EVALUATION OF PUBLIC HOUSING IN OGUN STATE, NIGERIA

By

IBEM, Eziyi Offia

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
10     Background of Study----------------1
 11    Statement of the Problem --------------------3
 12    Aim of Study-----------------6
 13    Objectives of Study-------------------6
  14   Justification-------------------6
  15    Scope of Study--------------8  
  16    Summary---------------------8

Chapter 2     THE CONTEXT OF STUDY---------------10
 200 Introduction------------------10
210 Basic Information on the study area----------10
211 Location and Size of Ogun State--------------10
  212 Administrative Setting----------------12
 213 Demographics and Socio-economic Characteristics of Ogun State----------12
220 Public Housing in Ogun State ----------------14
    221 Public Housing in Ogun State: Historical Perspective ---------14
    222 The 2003 Ogun State Housing Policy----------16
    223 The Public Housing Programme in Ogun State and its Objectives----18
     224 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
 230 Public Housing Agencies in Ogun State------------28
       231 Ogun State Housing Corporation--------------29
232 Ogun State Property and Investment Corporation------------30
233 Gateway City Development Company Limited------32
 234 Ogun State Ministry of Housing -------------33
  24 Summary-----------------------35

Chapter 3    REVIEW OF RELATED LITERATURE---------------36
  30 Introduction-------------------36
  310 Evaluation Research ----------------39
       311 Programme Theory in Evaluation of Social Programmes ------------40
 320 Studies in Public Housing------------------43
330 Evaluation of Public Housing ------------ 46       
 331 Dimensions of Evaluation of Public Housing-------47
   3 32 Levels of Evaluation of public Housing -----------48
340 Approaches to Evaluation of Public Housing ---------- ---- --------50
341  Post Occupancy Evaluations-----------------51
342  Satisfaction Studies      -----   -------55
343  Evaluation of Quality-----------------60
344  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
 350 Methods of Evaluating Public Housing Schemes   ---------76       
 360 Factors Influencing the Evaluation of Public Housing -------------78
  37 0 Housing and Quality of Life----------------80  
380 Summary-----------------------83

Chapter 4   CONCEPTUAL FRAMEWORK   ------------------85  
 400 Introduction----------------85
410 Programme Theory and Conceptual Approaches to Evaluation-----------86
42 The Conceptual Framework of the Study------------88
 43 Summary----------------------89
Chapter 5 RESEARCH METHODOLOGY-------------91
  50 Introduction--------------------91
  510 Research Strategy--------------------91
 520    Sample Frame of Housing Units and Public Housing Organisations----92
  530 Sampling Techniques---------------92
 540 Sample Size of Housing Units and Staff Members of Organisations------92
 550 Design of Data Collection Instruments--------------94
  560 Data Collection and Data Treatment----------------95
561 Objective 1---------------------95
 562 Objective 2--------------------97
563 Objective 3---------------------98
564 Objective 4-------------------98
  565 Objective 5-------------------100
  57 Data Processing ----------------------102
 58   Reliability and Validity Tests---------------103
 59 Summary-----------------------104

Chapter 6    THE ORGANIZATIONAL CAPACITY OF PUBLIC HOUSING  
AGENCIES----------------------106
  600 Introduction-----------------106
  610 Socio-economic Characteristics of the Respondents (Staff)------106
  620 Organizational Characteristics of the Public Housing Agencies ----------110
  630 Organizational Capacity of the Public Housing Agencies---------118
      631 Individual Adequacy Scores on Overall Organizational Capacity---119
      632 Contributing Factors to Overall Organisational Capacity----119
      633 Overall Adequacy of Management Component --------------121
     634 Overall Adequacy of Resource Component -----------122
640 Adequacy of Organisational Capacity of the Different Organizations------- -----123
641 Contributing Attributes to Adequacy of organizational Capacity of the
 different Organizations----------- --------------124
 642 Contributing Attributes to Adequacy of Management Capacity across the    
  Organisations------- --------125
  643 Comparison of Organizational Capacity across the Agencies-----127
 65 Summary-----------------------129

 Chapter 7      CHARACTERISTICS OF HOUSING PROVIDED BY THE PUBLIC    
HOUSING   AGENCIES------------------131
  700 Introduction---------------- 131      
 710 Overall Housing Attributes -------------- ------ -----131
 711 Additional Requirements in the Housing Units-------133
      720 Housing Characteristics across the different Delivery Strategies ---134  
721 Housing Unit Attributes------------------134
722 Housing Services and Infrastructure--------------140
723 Housing Estate Characteristics and Neighbourhood Facilities--143
730 Comparative Analysis of Housing Characteristics in the four Delivery  
Strategies--------------------146
  740 Summary--------------------147

Chapter 8      SOCIAL AND ECONOMIC CHARACTERISTICS OF RESIDENTS OF   
       PUBLIC HOUSING ESTATES ------------------149
 800 Introduction -----------------149
810 Socio-economic Characteristics of the Respondents in all the Housing Units--149
 811 Socio-economic Characteristics of Residents across different Housing      
Delivery Strategies-------------153
 82 Summary-----------------------160

Chapter 9    ASSESSMENT OF THE ADEQUACY OF PUBLIC HOUSING-------161  
90 Introduction------------------161
910 Overall Housing Adequacy----------------161
 912 Contributing Attributes to Overall Housing Adequacy----162
913 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
920 Housing Adequacy across the different Delivery Strategies--------168
 921 Contributing Attributes to Housing Adequacy across the different Strategies-      
 ------------------------169
930 Adequacy Index Housing sub-Components--------- 173
   940 Variation in Housing Adequacy-------------- 176
    941 Factors Influencing Overall Housing Adequacy-------177
  950 Dimensions of Evaluation of Overall Housing Adequacy-------------179  
   951 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
  952:  Comparison of Dimensions of Housing Adequacy Evaluation across the     
 Different Strategies------------187
 96 Summary-------------------189

Chapter 10    RESIDENTIAL SATISFACTION IN PUBLIC HOUSING -----------192
  1000 Introduction---------------192
  1010 Evaluation of Residential Satisfaction-----------192
 1011 Overall Residential Satisfaction------------193
1012 Contribution of Housing Attributes to Overall Residential Satisfaction---
---------------194
 1013 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
 1020 Residential Satisfaction across the different Housing Delivery Strategies--201
    1021: Contribution of Housing Attributes to Residential Satisfaction across the  
  Delivery Strategies--------------------202

 103: Satisfaction with Housing sub-Components in all the Strategies----209
  1031 Satisfaction with Housing sub-components across the Different Strategies
  -----------------211
   104 Variation in Satisfaction with housing sub-components------214
      1041 Variation in Satisfaction across Socio-economic characteristics of     
   Respondents----------------------214    
     1042 Factors affecting Residential Satisfaction in all the Housing Estates-------215
     105 Dimensions of Evaluation of Residential Satisfaction in all the Housing Estatesâ€"-----219
     105 1: Dimensions of Evaluation of Residential Satisfaction across the different  
   Strategies----------------------220
   (i)Core Housing Delivery Strategy------------ ----------220  
   (ii) The Turnkey Housing Delivery Strategy-----------222
   (iii) The Public-Private Partnership Housing Delivery Strategy------ 224
   (iv)The Shell Housing Delivery Strategy-------- ------ 226
   1052 Comparison of Dimensions of Residential Satisfaction Evaluation across the   
 Different Strategies------------- ------228  
    106 Summary--------------------230

Chapter 11 SATISFACTION WITH LIFE IN PUBLIC HOUSING …………………233
1111 Satisfaction with Life in all the   Housing Estates------- 233
     1112: Satisfaction with Life across the different housing Delivery Strategies---234
1120 Variation in Satisfaction with Life in all the Housing Estates------- -----237  
       1121: Factors Affecting Satisfaction with Life in all the Housing Estates-------237
       1122 Discriminants of Satisfaction with life in all the Housing Estates----------243
 113 Summary---------------------243
 
Chapter 12 SYNTHESIS, SUMMARY AND CONCLUSIONS-------245
120 Introduction--------------------245
121 Overview of Research ---------------245      
122: Summary of Key Findings-------------------247
 123 Synthesis of Key Issues Arising from the Study------------250  
 124 Implications of Study Findings -------------257
 125 Areas for further Study--------------260
126 Concluding Remarks------------------261
REFERENCES---------------------262


APPENDICES---------------------288
Appendix 1:  Ogun State in Context of Nigeria ----------288
Appendix 2: Floor Plans of Core Housing Units----------289
 Appendix 3:  Floor Plan of Turnkey Housing Unit in OLokota Housing Estate --------289
Appendix 4: Floor Plan of Typical Housing Unit in the PPP Strategy-----------290
Appendix 5: Floor Plan of Typical Housing Unit in the Shell Strategy----------290
Appendix 6:  Variables for Assessing Organizational Capacity ---------291
Appendix 7: Housing Attributes-------------------292
Appendix 8: Housing Adequacy Variables----------------293
Appendix 9: Residential Satisfaction and Satisfaction with Life Variables------295  
Appendix 10: Survey Questionnaire (Staff of Public Housing Agencies) -------297
Appendix 11: Interview Guide---------------------300
Appendix12: Housing Unit Survey Questionnaire----------------301  
Appendix 13: Observation Schedule--------------307
 Appendix 14: Reliability Test of Scale of Measurement of Staff Survey Questionnaire--------309
 Appendix 15: Reliability Test of Scale for Measurement for Housing Adequacy-------310
Appendix 16: Reliability Test of Scale for Measurement for Residential Satisfaction and  
      Satisfaction with life----------------311
Appendix 17: Number of Persons per Room--------------312
Appendix 18: Layouts of Media Village and OGD Housing Estates Asero, Abeokuta ----------313
Appendix 19: Categorical Principal Component Analysis of Dimensions of Housing Adequacy  Evaluation in All the Housing Estates (Model Summary)--------314
Appendix 20: Categorical Principal Component Analysis of Dimensions of Housing Adequacy
     Evaluation in the Core Housing Estates (Model Summary)--------315  
Appendix 21: Categorical Principal Component Analysis of dimensions of housing adequacy    
     evaluation in the Turnkey housing estates (Model Summary)------------316  
Appendix 22: Categorical Principal Component Analysis of dimensions of housing adequacy
       evaluation in the  PPP housing estate (Model Summary) ------317
Appendix 23: Categorical Principal Component Analysis of dimensions of housing adequacy  
       evaluation in the Shell housing estates (Model Summary)------318
Appendix 24:  Categorical Principal Component Analysis of dimensions of Residential   
      Satisfaction in all the housing estates (Model Summary) --------319  
Appendix 25: Categorical Principal Component Analysis of Residential Satisfaction evaluation in   
      the Shell housing estates (Model Summary)--------------320
Appendix 26:  Categorical Principal Component Analysis of dimensions of Residential   
     Satisfaction evaluation in the Turnkey housing estates (Model Summary) --------321
Appendix 27:   Categorical Principal Component Analysis of dimensions of residential  
      Satisfaction evaluation in the PPP housing estates (Model Summary) --322
Appendix 28: Categorical Principal Component Analysis of dimensions of Residential       
      Satisfaction evaluation in the Shell housing estates (Model Summary)----------323
Appendix 29:  Discriminant Analysis of Satisfaction with Life in Housings Estates-- 324
LIST OF TABLES
Table 21: The Population Distribution across Local Government   Areas in Ogun State--------14
Table 22:  Planned and Completed Housing Units by the OSHC --------30
Table 23: Planned and Completed Housing Units by OPIC --------------32
Table 24: Planned and Completed Housing Units by the GCDCL--------33
Table 25: Planned and Completed Housing Schemes by the MOH-------34
Table 51: Sample Size of Housing Units for Each Housing Delivery Strategy-----------93
Table 52: Distribution of Questionnaires to Residents of Housing units according to  
   Housing Delivery Strategies ------------------102
Table 61: Average Monthly Income of Respondents-------------107
Table 62:  Highest Educational Qualification of Respondents------- ---107
Table 63: Areas of Specialization of Respondents----------------108
Table 64: Designation of Respondents--------------------109
Table 65: Organizational Characteristics-----------------118
Table 66: Individual Score on Overall Organizational Capacity--------119
Table 67: Contributing Components to Overall Organizational Capacity------120
Table 68: Individual Scores on Adequacy of Management Capacity------------122
Table 69: Individuals’ Scores on Adequacy of Resources Capacity ------------122
Table 610: Contributing Attributes to Organizational Capacity across the Organizations-----125
Table 611: Adequacy Indices of Organizational Capacity of the four
  Organizations------------------127
Table 71: Additional Requirements in the Housing Units ---------------134
Table 72: Housing Typology--------------134
Table 73: Sizes of Housing Units-----------------135
Table: 74 Additional Spatial Requirements in the Housing Units across the Strategies---------136
Table 75: Mode of Acquisition of Housing Units-----------------136
Table 76: Evaluation of Housing Acquisition Process------------137
Table 77 Evaluation of Cost of Housing-----------------138
Table 78: Descriptive Statistics of Occupancy Ratio -----------139
Table 79: Mode of Water Supply in Housing Units -------------141
Table 710: Source of Power Supply to Housing Units ---------142
Tables 711: Refuse Collection and Disposal from Housing Units------143
Table 712: Housing Estate Characteristics and Facilities across the Housing Delivery
  Strategies-----------------------145
Table 81: Respondents’ Sex--------------153
Table 82 Age Grouping of Respondents------------------153
Table 83: Marital Status of Respondents------------------154
Table 84: Educational Attainment of Respondents---------------155
Table 85: Employment Sector of Respondents----------155
Table 86: Personal Average Monthly Income of Respondents----------156
Table 87: Length of Residency in the Housing Estate-----------157
Table 88: Type of Tenure-----------------157
Table 89: Household Sizes of Respondents--------------158
Table 91: Overall Housing Adequacy --------------------162
Table 92: Contribution of   Housing Attributes to Housing Adequacy ---------163
Table 93:  Adequacy of Housing Unit Attributes----------------164
Table 94:  Adequacy of Housing Services and Infrastructure-----------165
Table 95: Adequacy of Neighbourhood Facilities---------------166  
Table 96: Adequacy of Management of Facilities ---------------167
Table 97: Contributing Attributes to Housing adequacy across the Delivery Strategies-------170
Table 98:- Sub-Components Adequacy Indices------------------174
Table 99: Adequacy Indices Housing Sub-components across the different Housing Delivery    
  Strategies -----------------------174       
Table 910: Regression Coefficients of Predictors of Overall Housing Adequacy-------178
Table 911: Dimensions of Housing Adequacy Description in all the Housing Estates--180
Table 912: Dimensions of Housing Adequacy Description in the Core Housing Strategy------181
Table 913: Dimensions of Housing Adequacy Description in the Turnkey Strategy----183
Table 914: Dimensions of Housing Adequacy Description in the PPP Strategy---------184
Table 915: Dimensions of Housing Adequacy Description in the Shell Strategy -------186
Table 916: Summary of Result of Factor Analysis on Housing Adequacy across the Strategies
 --------------------188
Table 101 Overall Residential Satisfaction in all the housing estates------------193
Table 102: Contribution of Housing Attributes to overall Residential Satisfaction-----195
Table 103: Satisfaction with Housing Unit Attribute-------------196
Table 104: Satisfaction with Housing Unit Services-------------197
Table 105: Satisfaction with location of Neighbourhood Facilities - -----------198
Table 106: Satisfaction with Socio-Economic Environment of Housing Estates-------199
Table 107: Satisfaction with Management of Housing Estates-- -------200
Table 108: Contribution of Housing Attributes to Residential Satisfaction-----204
Table 109: Satisfaction Indices of Housing sub-Components-----------210
Table 1010: Satisfaction Indices across Housing Delivery Strategies-----------212
Table 1011:  Regression Coefficients of Predictors of Residential Satisfaction in all the Housing  Estates------------------------216
Table 1012: Alternative Regression Coefficients of Predictors of Residential Satisfaction in all  the Housing Estates without housing adequacy as  a predictor------------218
Table 1013: Dimensions of Residential Satisfaction Description in all the Housing Estates- -220
Table 1014: Dimensions of Residential Satisfaction Description in the Core housing Estates 221
Table 1015: Dimensions of Residential Satisfaction Description in all Turnkey Housing   
    Estates----------------223
Table 1016: Dimensions of Residential Satisfaction Description in the PPP Housing Estate--225
Table1017: Dimensions of Residential Satisfaction Description in the Shell Housing Estate-227
Table 1018: Summary of Result of Factor Analysis on Residential Satisfaction across the  
  Strategies ----------------------229
Table 111: Regression Coefficients of Predictors of Satisfaction with Life in all the Housing  
  Estate------------------239
Table 112: Discriminant Analysis of Satisfaction with life in all the Housing Estates --------241
Table 113: Structure Matrix of Discriminant Analysis of Satisfaction with Life--------242


 LIST OF FIGURES
Figure 21: Map of Ogun State Showing the Local Government Areas-----------11
Figure 31:  Components of a typical Programme Impact Theory------- 42
Figure 32 Basic Logic Model--------------42
Figure 33: Quality Of Life: A System Model-------------81
Figure 41: The Theoretical and Conceptual Framework of the study ------------90
Figure 61: Age Group of Respondents------------107
Figure 62: Years of Experience of Respondents----------110
Figure 63: Organizational Structure of the Ogun State Housing Corporation------------111
Figure 64: Organizational Structure of the Ogun State Property and Investment Company
 (OPIC) and Gateway City Development Company Limited (GCDCL)--------112
Figure 65: Organizational Structure of the Ogun Sate Ministry of Housing-----113
Figure 66 Adequacy of Organizational Capacity across the Organizations------124
Figure 71: Housing Typology----------------------132
Figure 72: Sizes of Dwelling Units----------------132
Figure 81: Age Groups of Respondents--------------------150
Figure 82: Personal Average Monthly Income (Naira) -----------151
Figure 83: Household Sizes----------------152
Figure 84: Tenure Types-------------------152
Figure 91: Individual Housing Adequacy Rating across the Delivery Strategies--------169
Figure 101: Residential Satisfaction Across Housing Delivery Strategies-------202
Figure 111: Residents’ Satisfaction with Life In public Housing--------234
Figure: 112: Satisfaction with life across the different housing delivery Strategies-----235

LIST OF PHOTOGRAPHS
Plat 1:  View of the Core Housing Estate-----------------21
Plate 2: View of the Media Village, Abeokuta at Commissioning-------23
Plate 3: Typical two-bed room semi-detached house in the Media Village, Abeokuta ----------23
Plate 4: Three Bed room Bungalow in the Presidential Mandate Housing Scheme constructed  
with burnt bricks--------------------24
Plate 5: Typical Detached 3-bed room bungalow in the OGD-Sparklight Estate, Ibafo---------26
Plate 6: View of unoccupied housing units in the OGD-Sparklight Estate, Ibafo--------26
Plate 7: View of unoccupied housing units in the OGD-Sparklight Estate, Ibafo--------27
Plate 8: Occupied Housing Units in the OSHC Estate, Ota----------------28