BY

AYEGBA SHEM IKOOJO

09CB09993
SOCIAL HOUSING PROVISION IN
NIGERIA: PROSPECT, PROBLEMS
AND SOLUTIONS

INTRODUCTION

Housing is defined as the process of providing
safe, comfortable, attractive, functional affordable
and identifiable shelter in a proper setting within a
neighborhood, supported by continuous
maintenance of the built environment for the daily
living activities of individuals/families within the
community while reflecting their socio-economic,
cultural aspirations and preferences. In addition,
housing includes the sustainability attributes of
energy efficiency and resource conservation for
improved quality of life, (National Housing Policy,
2012).
Social housing is the response by government to
the housing challenges of No and Low income
earners. Even though the production of such
housing can be facilitated by market forces,
government must use subsidy mechanism for its
distribution. It is therefore seen to promote an
equitable and benevolent society and to restore
the dignity of man. By this discharge of
government social responsibility to the vast
majority of the population who ordinarily would
not have been able to afford them, it stabilizes the
society by freeing it from the insecurity challenges
occasioned by homelessness. (National Housing
Policy, 2012).


.the Vision will provide affordable housing
through collaboration among federal, state, and
local governments to produce and implement a
unified and integrated housing development
programme, open up new layouts and provide
sites and services for the private sector to
develop affordable and decent mass housing.
Nigerias Vision
20:2020

BACKGROUND TO THE STUDY
The objectives of social housing are to:
(i) significantly improve the well-being of the poor,
the needy and other vulnerable groups in the society,
such as women, single mothers, the elderly, widows
and widowers, the physically challenged, the
homeless, and a critical mass of the citizens who fall
into this group;
(ii) Provide a sustainable way of reducing the
housing deficit in the country, estimated at about 16-
17 million units nationwide, as at 2011;
(iii) Provide a window of opportunity for governments
at all levels to demonstrate their commitment to the
provision of social housing as a social responsibility to
the citizenry, thereby institutionalizing an efficient,
responsive and sustainable mechanism for housing
delivery;



Housing has been universally accepted as the second
most important essential human need, (UN
Declaration on Universal Human-Rights 1948 (Article
25). The right to adequate housing is considered a
core human right. Housing rights were first universally
codified on the Universal Declaration of Human
Rights adopted and proclaimed by the UN General
Assembly in 1948. Article 25 of the Declaration states:
Everyone has the right to a standard of living adequate
for the health and well being for himself and for his
family, including food, clothing, housing and medical
care and necessary social services and the right to
security in the event of unemployment, sickness,
disability, widowhood, old age or other lack of
livelihood in circumstances beyond his control

STATEMENT OF THE PROBLEM

With the current housing deficit at 17 million units
(and counting), and a conservative benchmark
cost for a house at (say) $15,625 per unit, the
Government would require $265.6 billion to
provide for this housing shortfall (Social Housing
Advocacy Group 2013).

Total Budget Recurrent Expenditure Capital Expenditure
2013 $30.75 billion $15.06 billion $9.62 billion
2012 $29.68 billion $20.98 billion $8.93 billion
2011 $26.25 billion $13.12 billion $6.31 billion
2010 $27.5 billion $13.12 billion $9.37 billion
Looking at the Federal Budget of 2010, 2011,
2012, and 2013, this is unlikely to happen
The Nigerian Government CAN NOT:
single handedly fund the housing deficit;
exclusively adequately subsidize the weak earning
capacity of the populace (90%); and
raise wages to required levels, even with the best
of its intentions and thus the imperative of an
Outside-The-Box solution
RESEARCH QUESTIONS

The problem of the housing deficit has given rise to the
following research questions.
1. How is it possible to ensure that the underprivileged
section of the population has access to a dwelling,
through a working social housing scheme?
2. What instruments can be used to ensure that low-income
households can live in dwellings of a reasonable quality
and also that housing expenditure does not form an
unreasonably large proportion of their disposable
income?
3. What instruments can be used to ensure that the quality
of current housing and of any new construction will
correspond to changing needs now and in the future?
This concerns the quality of both buildings and the
housing environment and also energy savings in
dwellings this should be incorporated into the qualitative
goals for dwellings
AIM AND OBJECTIVES OF STUDY

The aim of this study is to identify the prospect,
problems and solutions of Social Housing Provision in
Nigeria.
The Objectives are:
1. To identify the need for a Social Housing scheme, to
enable the underprivileged section of the Population
access to dwellings.
2. To assess the possibility of providing housing to the
low and no income earners using sustainable
means.
3. To identify means of ensuring the provision of
decent and affordable housing of reasonable quality
that can be maintained over time.
4. To identify the role of builders in social housing
provision.


SIGNIFICANCE OF THE STUDY

This study seeks to address the dire need for a social
housing scheme, this becomes imperative bearing in
mind that 90% of Nigerians live below the poverty
lines of $2 per day (Social Housing Advocacy Group
2013).
With the countries vision 2020 as regards to mass
housing, which states: .the Vision will provide
affordable housing through collaboration among
federal, state, and local governments to produce and
implement a unified and integrated housing
development programme, open up new layouts and
provide sites and services for the private sector to
develop affordable and decent mass housing. A
study of this type becomes important.
It would provide a framework work for a sustainable
social using scheme in Nigeria through the use of
indigenous materials and also a social housing
scheme that could be self-reliant.

SCOPE OF STUDY

This study would look at existing massing
housing provision, by the federal government,
state government and local governments. It would
look at why a social housing policy is needed, it
would also look at assess and the possibility of
providing housing to the low and no income
earners using sustainable means. Also it will
identify means of ensuring the provision of decent
and affordable housing of reasonable quality that
can be maintained over time, putting into
consideration the role of the builder in social
housing provision.

CHAPTER TWO- LITERATURE
REVIEW

HISTORY OF HOUSING
From the beginning of civilization, attention has
been paid to the form, placement, and provision
of human habitation. The earliest building codes,
specifying structural integrity in housing
construction, are found in the Code of
Hammurabi. City planning activities during the
Greek and Roman empires centered almost
exclusively on the appropriate placement of urban
housing from the perspectives of defense and
water supply.

HISTORY OF SOCIAL HOUSING
Britain embarked on public housing development
in the late 19th century and were among the first
to start such. Laborers' dwelling acts, authorizing
local governments to construct public housing,
were enacted as early as the mid-19th century,
more than 75 years before even the U.S. housing
legislation was passed. Urban-renewal demolition
activities were empowered during the same
period, almost a century before equivalent
American activity. Massive public housing
programs were started after each of the world
wars.
HOUSING PROVISION

Increasing housing affordability is both an act of
generosity and a practical way to solve problems
and achieve various planning objectives:
Reduced homelessness and associated problems,
financial savings and flexibility to lower-income
households, and accommodating more lower-
wage workers, students and retirees, thus
supporting local economic development. (Litman,
2011).

AFFORDABILITY
Affordability refers to peoples ability to purchase
essential (or basic) goods and services, such as
adequate housing.

Affordability. Experts recommend spending less
than 32% of total household budget on housing
(rents or mortgages, basic utilities and
maintenance) and less than 18% on
transportation, or 45% on housing and transport
combined. Many lower- and middle-income
households exceed these levels.
SUSTAINABILITY
Sustainable development is the
development that meets the needs of
the present without compromising the
ability of future generations to meet their
own needs (Brundtland Report, 1987)
ACESSIBILITY
Accessibility (or just access) refers to
the ease of reaching goods, services,
activities and destinations, which
together are called opportunities
(Levinson and El-Geneidy 2006).
SUSTAINABLE BUILDING MATERIALS
IN NIGERIA

Bamboo
Sugarcane Bagasse Ash
Timber
Laterite

ROLES OF BUILDERS IN SOCIAL HOUSING
PROVISION
Unique roles of Builders in Housing Provision
a) At the Pre-Contract Stage:
b) Managing the Construction process:
c) Materials and workmanship specification
CHAPTER THREE-RESEARCH
METHODS

This chapter would describe the procedures that
would be used in conducting the study. The
procedures are described in the following
manner; research design, the characteristics of
the study population, sampling techniques, data
collection instrument, method of data
presentation and analysis, limitations of the
methodology
DATA COLLECTION
INSTRUMENT
1. Structured Questionnaire
Section A: - Respondents personal
information
Section B: - Questions as it relates to social
housing provision problems
Section C: - Questions as it relates to social
housing provision Objectives
Section D: - Questions as it relates to social
housing provision Strategies
Section E: - Questions as it relates to social
housing provision Indigenous materials
2.Structured Interview
Some data used in this study were collected from
personal interview, which was carried out with
people who have the ability to provide relevant
information on the listed issues to enable the
researcher achieve the aim of this study
AREA OF STUDY

This study would cover selected areas in Lagos
and Abuja, issues to be considered includes the
following:
Existing Social Housing Provision
Assess to Social Housing
Funding
Sustainability for social housing
Method of data analysis
Statistical Package for Social Sciences
(SPSS)
The data obtained from the comprehensive
survey was analyzed by using a statistical tool,
commonly known as Statistical Package for
Social Science (SPSS).
CHAPTER FOUR
DATA COLLECTION AND ANALYSIS

Table 4.1.5: Showing Respondents views on the Design of
Housing Provision Programme
Frequency Percent Valid Percent
Cumulative
Percent
Strongly Agree 10 25.0 25.0 25.0
Agree 27 67.5 67.5 92.5
Neutral 3 7.5 7.5 100.0
Total 40 100.0 100.0
Fig 4.1.6: Respondents response on if the Elite have
supplanted the various low cost housing schemes.

Fig 4.1.8: Respondents response to the involvement
of the Private sector in social housing provision.
Fig 4.1.10: Respondents response to if social housing was a
sustainable way to meet with the nations housing deficit.

Fig 4.1.11: Respondents response to governments
involvement in housing provision at all levels

.
Table 4.1.12: Respondents response to encouraging the use of
local material in building construction for social housing.
Frequency Percent Valid Percent
Cumulative
Percent
Valid Strongly Agree 13 32.5 32.5 32.5
Agree 22 55.0 55.0 87.5
Neutral 5 12.5 12.5 100.0
Total 40 100.0 100.0
.
Table 4.1.14: Respondents response to the use of indigenous
materials to improve social housing
Frequency Percent Valid Percent
Cumulative
Percent
Valid Strongly Agree 9 22.5 22.5 22.5
Agree 24 60.0 60.0 82.5
Neutral 5 12.5 12.5 95.0
Disagree 2 5.0 5.0 100.0
Total 40 100.0 100.0
Data Analysis and Presentation for Interview
Data

These interviews were conducted both in a
structured and an unstructured manner.


These interviews were conducted with the intent
to collect information, that is better to access first
hand and better being heard. Interviewees were
selected base on their relevance to the issues,
respondents such as a social housing proprietor,
members of a material research institute, and
professionals in various fields relevant to this
study
To assess the possibility of providing housing to the low and
no income earners using sustainable means

Encourage solutions that are based on local
needs and resources.
Involve the whole community in the design and
building process: men, women, children, young
and old can work together in a way that is
reminiscent of traditional barn raisings.
Construction sites can be joyous places filled with
singing, ceremonies, picnics and other festivities.
Emphasize local control, community building,
collaboration, self empowerment, and sustainable
grassroots solutions.

Encourage vernacular architecture and traditional
building methods. Discover what is important to the
local community and then design and build houses
that people really like.

People-centered building: houses should be
designed for the way people really live within their
culture.


Collaborate with other groups such as the Nigerian
Institute of Building and other professional bodies
for technical assistance and educational materials,
local universities for training and other resources.
LEAN PRINCIPLES
Womack and Joness LEAN principles
Value
Value Stream
Flow
Pull
Perfection
CHAPTER FIVE

CONCLUSIONS
This study was able to identify the prospect, problems
and the solutions to Social Housing Provision in
Nigeria. By the following approach:
It was able to identify the need for a Social Housing
scheme, to enable the underprivileged section of the
Population access to dwellings.
It was able to assess the possibility of providing
housing to the low and no income earners using
sustainable means.
It was able to identify means of ensuring the provision
of decent and affordable housing of reasonable
quality that can be maintained over time.
It was able to identify the role of builders in social
housing provision.

The result of the study was based on the collection
and analysis of data that brought up the following
conclusions:
The need for a social housing scheme that would
cater for the needs of the no and low income earners
in the society
That the currents housing provision programme for
no and low income earners are poorly designed and
as such cannot meet the needs of those it was
provided for.

That Financial institutions and developers should
be involved in low cost housing provision, as the
government alone cannot fund such a project.
A better system of access to mortgage would
enhance the chances of getting does mortgages
and as such individuals can build.
That high population growth rate affects access to
Social Housing.

Recommendation

Eliminating Waste
Target Value Design
Building Information Modeling (BIM)
Last Planner System
Pull Planning
5S and Visual Management
Continuous improvement (CI)

THANK YOU!