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TABLE OF CONTENTS
TITLE PAGE
ABSTRACT
TABLE OF CONTENTS
CHAPTER ONE: INTRODUCTION
1.1 Background
1.2 Statement of
the Research Problem
1.3 Significance
of the Study
1.4 Aim and
Objectives
1.4.1 Aim
1.4.2 Objectives
1.5 Scope and
Limitations
1.5.1 Scope
1.5.2 Limitations
CHAPTER TWO: LITERATURE REVIEW
2.1 Housing
Development in Nigeria
2.1.1 Concept of
housing
2.1.2 Housing policy
2.1.3 Housing
development before colonial era
2.1.4 Colonial period
2.1.5 Post-
independent period
2.1.6 Housing
development in Niger State
2.2 Social Housing
2.2.1 Concept of
social housing
2.2.2 Social housing
in Nigeria
2.2.3 Social housing
scheme bill and policy
2.3 Public
–Private Partnership (PPP) Housing Development
2.3.1 Concept of PPP
2.3.2 Public
Private-Partnership (PPP) in Niger state
2.3.3 Benefits of PPP
2.3.3.1 Benefits of PPP
for the public sector
2.3.3.2 Benefits of PPP
for the private sector
2.3.4 PPP models
2.3.5 Private
partners actors in Nigeria
2.3.6 Achievements
2.3.7 Limitations of
PPP
2.4 Housing
affordability
2.4.1 Concept of
housing affordability
2.4.2 Household
income and housing cost
2.4.3 Improvement on
housing affordability
2.5 Sources of
housing finance
2.5.1 Private sector
housing finance
2.5.2 Public Sector
Housing Finance
2.5.2.1 The Federal Mortgage Bank of Nigeria (FMBN)
2.5.2.2 National Housing Fund (NHF)
2.5.2.3 Primary Mortgage Institution (PMI)
CHAPTER THREE: RESEARCH METHODOLOGY
3.1 Research
Design
3.2 Data
Collection
3.2.1 Data Collection
Instrument
3.2.1.1 Structured
questionnaire
3.2.1.2 Interview
3.2.1.3 Checklist
3.2.1.4 Office file records
3.2.2 The Study Area
and Population
3.2.3 Sampling Frame
and Sample Sizing
3.2.4 Sampling
techniques
3.3 Methods of
Data Analysis
CHAPTER FOUR: DATA PRESENTATION,ANALYSIS AND
DISCUSSION
4.1 Analysis of
Administered Questionnaire
4.1.1 Preamble
4.2 Performance of
Niger State Public /Private Sectors in Housing Scheme
4.2.1 Total number of
residential housing units constructed in Niger State
4.2.2 Total number of housing units constructed by various
PPP developers in Niger State (2007 - 2012)
4.2.3 Number
of allocated and yet-to-be-allocated houses under PPP arrangements in Niger
State
4.3 Respondents‟
Profile
4.3.1 Year of Service
of respondents
4.3.2 Age of
respondents during the appointment to service
4.4 Assessment of
the Affordability of the Allocated Houses by Respondents
4.4.1 Respondents‟
salary level and house type allocated
4.4.2 Maximum
affordable cost respondents to pay for the allocated house
4.4.3 Respondents‟
ability to pay from other sources of income
4.4.4 Respondents‟
ability to complete repayment before the repayment period
4.4.5 Level of
Satisfaction of the Respondents in the scheme
4.4.6 Areas of
dissatisfaction of the respondents in the scheme
4.4.7 Areas for
improvement in the scheme
4.5 Analysis of Respondents‟
Affordability of Existing Repayment Schedule
4.5.1 Affordability
of existing repayment of 2-Bedroom house type
4.5.2 Affordability of existing repayment of 3-Bedroom house
type
4.6 Mortgage Based Affordability Analysis
4.6.1 Mortgage affordability analysis of 2-Bedroom house type
4.6.2 Mortgage affordability analysis of 3-Bedroom house type
4.7 Improving the Affordability of the Housing Scheme
4.7.1 Extending the repayment period (Option 1)
4.7.2 Reducing cost of the houses (Option 2)
4.7.3 Lowering the interest rates for the houses allocated to
respondents (Option 3)
4.8 Analysis using
combination of the 3 options
CHAPTER FIVE: SUMMARY, CONCLUSIONS AND
RECOMMENDATIONS
5.1 Summary of
Major Findings
5.2 Conclusions
5.3 Recommendations
5.4 Areas for
further Research
REFERENCES
APPENDICES
PLATES
ABSTRACT
Niger state government achievement in Public housing
delivery for its citizen since its creation in 1976 has been very minimal–with
just 3,000 houses provided for a population of 3,954,772 so far. Changing its
delivery strategy from being the sole provider of housing, the government in
2007 opted for a new strategy of Public-Private Partnership (PPP) which was to
provide affordable housing for all workers under a private sector driven
mechanism. Since 2007, some houses have so far been allocated to the planned
beneficiaries–mostly state civil servants. However, the challenge has been to
ascertain how affordable the provided houses were to the state civil servants
who are earning various salaries within the state‟s wage system. The study
conducted affordability analysis of the housing products for the various levels
of civil servants allotees. Data used for the analysis were sourced from the
project record files, government approved wage table and a questionnaire
survey. The purposive sampling technique was employed in administering the
questionnaire to a sample of 187 beneficiaries. The analysis revealed that
applying the standard housing affordability yardstick of not more than 30
percent of gross household income, only civil servant allotees from level 10 to
16 can afford the 2-bedroom housing at a total cost of N1.9M and a
monthly repayment amount of N10,000.00 while 3-bedroom houses were not
affordable to any of the allotees at a total cost of N2.9M and a monthly
repayment amount of N19,000.00.This probably explains why 44 percent
were partially satisfied while 68 percent respondents stated that their
dissatisfaction was due to the monthly repayment amount. The study by way of
sensitivity analysis was able to recommend that if the cost of 2-bedroom house
is reduced to N1.2M and mortgage repayment interest rate reduced to 3
percent for an extended period of 25 years every workers from level 1 to 16
could afford the houses in such modified scheme.
CHAPTER ONE
INTRODUCTION
1.1 Background
of the Study
Housing is an integral element of a nation‟s economy and its
backward and forward linkages with other parts of the economy closely bond
people‟s needs, demands and social processes. These linkages allow housing to
act as an important engine for sustainable development and poverty reduction in
both society and the economy, and without a functioning housing sector, urban centers
cannot be established or developed. A functioning housing sector offers
appropriate, affordable housing and sustainable patterns of urbanization which
are critical for the future of our ever-urbanizing planet (Arias, 1993).
Public housing delivery for
civil servants in Niger State started after the creation of the State in 1976
when some government quarters were constructed under the supervision of Niger
State Ministry of Works, Transport and Housing. Later, Niger State Housing
Corporation was created in 1979 for housing delivery in the state. However,
between 1976 and 2007 less than 3,000 houses were developed by the public
sector. Niger State Evolving Strategy for Sustainable Housing (NSESSH, 2007).
In order to improve on this,
the government of Niger State in 2007 embraced the Public Private Partnership
(PPP) as an alternative strategy for her housing delivery. This was a position
response to the 2nd
United Nation (UN) Conference on Human settlement (HABITAT II) in Istanbul, in
June, 1996 which advocated the effective and affordable mass housing delivery
through Public-Private Partnership (NSESSH, 2007).....
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