ABSTRACT Abandonment of development projects (ACP) is considered one of the most common and serious problems plaguing the Abuja development industry given the number and the value of the projects involved. It affects not only the immediate purchasers but also other project players and the general public. Sometimes it also involves expending public fund to revive abandoned projects. Yet, research is scarce on this issue; hence this research was conducted to investigate  the  problems.  Firstly the  issues  surrounding  the  problem  and existing literature on the causes of ACP are reviewed. Then, potential causes of ACP are also reviewed and summarized into 41 items to be rated in an industry wide questionnaire survey. The questionnaire also includes an open-ended question on suggestions to solve ACP. 225 questionnaire responses were received. Subsequently, a series of ten semi-structured interviews were conducted to obtain detailed opinions from experienced players in the industry concerning  the  causes  of  ACP  and  how  to  solve  the  problems.  The interviewees include architects, developers, property consultants, the honorary secretary general of the National House Buyers Association etc. to ensure a comprehensive view was obtained. Quantitative analyses include ranking of the 41 potential causes of ACP with Spearman‟s ranking correlation between different groups of respondents, and factor analysis with Cronbach’s α reliability analysis. Qualitative analyses include organizing into themes the results of the open ended question on solving ACP and the results of the semi- structured interviews. Discussions include interpreting the underlying factors extracted from factor analysis in light of the qualitative results. The results show the owner to be mainly responsible for ACP (i.e. cash flow problems, incompetence,  siphoning  out  of  money,  etc.),  followed  by  the  role  of government regulations. A risk management expert system module within BIM, a middle ground solution between the sell-then-build and build-then-sell schemes, and others are proposed.
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| Settings | AN EVALUATION OF THE CAUSES OF ABANDONED PUBLIC DEVELOPMENT PROJECTS IN ABUJA remove | THE ROLE OF FINANCIAL INSTITUTION IN HOUSING DEVELOPMENT IN NIGERIA (A Case Of Portharcout Metropolis River State) remove | CONFLICT RESOLUTION BETWEEN LANDLORD AND TENANT RELATIONSHIP IN PROPERTY MANAGEMENT: CASE STUDY NORTH BANK remove | FACTORS AFFECTING COST OF CONSTRUCTION IN NIGERIA remove | INFLUENCE OF CLIENT ON PROPERTY VALUATION in Nigeria remove | MANAGEMENT OF RURAL URBAN MIGRATION AND ECONOMIC DEVELOPMENT IN NIGERIA: THE CASE OF ANAMBRA STATE (2004-2010) remove |
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| Name | AN EVALUATION OF THE CAUSES OF ABANDONED PUBLIC DEVELOPMENT PROJECTS IN ABUJA remove | THE ROLE OF FINANCIAL INSTITUTION IN HOUSING DEVELOPMENT IN NIGERIA (A Case Of Portharcout Metropolis River State) remove | CONFLICT RESOLUTION BETWEEN LANDLORD AND TENANT RELATIONSHIP IN PROPERTY MANAGEMENT: CASE STUDY NORTH BANK remove | FACTORS AFFECTING COST OF CONSTRUCTION IN NIGERIA remove | INFLUENCE OF CLIENT ON PROPERTY VALUATION in Nigeria remove | MANAGEMENT OF RURAL URBAN MIGRATION AND ECONOMIC DEVELOPMENT IN NIGERIA: THE CASE OF ANAMBRA STATE (2004-2010) remove |
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| Description | ABSTRACT This research is on Conflict Resolution between landlord and tenant relationship in property management: case study North Bank. This study examined the landlord-tenant relationship in residential property management in north bank. This was with a view of conducting detailed examination of such relationship and determine the causes of conflicts and proffer solutions to them. The approaches that parties in conflicts adopt in resolving them and the level of responsiveness of landlord and tenant to their responsibilities in the tenancy agreement were examined. In attaining the aim of the study, data was obtained from primary and secondary sources included journals, textbook, unpublished past projects, and internet. The population of residents was based on total number of households in the three selected estates, sample was thereafter randomly selected. Descriptive and Relative Importance Index analysis were used to analyze the questionnaire while Analysis of Variance was adopted to test four hypotheses that were set. It was found that there was no significant relationship between landlord’s response to tenants’ requests and tenants’ settlement of rent. This was evident from the resulting P-values of 0.012 which is less than set confidence level of 0.05. Similarly, it was found that there was no significant relationship between tenants’ settlement of rents and landlords’ prompt response to tenants’ requests. Furthermore, the relationship between provisions in the tenancy agreement and dispute resolution was determined. The resulting P-value was 0.003 which indicates that there is no significant relationship between provisions in the tenancy agreement and dispute resolution. This means that signing of tenancy agreement by landlords is of no significant value in the dispute resolution of landlord-tenant relationship; and that landlords do not usually comply with tenancy agreements. It was recommended that complaints should be dealt with internally or at a local level wherever possible and there should be set procedures for monitoring and reviewing shortcomings in service provision so that landlord-tenant relationship could aid investors in harnessing investments in real estates. | ABSTRACT This research work is on Factors affecting cost of construction in Nigeria. There are more benefits in estimating the cost of a potential construction job than in not estimating before commencement. Cost estimate, to a client, is necessary in cash flow management. To an investor, it is necessary to support evaluation of project feasibility and to assess the scope of work. To a consultant, construction cost estimate can serve as a basis for job performance measurement (Baccarini 2004), in contractor selection, as an exhibit in construction contract disagreement, and in post-work evaluation of completed jobs (work audit), and to a contractor, it is the determinant of job procurement (in bidding for construction jobs) and on cash flow management. It is a guide because cost estimate is different from contract sum and actual cost of construction and may not be equal. Contract sum is the amount of compensation stated in the Contract Agreement for the performance of the work. It is in order to say construction costing is important. | ||||
| Content | ABSTRACT Abandonment of development projects (ACP) is considered one of the most common and serious problems plaguing the Abuja development industry given the number and the value of the projects involved. It affects not only the immediate purchasers but also other project players and the general public. Sometimes it also involves expending public fund to revive abandoned projects. Yet, research is scarce on this issue; hence this research was conducted to investigate  the  problems.  Firstly the  issues  surrounding  the  problem  and existing literature on the causes of ACP are reviewed. Then, potential causes of ACP are also reviewed and summarized into 41 items to be rated in an industry wide questionnaire survey. The questionnaire also includes an open-ended question on suggestions to solve ACP. 225 questionnaire responses were received. Subsequently, a series of ten semi-structured interviews were conducted to obtain detailed opinions from experienced players in the industry concerning  the  causes  of  ACP  and  how  to  solve  the  problems.  The interviewees include architects, developers, property consultants, the honorary secretary general of the National House Buyers Association etc. to ensure a comprehensive view was obtained. Quantitative analyses include ranking of the 41 potential causes of ACP with Spearman‟s ranking correlation between different groups of respondents, and factor analysis with Cronbach’s α reliability analysis. Qualitative analyses include organizing into themes the results of the open ended question on solving ACP and the results of the semi- structured interviews. Discussions include interpreting the underlying factors extracted from factor analysis in light of the qualitative results. The results show the owner to be mainly responsible for ACP (i.e. cash flow problems, incompetence,  siphoning  out  of  money,  etc.),  followed  by  the  role  of government regulations. A risk management expert system module within BIM, a middle ground solution between the sell-then-build and build-then-sell schemes, and others are proposed. | ABSTRACT            This survey research conducted to find out the effect of broken homes on primary school pupils academic achievement in Jere Local Government Area. Two objectives and three research questions where formulated to guide the study. The population of the study consist of all the senior pupils in four selected school in Jere Local Area. Through the process of simple random sampling a total number of 100 pupils were selected to participate in the study. The major instrument used for collecting data was a questionnaire. The data collected were analyzed through the use of simple percentages. It was discovered based on the analysis that most of the respondents are not staying –with their parent. They performed below expectation due to lack of security, care and discipline. Their school fees are not being paid in time. On the basis of such findings, recommendation were made that, Borno Government should create academic and counsel unit in Primary School with adequate funds where students from broken homes would be given proper guidance and counseling concerning their psychological and social problem towards. | CHAPTER ONE
INTRODUCTION
1.1 Background to the Study
This research is on Conflict Resolution between landlord and tenant relationship in property management: case study North Bank. Landlords, tenants, and Estate Surveyors and Valuers may be regarded as stakeholders in a leasehold system and as a result of dealings amongst them, conflicts sometimes occur. The management contract formalizes the relationship between the property owner and the manager, while the lease sets up the rights and obligations of the landlord (owner/manager) and tenant. Usually, the relationships between the stakeholders are formalized such that specific rights and responsibilities of parties are spelt out. In respect of this, Kyle (2005) opined that the laws regulating leases demonstrate to the landlord and tenant the character of their relationship and as such must be clearly understood by the property managers, especially those covenants that directly affect the jurisdictions in which they operate.
In the opinion of Thorncroft (1976), the legal arrangements that provide frameworks for the landlord - tenant relationships are important and expected to be established properly, although they cannot substitute for dynamic working relationships that have the potential of bringing real prosperity and well-being to both parties. The success of estate management through lease control for that reason depends firstly on the terms of the lease; and secondly, on the way they are implemented. In consonance with
Thorncroft (1976), Morgan (2005) stated that although lawyers are responsible for legal and technical details of transactions involving the parties to a lease, property managers are expected to be familiar with the basic provisions of the leases. Making an allowance for conflicts, which cannot be entirely avoided and disagreement, which constitute the bulk challenge of managing income- generating properties by the Estate Surveyors and Valuers.
The property manager usually has the responsibility for leasing real estate in accordance to the terms of management contract, but his duties does not stop at that as he cannot avoid inconsistencies in the relationship between the landlord and tenant, which are a common occurrence in the renting process. However, such differences could be avoided if parties become aware of the rights and responsibilities ensued to them under the lease. This coupled with being open and having clear understanding of each other’s objectives for the long and short terms can remove uncertainty, build confidence and trust, and in the main prevent conflict (Aina, 1998).
Alluding further to this, Maxwell (2003) stated that developing and maintaining good working relationships between property owner and tenant is one of the responsibilities and priorities of a property manager, this being crucial to successful achievement of the aspirations and objectives of all parties. Consequently, understanding the relationship between the property owner and tenant is germane to successful management of real estate without which the stakeholders may not derive maximum benefits from their investments.
With this at the background, a study that attempts to examine and identify the issues and relationship that exists between landlords and tenants in the management of residential properties, with a view to attaining peaceable enjoyment of the return on the investment in real estate by the stakeholders is relevant and will afford the opportunity to determine the challenges and find ways of resolving them. Towards this end, selected purpose-built residential estates in North Bank, the capital city of Makurdi State in Nigeria was used as case study.
1.2 Statement of Research Problem
Shelter is ranked second in the hierarchy of human needs, being the most important after food in order of importance for survival; Nigeria, the most populous country in Africa and the eighth most populous country in the world, is facing serious housing challenge. (United Nations Department of Economic and Social Affairs Population Division, 2009); and RIRFHUD (2009), regarded this as evident in the available statistics indicating that 87% of the total population of households in the country live in rented apartments. While specifically in Makurdi, 60% of residents are tenants leaving housing demand to an estimated figure of approximately 2.17 million annually. Most of the existing accommodation units are provided by private investors, and tenants have to pay rent as high as 50-70% of their monthly incomes. Furthermore, in the opinion of Landlords and Tenants Rights Initiative (2010) rented apartment is the first home away from home to many Nigerians, and millions of them either out of choice or necessity live in rented homes all their lives, while other thousands act as landlords, leasing one or more units to renters. However, many unfortunate ones suffer untold hardships in the hands of greedy and wicked landlords who employ different tactics including self-help to eject them when they fail to meet absurd and perverse increments of rent and these tenants needlessly suffer grave hardships for lack of knowledge of the protections which relevant laws confer on them (Moneke, 2009).
The relationship between landlords and tenants is not usually on equal footing, and disparity in power is exposed when there are conflicts: landlords have the power to agree to resolve them, while tenants can merely ask; and unfortunately, a lot of landlords often treat their tenants with disdain. They try to run the relationship in many instances (Itoje, 2010).
Consequently, a number of questions have risen as a guide to attaining the aim and objectives of this study; the questions are:
| CHAPTER ONE
INTRODUCTION
1.0 Background of the study
This research work is on Factors affecting cost of construction in Nigeria. The growing need for construction of all types coupled with a tight monetary supply has provided the construction industry with a big challenge to cut cost.
According to Mendelson and Greenfield (1996) the remaining part of the twentieth century would involve corporations, institutions and government in a race to survive. The attendant dwindling economic fortune of nations economies around the World have geared up the participant in these sectors (the client in particular) to take up the challenge of ensuring efficient use of their resources to obtain value for money in terms of performance.
The total cost of construction in normal circumstances is expected to be the sum of the following cost: Materials, Labour, Site Overheads, Equipment/Plant, Head office Cost and Profit but in many parts of the world particularly in Nigeria, there are other costs to be allowed for.
These costs according to Mbachu and Nkado (2004) have obvious negative implicat ions for the key stakeholders in particular, and the industry in general. To the client, high cost implies added costs over and above those initially agreed upon at the onset, resulting in less returns on investment. To the end user, the added costs are passed on as higher
rental / lease costs or prices. To the consultants, it means inability to deliver value - for - money and could tarnish their reputation and result in loss of confidence reposed in them by clients. To the contractor, it implies loss of profit through penalties for non-completion, and negative word of mouth that could jeopardize his/her chances of winning further jobs, if at fault.
The proposed work will investigate and report the other costs to be allowed for, which are the basic factors affecting construction cost in Nigeria and also proffer solutions to how construction cost can be minimized.
1.1 Statement of the Problem
The demand for more construction of all types, coupled with a tight monetary supply has provided the construction industry with a big challenge to cut costs. The problem of high contract costs of all aspects of construction is becoming obvious. Consequently, substantial increases are being observed in projects.
This substantial increase has brought about loss of client confidence in consultants, added investment risks, inability to deliver value to clients, and disinvestment in the construction industry.
1.2 Aim and Objectives of the study
The aim of the study is to find out the factors affecting construction cost in Nigeria and proffer solutions to how construction cost c an be minimized.
The objectives of the study are as follows:
| CHAPTER ONE
1.0 INTRODUCTION
1.1 BACKGROUND OF THE STUDY
Valuation being the pivot of all the activities of the estate surveyors and value’s, it is seen as an act of assessing the worth of properties. It is also the act of valuing or estimating value. Valuation is the provision of written opinion as to capital price or value, or rental value, any given basis in respect of an interest in property, with or without associated information assumption or qualifications.
Valuation was regarded as act or science of estimating property values. But these days (valuation is perceived as more of science than art) MILLINGTON, 1988. Valuation has been likened to a science not because of any precision that may or may not exist, but because of the question on ‘how much’? poses a problem that required a solution. The scientific approach to problem solving is not to follow a systematic process. Enumerate above are purely scientific process.
Apart from this, the appraisals of other forms of investment have gone beyond institution by subjecting them to rigorous analytical technique using the computer (OLAYONWA, 2006).The aim of this study is to identify ways client influence values in valuation reports.
The term client in valuation parlance refers to individuals or corporate bodies who use the rental, market or investment value estimates/advice of a valuer/appraiser for a fee. Invariably, non-clients are actually those who have no need for such professional advice as given by the valuer. Normally, it is expected that such advice from the Estate Surveyor and valuer is derived from an independent interpretation of property demand/supply and price relationship. However, there are indications that clients sometimes influence the outcome of the valuation process, a situation that perhaps professionals saddled with the responsibility of proffering professional judgment are faced with. The influence of clients’ on valuers manifests itself in the latter adjusting their opinion of values or reported figures to suit client desires for high or low estimates. To this end, there are perhaps subtle allegations from bank executives and other financial institutions that issue mortgage loans, on reports of clients’ deliberately inflating mortgage valuation upwards for greater facilities.
Allegations on clients’ influence are indeed worldwide. For instance, Kinnard, Lenk and Worzala (1997), discovered that some appraisers (valuers) in the US are willing to change valuation conclusions under client pressure. Baum et. al. (2000) and Crosby et al (2004) also confirmed the existence of client evidence on valuations in the UK. Similarly, in New Zealand and Singapore, surveys of registered appraisals reveal considerable levels of clients’ influence (Levy and Schuck, 1999 and Shi-Ming Yu, 2002 respectively). The studies demonstrate a variety of dimensions that such influence/intimidation takes. At times, higher fees are offered, or offers are made of continuation of future engagement.
At other times, professional fees are denied - a phenomenon described by Kohli (1989) as the reward and coercive power of clients. Moreover, clients at times offer prejudiced valuation information to their valuers particularly in markets unfamiliar to the valuers (what Levy and Schuck, 1998 described as information power). In Nigeria, it is even suggested that some clients insist that valuers adopt the cost approach to value to secure higher estimates, even where the properties to be valued are investment properties and the market evidence is available (Ogunba, 1997).
In Nigeria, though such research is still embryonic, the story is not different as earlier research has ascertained the existence of this phenomenon (Amidu and Aluko, 2007; Iroham, 2007; Ogunba, 1997). Even in this country just like any other African Commonwealth countries where the valuation profession is newly emerging and the role of the Estate Surveyor and valuer is yet to be fully appreciated, this scourge does exist. Perhaps, the reason adduced for such influence could be direct linkage between the professionals and those that release jobs to them. In cases where a third party (non-client) comes in play, the question then is would the professionals still give room for such influence particularly when fully assured that their interest would in no way be jeopardized? It is in light of the aforementioned that this research intends to discover the influence a non-client would have so as to seek for ways to ameliorate this glitch. Perhaps however, the need for this study is more compelling in a country like Nigeria because it is in such developing societies where investigation and elimination of all forms of client influence and other potentially damaging circumstances is apt so as to prevent the dent on integrity of the young profession trying to justify her relevance to largely unimpressed clientele and competing professionals.
The study focuses on mortgage valuation being the most frequent and influenced by Clients’ (Iroham, 2007). One probable outcome client influence eventually leads to is the distortion of values which is usually upwards, as clients will always want to inflate the values of their security so as to attract more facility, thereby not giving the true depiction of values that represents outcomes in the property market. This explains why bank managers and disbursers of loans in Nigeria would prefer valuation reports to be more explicit particularly in terms of valuation calculations carried out (Oluwunmi, et. al., 2011).
1.2 STATEMENT OF THE PROBLEM
Property valuation is an industry constantly striving for consistency, and for levels of low variance and high accuracy. Many variables affecting variance and accuracy exist and have been studied internationally. Valuation accuracy is needed as a constant throughout the global valuation industry, but is affected by the way that valuers are influenced. The relationship between the property valuer and the client as a way of influencing values has caused significant global interest, and these influences on valuers by clients have been researched. Ethical considerations towards valuation practice and the accuracy in valuation outcomes resulting from these ethical considerations have been studied internationally.
This study will address the existence of client influence on valuer behaviour in Nigeria as well as the nature of this influence. The valuation industry in Nigeria, as in the rest of the world, is built on ethical behaviour and credibility. When these values are breached, the consequences can be detrimental to the industry, negatively influencing the industry and the intention to achieve accuracy among valuers. Research into client influence on valuer behaviour has not yet been conducted in Nigeria and has to be undertaken. The nature, prevalence and consequences of such influences are yet to be established. Through a quantitative methodology of survey questionnaires and follow-up unstructured interviews, this study will address client influence on valuer behaviour in Nigeria, what the variables of these influences are and the prevalence of such influences.
1.3 OBJECTIVES OF THE STUDY
| ABSTRACT This thesis studied the Management of Rural-Urban Migration and Economic Development in Nigeria: The case of Anambra State. Development of a Country or State depends on its ability to manage and deal with challenges that come with development, such as over-population, pressure on facilities (roads, electricity), accommodation problems, environmental pollutions and other implications. In conducting this study, the researcher elicited relevant data from both the primary and secondary sources. Questionnaire was the main instrument for data collection. Three hundred and ninety- nine (399) copies of questionnaire were administered to the respondents of the three local government areas. Subsequently, the collected data were analyzed with simple percentage, and presented in frequency tables for easy comprehension. The hypotheses were also tested through chi-square ( From  the data presentation and analysis, and discussion of results therein, the researcher arrived at the following findings: The housing estate are mostly owned by individuals or private companies and are very expensive; the transformers provided are not consummate with the population increase; the state lacks available lands for agriculture as most of the lands are affected by erosion, floods and landslides. The researcher recommends the following: Government should be in partnership with some of these individuals and companies so as eliminate accommodations problems, government should be stain that materials used for transformers are adequate while making sure that the agricultural extension programmes are well financed in real terms as this will help manage the problems of rural-urban migration and bring about development. |
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