Assessment of Residential Housing Quality in Zawan Town of Jos South LGA, Plateau State
CHAPTER ONE
Aim and Objectives
The aim of this study is an assessment of residential housing quality in Zawan town of Jos south LGA, Plateau state. The specific objectives of the study are to:
- Assess of the socio-economic characteristic of dwellers in Zawan town of Jos south LGA.
- Assess the housing quality (physical structure of buildings) in Zawan town of Jos south LGA.
- Examine the infrastructural facilities in the houses; and
- Examine the relationship between social economic characteristic and housing conditions in Zawan town of Jos south LGA.
CHAPTER TWO
CONCEPTUAL FRAMEWORK AND LITERATURE REVIEW
Housing Quality Concept
Housing is defined as the process of providing a large number of residential buildings on a permanent basis with adequate physical infrastructure and social amenities, (services) in planned, decent, safe, and sanitary neighborhoods to meet the basic and special needs of the population‖ (Federal Ministry of Work and Housing, 2002 in Kuroshi and Bala, 2005). Adequate housing therefore should provide protection from the elements, minimize the risk of disease and injury, and contribute to the physical, mental and social wellbeing of the occupants. Inadequate housing according to Neutze (1998) in Australian Bureau of Statistics (2006) can pose serious health risks.
Studies have shown that many residents of urban areas in developing countries live in inadequate housing and in neigbourhoods that lack the basic requirements of liveable environments (Rojas 2000; McLeod, 2001, 2003; Dung-Gwom 2007, 2008;). Ooi and Phua ( 2007) have observed that most cities in developing world have become centres where vast numbers of people compete for the most basic social services and infrastructural facilities: for a room within reach of employment with an affordable rent, or vacant land on which a shelter can be erected without fear of eviction; for places in schools; for medical treatment for health problems or injuries, or a bed in a hospital; for access to clean drinking water; for a place on a bus or train; and for a corner on a pavement or square to sell some goods—quite apart from the enormous competition for jobs. Housing is heterogeneous good, producing a flow of services to household overtime (Aluko, 2000; Can, 1991). It consists of a series of component that may be produced in various ways and with different costs, standards and financing option. These factors determine the total cost of the dwelling and it results in a wide range of housing types, which emphasizes the substitutability of one component for another. A rise in the price of a particular component prompts a search for a way to economize on it. When land costs are high, construction becomes difficult. If cement is scarce, other building materials may be substituted in the production process. On the other hand, the effective demand for housing is derived from each household‘s willingness to pay for housing. The level of household income, it‘s distribution and the prices of available housing and of other goods and services are important influences on decisions about how much to spend on housing, so is the demographic pattern which determine the growth of demand overtime (Onibokun, 1990; Aluko, 2003;).
The distribution of income affects the affordability of housing for different income groups (Aluko, 2008). Non-economic factors such as tastes and preferences can be important in many cultural and political environments. Thus, the producers of housing have a continuing problem of balancing supply against demand, for if the latter falls relative to the former, then prices are likely to drop, the extent of drop would reflect the elasticity of demand for housing. The situation in this country has been non-affordability of decent housing by low income group and urban poor due to the falling per capita income and high unemployment level of the citizens (Aluko, 2008).
CHAPTER THREE
RESEARCH METHODOLOGY
Nature of Data
The data used pertaining to the socio-demographic characteristics of the dwellers; and; information on housing quality and types. Two data sources were used for the study i.e. primary and secondary data; The primary source data are those obtained directly from the field by the researcher, while secondary data are those obtained from existing published or unpublished records. The research involved the use of structured questionnaire and general field survey. Secondary data such as maps on the other hand, was used to support the information derived from the primary source data.
Sampling Procedure
Sampling which is the selection of a subset of individual from within a statistical population to estimate the characteristics of the whole population. Since assessing the total population was impossible, considering the cost and time, so as to get a good representation of the total population. Stratified sampling was used in the accusation of information from the study area. Stratified sampling is a method of sampling in which the population was divided into parts or homogenous groups (Strata) on the basis of the political division into wards, then further division into grids, so as to curtail a biased sample. To ensure sufficient collection of information systematic/simple random sampling was further used in each ward so as to distribute the sample more evenly over the population.
CHAPTER FOUR
RESULTS AND DISCUSSIONS
Assessment of the socio-economic characteristic of dwellers
Table 4.1 shows the Socio-Economic characteristics of the respondent in Zawan town of Jos south LGA. The survey conducted shows that 50.6% of the respondents falls between 25 and 35yrs, 25.7% between 36 and 45yrs, while 13.8% falls between 56 and 65yrs and just 7.5% falls between 46 and 55yrs. This implies that there are more able bodied men; with the provision of more paying jobs that should enable them to provide facilities and maintain their houses. There was a fair distribution between the two 54.3% male and 45.8% female. Out of these 15.4% are single, 73.9% are married, 9.9% are widowed, and 0.4% are separated while 0.4% are divorced. This result shows that there will be increase in the population of people in the area, which may negatively impacted on their on their occupancy ratio and subsequently their housing conditions. Information gathered on the no families living in a building i.e. the household size reveals that 37.9 % of the respondents live in buildings with between 1 and 4 households, followed by 33.2% living in buildings with 5-8 households in the building. There is higher percentage of men with single wife (71.5%) compared to the polygamous family (7.9%). The Educational background shows that 34.4% benefited full secondary education, 19.8% obtained full primary education and 15.8% has no formal education. The implication of the level of education shows that the resident are supposed to understand better the implication of good housing quality but this has not reflected in the study area.
CHAPTER FIVE
SUMMARY, CONCLUSION AND RECOMMENDATION
Summary of Findings
The study aimed at assessing residential quality in Zawan town of Jos south LGA area of pleatue state. It specifically assessed the socio-economic characteristic of the dwellers, and the quality of materials used for construction and the infrastructural facilities in the houses and the relationship between social economic characteristic and housing conditions. Descriptive and qualitative statistics such as frequency and percentage tables, graphs, correlation coefficient, cross-tabulation and Analysis of Variance (ANOVA) were used to summarize data and make inferences. The findings show that there was a fair distribution between the genders of (54.3% male and 45.8% female). Out of these 15.4% are single, 73.9% married, 9.9% widowed, 0.4% separated, while 0.4% are divorced. This shows that there will be increase in the population of people in the area, which may have negative effect on the occupancy ratio and subsequently can impact negatively on the housing conditions. Information gathered on the number of families living in a building i.e. the household size reveals that 37.9 % of the respondents live in buildings with between 1 and 4 households, followed by 33.2% living in buildings with 5-8 households. There is higher percentage of men with single wife with 71.5% compared to the 7.9% of polygamous family. The Educational background shows that 34.4% benefited full secondary education, 19.8% obtained full primary education and 15.8% has no formal education. The implication of the level of education shows that the resident are supposed to understand better the implication of good housing quality rather this has not reflected in the housing.
The occupation and level of income are closely related. The nature of occupation determines their level of income. About 23.3% are government employee, 14.6% are private sector workers, while 6.3% engage in farming, while there are more self employed (53%) workers like traders, vulcanizes, mechanics, etc. Just 2.8% are unemployed. Thus, about 14.6% receives monthly income below N50000 out of which 20.9% receives between N50001 and N 10000 while only 85% receives between N10001 and N20001 while only 17% receives above N 50001 per month. With this little variation in income distribution, to afford good quality housing, proper maintenance of existing ones, adequate feeding, creation of drainage, might be very difficult if not impossible. Besides this, the household size distribution is high. Majority of the households were made up to 1-4 people. This account for about 43.9% followed by 5-8 people (39.9%) followed by 9and above household(16.2%). Furthermore, the finding of this study explained and confirmed existing variation in the pattern of housing quality in the study area. It indicates that housing quality is higher in the outskirt of the city than in other residential areas of Zawan town of Jos south LGA.
Conclusion
The finding of this study therefore demonstrates that housing is more than mere shelter, but a combination of several factors, forming a pattern that is extremely diversified. The study confirms that housing quality implies something about the environmental surroundings, and the social milieu, both of which promote the health, convenience, aesthetic, emotional and socio-economic wellbeing of the occupants. The relevance of this study to housing research and development is predicated on the appreciation of the essence of housing to human wellbeing and national development. In addition, it provides a justification on the need to ensure that every citizen or locality has equal opportunity to a decent and qualitative housing. Apart from providing a basis for the involvement of government and stakeholders in according equal attention to housing improvement and development, it also creates a justification on the need for a redirection of the nation’s resources towards improving and providing necessary urban infrastructures.
However, one critical challenge of this study is how to ensure that people – particularly those residing within the urban areas maximize the opportunities for qualitative housing and livable urban environment. This challenge therefore prompts the need to enlist the participation of the residents, planners and policy makers in the formulation of residential policies. The basis for this is that any policy or program which incorporates residents’ views and participation into housing and neighborhood maintenance and development will no doubt yield a much desired goal of ensuring housing improvement as well as the overall quality of the urban environment.
Recommendations
Based on the major findings in the study, the following recommendations are put toward as policy guidelines toward a sustainable management of the area of study.
- There is need for studies on housing quality in Nigerian cities. Study of this nature will serve as stepping stone to further researches which will benefit Government in terms of urban development policy formulation and effective urban governance.
- There is need for upgrading programme through rehabilitation/renovation approach as well as provision of urban basic services. This simply involves rejuvenation of affected parts of the area by retaining some structures that are retainable; rehabilitate old buildings and structures, upgrading the roads that are not tarred and introduction of more roads with a view to open up the blighted areas. It also involves improving the existing infrastructures as well as providing new ones. These are improving the structural quality and aesthetic of the areas.
- The generation of employment opportunities, otherwise known, as economic revitalization is highly needed in the area. This will help to improve the level of capital base and potential for capital formation among the residents that will enhance their level of provision for basic household facilities and proper maintenance of buildings. This approach offers future proceed that can sustain any improvement effort that may be put in place to revive the area. Similar to this is the use of effective public enlightenment strategies to affect public awareness and community participation in area of personal hygiene and need for improving sanitary condition in the area. An enforcement of environmental sanitation laws on citizens has a little prospect of success without an enlightened public. The starting point therefore is to educate the people on the dangers of infrastructure, inadequate facilities and poor sanitation on their health and the need for an improved healthy environment.
- The use of local building materials should be promoted; Government should create the enabling atmosphere for private sector to invest in manufacture of alternative building materials. This will increase the capacity of low income earners to acquire personal home
- The study recommends for Public Private Partnership in infrastructure develop in Zawan town of Jos south LGA and Nigerian cities at large.
- Community participation approach should be initiated across residential neighborhoods, where individuals will be involved in upgrading their housing conditions and provision/maintenance of shared facilities. Cooperative societies should be established by residents of neighborhood where finances will be pooled together and be used for such purposes.
REFRENCES
- Adedeji, Y.M.D (2004). Sustainable Housing for Low-Income Industrial Workers in Ikeja Ilupeju Estate: Materials Initiative Options. Paper presented at the School of Environmental Technology, Federal University of Technology, Akure.
- Akinola S.R (1998): “The Pattern of Housing Quality in Osogbo, Osun State, Nigeria”. Ife Journal of Environmental Design and Management, Obafemi Awolowo University, Ile- Ife. 1.
- Alake, J.O., 1987. Tackling Urban Housing Problems: A Case Study of Lagos State Development and Property Corporation (ISDPC). An unpublished M.Sc. Thesis, University of Lagos.
- Aluko EO (2000) The Effect of Relative Units of Housing on House Price in Metropolitan Lagos, Lagos J. Environ. Stud., 2(1): 85 – 94.
- Aluko EO (2003). Housing Values and Determinant of Housing Submarkets in Nigeria, Journal of the Nigeria Institute Town Planners, XVI: 55-68.
- Aluko EO (2008). Housing and urban development in Nigeria NISER, pp. 1-93.
- Aribigbola, A. (2001). Housing and Nigerian Development: Assessment of Policy Measure and Direction. African Journal of Environmental Studies, 2(2), 117-122.
- Burgess, E.W., 1925. The City. Chicago: University of Chicago Press. Design and Management, Obafemi Awolowo University, Ile-Ife. 1. (1 and 2): 1998. pp. 109-120.
- Dung-Gwom, J. Y. (2007). Urban Renewal in Jos – Bukuru Metropolis. Paper Presented at the MCPD Workshops organized by the Nigerian Institution of Estate Surveyors and Valuers, October 25th, Jos, Plateau State, Nigeria.
- Dung-Gwom, J. Y. (2008). The Nature of Peri-Urban Developments in Jos, Nigeria. Paper Presented at the XXXVI World Congress on Housing Science. National Housing Programme – New Vision. November
