EVALUATION OF PUBLIC HOUSING

By

Author

Presented To

Department of Architecture

ABSTRACT 

Governments all over the world are taking steps to address the problem of providing adequate and affordable housing to their people. Ogun State Government in Southwest  Nigeria is not left out in this drive, and thus initiated an integrated public housing programme in 2003 with the assumption that the use of  different strategies  by  different organizations  will result in  the provision of adequate housing and  improved quality of life  for different categories of people in  the State.  In view of the fact that the validity of this assumption has not been formally examined, this research therefore aimed at evaluating public housing in Ogun State, Nigeria, with a view to examining the extent to which  the different housing delivery strategies have provided adequate and satisfactory housing and influenced the quality of life of residents of public housing in the State. 
Survey  and qualitative research strategies as well as  proportionate and purposive  sampling 
techniques were used  in selecting respondents.  Primary data  was obtained  through the 
administration of questionnaire  to 90 purposely selected staff members, and oral  interviews with four senior management staff in  four key public housing agencies. In addition, questionnaire and observation schedule were used in obtaining data from 517  housing units  selected from four different housing delivery strategies based on the proportion  of their occurrence in nine  newly constructed  public  housing  estates. The  quantitative  data was  analysed using frequencies, percentages, cross tabulations,  discriminant, principal component  and categorical regression analyses; while the qualitative data was analysed using content analysis. Findings  show  that  the  four public  housing agencies sampled  were rated as having adequate organizational capacity in public housing provision. However, housing provided by the agencies was  rated affordable,  inadequate and not satisfactory by the residents. Although, public housing estates  sampled  lacked  basic  socio-economic  infrastructure, majority of the respondents felt satisfied with life in their current residences. The  study found significant differences  in  socio-economic characteristics of residents and  levels of housing adequacy and satisfaction across the four strategies. Whereas the Core housing strategy  provided housing for low-income earners and  was rated as having provided the most adequate and satisfactory housing, the Turnkey and Public-Private Partnership (PPP)  strategies provided  the least adequate  and  satisfactory  housing respectively  for middle-income earners.  The  Shell strategy which provided housing for high-income class had the  highest proportion of those who felt  satisfied with  life.  Satisfaction with management of housing estates and housing unit attributes among other attributes discriminated between the residents who were satisfied with life and those who were not.    Housing  unit attributes were rated the most adequate and satisfactory while  socio-economic infrastructure and neighbourhood facilities were rated the least adequate and least satisfactory housing attributes.   
Findings also show that housing delivery strategies, additional space requirement in the housing 
units,  organizational capacity as well as age,  income and  tenure  status  of respondents  among others were  significant predicators of  housing adequacy and residential satisfaction  in the study area.  Residential satisfaction, tenure status, housing adequacy, housing delivery strategies, length of residency, income and age of respondents were factors that influenced satisfaction with life in the  housing  estates.  Although  findings of the study  are  consistent with the findings of prior research; the categorical regression analysis (R2
 = 1.000, F=718909256; P=0.000) however shows that adequate housing  (Beta=1.000, F=528886811; P=0.000) was  the strongest predictor of, and closely related to,  residential satisfaction; and that housing adequacy and residential satisfaction have significant influence on satisfaction with life. The  findings  imply  that  the different housing delivery strategies used in public housing perform differently in terms of residents’ perceived adequacy and satisfaction; the levels of housing adequacy and satisfaction  as well as quality of life in public housing   can be enhanced through adequate  provision and maintenance of basic housing infrastructure and neighbourhood facilities;   housing  adequacy  and satisfaction  can be used as    synonymous concept in the evaluation of housings; and  the underlying assumption in public housing in Ogun State is valid. 
TABLE OF CONTENTS 
Title Page ------------------ - i 
Dedication --------------------------   ii 
Certification ------------------------   iii 
Dedication --------------------------   iv 
Acknowledgement --------------------v 
Abstract ---------------------- vi  

Chapter 1     INTRODUCTION 
1.0     Background of Study----------------1 
 1.1    Statement of the Problem --------------------3 
 1.2    Aim of Study-----------------6 
 1.3    Objectives of Study-------------------6 
  1.4   Justification-------------------6 
  1.5    Scope of Study--------------8  
  1.6    Summary---------------------8 
Chapter 2     THE CONTEXT OF STUDY---------------10 
 2.0.0 Introduction------------------10 
2.1.0 Basic Information on the study area----------10 
2.1.1 Location and Size of Ogun State--------------10 
  2.1.2 Administrative Setting----------------12 
 2.1.3 Demographics and Socio-economic Characteristics of Ogun State----------12 
2.2.0 Public Housing in Ogun State ----------------14 
    2.2.1 Public Housing in Ogun State: Historical Perspective ---------14 
    2.2.2 The 2003 Ogun State Housing Policy----------16 
    2.2.3 The Public Housing Programme in Ogun State and its Objectives----18 
     2.2.4 Housing Delivery Strategies in the Public Housing Programme------18 
(i) Government Aided Core Housing Strategy --------19 
(ii) Turnkey Housing Delivery Strategy----------------21 
(iii)Public-Private Partnership Housing Delivery Strategy----24 
(iv)  Shell Stage Housing Delivery Strategy-----------26 
 2.3.0 Public Housing Agencies in Ogun State------------28
       2.3.1 Ogun State Housing Corporation--------------29 
2.3.2 Ogun State Property and Investment Corporation------------30
2.3.3 Gateway City Development Company Limited------32 
 2.3.4 Ogun State Ministry of Housing -------------33 
  2.4 Summary-----------------------35 

Chapter 3    REVIEW OF RELATED LITERATURE---------------36 
  3.0. Introduction-------------------36 
  3.1.0 Evaluation Research ----------------39 
       3.1.1 Programme Theory in Evaluation of Social Programmes ------------40 
 3.2.0 Studies in Public Housing------------------43 
3.3.0 Evaluation of Public Housing ------------ 46       
 3.3.1 Dimensions of Evaluation of Public Housing-------47 
   3.3.2 Levels of Evaluation of public Housing -----------48 
3.4.0 Approaches to Evaluation of Public Housing ---------- ---- --------50 
3.4.1  Post Occupancy Evaluations-----------------51 
3.4.2  Satisfaction Studies      -----   -------55 
3.4.3  Evaluation of Quality-----------------60 
3.4.4  Evaluation of Housing Adequacy------------66 
(i)Decent Housing--------------------69 
(ii) Safe Housing-------------70 
(iii)Healthy Housing------------------71
 (iv)Accessible Housing-----------------74 
  (v) Affordable Housing----------------74 
 3.5.0 Methods of Evaluating Public Housing Schemes   ---------76       
 3.6.0 Factors Influencing the Evaluation of Public Housing -------------78 
  3.7. 0 Housing and Quality of Life----------------80  
3.8.0 Summary-----------------------83 

Chapter 4   CONCEPTUAL FRAMEWORK   ------------------85  
 4.0.0 Introduction----------------85
4.1.0 Programme Theory and Conceptual Approaches to Evaluation-----------86 
4.2 The Conceptual Framework of the Study------------88 
 4.3 Summary----------------------89 
Chapter 5 RESEARCH METHODOLOGY-------------91 
  5.0 Introduction--------------------91 
  5.1.0 Research Strategy--------------------91 
 5.2.0    Sample Frame of Housing Units and Public Housing Organisations----92 
  5.3.0 Sampling Techniques---------------92 
 5.4.0 Sample Size of Housing Units and Staff Members of Organisations------92 
 5.5.0 Design of Data Collection Instruments--------------94 
  5.6.0 Data Collection and Data Treatment----------------95 
5.6.1 Objective 1---------------------95 
 5.6.2 Objective 2--------------------97 
5.6.3 Objective 3---------------------98 
5.6.4 Objective 4-------------------98 
  5.6.5 Objective 5-------------------100 
  5.7. Data Processing ----------------------102 
 5.8.   Reliability and Validity Tests---------------103 
 5.9 Summary-----------------------104 

Chapter 6    THE ORGANIZATIONAL CAPACITY OF PUBLIC HOUSING  
AGENCIES----------------------106 

  6.0.0 Introduction-----------------106 
  6.1.0 Socio-economic Characteristics of the Respondents (Staff)------106 
  6.2.0 Organizational Characteristics of the Public Housing Agencies ----------110 
  6.3.0 Organizational Capacity of the Public Housing Agencies---------118 
      6.3.1 Individual Adequacy Scores on Overall Organizational Capacity---119 
      6.3.2 Contributing Factors to Overall Organisational Capacity----119 
      6.3.3 Overall Adequacy of Management Component --------------121 
     6.3.4 Overall Adequacy of Resource Component -----------122 
6.4.0. Adequacy of Organisational Capacity of the Different Organizations------- -----123 
6.4.1 Contributing Attributes to Adequacy of organizational Capacity of the
 different Organizations----------- --------------124 
 6.4.2 Contributing Attributes to Adequacy of Management Capacity across the    
  Organisations------- --------125 
  6.4.3 Comparison of Organizational Capacity across the Agencies-----127 
 6.5 Summary-----------------------129 

 Chapter 7      CHARACTERISTICS OF HOUSING PROVIDED BY THE PUBLIC    
HOUSING   AGENCIES------------------131 

  7.0.0 Introduction---------------- 131      
 7.1.0 Overall Housing Attributes -------------- ------ -----131 
 7.1.1 Additional Requirements in the Housing Units-------133 
      7.2.0 Housing Characteristics across the different Delivery Strategies ---134  
7.2.1 Housing Unit Attributes------------------134 
7.2.2 Housing Services and Infrastructure--------------140 
7.2.3 Housing Estate Characteristics and Neighbourhood Facilities--143 
7.3.0 Comparative Analysis of Housing Characteristics in the four Delivery  
Strategies--------------------146 
  7.4.0 Summary--------------------147 

Chapter 8      SOCIAL AND ECONOMIC CHARACTERISTICS OF RESIDENTS OF   
       PUBLIC HOUSING ESTATES ------------------149 

 8.0.0 Introduction -----------------149 
8.1.0 Socio-economic Characteristics of the Respondents in all the Housing Units--149 
 8.1.1 Socio-economic Characteristics of Residents across different Housing      
Delivery Strategies-------------153 
 8.2 Summary-----------------------160 

Chapter 9    ASSESSMENT OF THE ADEQUACY OF PUBLIC HOUSING-------161  
9.0. Introduction------------------161 
9.1.0 Overall Housing Adequacy----------------161 
 9.1.2 Contributing Attributes to Overall Housing Adequacy----162 
9.1.3 Adequacy of Housing sub-Components--------------163 
 (i) Adequacy of Housing Unit Attributes--------------163 
 (ii) Adequacy of Housing Services and Infrastructure--------165 
(iii) Adequacy of Neighbourhood Facilities-----------166 
(iv) Adequacy of Management of Facilities in the Housing Estates--166 
9.2.0 Housing Adequacy across the different Delivery Strategies--------168
 9.2.1 Contributing Attributes to Housing Adequacy across the different Strategies-      
 ------------------------169 
9.3.0 Adequacy Index Housing sub-Components--------- 173 
   9.4.0 Variation in Housing Adequacy-------------- 176 
    9.4.1 Factors Influencing Overall Housing Adequacy-------177 
  9.5.0 Dimensions of Evaluation of Overall Housing Adequacy-------------179  
   9.5.1 Dimensions of Evaluation of Housing Adequacy across the different Strategies      
   --------------------------180 
   (i) The Core Housing Strategy-----------180 
  (ii) The Turnkey Housing Delivery Strategy-------------182 
  (iii) PPP Housing Delivery Strategy--------------183 
  (iv)The Shell Housing Delivery Strategy---------------- 185 
  9.5.2:  Comparison of Dimensions of Housing Adequacy Evaluation across the     
 Different Strategies------------187 
 9.6 Summary-------------------189 

Chapter 10    RESIDENTIAL SATISFACTION IN PUBLIC HOUSING -----------192 
  10.0.0 Introduction---------------192 
  10.1.0 Evaluation of Residential Satisfaction-----------192 
 10.1.1 Overall Residential Satisfaction------------193 
10.1.2 Contribution of Housing Attributes to Overall Residential Satisfaction--- 
---------------194 
 10.1.3 Satisfaction with Housing Sub-Components------195 
  (i) Satisfaction with Housing Unit Attributes --------------196 
  (ii)  Satisfaction with Housing Services------------197 
 (iii) Satisfaction with location of Neighbourhood Facilities-------197
(iv) Satisfaction with Socio-economic Environment of housing Estates 
       -------------------198 
       (v) Satisfaction with Management of Housing Estates--------199 
 10.2.0 Residential Satisfaction across the different Housing Delivery Strategies--201 
    10.2.1: Contribution of Housing Attributes to Residential Satisfaction across the  
65 Pages 11,459 Words 146 Views Microsoft Word Format No. of Chapters: 1 to 5 Chapters
Reference/Bibliography: YES 5,500.00 NGN 5,000.00 NGN PROJECT

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