chart of residents partnering in Public Housing Basic Infrastructure
provision and maintenance.
The state government is responsible for the acquisition of land and the provision of
funds for estate construction. Funds are made available to the state government
agency responsible for the estate. The state auditor general also audits the accounts
and works of agency regularly.

31
The agency surveys the acquired land through her survey department, designs the
estate layout plan through her planning department, design prototype building
plans through her Architectural department, provision of site and services in
consultation with the selected residents and with the ministry of works for road and
drainage's, Power Holding Company for electricity and water corporation for water
facilities. The agency also supervises the construction of buildings, allocation of
buildings/ plots to the occupants when completed and maintains the estate facilities
in partnership with the residents
The residents to partner with the agency are selected by the agency and approved
by the state government. Their number should not be more than seven. The
selected residents must have indicated interest to live in the proposed estate and
must be identifiable state government worker of not less than level 12 and an
educational level of not less than first degree. Their operation should be in tenure
with renew- ability of not more than two times. At the point of completion of the
buildings and facilities, allocations are made to the residents; rents are paid into
two different accounts. While 80% of the rent is paid to the state government
account, 20% is paid to the agency responsible for maintenance. The maintenance
department of the agency functions together with selected residents to keep all
facilities in the estate operational (Obieagu 2008).

32
2.4 The Public Private Partnership in Housing Development
As urban housing, economic and environmental crises continue to escalate
unabated, major reforms are taking places in the urban housing market in many
developing countries. In Nigeria, one of such reforms was an attempt to boost the
performance of public- sector housing through the transfer of some responsibilities
for public housing provision from governments to private sector organization
through public private partnership (PPPS). There is a consensus among the house
experts and policy makers that there are not enough resources for government
alone to address growing urban housing challenges, consequently a paradigm shift
from government provision to partnership between the public and the private sector
was advocated (Eziyi 2012). This is in recognition of the monumental failure of the
government provider approach to address increasing shortage or urban housing and
the rising cost of housing beyond the reach of most low income urban resident in
this country. Drawing on the global strategy for shelter to the year (2000) and
enabling marketers to work (world bank 1993), the New national Housing and
urban Development policy (NNHUDP) in 2002 seeks to ensure that all Nigerians
have access to decent, safe and sanitary housing at affordable cost through private
sector- led initiatives (Aribigbola, 2008). This policy recognizes that partnership
between the public and private sector is a key means of encouraging the private
sector to participate actively in addressing increasing urban crisis in Nigeria.

33
These partnerships which are different forms and collectively referred to as public-
private partnership (PPPS) generally represent a wide range of institutional
agreement between public and private sector in sharing responsibilities, benefits
and risks in housing, infrastructure and service provision (UN-HABITAT, 2006;
Abd Aziz et al., 2007; Ibem, 2011).
In housing provision, public-private partnership PPP has gained currency in recent
times on the premise that it promotes multi-stakeholders participation; enhances
productivity of the public sector housing and reduce housing affordability
challenges (UN-HABITAT, 2006b; Shelter Afrique, 2008).
2.4.1 Roles of Government Agencies in Public-Private Housing development
In recognition of the fact that neither the public nor the private sector are able to
address this problem of housing individually, current efforts in addressing the
housing situation in Nigeria are mostly based on collaborative efforts. Public-
private partnerships, therefore, imply a change in the role of the government from a
provider of housing to an enabler (Erguden, 2001).
Prior to the commencement of the turnkey housing provision schemes, the
partnership and business development committee (PBOC) of the Federal Ministry

34
of Environment Housing and Urban Development (FMEHUD) advertised for the
expression of interest from private developers, screened and selected competent
applicants, negotiated the conditions for the operation of the partnership and
subsequently signed with the successful ones. At the implementation stage, the
FMEHUD provided land as its equity contribution and this usually attracted a
payment of 20% of the assessed value of the land given to the federal government
by private developers. In view of criticism on the equality of public housing in the
country, the government monitored the quality of housing and the overall
performance of the private developers to ensure that decent and adequate housing
were provided (Mbah, 2006).
The state government agencies in contrast, adopted the joint ventures approach to
the public-private partnership housing provision. The agencies provided land and
in some cases basic infrastructure for housing development example road and
utilities. The agencies were also involved in the allocation of the housing units to
qualified civil servants and member of the public. (Erguden, 2001)
Therefore, the enabling approach to housing posits that the public sector should act
as the enabler or facilitator of the housing process by providing enabling
environment for optimum performance of the private sector. Government in
Nigeria needs to go beyond the provision of land and the policy frame work to

35
granting incentives. To commercial private developers involved in public-private
partnership housing provision for low income people as well as the facilitation or
access to land, finance, infrastructure and basic service, the removal or restrictive
legislation, the introduction of realistic building and land regulations. (Lenard
2002)
2.5 The Nature of Nigeria’s Housing Problems
Many renowned scholars of urban science “Castells, Burgess, Hall and Turner as
well as distinguished regional and international organizations United Nations
Habitat (UNH) and the World Bank who are connected with urbanization and
housing at global levels, have long expresses immense anxieties over the alarming
nature and dimensions of the housing problems in developing countries like
Nigeria. Highly recognized among the most crucial causes of unplanned and
dependent urbanization is the urban housing crises prevailing the primary and large
regional secondary cities of the fast and medium developing categories of the third
world nations (Lagos, Abuja, New Delhi).
Housing problems has been generally accepted as being diverse and complex.
Within the view of this problem, one can generally identify both quantitative and
qualitative deficiencies. Abiodun (1985) identified the major housing problems in

36
Nigeria as that of instability of human needs for housing. The problem is
nationwide and is of re- curing nature.
In Nigeria, most people live in poor quality housing and in insanitary
environments. This problem of inadequate housing has been compounded by the
rapid rates of urbanization and economic growth. Housing problems are more
serious for the low income groups where problems have been complicated by rapid
growth, inflated real estate values, speculative activity, and influx of poor
immigrants and lack of planning. Also the increasing significant shifts in the form
and design of housing from the rooming form to flat and single family house forms
is also responsible for the acute shortage of housing for the low income groups
(Okowa 2006).
The problem of inadequate housing is experienced in both urban and rural areas in
Nigeria. For example NISER in a study of rural housing in the nine southern states
of Nigeria found that “ the projected demands on housing units on an average of
six persons per dwelling unit for the nine states are 5.2million in 1990, 7.0million
in 2000, 9.5million in 2010 and 12.5million by the year 2020”. Other manifests of
the housing problems in Nigeria include high rent in housing market, inadequate
mortgage finance and in accessibility to mortgage loans. These problems has
resulted in overcrowding, poor and inadequate social amenities, unsatisfactory and

37
unwholesome environmental conditions and urban squalor, the absence of open
space, the over development of land area leading to overcrowding of buildings, in-
accessibility within residential areas, and the scarcity and high cost of building
materials.
2.5.1 Public Housing Delivery in Nigeria
State intervention in the form of public housing construction/ delivery evolved
during the period of colonial domination. This policy was exclusively directed at
the provision of housing for the white colonial population settled in specially
protected areas referred to as Government Reserved Areas (GRA) prohibited to the
local population. The post-independence era saw the development and extension of
the GRAs and the introduction of special public housing programmes exclusively
for the needs of the new national elites in the higher hierarchy of the state
apparatus.
In 1992 the National Development plans was introduced into the budgeting
system of the country instead of the fiscal and sectorial plans, which were
previously used. The first National Development plan 19622- 1968 mentioned
housing as part of industrial estates, land acquisition and town planning. The plan

38
indicated government plans of producing 24,000 units during the plan period
unfortunately, only 500 housing units were built by the federal Government before
the outbreak of the civil war in 1967. The second National Development plan
1970- 1974 was unique because Government accepted housing as part of its social
and political responsibilities, it emphasizes housing provision for all social groups
displaced or not from the competitive market to fulfill this objectives. The Gowon
military administration announced the following
1. Immediate construction of houses by the Federal Ministry and state military
governments for rent at affordable prices.
2. Increase in the construction of houses for government workers.
3. Development and expansion of loans for private housing.
4. Increase in investment in local production of cement and other building
materials.
54,000 housing units were programmed for immediate construction between
1972 and 1973 10,000 units in Lagos and 4000 units in each of the 11 state
capitals. The Federal Housing Authority (FHA) was established to directly
construct these housing units. In 1976, following the overthrow of the Gowon
regime, a reappraisal of the housing policy and numerical dimension of the
construction programmes was made and incorporated into the 1075-1980 National

39
Development Plan. A total of 1.83billion was allocated to housing during this
period. The reappraisal stated that
1. The federal government would build 202,000 housing units per year.
2. A ministry of housing, National Development and Environment with sole
responsibility was created.
3. The additional financing of the federal housing authority in order to directly
construct and develop public housing estates in various cities of the nation.
The temporary departure of the military from state power and the installation of the
Shagari civilian regime saw another reappraisal of the housing programme under
the excuse of the huge economic and financial burden of numerical dimension of
the exercise. The federal government, during the 1981-1985 plan period, was to
embark on the provision of 2000 housing units yearly in each of the 19 states of the
federation, without special attention to the city’s worst pressed by the housing
crises. About 1.6billion was allocated to housing with the change of government
through a military coup in 1986, the public housing exercise was terminated with
the enormity and perpetual nature of housing problems facing the country, the
government took another look at housing and thus launched the National Housing
Policy in February 1991. This was a comprehensive document aimed at all
Nigerians having access to decent housing accommodation at affordable cost by

40
the year 2000 and thus required that 700,000 housing units be constructed annually
in order to meet the target of 8,000,000 units by the target year.
It is however important to note that 1994 marked a rethink of the military
government to addressing housing provision. Hence in an address on January 20th
1994 by the minister of works titled ‘’the beginning of a new dawn’ unveiled a
National Housing Programme for 1994 – 1995 to be executed by the ministry.
During the period a total of 121,000 housing units were to be constructed for all
income groups. To ensure the implementation of this programme the ministry
formed a 16bman committee to study the National Housing Policy in terms of
provision, compliance and implementation. The issue of housing finance was
addressed by the establishment of the National Housing Fund in 1992 and granted
a take- off fund of #250 million. Also the Federal Mortgage Bank was put in place.
The current democratic dispensation, which started in 1999, caused the Federal
Governments involvement with housing which has been in partnership with private
developers to be queried. In 2002, the Federal Government setup a new ministry of
Housing and Urban Development to deal with housing and urban development. It
is on record that the federal housing authority, which is responsible for the
implementing government housing programmes have started to develop and
manage real estate’s on commercial bases.

41
It is evident that the planning programme and the implementation of public
housing public housing programmes suffer grossly from planning inconsistency
and organizational structures, due to political instability and over centralized
mechanism of decision and execution. Organized and consistent approaches, less
susceptible to political instability are needed to change the growing urban housing
crises. Such approaches which must include mass housing provision, should secure
political support and genuine participation of the needy at local government and
mass organization levels, supplemented by an organized system of participatory
financing, implementation and management not dependent on the center.
2.5.2 Review of Past Public Housing Delivery Strategies
The early years of colonial administration in Nigeria saw government involvement
in the construction of official housing for senior indigenous staff in GRAs through
the public works department Omole (2001). Agbola and Jinadu (1997) indicated
that between 1973 and 1995 about 36 cases of slum clearance were reported in
urban areas in Nigeria including the widely publicized demolition of Marko Lagos
in 1990. Although the aim of slum clearance was to upgrade blighted areas in the
cities, (Agbola and Jinadu 1997) and Umeh (2004) contended that the strategy
failed to provide decent and affordable housing to Nigerians. This was due to

42
unavailability of land in locations that were acceptable to displaced persons as well
as adequate funds to resettle them.
In 1958 the Eastern, Western, Northern and mid- Western regions established
Housing Corporations to construct and manage housing estates as well as grant
loans to individuals willing to build their own. These agencies were unable to
extend their services to the low income group due to lack of commitment to low
cost housing. By establishing the Federal Housing Authority, Federal Ministry of
Environment Housing and Urban development (FMEHUD), Ministry of Works
and housing, State Housing corporations and the Federal Mortgage Bank of
Nigeria (FMGN) in the 1970s, Nigeria was set to witness massive government
involvement in housing construction.
The first government assisted self-helping housing programme took off in the
newly created states Bauchi, Benue, Gongola, Imo, Niger and Ondo as well as
Lagos the mid-1970s with the assistance of the World Bank. The scheme
succeeded in providing serviced plots, soft loans and technical assistance of few
low income earners towards owning houses in the eight state capitals, but it could
not be extended to other states for logistics and funding constraints on the part of
the government.

43
In 1975 the National Low cost housing Scheme was launched as part of the third
National Development Plan (1975- 1980). About #2.6 billion was earmarked for
the construction of 202,000 housing units across the country. About 24% of the
housing units were completed before the expiration of the scheme.
The failure of the Low Cost Housing Scheme led to the initiation of the National
Site and Service Programme. The programme was intended to make serviced plots
available to housing developers without many protocols,]. Under the supervision of
the FHA and other related agencies, the programme recorded initial success in
seven states namely Lagos, Imo, Kwara, Ondo, Rivers as well as the FCT Abuja.
However, Ajanlekoko (2001) noted that between 1986 and 1991 about
#85,000,000 was spent in providing 20,000 serviced plots in 20 states of the
federation. The majority of beneficiaries were the middle and high- income earners
who could afford the high cost and who met the requirement for allocation of the
serviced plots. (Mba 1992)
As is true for many developing countries, government involvement in public
housing provisions should ensure equity and affordability. (Olotuah 2000)
However, in the last few decades, the Nigerian government agencies have provided
an insufficient number of low quality and expensive housing units for few middle
and high income earners. The challenges of poor funding, bureaucracy, the

44
politicization of housing programmes and the lack of proper organization and
transparency in the management of housing programmes accounted for the
minimal successes recorded by the housing schemes. (Mustapha 2002)
2.5.3 Factors Affecting Public Housing Delivery
The provision of housing has for long been seen as a government concern and the
federal government has tried in different ways to tackle the nation’s housing
problems. The synthesis of government activities reveals that during the past few
years, a series of constructive programme and far reaching actions were taken by
the government to combat the housing problem. However, it is a fact that the
housing problem is far from being solved, and this can be attributed to flaws in the
strategies adopted by the government. Such flaws include but are not limited to
First, Governments intervention through direct housing construction, even though
the government possesses the resources and executive capacity to embark on direct
home construction, it should not have embarked on direct home construction, it
should not have done so given past experiences of the high cost and slow pace of
construction of government projects. Apart from the fact that the ministry of
housing and environment was faced by many constraints which affected its

45
performance level, the houses built were usually very expensive which put them
beyond the reach of the low income group, and the houses did not meet the
requirements for the people e.g. Providing one room bedroom for low income
earners when the average family size is six persons.
Secondly, the adopted practices and system of granting loans makes it difficult for
the really low income people to benefit. The bulk of the mortgage loans went to
families in the upper class, making it necessary to re- examine the loan policy of
the country.
Thirdly, other means of encouraging housing construction were not given adequate
attention. For example the government agreed to lay emphasis on the provision of
basic infrastructure in various layouts on which individual could build their own
houses, but this was not done. Also, cooperative societies were not given much
encouragement as planned.
Fourthly, many government housing projects were embarked upon with effective
programme of action and appropriate institutional agreement for their execution.
This means that the project lacked adequate and sound planning which led to their
failure.

46
Lastly, there was too much corruption in high quarters. For example Chief
Awolowo alerted the nation to the fraud in the Ministry of Housing and
Environment in one of his campaigns in 1982. He said about #5.4 million was
missing, a figure later reduced to #4 million by the Ministry when confirmed the
said fraud. This shows that money meant for housing project are being transferred
into private accounts thereby allowing the project to suffer.
In summary one may conclude that the lack of financial prudence, public probity
and accountability, inefficient and ineffective administration, machinery, mass
importation of foreign technology, material, personnel and inflation cause low
performance in housing.
2.5.4 Organizational Challenges Encountered in Public Housing Delivery and
Provision
Akinmoladun and Oluwoye (2007) indicated that lack of inter-agency
collaboration was responsible for low participation in public sector housing in
Nigeria. Although there has been remarkable growth in the number of public
housing agencies in Nigeria in the past 50 years, it has however been observed that

47
there is lack or dearth of evidence showing any form of inter- agency
collaborations within and without the public sector domain.
This development maybe as a result of differences in political alignment between
federal and state governments in Nigeria, this has created a dichotomy between
their agencies and ensured that public housing programmes were designed as
politically- oriented projects. As a result public housing agencies at federal and
state levels have over the years found it increasingly difficult to collaborate on key
aspects of public housing provision. Apart from increasing the level of duplication
of efforts among the agencies, it has denied public housing delivery system the
benefits of comparative advantage and thus considered as a hedge or clog in the
wheel of progress in sustainable solution to urban housing crisis in Nigeria.
2.5.5 Contextual (Environmental) Challenges in Public Housing Provision and
Delivery
It has been noted in various studies that inadequate supply of housing finance is a
critical challenge in public housing provision. It is indicated that beginning from
the post-independence era, public housing schemes in the country were funded
mainly by revenue allocations from government. Also scarcity of housing finance

48
has become critical now that fiscal and budgetary constraints have forced the
government to drastically reduced the financial support given to its agencies to
execute public housing projects leading to inadequate and less housing units
Secondly lack of continuity in government policies and programs is another key
challenge confronting public housing delivery also lack of consistency and
continuity in housing policies and programs has contributed to low productivity in
public sector housing. A senior Architect with the Abia state housing corporation
commented “the practice where every new administration comes with new policies
and programmes without recourse to what previous administration has done was
not helping matters in our quest to address the housing problem in this country”
This has resulted in a study backwardness of policies regarding to public sector
housing provision and delivery in the study area Enugu and Nigeria as a whole.
2.6 Determinants of Public Housing Satisfaction in Enugu Urban Areas
In Enugu urban, most of the public housing estates are occupied by varying
categories of persons. Arguably, the occupants have different feelings and opinions
concerning the extent of satisfaction derived from the housing quality. The task
confronting policy makers and stakeholders are to point out and identify as well as

49
analyze the factor determining adequate and satisfactory housing that will serve as
a guide for future public housing design and development. According to studies
made by Okoye and Njike (2016) on six public residential housing estates using
stratified and systematic sampling technique, The study identified and classified
the factors that influence tenant’s satisfaction with their dwelling unit into five
components which include proper estate management, availability of facilities,
overall appearance of the building, number of rooms in a unit of house and
nearness to facilities.
2.6.1 Availability of Facilities
This is noted to be one of the major determinants for public housing satisfaction. It
has to do with tenant satisfaction with the dwelling space, tenant satisfaction with
privacy in the dwelling, satisfaction with lighting in the dwelling, satisfaction with
the dwelling ventilation as well as other important facilities associated with
adequate housing such as water and electricity.

50
2.6.2 Overall Appearance of the Building
The overall appearance of the building is one of the most important or notable
reason for tenant satisfaction in dwelling units. These include satisfaction with the
interior design of the building, satisfaction with the exterior design of the building
as well as other ascetic qualities of the building.
2.6.3 Proper Estate Management
This is one of the major determinants of tenant satisfaction in public housing. This
factor includes satisfaction with management decisions, satisfaction with
management involvement and response rate, satisfaction with management attitude
on rules and regulation. This management functions directly the tenant in such a
way that if he/ she is not satisfied with any of the abovementioned then the tenant
cannot remain in the dwelling comfortably.

51
CHAPTER THREE
3.0 Research Design and Methodology
3.1 Research Design
Barns and Grove (2009) defined a research design as a blueprint for conducting a
study with maximum control over factors that may interfere with the validity of
findings.
In essence, since the study is targeted at the examination of the issues and
challenges encountered in the execution of public sector housing in Enugu urban
area the use of survey research method was regarded logically sound in this study.
According to Ekeraro (2009) survey research is a specific research method used by
researchers to study sociological and psychological variables that teach people
their beliefs, opinions, attributes, motivation and behavior through the use of
sampling the universe.

52
3.2 Re- statement of the Problem
In many urban centers including Enugu urban areas, public housing challenges
have continued to be a problem. Over the years various policies, programmes and
strategies have been implemented by successive governments to help improve the
execution of public sector housing Okupe (2002). In Nigeria, the execution of
public sector housing is principally carried out by government agencies with the
aid of various other collaborators. However despite all efforts made by the
government at achieving a sustained housing delivery to common people, existing
reality show that the goal is far from being achieved.
Various challenges like mismanagement, insufficient funding and abandonment
have continued militating against the execution of public sector housing in the
study area. Consequently the researcher examines the various issues and challenges
encountered in the execution of public sector housing in Enugu urban areas with a
view of assisting public sector housing policy makers chart improved pathways for
enhanced performance.

53
3.3 Description of the Study Area
The area of study for this research is Enugu the capital city of Enugu state’
3.3.1 History
The word Enugu from “enu ugwu” means the top of the hill. The first European
settlers arrived in the area in 1909, led by a British mining engineer Albert Kitson.
According to Williams (2002) the Europeans first arrived in the Enugu area when
the British/Australian geologist Albert Kitson led an exploration of the southern
Nigeria Protectorate to search for sliver under the Imperial Institute London. By
1909 coal was found under the village of Enugwu Ngwo in the Udi and Okoja
areas and by 1913 the coal was confirmed to be in quantities that would be viable
commercially Odoemena (2002).
Coleman (1917) in his work “Nigeria, background to nationalism” noted that by
1914 the colonial government had already merged the Northern and Southern
Nigeria Protectorate to form the colony and protectorate of Nigeria.
In 1915 according to research carried out by Mba (2004) the British bean talks
with the indigenous people of the land that would become Enugu about its
acquisition in order to lay the Eastern line railway and to build a colliery. The first

54
houses built in the area were temporary settlement consisting of Igbo traditional
mud houses inhabited by W.J. Leck and other Europeans. After the acquisition
Lord Fredrick Lugard, the governor general of Nigeria at that time named the
colliery built at the bottom of the hills “Enugu coal camp”.
By 1916 parts of Enugu reserved for Europeans were set up by the colonial
government. The area now known as the Government Reserved Area (GRA)
became the European quarters. The built up area of Enugu comprising of the
G.R.A and the section developed for African residents located south by the river
officially gained township status in 1997. (Chike 2004).
From being the capital of the eastern Providences Enugu became the capital of the
Eastern Region (now divide into nine states), the capital of the now defunct
Federal Republic of Biafra, thereafter, the capital of East Central state, Anambra
state, Old Enugu state and now the capital of the present Enugu state through a
process of state creation and diffusion of administrative authority Williams and
Lizzie (2008).
3.3.2 Geography
Despite its name meaning hill top in the Igbo language William (2000) noted that
Enugu lies at the foot of an escarpment and not a hill.

55
According to Udo (1991) Enugu is located in the cross-River basin and the Benue
Trough and has the best developed coal in Nigeria. Precambrian basement rock in
the region is overlaid with sediment bearing coal from cretaceous and tertiary age.
(Wright 1958)
Coal seams in the area measures between one and two meters (3.3 and 6.4 ft.) in
thickness and reserves are estimated to be about 300million tones. Enugu
according to Widjaja (2000) is on the railroad from Port-Harcourt, 150 miles
South-Southwest and at the intersection of roads from Abakiliki, Aba and Onitsha.
3.3.3 Climatic Conditions
Sanni (2000) in his research work noted that Enugu is Located in the Tropical rain
forest zone with a derived savanna. Enugu’s climate is humid and this humidity is
at its highest between March and November.
Williams (1998) in his work Meteorology and Agro forestry stated that for the
whole of Enugu stat the men daily temperature is 26 (80.1 ) and as in the rest of
Africa, the rainy and dry seasons are the only weather periods that recur in Enugu.
The annual average rainfall in Enugu is around 2,000millimeters (79in.) which
arrives intermittently and becomes heavy during the rainy season. Like the rest of
Nigeria, Enugu is hot all year round.

56
3.3.4 Culture
Enugu is the home of the Igbo people of Southeastern and few Idoma/Igala people
in Ette (Igbo-Eze North) of Enugu state and like every other urban center in
Nigeria. The culture in Enugu is Hybrid in nature, a mixture of indigenous and
Western sociocultural practices. Although the people are Igbo by ethnicity the city
is inhabited by people of different cultural background.
As a Northern Igbo city, Enugu shares cultural traits with its neighboring towns.
Two important Igbo traditions take place in Enugu annually; the Mmanwu and
New yam festival. The Mmanwu festival takes place in November and features
various types of masquerades that each has a name. The New yam festival known
in Igbo as iwa-Ji is held between August and October marking the harvesting and
feasting of the new yam. The yam is a root vegetable that is the staple crop and
cultural symbol for the Igbo people Ministry of Tourism (2010).
3.4 Sources of Data
For the purpose of this research, data was collected / sourced through the use of
both primary and secondary sources.
3.4.1 Primary Sources of Data

57
This source of data was gotten through interviews and questionnaires.
1. Interview – this is a face to face communication used to obtain information
from respondents.
2. Questionnaires – this is a list of questions administered to the respondents in
order to acquire necessary information. For this study the researcher made use
of both structured and unstructured questions
3.4.2 Secondary Sources of Data
The secondary data were sourced from the review of related literature both
published and unpublished. This includes textbooks, journals, newspapers, articles,
lecture notes and past research works.
3.5 Population of the Study
The population of the study revolves around all the public housing estates in Enugu
urban, the professionals involved in their execution and the Enugu State Housing
development Co-operation (ESHDC) as the developers.
The first category consists of the staff members of Enugu State Housing
Development co-operation with a population figure of 230.

58
The second category consists of all registered Estate Surveyors and Valuers in
Enugu state with a population figure of 196.
The third category is made up of all registered Architects in Enugu state with a
population of 272.
The fourth category includes all Quantity surveyors in Enugu state with a
population figure of 213.
3.6 Sample size and Sampling Technique
Sample size according to Obodo (2008) is defined as a limited number of the
elements of a population selected, which can be used to represent an entire
population bearing on the level of significance.
Furthermore in order to properly represent the population the taro-Yamani formula
for sample determination was adopted.
First category

59
Staff members of Enugu State Housing CO-operation
n =
N
1 + N (𝑒)2
n =
230
1 + 230 (0.052)
n =
230
1 + 230 (0.0025)
n =
230
1 + 0.57
n =
230
1.575
n = 146 Staff members
Second category
Registered Estate surveyors in Enugu state
n =
N
1 + N (𝑒)2

60
n =
196
1 + 196 (0.052)
n =
196
1 + 196 (0.0025)
n =
196
1 + 0.49
n =
196
1.49
n = 132 Registered Estate surveyors
Third category
Registered Architects in Enugu state
n =
N
1 + N (𝑒)2
n =
272
1 + 272(0.052)
n =
272
1 + 272 (0.0025)

61
n =
272
1 + 0.68
n =
272
1.68
n = 162 Registered Architects
Fourth category
Registered Quantity surveyors in Enugu
n =
N
1 + N (𝑒)2
n =
213
1 + 213 (0.052)
n =
213
1 + 213 (0.0025)

62
n =
213
1 + 0.53
n =
213
1.53
n = 139 Registered Quantity Surveyors
Table 3.1Estimated Population Distributions and Sample Size of the Study
S/N Categories of Respondents Estimated Population Sample Size
1 Staff of ESHDC 230 146
2 Estate Surveyors and Valuers 196 132
3 Registered Architects 272 162
4 Registered Quantity surveyors 213 139
Total 911 569
3.7 Instrument for Data Collection
The main instrument for the collection of data during the research was the
questionnaire. The questionnaire contained both structured and unstructured

63
questions. The structured questions contained options from which the question is to
be answered while the unstructured questions allowed the respondents to provide
answers of their own. Oral interviews were also used in data collection. Finally
other vital information was gotten from textbooks and the internet.
3.8 Method of Data Presentation and Analysis
The data collected using the various methods were presented in statistical tables
and percentages. These percentages enabled the researcher to clearly represent true
data characteristics and findings with a great deal of accuracy, it is also one of the
simplest statistical techniques used in data analysis.

64
CHAPTER FOUR
4.0 Data Presentation and Analysis
This chapter is devoted to the presentation, analysis and interpretation of data
gathered in the course of this study. The data are based on the number of copies of
the questionnaire completed and returned by the four categories of respondents.
The data are presented in tables.
4.1 Presentation of Base Data
The base data refers to the questionnaire distribution that was carried out to obtain
results from the four categories of respondents used for the research. The
respondents include the staff of Enugu State Housing Development Corporation,
registered Estate Surveyors and Valuers, Architects and registered Quantity
Surveyors all within Enugu State.

65
Table 4.1 Presentation of Data on Questionnaire Distribution
Respondents No of
questionnaire
distributed
No of
questionnaire
returned
No of
questionnaire
not Returned
Percentage of
questionnaire
returned
Percentage of
questionnaire
not returned
Staff of ESHDC 146 110 36 75 25
Estate
Surveyors and
Valuers
132 90 42 68 32
Architects 162 125 37 77 23
Quantity
Surveyors
139 108 31 78 22
Total 569 433 146 76 34
Source – Field Survey 2019
Table 4.1 shows how the questionnaires were distributed to the four categories of
respondents I order to obtain necessary information which will facilitate a good
research work. It can be observed from the table that out of the146 questionnaires
distribute to the staff of ESHDC only 110 which represents 75% of the population
were filled and returned while 36 questionnaires which represents 25% of the
population were not returned. Likewise out of 132 questionnaires distributed to the
Estate Surveyors and Valuers only 90 which represent 68% of the population were
filled and returned while 42 respondents which represent 32% of the population
were not returned. Furthermore from the 162 questionnaires distributed to the
Architects only 125 which represent 22% of the population were not returned.

66
4.2 Bio – Data of Respondents
This includes personal questions such as the sex, age bracket, educational
qualification, marital status and number of tears of service of the respondents.
Table 4.2 – Sex of Respondents
Staff of
ESHDC
Estate
surveyors
and
Valuers
Architects Quantity
Surveyors
Frequency Percent
Male 60 60 80 75 275 64
Female 50 30 45 33 158 36
total 110 90 125 108 433 100

67
Table 4.3 – Age Bracket of Respondents
Staff of
ESHDC
Estate
surveyors
and valuers
Architects Quantity
surveyors
frequency percent
Below 20
yrs.
0 0 0 0 0 0
21 - 30 yrs. 17 14 22 13 66 15
31 - 40 yrs. 43 26 25 28 122 28
41 – 50 yrs. 30 30 38 37 135 31
51 – 60 yrs. 20 15 35 25 95 22
60 & above 0 5 5 7 17 4
Total 110 90 125 108 433 100
According to table 3 above
0 respondents which represent 0% of the population are below 20 years.
66 respondents which represent 15% of the population are between 21 – 30 years.

68
95 respondents which represent 22% of the population are between 51 – 60years.
17 respondents which represent 4% of the population are 60 years and above.
Table 4.4 Educational Qualification of Respondents
Table 4 shows the educational qualifications of the respondents.
4 respondents which represent 16% of the population are WASSCE/SSCE holders.
Staff of
ESHDC
Estate
surveyors
and valuers
Architects Quantity
surveyors
frequency percent
WASSCE/SS
CE
4 0 0 0 4 1
OND/HND/B
SC
57 60 93 56 266 61
PGD/MSC/P
HD
40 27 28 40 135 31
Others 9 3 4 12 28 7
Total 110 90 125 108 433 100

69
266 respondents which represent 61% of the population are OND/HND/BSC
holders.
135 respondents which represent 31% of the population are PGD/MSC/PHD
holders.
28 respondents which represent 7% of the population have other qualifications.
Table 4.5 – Marital Status of Respondents
Source– Field Survey 2019.
26 respondents which represent 23% of the population are single.
Staff of
ESHDC
Estate
surveyors and
valuers
Architects Quantity
surveyors
frequency percent
Single 26 11 40 24 101 23
Married 64 50 60 65 239 55
Divorced 7 9 6 6 28 7
Widowed 13 20 19 13 65 15
Total 110 90 125 108 433 100

70
239 respondents which represent 24% of the population are married.
28 respondents which represent 7% of the population are divorced.
65 respondents which represent 15% of the population are widowed.
Table 4.6
Years of Service of Respondents
Source – Field Survey 2019.
Table 6 shows the years of service of the respondents
94 respondents which represent 22% of the population have 0 – 5years experience.
Staff of
ESHDC
Estate
surveyors and
valuers
Architect
s
Quantity
surveyor
s
frequency percent
0 – 5 years 27 10 27 30 94 22
5 – 10 years 54 15 40 28 137 32
10 –15years 19 35 45 32 131 30
15 years &
above
10 30 13 18 71 16
Total 110 90 125 108 433 100

71
137 respondents which represent 32% of the population have 5 – 10years
experience
131 respondents which represent 30% of the population have 10 – 15years
experience
71 respondents which represents 16% of the population have 15years and above
experience.
4.3 Presentation of Data on Major Challenges Encountered In Public Sector
Housing Execution in Enugu Urban Area.
According to interviews and information gotten from the respondents table
7 below shows the opinions of the respondents on the major challenges
encountered in the execution of public sector housing.

72
Table 4.7 Major Challenges Encountered In Public Sector Housing Execution
in Enugu Urban Area
Staff of
ESHDC
Estate
surveyors
and valuers
Architects Quantity
surveyors
frequency percent
Lack of Fund 28 26 38 26 118 27
Restrictive
Legislation's
10 10 15 8 43 10
Inadequate
Monitoring
8 7 10 10 35 8
Lack of Materials 4 6 7 4 25 6
Dearth of
Tradesmen
6 8 7 4 25 6
Politicization of
Housing
programmes
24 15 24 22 85 20
Bureaucracy 12 4 13 6 35 8
Abandonment 16 10 6 18 50 12
undecided 2 4 3 2 11 2
Total 110 90 125 108 433 100

73
118 respondents which represent 27% of the population are of the opinion that lack
of fund is the major challenge encountered in public housing execution.
43 respondents which represent 10% of the population are of the opinion that
restrictive legislation's is the major challenge encountered in public housing
execution.
inadequate monitoring is the major challenge encountered in public housing
execution.
31 respondents which represent 7% of the population are of the opinion that lack of
materials is the major challenge encountered in public housing execution.
25 respondents which represent 6% of the population are of the opinion that dearth
of tradesmen is the major challenge encountered in public housing execution.
politicization of housing programmes is the major challenge encountered in public
housing execution.

74
bureaucracy is the major challenge encountered in public housing execution.
abandonment is the major challenge encountered in public housing execution.
11 respondents which represent 2% of the population are undecided.
4.4 Presentation of Data on the causes of challenges encountered in the
Execution of Public Sector Housing in Enugu Urban Area
According to interviews and information gotten from the respondents table 8
below shows the causes of challenges encountered in the execution of public sector
housing in Enugu urban area.

75
Table 4.8
Causes of challenges encountered in the execution of public sector housing in
Enugu urban area.
Staff of
ESHDC
Estate
surveyors
&valuers
Architects Quantity
surveyors
frequency percent
Inadequate Funding 34 29 35 25 123 28
High Housing
Standards
9 7 14 14 44 10
Economic
Conditions
26 15 13 20 74 17
Lack of Professionals 13 10 24 18 65 15
Mismanagement of
Resources
6 6 10 5 27 6
High Cost of
Building Materials
5 3 6 8 22 5
Poor Implementation
of Housing Policies
10 8 7 10 35 9
Unrealistic Housing
Regulations
5 8 13 7 33 8
undecided 2 4 3 1 10 2
Total 110 90 125 108 433 100

76
inadequate funding is the major cause of these challenges.
44 respondents which represent 10% of the population are of the opinion that high
housing standards is the major cause of these challenges.
economic conditions are the major cause of these challenges.
65 respondents which represent 15% of the population are of the opinion that lack
of professionals is lead to these challenges.
mismanagement of resources lead to these challenges.
22 respondents which represent 5% of the population are of the opinion that high
cost of building materials lead to of these challenges.
35 respondents which represent 9% of the population are of the opinion that poor
implementation of housing programmes lead to these challenges.
unrealistic housing regulations lead to these challenges.
10 respondents which represent 2% of the population are undecided.

77
4.5 Presentation of Data on Strategies to be used to Prevent Future Challenges
in the Execution of Public Sector Hosing in Enugu Urban Area
This shows the opinions of the respondents on strategies to be employed to
help prevent future occurrence of these challenges’
Table 4.9 Strategies used to prevent future occurrence of these challenges
Staff of
ESHDC
Estate
surveyors
&valuers
Architects Quantity
surveyors
frequency percent
Adequate Funding 24 26 36 26 110 25
Removal of Restrictive
Legislation
8 10 10 12 40 9
Introduction of realistic
Building Regulations
12 7 15 8 42 10
Improved Land use
Regulations
4 8 13 10 35 8
Proper Management of
Housing Agencies
14 15 11 6 46 11
Standard construction
Framework
26 12 20 20 78 18
Collaboration of Public
and Private Sector
16 8 13 9 46 11
Relaxation of Housing
Standards
6 4 9 17 36 8
Total 110 90 125 108 433 100

78
Table 9 above shows that
proper funding could prevent future challenges.
40 respondents which represent 9% of the population are of the opinion that the
removal of restrictive legislations could prevent future challenges.
42 respondents which represents 10% of the population are of the opinion that
introduction of realistic building regulations could prevent future challenges.
improved land use regulations could prevent future challenges.
proper management of housing agencies could prevent future challenges.
78 respondents which represents 18% of the population are of the opinion that
standard construction framework could prevent future challenges.
collaboration of public and private sectors could prevent future challenges.

79
relaxation of housing standards could prevent future challenges.
4.6 Test of Hypothesis
The test of hypothesis for this study was carried out to determine if public sector
housing has significant challenges in Enugu urban area. The formulated hypothesis
was tested using X2
test of proportionality. The hypothesis of this work is as
follows
Ho - Public sector housing has no significant challenges in Enugu urban area
H1 - Public sector housing has significant challenges in Enugu urban area.
Having established the opinions of the respondents on the issues and challenges
encountered in the execution of public sector housing in Enugu urban area table 7
was used to test the significance using the X2
test of proportionality

80
Table 4.10 Test of Hypothesis
Staff of
ESHDC
Estate
surveyors
and valuers
Architects Quantity
surveyor
1 Lack of Fund 30.0 24.5 34.1 29.4
2 Restrictive Legislations 10.9 8.94 12.4 10.7
3 Lack of Adequate
Monitoring
8.89 7.27 10.1 8.73
4 Lack of materials 7.88 6.44 8.95 7.73
5 Dearth of Tradesmen 6.35 5.20 7.22 6.24
6 Politicization of Housing
Programmes
21.6 17.7 24.5 21.2
7 Bureaucracy 8.89 7.27 10.1 8.73
8 Abandonment 12.7 10.4 14.4 12.5
9 Undecided 2.79 2.29 3.18 2.74
Level of significance = 0.05
Degree of freedom = (k – 1) (r – 1)
= (4 – 1) (9 – 1)
= 3× 8 = 24
X2
0.005, 24 = 2.064

81
1. E =
RT × CT
GT
=
118 × 110
433
= 30.0
2. E =
RT × CT
GT
=
118 × 125
433
= 24.5
3. E =
RT × CT
GT
=
118 × 108
433
= 34.06
4. E =
RT × CT
GT
=
118 × 110
433
= 29.43
5. E =
RT × CT
GT
=
43× 110
433
= 10.9

82
6. E =
RT × CT
GT
=
43 × 90
433
= 8.9
7. E =
RT × CT
GT
=
43× 125
433
= 12.4
8. E =
RT × CT
GT
=
43 × 108
433
= 10.7
9. E =
RT × CT
GT
=
35 × 110
433
= 8.89
10.E =
RT × CT
GT
=
35 × 90
433
= 7.27

83
11.E =
RT × CT
GT
=
35 × 125
433
= 10.1
12.E =
RT × CT
GT
=
35× 108
433
= 8.73
13.E =
RT × CT
GT
=
31 × 110
433
= 7.88
14.E =
RT × CT
GT
=
31 × 90
433
= 6.44
15.E =
RT × CT
GT
=
31 × 125
433
= 8.95

84
16.E =
RT × CT
GT
=
31 × 108
433
= 7.73
17.E =
RT × CT
GT
=
25 × 110
433
= 6.35
18.E =
RT × CT
GT
=
25 × 90
433
= 5.20
19.E =
RT × CT
GT
=
25 × 125
433
= 7.22
20.E =
RT × CT
GT
=
25 × 108
433
= 6.24

85
21.E =
RT × CT
GT
=
85 × 110
433
= 21.6
22.E =
RT × CT
GT
=
85 × 90
433
= 17.7
23.E =
RT × CT
GT
=
85 × 125
433
= 24.5
24.E =
RT × CT
GT
=
85 × 108
433
= 21.2
25.E =
RT × CT
GT
=
35 × 110
433
= 8.89

86
26.E =
RT × CT
GT
=
35 × 90
433
= 7.27
27.E =
RT × CT
GT
=
35 × 125
433
= 10.1
28.E =
RT × CT
GT
=
35× 108
433
= 8.73
29.E =
RT × CT
GT
=
50 × 110
433
= 12.7
30.E =
RT × CT
GT
=
50 × 90
433
= 10.4

87
31. =E =
RT × CT
GT
=
50 × 125
433
= 14.4
32.E =
RT × CT
GT
=
50 × 108
433
= 12.5
33.E =
RT × CT
GT
=
11 × 110
433
= 2.79
34.E =
RT × CT
GT
=
11 × 90
433
= 2.29
35.E =
RT × CT
GT
=
11 × 125
433
= 3.18
36.E =
RT × CT
GT

AN EXAMINATION OF THE ISSUES AND CHALLENGES ENCOUNTERED IN THE EXECUTION OF PUBLIC SECTOR HOUSING IN ENUGU URBAN AREA.docx

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