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Assessment of Residential Building conditions and Property Management

Strategies in Minna, Nigeria

Article · June 2016

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Lagos Journal of Environmental Studies Vol 8(No1) June 2016

Assessment of Residential Building conditions and Property

Management Strategies in Minna, Nigeria
Rukaiyat Adeola Ogunbajo
B.Tech, M.Tech, ANIVS, RSV
Department of Estate Management and Valuation
Federal University of Technology, Minna-Nigeria
e-mail: [email protected]
ABSTRACT
This study assessed the conditions of leasehold dwelling units and property management strategies in Minna,
Nigeria. It sampled 328 dwelling units spread across selected neighbourhoods. Questionnaire were
administered and used to solicit relevant data for the study. Simple percentages, total weighted scores, weighted
mean, contingency table, chi square distribution, and phi coefficient were used to analyse collated data at
various levels of the research. Findings revealed poor conditions of 55.2% of leasehold dwelling units. A
computed chi square value (X2 = 48.965) indicated no statistical significant difference in the overall condition
of dwelling units across the sampled neighbourhoods. Findings also showed that only 31% of dwelling units are
managed by professional estate surveyors, periodic general renovations by property managers were not carried
out in any of the sampled units, while 41% of respondents linked the management and maintenance of ancillary
facilities in their neighbourhoods to community efforts and contributions. It further revealed that 51% of
respondents were not satisfied with the management of their dwelling units, while 84% of residents were not
satisfied with the management of ancillary facilities in their neighbourhoods. A chi square value (X2 = 14.965)
and phi coefficient (φ = 0.209) revealed a weak, but positive and statistically significant relationship between
building conditions and management type in the study area. The study emphasized the significance of effective
and efficient management practices as key players in ensuring that residential buildings remain in good and
decorative states or repair.

Key words: Building condition, Ancillary facilities, Management, Estate surveyor

INTRODUCTION
Buildings are generally known to occupy a reasonable proportion of available urban space. A
significant number of these buildings in urban areas are for residential purposes as they
provide dwellings for human habitation. According to Ansah (2012), residential property
development is one of the most important subsectors of the real estate industry, and it is often
described as an essential and important aspect of the socio-economic development of nations.
Apart from its economic and physical significance, residential buildings also have social
implications which affect the quality of lives and dignity of the occupants (Jinadu, 2007).
Over the years, many Nigerian cities have witnessed a tremendous increase in the rate of
urbanization, thus, resulting in an increased need for residential accommodation. In response
to this, individuals and corporate bodies have embarked on residential property developments
in a bid to address the increasing need for residential accommodation. As observed by
Olujimi and Bello (2009), the increasing demand for residential property in urban centres
would continue to attract the investment interests of real estate developers. In Nigeria and
other developing countries, the capital intensive nature of residential property development
makes it unaffordable for a considerable proportion of urban dwellers, hence, the need for
this category of people to resort to renting residential apartments. However, every dwelling
unit intended for use as human habitation is expected to comply with minimum standards of
fitness for human habitation in accordance with applicable laws. In Nigeria, the Public Health
Laws of Nigeria (1959) as cited in Abiodun and Segun (2005) clearly stipulates conditions
expected of a dwelling place in Nigeria. Section 6 of the law explains nuisance conditions,
the presence of which renders housing units unsanitary and unsafe. It stipulates that houses
should not be damp, ill-ventilated, littered with refuse, or lack essential sanitary facilities.
Dwelling units should be accessible by road, have good drainage systems, adequate facilities
for waste management, regular and safe sources of water supply, among others.

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Aside the provision of dwelling units, the management and maintenance of these units is a
subject of discussion in many academic and professional circles. It has been argued that
appropriate management principles are necessary to make dwelling units worthwhile for
human habitation. According to Lawal (2002), if satisfactory housing services are to be
provided, commensurate with the important role it plays in the lives of the people inhabiting
these houses, management and maintenance should be given a top priority. Property
Management basically entails the provision and control of a residential property with its
related community facilities to ensure its proper care, its maximum use and enjoyment, its
optimum benefit to the landlord, tenant and other residents in the neighborhood (Lawal,
2002). Its major objective is to secure maximum economic returns from available resources
having regard to the present and future social exigencies (Emoh, 2004). According to Kuye
(2008), management of dwelling units is essential in order to prolong the useful life of the
house by controlling the incidence of obsolescence, ensure that the house remains in good
physical condition, ensure the functionality of the building, help sustain the periodic income
realizable from the house, and enhances the social life of the end users through better
accommodation, infrastructure and healthy environment.
In recent times, studies on many Nigerian cities, as well as empirical evidence has shown a
general poor state of residential settlements, particularly in low income and high density
neighbourhoods for example Coker, et al, (2007); Ilesanmi,(2012); Ogunleye, (2013); and
Owoeye & Ogundiran (2014), among others. In a bid to emphasize the significance or
otherwise of property management to building conditions and residents’ well-being, this
research theoretically and empirically examines the condition of physical building
components of leasehold residential buildings, the quality of services provided in these
dwelling units, and the condition of basic ancillary facilities in ten (10) selected low/middle
income neighbourhoods in Minna. The study provides an indepth analysis of the factors
which are significant in explaining these conditions, focusing primarily on the management
strategies adopted. It also examines the relationship between management type and the
condition of dwelling units. This study employed a reasonable sample and different analysis
approaches, the objective of which is to provide evidence on the extent to which professional
management strategies contribute in determining the condition of leasehold residential
buildings or otherwise.

An Overview of Residential Dwelling conditions in Nigeria

The relevance of shelter to man has been extensively dealt with in literature and cannot be
over emphasized. The 1999 Constitution of Nigeria recognises housing as a fundamental
human right, thus it is imperative that all Nigerians have access to decent accommodation.
However, existing literature shows an apparent variation in residential building conditions
across different geographical areas, for instance: A study by Abiodun and Segun (2005)
assessed the status of housing in Ile-Ife, south western Nigeria. The study aimed at assessing
the compliance of housing units to minimum standards of fitness as stipulated in existing
regulations. 324 housing units were assessed and findings showed that most of the housing
units did not meet the basic requirements expected of living premises, thus unfit for
habitation based on public health standards. Indices of fitness employed in the study are:
approved building plan, adequate accessibility, adequate spacing, damp-free indoor
environment, adequate sewage disposal, adequate solid waste disposal facility, adequate
water supplies and availability of mosquito nets, adequate drainage systems, and regular
sanitary inspection by Environmental Health Officers.
Coker, et al, (2007) carried out a survey of housing quality and neighbourhood environments
in Ibadan, Nigeria. The research primarily aimed at evaluating housing in the study area, thus,
the city was divided into high, medium and low density zones. A total of 172 dwellings were

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surveyed and penalty scoring was used to assess the conditions of housing and quality of the
environment in each zone. Results showed that approximately half of all the dwellings
surveyed in the three zones had sub-standard housing conditions and were categorised as
unfit for human habitation. Also, only one of the low density areas had good neighbourhood
environment, while none of the high and medium density areas had good environmental
conditions. Findings further showed that houses in the high density areas had the worst
housing and environmental characteristics, followed by houses in the medium density area.
Houses were classified into: good, acceptable, borderline, substandard and unfit based on
scores obtained from a survey of means of sewage disposal, toilet facilities, water supply,
electricity supply, ventilation, safety and degree of occupancy.Jiboye (2011) evaluated public
housing performance in Lagos state using tenants’ rating of residential quality in order to
provide a rationale for residential quality improvement. 1,022 households drawn from four
(4) public housing estates were sampled and residential quality was determined using
variables which were rated and ranked based on their calculated weight values. The study
showed the level of adequacy of variables such as water adequacy, floor quality, access to
neighbourhood facilities, privacy, ventilation, sewage disposal system, conditions of
windows and ceilings, and adequate lighting among others in terms of quality and
availability. Ilesanmi (2012) also examined the housing and neighbourhood quality of public
housing in Lagos. The research sampled 225 housing units comprising 5 low-income and 3
middle income estates, and data were analysed using penalty scoring. Indicators used to
measure housing quality include: external visual quality, structural quality of buildings, and
quality of housing services, neighbourhood roads, landscaping, environmental layout and
location. Findings revealed that 34% of the sampled housing units were of poor quality,
dilapidated, and showed visible signs of two or more major defects; while 65% and 30% in
low and middle income estates respectively presented poor neighbourhood quality.
Jiboye (2012) carried out a post-occupancy evaluation of residential satisfaction in Oniru
Estate, Lagos. Among other objectives, the study sought to assess the physical characteristics
of housing units and the environment. Performance criteria used in assessing housing units
include: accessibility, functionality, spatial adequacy and efficiency, aesthetics, security and
privacy; while factors considered in assessing the condition of the environment include:
external visual quality, quality of maintenance, structural quality, quality of services, quality
of estate roads, quality of landscape and open spaces, environmental layout and location. The
study presented the cumulative scores on the rating of housing physical characteristics based
on the above criteria which showed that 58.1% of housing was in good state, while 30.3%
and 11.6% were in fair and bad states respectively. Ogunleye (2013) examined the physical
conditions of low-income settlements in the core areas of Akure. 14 residential
neighbourhoods were sampled and collected data were analysed using simple frequency and
percentage distribution. Findings showed that majority of the housing units lack basic
infrastructure and as much as 53.3% of them were described as unsatisfactory by modern
standards. Adeleye et al (2014) examined the perception of housing quality by residents and
non- residents of Ibara housing estate, Abeokuta. Weighted mean scores were used to analyse
collected data. The study established that the condition of building elements such as roofs,
walls, floors windows, doors, toilets/bathrooms, lighting and ceiling, were perceived by the
residents to be of good condition, they were also fairly satisfied with facilities and services in
the estate.
Anofojie et al (2014) examined the quality of housing in five (5) public housing estates in
Amuwo odofin local government area of Lagos State. A total of 77 housing units were
sampled. Building elements considered in analysing the quality of housing units include:
roofs, walls, floors, doors, windows, toilets, bathrooms, staircases, lighting, ceiling, painting
and ventilation. Similarly, basic infrastructure considered were: public transportation,

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recreational facilities, power supply, security, car park, refuse management, roads, drainages,
water supply, health care facilities, schools, public toilets, markets and shopping centres. A
five (5) point likert scaling was adopted for the analysis which described the overall condition
of building elements in the sampled estates as fair, while the overall condition of
infrastructure was described as bad. Owoeye and Ogundiran (2014) assessed housing and
environmental quality of Moniya community in Ibadan. 185 residents were sampled, and
findings revealed that Moniya is a typical slum community with inadequate basic services,
substandard housing and derelict structures, acute congestion and unhealthy living conditions.
Materials used for wall and roof construction, as well as the physical condition of housing
units were the determinants of housing condition, while indices used in assessing
environmental quality were: sources of water supply, toilet and bathroom facilities, source of
electricity, condition of drainages, method of waste disposal, condition of access roads, health
and educational facilities.
Ogunbajo (2013) assessed housing management and maintenance in two federal housing
estates in Abuja. Among other objectives, the study sought to examine the conditions of
housing and neighbourhood facilities in the estates, and also assess management strategies
and maintenance approaches adopted. A total of 735 housing units were sampled, and
collected data were analysed with frequency counters, simple percentages and weighed mean.
Results showed varying physical conditions of housing units in the sampled estates. While
some were intact and in good of state of repairs indicating serious maintenance commitment,
others were bad and unattractive showing general neglect or non-challance to maintenance. It
is evident from above that the conditions of residential dwellings in many Nigerian cities are
in deplorable conditions.

RESEARCH METHOD
The research population for this study comprised leasehold residential dwelling units (ie,
residential buildings occupied by tenants) in ten (10) selected areas in Minna Metropolis
where rapid residential property developments have been observed in recent times. The
Abuja Electricity Distribution Company put the total number of housing units in these areas
as at the time of this research at 31,126. This was adopted due to the absence of up to date
records on the number of residential dwelling units in these areas by the National Population
Commission and the Niger State Bureau of Statistics, and also because a very significant
proportion of dwelling units in these areas are connected to the National grid. Based on this,
it was estimated that 40% of the total dwelling units in the study area are leasehold properties
(occupied by tenants). This is in line with Malpezzi (1993) which estimated that roughly 40%
of the world’s population lives in rental housing, Ivy and Ernest (2010) which described 43%
of Ghanian residents are tenants, and the American Community Survey micro data (2014),
which documented that 35% of the United States residents occupy rented houses. The study
population was therefore put at 12,450 dwelling units. A sample size of 373 dwelling units
was arrived at using the sample size calculator (2015) by Mocorr Research Solutions online.
This was distributed proportionately among the selected neighbourhoods based on the
number of dwelling units in each neighbourhood. In order to ensure a fair selection of the
sample from the population, a multi-stage sampling was adopted. First, the entire population
was divided into a number of strata. This is similar to the classification of Coker, et al (2007);
Olujimi and Bello (2009); Adebayo (2012); Famuyiwa and Otegbulu (2012); and Ogunleye
(2013), while the next stage involved the random selection of samples from each stratum.
Questionnaire were designed and administered on household heads, or any available adult
member of the household to solicit information on the condition of building components,
availability and condition of basic ancillary facilities, management responsibility, service
charge administration and management, frequency of repairs, and other general management

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issues. A total of 328 questionnaires were duely completed and retrieved, representing a
response rate of 88%. Inspections were also conducted round the whole area, observations
were made and findings noted.
The conditions of physical building components of dwelling units, services provided within
each unit, and the basic ancillary facilities in each of the sampled neighbourhoods were
assessed on a three point likert type scale. Frequency counters and simple percentages were
used in this research to describe these conditions. These simply involved collating
frequencies of the conditions of all variables measured and computing percentages therefrom.
The condition of each dwelling unit was thereafter measured using total weighted scores of
all the variables measured. In achieving this, numerical values were assigned to respondents’
rating of the condition of each of the variables measured in ascending order, with 1
representing the worst conditions and 3 representing the best conditions. Cut –off marks were
thereafter derived and used to ascertain the condition of each dwelling unit. In arriving at the
cut-off marks, the summation of weighed scores was computed based on the assumption that
all variables were in their best conditions on one hand (51), and at their worst conditions on
the other hand (18). These two values were thereafter divided into two (2) class intervals,
and further indexed into two quality grades indicating good condition and poor conditions
respectively. Where the summation of weighted scoresfor a dwelling unit was between 35
and 51, such unit was said to be in good condition, while a total weighted score of between
18 and 34 signified an overall poor condition of such dwelling unit.
Weighted mean scores for each of the measured variables were further computed for each
neighbourhood. The summation of weighted mean scores of all the eighteen (18) variables
measured was used to denote the overall condition of dwelling units in each neighbourhood.
Since the sampled areas have similar neighbourhood characteristics, the contingency table
was used to test the null hypothesis that there is no significant difference in the condition of
dwelling units across the neighbourhoods. Weighted mean scores for all the variables
measured were computed from frequencies collated in each of the sampled areas, and built
into the contingency table for analysis.
The property management strategies adopted in the study area was also examined and
presented using frequency distribution. The chi square statistic (X2) and Phi coefficient (f)
was used to test for a significant relationship between management type and the condition of
dwelling units. Comprehensive details and respondents assessment of all management related
issues are presented in form of tables. All data analysis was conducted using Analyse-it®
v4.5 statistical software for Microsoft Excel and SPSS v21.The sampled neighbourhoods are
coded as N1- N10 for ease of data presentation and analysis. They are: Barkin-saleh (N1),
Maikunkele (N2), Chanchaga (N3), Kpakungu (N4), Maitumbi (N5), Gbaganu (N6),
Nyikangbe (N7), Sauka-kahuta (N8), Tudun-fulani (N9), and Fadikpe (N10).

RESULTS AND DISCUSSION OF FINDINGS

Physical Building Components
Responses on the condition of physical building components of residential buildings in the
sampled neighbourhoods were collated and percentages computed therefrom. Physical
building components measured include internal and external walls, floors, ceiling, roof, doors
and windows. One striking observation based on percentage computations from collated data
is that as much as 50% of walls in neighbourhoods N1, N2, N3 and N4 were damp, while over
50% of internal and external walls in neighbourhoods N6, N7 and N10 were good.
Computations from collated data further revealed that 46% of dwelling units in N4have
leaking ceilings, while over 60% of dwelling units in N2, N3, N5, N6, N7 and N10 have good
ceilings. None of the dwelling units have their roofs blown off, while the condition of doors

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and windows varies across the neighbourhoods. Some were in good conditions, while others
were in fair and bad conditions.
Services provided within dwelling units
Certain services are provided within the dwelling units, and the conditions of these services
were also examined. These include the condition of toilet and bathroom facilities, kitchen,
sources of water supply, regularity of electricity supply, and the availability of wall fence
around housing units. Frequencies of respondents’ rating for the condition of each of these
services were collated and percentages computed therefrom. Findings showed that only 7%,
14%, 16% and 22% of dwelling units in N2, N4, N9, and N10 respectively have good toilets and
bathrooms, while as much as 45%, 66%and 32% of dwelling units in N1, N4, and N9
respectively have bad toilets and bathrooms. It was recorded that water in the study area is
commonly sourced from three (3) sources, viz: supply from the public mains, bore holes and
hand dug wells. Findings revealed that water supply from the public mains is totally
unavailable in some areas, thus, residents have to source alternative sources of water supply.
A significant proportion of residents’ source water from hand dug wells within the
neighbourhoods. Electricity supply is also very epileptic in the study area. Based on findings,
as much as nine (9) out of the ten (10) areas sampled received electricity supply from the
public mains for less than twelve (12) hours per day. Also, findings revealed that 84%, 77%,
57%, and 65% of dwelling units in N4, N5, N6, and N8 respectively do not have wall fences,
while 63% and 61% of dwelling units in N9 and N10 have wall fences.
Basic Ancillary facilities in the sampled Neighbourhoods
It is widely accepted that certain ancillary facilities enhances the liveability and comfort of
urban dwellers in residential areas. Some of these basic ancillary facilities perceived to have
direct impacts on residential buildings were examined. They include access roads, drainage
facilities, mode of refuse disposal, general sanitary condition, landscaping & general
aesthetics, as well as the level of security. The conditions of these facilities within the
immediate vicinity of the sampled dwelling units in the study area were also assessed on a
three point likert type scale. Similar to assessments in previous sections, frequencies for the
condition of each of these facilities were collated and percentages computed therefrom.
Findings revealed that a significant percentage of access roads to residential dwellings in the
study area are untarred. However, while some of these untarred access roads are motorable,
quite a number of them are not motorable. Precisely, none of the dwelling units in N6, N7, N9
and N10 have tarred access roads, while only 6%, 5%, and 17% of dwelling units in N1, N4,
and N5 respectively have tarred access roads. Records further showed that quite a number of
dwelling units in the sampled areas lack functional drainage systems to convey waste water
and runoff, with as much as 60%, 67%, 70%, 55% and 50% in N1, N2, N4, N6 and N10
respectively. For dwelling units with drainage systems, a considerable number of them are
blocked while some are good. A significant proportion of residents dispose refuse in
designated refuse dump sites, and in available open spaces (which are burnt in some cases),
while less than 25% of residents in six (6) out of the ten (10) sampled areas dispose their
refuse in dustbins which are further cleared by waste disposal authorities at intervals. The
general sanitary condition of the study area was rated as clean, fair, and dirty (as the case may
be) based on findings from physical inspection of the area as at the time of this study.
However, these in most cases were best described as fair and dirty, while very few were
clean. An assessment of the landscaping and general aesthetics of the areas revealed that the
condition of landscaping and general aesthetics within the immediate vicinity of 100% of
dwelling units in three (3) of the sampled areas were bad, and same applies to 85%, 90%,
81% and 94% of dwelling units in N5, N6, N7 and N10 respectively. Finally, residents’
perception of the level of security in their various neighbourhoods was also recorded. Over
50% of residents in seven (7) out of the ten (10) sampled areas described their various

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neighbourhoods as secured. Frequency distribution tables for findings in section 4.1 – 4.3 are
not presented due to their voluminous nature but can be found in the appendix.
Overall Condition of Leasehold Residential Dwellings
In a bid to establish the overall condition of leasehold residential dwellings in the study area,
the condition of each dwelling unit was determined by comparing the summation of weighted
scores of all the eighteen (18) variables measured in each unit with the derived cut-off marks.
The total number of dwelling units in good and poor conditions was derived and is presented
in table 1. The table shows that only 44.8% of residential buildings occupied by tenants in the
study area are of good condition, while 55.2% of such dwellings are in poor condition.
Table 1: Overall condition of dwelling units
Condition of Building Freq. Percentage
Good Condition 147 44.80%
Poor Condition 181 55.20%
Total 328 100%

Going a step further, weighted mean scores were computed for each variable on
neighbourhood basis. The summation of weighted mean scores of all the eighteen (18)
variables measured was used to denote the overall condition of dwelling units in each of the
sampled areas. This is shown in table 2. A careful look at the last row of table 2 reveals
slight variations in the total weighted mean scores across the neighbourhoods. The scores are
highest in neighbourhoods N3 and N10 (35.21) indicating a slightly better overall conditions
of leasehold residential buildings. This is followed closely by N7 (34.84), N6 and N8 (34.12),
N5 (34.02), N2 (33.74) and N9 (33.17). Neighbourhoods N1 and N4 have the least total
weighted scores (31.10 and 28.63 respectively) thus indicating overall worse conditions
compared to other neighbourhoods.
Table 2: Weighted mean scores for all variables measured.
Variables measured Neighbourhoods
N1 N2 N3 N4 N5 N6 N7 N8 N9 N10
Internal and External 1.800 2.111 2.242 1.821 2.264 2.595 2.465 2.235 2.158 2.333
walls
Floor 2.150 2.815 2.697 2.446 2.925 2.881 2.907 2.529 2.368 2.444
Ceiling 2.150 2.592 2.636 2.036 2.528 2.571 2.628 2.176 2.263 2.667
Roof 2.450 2.741 2.636 2.286 2.679 2.476 2.535 2.471 2.434 2.556
Doors 2.050 1.926 2.182 1.661 1.962 1.929 2.116 1.824 2.105 2.333
Windows 1.900 2.111 2.091 1.893 2.151 2.190 2.279 2.294 2.263 2.222
Toilet 1.850 1.778 2.030 1.482 2.208 2.024 2.140 2.118 1.842 2.111
Bathroom 1.850 1.778 2.030 1.482 2.208 2.024 2.140 2.118 1.842 2.111
Kitchen 2.000 2.074 2.151 1.571 2.019 2.048 2.023 2.118 2.053 2.167
Water supply 1.800 1.556 1.697 1.839 1.585 1.500 1.419 1.412 1.579 1.994
Electricity supply 1.000 1.000 1.000 1.000 1.000 1.000 1.302 1.235 1.368 1.000
Wall fence 1.400 1.481 1.485 1.161 1.226 1.429 1.465 1.353 1.631 1.611
Access road 1.650 1.926 2.000 1.500 1.680 1.738 1.651 2.059 1.684 1.444
Drainage facilities 1.550 1.593 1.848 1.339 1.698 1.571 1.977 1.941 1.947 1.611
Mode of refuse 1.400 1.556 1.879 1.375 1.453 1.548 1.488 1.882 1.737 1.994
disposal
General sanitary 1.500 1.852 1.515 1.304 1.679 1.786 1.698 1.588 1.316 1.889
condition
Landscapping & 1.000 1.222 1.455 1.000 1.170 1.095 1.233 1.294 1.000 1.056
general aesthetics
1.600 1.630 1.636 1.429 1.585 1.714 1.372 1.471 1.579 1.667
Security
Total Weighted 31.10 33.74 35.21 28.63 34.02 34.12 34.84 34.12 33.17 35.21
Mean Scores

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The study further explored if there is a significant difference in the overall condition of
dwelling units across neighbourhoods. The contingency table was used to test the null
hypothesis that overall building conditions are the same across the sampled neighbourhoods,
thus, average weighted scores of all the variables measured across the selected
neighbourhoods were built into the contingency table, and chi square (X2)computed
therefrom. Upon computation, X2 = 48.965. With a confidence level of 95% and a critical
X2= 124.342, the null hypothesis (Ho) is accepted since the critical X2(124.342) exceeds the
calculated X2(48.965). This implies that there is no statistically significant difference in the
overall condition of leasehold residential dwellings across the sampled neighbourhoods. As
such, this study conveniently describes leasehold dwellings in the sampled areas as having
similar conditions.
Property Management Strategies Investigated
Certain management strategies are employed by property managers in a bid to ensure that
managed properties remain in good and decorative state of repairs. Prominent strategies
employed in the study area for the management of residential buildings were assessed by
residents and are presented in table 3.
Findings revealed that varied categories of individuals are involved in the management of
dwelling units in the study area. They are estate surveyors and valuers, lawyers, agents, care
takers, and landlords. This study however classified them into two broad categories, viz:
Professional estate surveyors and non-Professional estate surveyors. Records in table 3 show
that 31% of the sampled dwellings are managed by professional estate surveyors, while 69%
of them are managed by non-professional estate surveyors. These non-professionals comprise
lawyers, agents, care takers and landlords. Research findings as documented in table 3 also
show that periodic inspections are carried out in only 33% of the dwelling units while such
inspections are not carried out in 67% of the units. Ideally, periodic inspections should be
carried out by property managers in order to identify faults in the property and also ensure
that observed faults are taken care off so as to reduce obsolescence. The table further depicts
that repair works are carried out twice a year by property managers in only 1% of the
dwelling units, while yearly repair works by property managers is undertaken in 8% of the
sampled dwellings. For 53% of the residential units, repair works are carried out by the
management authorities when major faults are reported, while repair works are never carried
out by management authorities in 38% of the dwellings. For dwelling units in the last
category, repair works are solely carried out by the occupants of these units.

Table 3: Frequency distribution for management strategies employed in the study area.
Management Strategies Frequency Percentage (%)
N = 328
Responsibility for management of dwelling units
Professional Estate Surveyor 103 31%
Non-professional estate surveyor 225 69%

Periodic inspections of dwelling units

Yes 108 33%
No 220 67%

Frequency of repairs by property managers

Monthly 0 0%
Quarterly 0 0%
Half yearly 3 1%
Yearly 28 8%

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When major faults are reported 173 53%

Never 124 38%

General renovation of dwelling unit by

property managers
Quarterly 0 0%
Half yearly 0 0%
Yearly 0 0%
Never 328 100%

Payment of service charge

Yes 159 48%
No 169 52%

Insurance of dwelling unit

Yes 0 0%
No 0 0%
No idea 328 100%

Responsibility for management and maintenance

of ancillary facilities
Government agencies 26 8%
Community efforts/ Contributions 134 41%
Individuals 15 4%
No body 108 33%
No idea 45 14%

All the residents also affirmed that throughout the period of their tenancy terms, general
renovation of their dwelling units have never been carried out by the property managers.
Findings further revealed that 48% of residents pay service charge, while 52% do not pay. All
the residents had no idea as to whether their dwelling units have been insured or not.
Other findings from the study as documented in table 3 reveals that community efforts are
employed by 42% of residents for the management and maintenance of ancillary facilities. In
this case, residents are directly involved in digging and clearing gutters, filling potholes with
sand bags, burning refuse, making monetary contributions to fix major electrical faults, build
culverts, etc. On the contrary, 33% of residents affirmed that nobody manage these facilities
in their immediate neighbourhoods. They are left unattended to, thus the reason for the poor
and dilapidated conditions of ancillary facilities in the affected neighbourhoods. 14% of the
residents had no idea of who manages and maintains ancillary facilities in their
neighbourhoods, while 4% of residents reported that certain maintenance works are
sometimes undertaken by well to do individuals in the neighbourhood. For 8% of residents,
government agencies carry out maintenance of ancillary facilities in their neighbourhoods.
Respondents in the first three (3) categories adopted the above mentioned alternatives as a
result of negligence on the part of the government agencies responsible for the maintenance
of ancillary facilities.
Residents also expressed varied levels of satisfaction with the management of their dwelling
units as well as ancillary facilities in their neighbourhoods. These are presented in table 4. As
shown in the table, 14% of residents were very satisfied with the management of their
dwelling units, 35% were satisfied, while 51% were not satisfied. Similarly, while 16% of
residents were satisfied with the management of ancillary facilities in their respective
neighbourhoods, 84% of residents were not satisfied with the management of these facilities.

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Table 4. Residents’ level of satisfaction with management

Level of satisfaction Frequency Percentage (%)
Management of dwelling unit
Very satisfied 48 14%
Satisfied 114 35%
Not satisfied 166 51%
Management of ancillary facilities
Very satisfied 0 0%
Satisfied 51 16%
Not satisfied 277 84%

The Relationship between Residential Building Condition and Management Type

This research also sought to establish if residential buildings under the management of
professional estate surveyors have better conditions compared to those managed by non-
professional estate surveyors. Having determined the condition of each dwelling unit and
collated data on their respective management types, these two variables (building condition
and management type) were cross tabulated as shown in table 5 for further analysis.

Table 5: Cross tabulation for Building conditions and Management types

Building condition
Poor Good Row Total
condition condition
Professional estate surveyor 41 62 103
Management type
Non- professional estate surveyor 140 85 225
ColumnTotal 181 147 328

Figures in table 5 were subjected to statistical test using the chi square statistic (X2) and the
phi coefficient (f). While the chi square statistic tests for a significant relationship between
the variables, the phi coefficient (f) is a well-known statistical tool that reveals information
about the strength of the existing relationship. The resulting coefficient ranges from -1 to +1.
Results of the chi square test are presented in table 6.
As indicated in table 6, the chi square value (X2) at 1 degree of freedom is 14.356, and has a
corresponding p value of 0.000. The p value is less than the alpha level (α = 0.05), thus,
signifies that a relationship exists between the management type employed in the study area
and the condition of residential buildings.

Table 6: Chi square test for the relationship between building condition and management type
Value Df Asymp. Sig. (2- Exact Sig. (2- Exact Sig. (1-
sided) sided) sided)
Pearson Chi-Square 14.356a 1 .000
Continuity Correctionb 13.464 1 .000
Likelihood Ratio 14.363 1 .000
Fisher's Exact Test .000 .000
Linear-by-Linear Association 14.312 1 .000
N of Valid Cases 328

a. 0 cells (0.0%) have expected count less than 5. The minimum expected count is 46.16.
b. Computed only for a 2x2 table
Computation of the phi coefficient (f) helped to reveal the strength of the relationship
between building condition and management type. A computed phi coefficient (0.209) with a
corresponding p value (0.000) indicates a significant relationship between building conditions
and management type. The strength of the existing relationship can however be described as
weak because the phi coefficient is low (0.209). Analysis indicates that there is weak,
positive and statistically significant relationship between building conditions and

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management type in the study area. It therefore implies that good building conditions are
associated with property management by professional estate surveyors, while poor building
conditions are associated with non-professional management.

CONCLUSION AND RECOMMENDATIONS

The significance of professional property management to building condition and residents’
satisfaction has been emphasized. This study carefully examined the conditions of dwelling
units in selected neighbourhoods in the study area by assessing the conditions of eighteen
(18) variables for each of the dwelling units. Computed total weighted mean scores showed
slight variations in these conditions across the neighbourhoods, which were proven to be
statistically insignificant. This is attributed to similar management strategies employed in the
management of leasehold residential units across neighbourhoods in the study area.
Generally, the management of dwelling units and basic ancillary facilities in the study area
can best be described as poor, since a significant proportion of the residents are not satisfied
with these services. This study further attributes rapid obsolescence and the general poor
outlook of residential areas to ineffective and inefficient management, as well as poor attitude
to maintenance. With the extensive damage these have done to residential areas, a shift and a
reorientation of management emphases has become necessary. Also, due to the capital
intensive nature of residential property development, it is important that appropriate measures
are taken to ensure that the invested capital is profitably recouped. Such measures include
proper management and maintenance, thus, resulting in improved capital and / or rental
values.

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