Untitled Document

THE DIVIDENDS OF DEMOCRACY- HOW FAR WITH HOUSING FOR ALL: A PAPER PRESENTED BY CHIEF O. P .IBAGERE AT THE DELTA STATE GOVERNMENTS SEMINAR AT ASABA ON THE NATIONAL HOUSING FUND ON 26TH TO 27TH JUNE 2002.

PREAMBLE

Shelter, like food and clothing, is a basic human need with profound impact on life. Every human being has a right to own a home, just as he has a right to breathe the air created by God. Therefore, the search for shelter has spanned over the years and from all indications, appears to have eluded complete solution in modern times, for most individuals, especially in a developing society like Nigeria. While the housing needs of the pre-colonial Nigeria at the village levels in the past were met by a combination of his own efforts and that of the society to which he belonged his more modern counterpart in the Urban area today is constantly faced with the problem of how and where to put up a shelter of his own.

The fact is that every human being needs a home, hence we had the ancient men who live in caves - the bush men of the Hottentots of South West Africa lived on top of trees and so man's quest for shelter has been a recurring venture to which a permanent solution remained elusive. While many nations have put in substantial parts of their national incomes to provide shelter for their citizens with some measures of success, others are still standing aloof with little or no effort to solve this problem.

The ancient man had no housing problems because to him housing meant any shelter from adverse effects of weather. But today housing means more than shelter from adverse weather. Housing means not only the physical fabrics that make up a building, but includes all the services, utilities and all infrastructure that make an environment, a neighbourhood, or a community fit for human- habitation.

For us all here, despite our economic, social or political status one of the most important things in our lives is where we live. To an individual, good housing connotes social status, prestige, and economic we11-being.

To a nation housing represents: an important sector of the economy and an index of its economic advancement; prosperity and investment in real estate development. It is a major contributor to the physical assets of a nation. Mass Housing therefore represents shelter provided for the masses - the greater part of the people in a nation, or more particularly, housing for the low-income earners the less privileged and the poor.

No nation has ever been known to have fully provided shelter for all her citizens. But we do know that the developed countries of the West have at different times in their policy pronouncements, in their budgets, given housing a priority attention as a deliberate continuing national programme emantaing from a well-aticulated housing policy. We also know that mass housing has been continually embarked upon to adequately provide shelter for the labour force which oils the wheel of economic development of a nation.

What we see in Nigeria is a shame. It is apathetic, abysmal and collosal failure-aparadox of a kind that seems to defy we11-meaning traditional solutions. This is inspite of the fact that Niageria is blessed by God with abundant mineral resources, vast land, and a man power development that could stand us out as equal among the comity of nations in the world. As the world's sixth largest oil producing country, Nigeria's housing problems have remained endemic and most of our people still live in houses which a United Nationas Housing Expert, Charles Abrams, described as "an affront to human dignity". In this new millennium, we cannot afford to remain in the dark. We must follow the rest of the world and take steps to provide shelter for the masses, the poor and low-income earners in Nigeria. I can therefore categorically state the position of The Nigerian Institution of Estate Surveyors And Valuers that unless the Governments in Nigeria take housing problem seriously, and give mass Housing the attention it deserves by positive planning and elimination

No nation has ever been known to have fully provided shelter for all her citizens. But we do know that the developed countries of the West have at different times in their policy pronouncements, in their budgets, given housing a priority attention as a deliberate continuing national programme emanting from a well-aticulated housing policy. We also know that mass housing has been continually embarked upon to adequately provide shelter for the labour force which oils the wheel of economic development of a nation.

What we see in Nigeria is a shame. It is apathetic, abysmal and collosal failure-aparadox of a kind that seems to defy well-mean ing traditional solution. This is inspite of the fact that Niageria is blessed by God with abundant mineral resources, vast land, and a man power development that could stand us out as equal among the comity of nations in the world. As the world's sixth largest oil producing country, Nigeria's housing problems have remained endemic and most of our people still live in houses which a United Nationas Housing Expert, Charles Abrams, described as "an affront to human dignity". In this new millennium, we cannot afford to remain in the dark. We must follow the rest of the world and take steps to provide shelter for the masses, the poor and low-income earners in Nigeria. I can therefore categorically state the position of The Nigerian Institution of Estate Surveyors And Valuers that unless the Governments in Nigeria take housing problem seriously, and give mass Housing the attention it deserves by positive planning and elimination of all obstacles and problems to effective housing delivery, Nigeria may never be able in the foreseeable future to provide adequate shelter for the masses that constitute her labour force.

BRIEF HISTORY OF HOUSING DEVELOPMENT IN NIGERIA

Governments after Governments and their functionaries have proposed many Development Plans for this Country. The concept of Housing has subsequently taken a prominent position in every day saying in Nigeria in policy pronouncements and technical discussions. Yet Nigeria remains udner-developed in housing because, ethics, accountability, and commitment, the fundamental.basis for the effective implementation of various housing programmes were decayed, if not non-existent. Nigeria witnessed three major Housing development periods.

a. The Conolial or Pre-Independence Period (1914 - I960): When housing activities and policies of government were focussed mainly on the provision of Quarters for the expartriate staff in what was generally called the Government Residential Area (GRA). No real effort was made to see housing as a basic necessity since native Nigerians were well accommodated.

b.The post independence period (1960-1979): When it was generally accepted that the five yearly development plan was the vehicle for economic growth. Housing was relegated to the background especially, as the Federal Government Channeled most of its resources to prosecute the Biafran War in 1967 -1970. In 1971 after the war, the National Council on Housing was established and many Housing Corporations were also formed in various states. Although the impact on housing was minimal, the period marked the first significant and direct attempt by the Federal Government to intervene positively in the area of housing. It led in 1972 to the National Housing Programme where the Federal Government decreed to construct a total of 50,000 housing units, with 15,000 units in Lagos and 4,000 in each of the eleven State Capitals.

c. The second civilian Administratlon 1973-]983: During this per an elaborate National Housing Programme w'hs embarked upon in 1980 and the target this time was on the Low-Income earners. A total of 40,000 units were to be constructed annually nation wide with 2,000 units located in each state. Eighty percent of these were ear marked for low-income earners. As usual in Nigeria, implementation became the major problem as only 20% of the housing units projection was achieved.

In the 4th National Development plan period (1980 - 1985) the sum of #1.9 billion was budgeted for housing by the Federal Government. During this period an estimated #600 million was expended in the implement at ion of the National Low-cost Housing scheme, but the impact of this nation-wide on housing development was very negligible. The housing programme became a failure for many reasons that ranged from wrong designs, poor site selection and politics to appointment of wrong and in- experienced contractors. Since then, housing suffered immensel in budgetary allocations.

CONSTRAINS AGAINST HOUSING DEVELOPMEMT . The are various constrains against efficient housing development in Nigeria. The wel1 identified ones are as follows:-

1. The Land Factor

ii. Finance For Housing Development

iii. Building Material Factor and

iv. The Nigeria Factor.

THE LAND FACTOR:

Availability of land is the basis for all development and it is a. major factor in housing development especially as its size and location is fixed. The demand for land for development at all time outstrips its supply and its in accesibility constitutes a great obstacle to development for both public and private sectors of the economy. Due to the complex and confusing land tenure systems in Nigeria and the need for land to be made easily available for development, the Land Used Decree was promulgated in 1978. The Decree had the best of intentions for all Nigerians, but its inter- pretation and implementation became a problem.

While one of its objectives was to make land "easily available to individuals, corporate bodies. Institutions and Government" because of greed, inordinate ambitions, corruption and unbridled officical red-tapism, the process of land acquisition became very difficult for effective housing delivery. Unless land is first made available other factors of development will become irrelevant.

The protracted delays in the processing and issuing Certificate of Occupancy by Government, coupled with varying and exorbitant fees charged by various Governments, makes availability of land very difficult. Unless the Decree is abrogated or amended to cure it of its many deficiencies, the problem of availability of land for housing development will certainly remain with us.

II . FINANCE FOR HOUSING DEVELOPMEMT

Basic to any development is finance. Of all the problems of housing development in Nigeria, the problem of finance is very critical and decisive. The best programmes of any Government, no matter how grand and viable in scope and content will remain a day dream, unless there is sufficient capital to concretise it. Despite various pronouncements, regulations and de-regulations, and all financial implementation policies of this country, the issue of accessing sufficient funds for an effective housing delivery system remains perpectually unsolved. At the very root of this problem is the undeniable fact that the Nigerian Capital Market is undeveloped and appears to Lac k .experties, the experience and the modalities to provide the needed investible funds for mass housing delivery.

Ill THE BUILDING MATERIALS FACTOR

One major problem that has constituted a wedge to the wheels of effective solution to housing delivery is the cost of building materials. It has generally been estimated that building materials and components constitute 50 to 60% of the total cost of construction input. But in Nigeria this cost is put at 75% because of the added effects of factors like inadequate infrastructural facilities like bad roads, which contribute to increase the cost of delivery of building materials.

As a result of the difficulties in delivery, demand shoots up above supply and prices as a rule tend to increase. Most developers, both individuals and corporate bodies have been forced to use imported materials because of unavailability of generally accepted local materials that can stand the test of time both in quality and aesthetic finish.

Perior to the era of Structural Adjustment Programme (SAP) about 70% or more of the nation's building materials requirements were imported and this constituted about 15% of the country's import bill. This act of massive importation raises the cost of construction as the costs of shipping and charges are transfered to the builder. Although Government has encouraged the development of appropriate technology to facilitate producion and use of local building materials. Government itself has not done much to promote the use,of these local building materials. Can we not encourage good Research into the production of sensitive building materials peculiar to this Country? Until we can do this, the cost of building materials will remain a problem seeking for our solution.

iv. THE NIGERIAN FACTOR

It is difficult to ignore what has become known as the Nigerian Factor when one seriously looks at the root causes of most problems in Nigeria in virtually all sectors of our National developmnet. The conteporary Nigeria policy of today has grown into an amalgamation of moral decay, dishonesty, indiscipline, greed and a flagrant disregard for Law and Order. Mr. Noble Hemuka in his lecture titled "Affordable Mass Housing Development - Problems and Solutions on 26th October, 2000, defined The Nigerian factor as follows:- "Our Country has gone down,the ladder of misfortune from the hey days of colonial rule when every thing worked like magic, to this day when nothing works, and Nigerians accept suffering as a way of life. The Nigerian Factor is that faceless monster that has installmentally eaten deep into the fabric of our national psyche, and as a deadly cancer, it has spread its tentacles into every sector of our national economy, so much so that the country is bleeding helplessly to death at each turn of events.

It manifests in the way contractors collect money and do not perform, because they know nothing will happen to them and nothing actually happens to them. In the same way NEPA and NITEL ensure that energy and communication that form the foundation of global economic we11being is denied Nigerians with impunity? the way responsible Nigerians steal and loot the National Treasury without shame? the way students, workers and the Institutions hold authorities to ransom with ceaseless strikes? the way elected representatives of the people whose main mandate is legislation, decide to convert the National Assembly into an arena for selfish aggrandizement and un-necessary power tussels." The human factor as defined by Mr. Hemuka in the year 2000 is still the same today. The effect of all these is the creation of an environment where frustration has taken over hope from the masses and desire for quick money has taken over moral values and how much you have has also become the id ex for social status. The truth is that so long as no decisive steps are taken to extricate this virus from our body politic, we may never be able to solve most of our problems, including providing adequate shelter for the teeming masses in Nigeria.

HOUSES FOR ALL SLOGAN

During the few years proceeding the year 2000 commonly called then "The New Millennium" the common slogan was houses for all in the new millennium or in the year 2000. Many workshops on Housing Develop- ments were held all over the country on how to make it possible for every Nigerian, especially the poor or the low-income earner to own his own house in the year 2000. All the factors that will facilitate housing developments were xrayed; so also the factors that will inhibit housing development. There was so much noise about the New Millennium that much hope was raised that the ordinary Nigerian will at the year 2000 live a new life, in which he will have the comfort of a home. But alas like every policy statement of the Nigerian Government, which will not be followed up with concrete planning, by the time the years rolled by and by the time we entered into the new millennium, all the noise about Houses for all feasled out. We are now well inside the new millennium and there is nothing to write home about houses for all. We are miles away from our expectation of providing houses for all in the year 2000.

The various constrains against efficient housing development which have earlier been identified, were responsible for the abysmal failure of the policy slogan of houses for all in the year 2000.

THE DEMOCRATIC GOVERNMENTS

Most of the failures we have so far experienced have been attributed to the long military rule. It has been asseted that the military has plundered this country and has been so dictatorial that this country has been set many years backward in all aspects of lives. This statement cannot be disputed, judging from decay of all the infrastructural facilities in the country.

However with the advent of democracy in May 1999, the expectation of' the common man, in fact of every Nigerian became revived. We now believed that with the putting into place of the tiers of democratic Government, the sky is the limit of the development of this country. The new slogan has been started by the President of the country, such as "Accountability, Transparency and Anticorruption Campiagn" with this new slogan and much talk about the physical development of the country, there was some new hopes that Nigeria was going to rise to a glorious era.

How wrong was this expectation, especially as far as housing development is concerned? The more the President shout the slogan of transparency, the more we have become very dark, the more he talks about accountability, the less accountability we have become, in fact instead of accounting for our actions, we have become very dubious in our dealings with all sectors of the economy; the more he roars about.anticorruption, the more corrupt we have become, right from the ministers, to members of the National Assembly, to the members of states Assemblies and to the Local Governments Councillors.

The Governors and the Local Government's Chairman are no"except ion. The Chairmen of the Local Government cry ceaselessly about zero allocations, yet they and the councillors are alleged to be carrying money home at the end of every month with the "Ghana Must Go Bags" in spite of this, some workers in the Local Governments have not been paid their salaries for 5 to 6 months. In the States some Governors complain of dwindling allocations/revenues and so both workers and Pensioneers are owed arrears of salaries/pensions up to 3 months and in certain states up to six months.

The situation has become so had that in some states, schools have closed up to 6 months because the Teachers are not paid. Yet all we hear of nowadays is the "Going Back For The Second Term Syndrome". What sort of human beings are we? There seems to be, however some improvements in our lives in this democratic era and so we now talk. of the dividends of democracy. We shall therefore now examine what we have gained from the democratic governments.

THE DIVIDENDS OF DEMOCRACY

Today most of the Governments, from the Federal, the States and to the Local Governments, talk about the dividends of democracy. What really are the dividends of democracy since this new democracy was put in place.

THE FEDERAL GOVERMENT The Federal Government from its inception in May 1999 has embarked on various infrastructural developments in the country. Many roads have been dualized, some which were so neglected,by the Military that they became death traps have been rehabilitated; some new roads have been constructed, others are still under construction. Some attempt have been made and more attempts are being made to make NEPA supply the so much needed energy to some selected parts of the country. NIT EL is being improved upon and this has been followed by the G.S.M. phenomenum. Fuel crisis has been brought to a stand still at the expense high pricing, leading to an upsurge of inflation.

A lot of privatization and commercialization have been embarked upon, as it is expected that these will lead to the improvement of the performances of these organizations. Workers salaries have been increased and are being paid regularly and so we can really say that from the Federal Government there is some realization of the dividends of democracy but how far has the dividend extended to housing development? With the performance of the Federal Government can we say that a Nigerian has a right to own a home? Apart from the National Stadium which is being constructed at Abuja at an astronomical cost, there seems to be no effort at all on the part of the Federal Government to create a fund for housing development in this country.

The dividends of democracy as far as the Federal Government is concerned do not extend to Housing Development and so the right of an individual to own a home does not exist.

THE STATE GOVERNMENT

In general let us agree that the States Governments also to certain extent have followed the footsteps of the Federal Government by providing some infrastructures in their states. While some states governments have embarked on the building of states Universities, Colleges of Education, Polytechnics and Secondary Schools, others have embarked on the construction and repair of roads, renovation of school buildings, provision of pipeborne water and provision of rural electricity. Some states could not afford to pay the real minimum wage, while others try to negotiate and pay almost up to the stipulated minimum wage. A few states like the Delta, Rivers and Bayelsa agreed to pay the full minimum wage. Most of the states struggle to pay workers and Pensioners their salaries and pension benefits as at when due while some other states are oweing workers' salareis and pensions for periods ranging from 3 months to 6 months. All these are°the dividends of democracy. The question now is, "How many states have created "Housing Development Funds"? As far as the states are concerned, does the dividend," of democracy extent to the pro vision of houses for their citizens?

The Edo State Government has acquired from the Federal Government the Iguosa Estate .The Government has made about #200 million available to Edo Development and Property Authority for the completion of the houses. The Estate will be managed by EDPA. The state also took about # 5 00 million loan to start a Housing Estate at Ogba Area but for some time now no efforts have been made towards the completion of the buildings. This is the only effort made by the Edo State Government towards housing development. This effort has only been concentrated in the state Headquarters. Can we therefore say that the dividends of democracy in Edo State really extend to housing development?

In The Puch News Paper of 6th June, 2002 it was reported that Osun State's Government has spent #100 million on workers houses in Rural Areas. It was further reported that' 300 housing units are built in 50 locations throughout the state, while remaining 174 housing unit In 29 locations in the state would be completed at the end of the year. Can Osun State continue like this, so that the dividends of democracy can extend in the real sense to housing and at this rate will. it be possible for the individual citizens of Osun state to really have a right to own his own home ?

THE DIVIDEND OF DEMOCRACY- HOW FAR WITH HOUSING FOR ALL IN DELTA STATE?

Let us now examine this topic with reference to our state. The Delta State, like the other states has embarked on alot of develop- ments since the advent of the new democracy. When you go through the state you will see clearly that new roads are being constructed by the state government. That many roads inside many towns have been rehabilitated. This is evident in Asaba, Warri, Sapele, Ughelli, Agbor, Ogwashi-Uku and some other towns.

There are many water projects undertaken by the state government in various towns and villages. The dilapidated school buildings have been rehabilitated and one will see beautiful painted sandcrete block walls constructed to give security to school premises. Hospital buildings have been rehabilitated and given a good face lift. More new hospital are being built in the state. New schools such as Model Secondary Schools, Polytechnics and Colleges of Education are being establishes As already stated. Delta state pays the full minimum wage recommender by the Federal Government and salaries of workers and Pensioners^I understandare paid up to date and that they are paid as at when due. There is a lot of sports development going on in the state, mini stadia are being put in place in the major towns in the state. All these are the dividends of democracy.

Many youths and graduates have been given employment and bursary awards are given to the Delta Students in the tertiary Institutions. We can look back and smile because during the military era, we could not get any of these facilities and we dare not open our mouth to speak about the lack of these developments in the state.

However, can we say that these dividends of democracy extend to Housing Developments? Has the Delta State Government created any housing fund? Is there any government's policy as regards provision of housing for the Delta people or is there any arrangement by the government which will enable each individual in Delta State to own his own home? Can the man in Burutu, Bomad i, Isoko South and North Local Government Areas, say that the dividend of democracy has extended to him as far as housing is concerned? What right has the man in Aboh East, Warri North, Oshimili and Ethiope Local Governments got to own his own home ?

THE WAY FORWARD:

We have out lined the problems; it is now time to look at the solution in an attempt to find the way forward in affordable housing delivery to enable as far as possible the individual in the state to exercise his right to own a home.

We know that three main factors which are constrains to mass housing delivery ares Finance, The Land Factor and The Nigerian Factor. If we can tackle these three factors properly we may be able to guarantee the right of the citizen to own a home.

FINANCE

For housing delivery to be possible, the state government should provide, "a Housing Fund" in its budget and similary each Local Government in the State should be made to provide, "a Housing Fund".. The housing fund of the state should be managed by a Governments Parasatal, prefarably the Delta Development And Planning Authority (D.D.P.A.). This authority should create a mortgage loan bank as a separate entity within the Authority.

Similarly each Local Government should establish a Board to manage the Housing Fund, Building Loans are given not to only civil servants but also to those members of the public and those from the Private sectors. These building loans should be given through instalments and qualified staffers of D.D.P.A. should supervise the Housing developments, from stage to stage, thus after a beneficiary must have completed the found at ion of his house, it will be inspected, approved, before the person will he entitled to the second loan instalment.

In this way the loan so obtained can only he utilized for the buildind construction, instead of diverting the loan to other Interests of the beneficiary.

In the Local Governments the Loan Board will also invite for applications which will be scrutinized before loans are given. It must be made clear that before any loan is given out,the applicant must have obtained a percel of land for the construction of the building. These loans are to be repaid when the houses have been completed. The loans have to be properly monitored as they are supposed to be revolving loans. The provision of Housing Fund should be a yearly affair and must be continuous from Governments to Governments. If this policy is consistently pursued over the years, then there will be hope for every one to exercise his right to own a home,

ll THE LAND FACTOR:.

Availability of land is a necessity for housing delivery and the only way the state can make land available to its citizens is through acquisition. Land should be acquired by the State Government, in all the Local Government Headquarters of the State.

Similarly each' Local Government has to acquire land for housing development in all its major towns and villages* The various parcels of land have to be provided with first, earth roads, water and electricity. This is what we call, "Provision of Sites and Services". The various sites should be well provided with services such as, "Roads - in certain areas tarred roads, pipe borne water and electricity". The sites are to be laid up into plots of various sizes such as 100' x 50'; 100' x 100' and in certian cases 150' x 150'. Provision should be made in these sites for "play grounds, school buildings, markets and places of worship. Precautions must be taken to avoid acquiring sites that are well removed from built up areas because if the sites are too far from built up areas, applicants will not be willing to go to such sites.

The sites to be acquired should be inspected to see that the land being acquired is not swampy land with difficult terrain. If a water logged area is acquired, it will be difficult to provide a good drainage for such a land.

The Bendel state. Governments ' Ugbowo 0reqbeni and Ugborikoko's estates in Benin and Warri respectively succeeded because the site are situated within the built up areas of the Towns. Conversely the small Housing Estate provided at 0leh failed because the site was far removed from builtup areas of 0leh and further more no water and electricity were provided to the houses. The small housing estate was not fenced round and. so no security was provided for those to whom the houses were allocated, consequently the houses were never occupied till. today. All the houses have become dilapidated. What a waste of financial resources With the provision of appropriate serviced sites in all the Local. Government Headquarters, the state through its Housing Corporation ( D. D. P A ) can ensure that both civil servants and private individuals , including the self employed can be allocated building pIots at a minimal cost, So also the Finance Boards of the Local Governments can allocate building plots to responsible people in the various towns and villages within the Local Government Areas.

Those to whom building plots have been allocated can then approach the boards for loan to start their o w n buildings. The Town Planning Section of the Ministry can prepare prototype buiIding plans, such as two bedrooms,'three, four and five bedrooms, bungalows at reduced cost from which the applicants can choose. Others can draw their own building plans for the approval of the Town Planning Division of the Ministry of Lands and Surveys.

The preparation of the title documents (Certificate of Occupancy) should be made very easy as any delay in obtaining Certificates of Occupancy can frustrate the applicants.

Ill THE HUMAN FACTOR:

We have tackled this constrain above and it suffices to say that all human factors that militate against the provision of housing for all should be removed. Civil Servants whose duty it is to process the applications should be honest.

A situation in which applicants are to grease the hands of the civil servants before their appiications are processed must not be entertained. All loans granted must be monitored,applicants must be properly interviewed before they are given loans, so as to avoid a stituation in which loans are given to irresponsible people,who will have no means of repaying them.

If however, applicants are well monitored so that the laons given bo them are really employed into the development of the houses, there will be no failure of the Housing Fund, as the building so constructed will serve as a security for itself.

CONCLUSION:

It is not possible for me to say all that has to be said on so wide a topic in so short a paper. I stand to say that Nigeria in general and Delta State in particular is a gifted Country/State to whom much has been given. If we realize that we have wasted many years paying lips service to Housing Developments, then now is the time for us to take decisive steps, such as establishing an enduring Housing Policy that will enable us provide homes for our teeming masses, most of whom are living in squalors and sleeping under the bridges

Here in Delta State, I believe that we have the men, we have the funds but we do not have the will to build a true and great state. If we avoid unnecessary animosity, unnecessary rivalries and dispute and avoid all the ills of the past and remove all the obstacles and problems in our way towards efficient housing deliviery, I am confident that at no distant future the right of every citizen of Delta State to own his own home shall definitely be guaranteed.

THANK YOU

CHIEF 0. P. IBAGERE

REFERENCES

1 . CHARLES ABRAMS Housing in the Modern World: Faber 1964

2 . NOBLE HEMUKA Affordable Mass Housing Delivery in Nigeria, Problems And Solutions 26th October, 2000.

3.THE PUNCH NEWS PAPER Osun State Government spends # 100 million on Workers Houses in Rural Area 6th June,2002.