ANALYSIS OF RENTAL HOUSING QUALITY AND CO-TENANTS RELATIONSHIP

ABSTRACT

The quantitative and qualitative shortfall of housing in Nigeria occasioned by population explosion is a primary driver of rental buildings. However, the quality of the rental buildings and satisfaction of tenants has become a major source of concern for government at all levels. Therefore, this study examines the quality and social relationship impact among tenants  of tenement houses in Minna, Niger State with the view to suggesting ways of improving housing quality and satisfaction of the tenants. The study investigates the level of tenant’s satisfaction/dissatisfaction perceived by the tenants of rental houses in Minna; assessed housing quality, examine factors that has militated against cordial relationship between co-tenants; establish to what extent social relationship, contribute to tenant’s satisfaction, and propose ways of improving co-tenant relationship as to better tenement houses. The study used a cross-sectional survey, questionnaire was administered to selected rental houses in Minna. The response from the questionnaire was subjected to descriptive statistics; frequency distribution table with percentages and Likert scale was used. The findings showed that the adequate building facilities in the study area was toilet facility. The adequacy rating computed was 3.71. Next to this was kitchen facility with adequacy rating of 3.61. The least in adequacy was septic tank (2.27) and next to this was a drainages facility (2.81). It also discovered that most common causes of conflicts amongst residents of the face-me-I-face-you type of tenements residential houses in Minna is inadequate infrastructure. It was discovered that Inadequate infrastructure contributes greatly as a source of conflicts. The study concludes that tenants were fairly satisfied with the tenement housing in the area, and it could be observed that the environmental quality of most of the rental housing in the study area were in deplorable conditions. It therefore recommends that adequate policy formulation to guide and bring about sustainable rental housing provision as an alternative to home ownership in the study area and in Nigeria at large.

CHAPTER ONE

1.0      INTRODUCTION

1.1       Background to the Study

Housing is a composite commodity that fulfils several human needs. The major need is dwelling (Bajari et al., 2015) but it can also argue that having a social space to interact and socialize with family and friends, or to be able to reach a desired social status, might be some reasons for which individuals demand some housing services. Thus, from a social point of view, housing is more than a dwelling unit and its objective characteristics, since it also provides security, privacy, neighbourhood and social relations, status, community facilities and services, access to jobs and control over the environment. The complexity of the concept entails that being ‘‘ill-housed’’, could mean deprivation along any of these dimensions. It is also often an expression of personal identity and social status. Housing is therefore an important aspect of individual well-being and quality of life.

Social relations are a fundamental aspect of human life (Ajrouch et al., 2017). This has been advocated early in the history of social science by luminaries and continues to be of significance today as scholars document this point both theoretically and empirically (Ajrouch et al., 2017). for a review. Context also matters, in that the ways in which social relations evolve and influence well-being have been shown to vary across time and place (Ajrouch et al., 2017). At the same time, technological developments are fundamentally changing the ways in which one experience social relations and may impact health and well-being accordingly.

The quality of a social relationship represents the history of past social interactions between two individuals, from which the nature and outcome of future interactions can be predicted. Current theory predicts that relationship quality comprises three separate

components, its value, compatibility, and security. Social relations are a central dimension in people’s life, and especially so when it comes to children. However, social relations are sometimes an overlooked dimension of children’s well-being. The quality of social relations has a central role, both in human life and in sociology. There are several ways in which relationships are important. For instance, close relations are a basis for attachment and social support (Gifford-Smith and Brownell, 2013). Relationships are a source of social influence, and are central for identity formation, role modelling, sense of belonging, and social comparisons (Berkman et al., 2010). Furthermore, a relationship can be a means to access different types of resources that other people possess (Lin, 2011). Also, strained relations have been shown to be adverse for child well-being (Bond et al.,

2011; Låftman and Östberg, 2016). When studying social relations, different aspects of a relationship can be examined. For example, the structure of relations is related to the linkages between individuals, such as the number of relationships a person has and how a social network is constituted. The function or the quality of a relationship refers to the content of a relationship, such as social support or relational strain (Bond et al., 2011).

Impact of social relations are significant in adolescence, because comparisons and processes of identity formation are intense during this period. Moreover, children’s living conditions are to a large extent dependent on and determined by relationships to other people and by others’ actions and resources (Jonsson and Ostberg, 2010). The opportunities to choose social relations are, furthermore, limited for children (Ostner,

2017). The focus on social relations enables a view of children as actors who form relations, use social support, and make social comparisons. The active role of children and the focus on their social relations are in line with the research paradigm called the new sociology of childhood. Studies of children and their lives have changed during the

last decades. The traditional views of children in sociology as a target of socialization, and childhood in psychology as a mere developmental stage, have been criticized (Corsaro, 2015).

A “rental  house” is any house or building, or portion thereof, which is rented, leased, let or hired out, to be occupied, or is occupied, or is intended, arranged, or designed to be occupied as the home or residence of two or more families living independently of each other (which family may consist of one or more persons) and having a common right in the halls, stairways, yard, cellar, water-closets or privies, or any of them, and includes apartment houses and flat houses, but does not include hotels; and including dwelling houses occupied or intended to be occupied as the home or residence of one family or more, if built in a continuous row of more than two houses, if the halls, stairways, yard, cellar, water supply, well, and cistern, water-closets or privies, or any of them are used in common (Watson, 2018).

Tenant relationship in a rental s house is a pre-requisite for societal advancement and growth (Mohd, 2010). Tenant relations generally deal with avoiding and resolving issues concerning residents living in a landed property (Salleh, 2011). The low-income earners have peculiar taste for rental properties because of its low rent, though many of such properties lack basic amenities. The rental type of residential properties usually consists of unit rooms flanking both sides of a central passage that connects the rooms to shared unit kitchens and toilets at the rear. Sometimes the kitchen is attached to the structure while the common toilets and bathrooms are in most cases detached from the main building. The property is also characterized by overcrowding and vices; with several individual families occupying unit rooms or room-and-parlours; and individual occupiers having  differing  tastes,  aspirations,  and  socio-cultural  backgrounds.  As  a  result  of

differing socio-cultural backgrounds, on many occasions the occupiers of the low-income houses engage in arguments and in most cases may result to fighting and violence, and because of the population of occupiers, the facilities are inadequate with the use of available bathrooms, kitchens and toilets carried out on rotational basis. The occupiers often resort to cooking at the central passage. Disagreement, misunderstanding, quarrelling and open confrontations occasionally bloody do occur.

The relationship between co-tenants in Nigeria has reached a very significant stage in the modern-day society in Nigeria, thus there is a need to know and review the effect of the relationship between co-tenants on rental s houses. Reviewing this, also, it is important to know the position as it exists between tenants in rental s houses prior to the legal evaluation of tenancy Law in Nigeria. More importantly, it is also desirable for every tenant to know their right as guaranteed under the various applicable laws on the subject matter. This will ensure a peaceful co-existence between tenants in rental s houses. Against the background, this study will examine the quality and social relationship impacts among tenants of rental houses in Minna.

1.2       Statement of the Research Problem

The menace of poor housing in Nigeria as a result of population explosion which has resulted to the erection of rental buildings has a major problem and has regrettably led to various social vices and more regrettably to domestic conflict. Rental housing in most parts of the country has been both a crime and violence breeding ground in Nigeria leading to the increase in violence which has contributed to the already alarming rate of insecurity in Nigeria. The management of rental s houses in most developing countries, including Nigeria is often bedeviled by poor maintenance, high rentals and more often than not, conflict between co-tenants and tenants are unsatisfied with their dwelling units.

These factors plus poor or no tenancy agreements between landlords and tenants contribute towards the general decline of rental housing (Hegedus & Mark, 2014).

Drafting of a comprehensive tenancy agreement requires the services of a competent lawyer, who will concisely spell out the duties and responsibilities of both the landlord and the tenant is sometimes ignored by some landlords or not drafted at all. In the absence of a comprehensive tenancy agreement, conflict and soar relationship between the landlord and the tenant may arise, when one party is not satisfied with the conduct of the other. The resultant derelict state of rental s housing sadly also incubates high vandalism rates which in turn further contribute to the high maintenance cost of residential properties. Sheena (1979) asserts that it is often difficult to distinguish intentional forms of damage from wear and tear, indifference, neglect, and thoughtlessness in public housing estates. Vandalism in such neighbourhoods, therefore, is part of a spectrum of behaviour which begins with very common forms of carelessness such as dropping litter and continues through a wide range of rough handling bumping prams into glass swing doors, taking short cuts through newly planted flower beds, for example to the stage where damage is deliberate: glass broken by stray objects such as stones when children are playing, smashed fittings, and dismantled fire-hoses. These are typical features in public housing owing to various factors.

Conflicts are a natural part of human interaction, and it is common amongst occupiers of land and buildings which create concern to many individuals. They occur amongst the occupiers of rental houses in Minna. The city represents the melting-point of various races, and of economic activities, commercial entities, high grade residential precincts. This makes demand for residential properties increase on daily basis as migration of all classes of people into the State increases.

From previous research works, it has become clear that non fulfilment of obligations binding on relationships can have a drastic effect. For there to be a proper conveyance of title or right to occupy in the case of a rental house to a tenant, there are obligations binding on co-tenants that must be met (Basorun and Fadairo, 2012). This binding factor which is called ‘conflict’ on the part of the tenant has a bigger effect as to whether it will last long or not. Conflict as a determinant in relationship can be a constraint (Downs,

2004). There are challenges posed by this factor as it affects the relationship between the tenants for various reasons ranging from non-communication to unsatisfied attitude. Most tenants especially ignore their obligation to pay utility bills and other bills binding on them by virtue of occupying the property. All these have played a huge role in affecting the relationship between them.

1.3    Research Questions

In order to guide the study and achieve the objectives for the study, the following research questions were formulated:

1.   What are the socio-economic characteristics of people living in rental houses in

Minna?

2.   What are the prevalent rental housing qualities and conditions?

3.   What is the level of tenant’s satisfaction/dissatisfaction in rental s houses in

Minna?

4.   What are the factors that are militating against cordial relationship between co- tenants?

5.   To what extent does social relationship, contribute to tenant’s satisfaction?

1.4       Aim and Objectives of the Study

1.4.1    Aim of the study

The main aim of the study is to examine the housing quality and satisfaction of occupants in rental houses in Minna, Niger State with the view to suggesting ways of attaining peaceable enjoyment and improving co-tenant relationship.

1.4.2    Objectives of the study

Specific objectives of the study are to:

i.      examine the socio-economic characteristics of people living in rental houses in

Minna?

ii.      examine the prevalent rental housing qualities and conditions

iii.     investigate the level of tenant’s satisfaction/dissatisfaction in rental s houses in

Minna

iv.      examine the factors that are militating against cordial relationship between co- tenants

v.      establish  to  what  extent  does  rental  housing  quality  contribute  to  tenant’s

satisfaction

1.5       Justification for the Study

Rental ’s housing although critical and inevitable in facilitating access to decent housing for the low-income earners especially in cities and urban areas should be taken seriously. If tenant’s relationship is adequately managed, rental housing can supplement the inadequacies of market driven housing delivery systems and delivering a more inclusive society. The management of rental housing cannot be feasible if conflicts are not properly considered and managed.

The study would be of immense importance to government at all levels and all relevant stakeholders in housing as it would reveal the impact of rental housing on domestic conflict in Nigeria. The study would also benefit students, researchers and scholars who are interested in developing further research on the rental housing and conflicts in Nigeria. This study will therefore greatly contribute towards improving tenant relationships and proffer solutions to most tenant conflicts.

1.6       Scope of the Study

The study was restricted to selected rental neighbourhoods within Minna. The rental neighbourhoods were selected randomly, and the study arrived at Tunga, Maitumbi and Bosso as the selected neighbourhoods. The study focused on examining the quality of the residential housing stock in the selected neighbourhoods using key housing components such as wall, roof, doors, windows and floors. The housing components were weighted appropriately, and the quality index was evolved. The study further examined the tenant’s satisfaction with the housing quality using five item likert scale. The relationship and extent to which housing quality contribute to the tenant’s satisfaction with the housing was also established.

1.7       Study Area

Minna, the capital of Niger State lies between Latitude 9° 33’ and 9° 40’ North, and Longitude 6° 29’ and 6° 35’ East. At the North –east corridor of the town lies continuous steep outcrop of granite, which form a limitation towards physical development in that axis. In the present political zoning system, the town is within the North Central Zone, and occupies an area of about 884 hectares. It is about 145 kilometers by road from Abuja, the Federal Capital of Nigeria. Since 1999, the city has experienced  change  in  both  pace  of  growth  and  types  of  space  occupied  for

development. It has a total area of 74,344 km2, (Sanusi, 2011). Minna has estimated projected population of 304,458 (NPC, 2006) as one of the 25 Local Government Areas in Niger State, see Figure 1.1.

Figure 1.1: Minna in Niger State, Nigeria

Source: Niger State Ministry of Land and Housing, (2020)

1.7.1    Climate

The climate of Minna is characterized by alternative wet and dry season in response to the changes in pressure patterns. The rainy season in this region is associated with late onset and earlier cessation, the onset and cessation are also characterized by destructive storms which destroy life and property. The seasonal temperature ranges, the highest maximum air temperature is recorded in the northern part usually areas North of lat 9o and occur in March/April and minimum temperatures are recorded in December/January North of lat 9o.   The general relief of Minna is between 300 to

900mm. the town is dominated by savanna vegetation types; Guinea, Sudan and Sahel

Savanna, the density of trees and grasses decrease northwards responding to climatic conditions (Abdulkadir et al., 2013).

1.7.2    Urbanization of Minna

UN- Habitat (2012) stated that, Africa is the fastest urbanizing continent. However, the

2010 state of African cities Report estimated that 62% of African urban dwellers reside in slums. Scholars projected that, urban poverty and slums urbanism will continue to feature significantly in African city (Pieterse, 2010; Yunusa, 2010). Cities of the world are arising from the rate of urbanization through demographic statistics. In Nigeria, available indices suggested that urban growth has continued unabated. Studies have shown that Nigeria population would double by the next year 2020 (UN-Habitat,

2012). This would invariably transform to more demand for housing and infrastructures that would complement the increase in urban population which will bring about rapid unplanned urbanization.

Minna the capital of Niger State has grown from a compact settlement that it uses to be a settlement that had grown around the railway station as far as 10km to 15km from the center of the town. Since then, the land area of Minna has expanded from about 800 hectares in 2000 to over 10,000 hectares in 2005 (Eluwa et al., 2012). Minna became the administrative headquarter of Niger State in 1976 with new status and continuous migration of people and business into the capital town, it has grown from its initial small population of 12,810 in 1953 to 189,200 in 1991 and 209, 951 in year 2006 (NPC,2006). Urbanization of Minna can be observable in the increased number of its administrative wards from six (6) in 1950 to eleven (11) presently.

Also as stated by Dukiya, (2012), the movement of the Federal Capital of Nigeria to Abuja further influenced the growth of Minna and the heterogeneity of its population growth experienced over the years is matched with physical expansion of the town and Minna is gradually assuming the status of a big city with high potentials of urban security problems. The spatial coverage of Minna now covers areas from River Chanchaga to the south-east, Upper River Basin Development Authority Headquarters, to the North and Maitumbi to the east and can be classified into 26 neighbourhoods including a Military area. The establishment of the state’s College of Education in 1976, the Federal University of Technology in 1981 and other Tertiary Institution and Federal Institutions could account for the higher growth rate between 1979 and 1991. All these led to influx of people from within and outside Niger into Minna (Morenikeji et al., 2015).

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