An Independent Research Project

On

Design of Low Cost Housing for Civil Servants in

Akure, Ondo State.

By

SALAKO OLADIMEJI BOLAJI

MATRIC NO: ARC/12/0003

This independent research project is submitted to The Department of Architecture,

Federal University of Technology, Akure

In partial fulfilment of the requirements for the

Award of Bachelor of Technology Degree (B.Tech) in Architecture.
Federal University of Technology, Akure, Ondo
State.

November, 2017
 DECLARATION

I, Salako Oladimeji Bolaji declares that this dissertation “Design of Low Cost Housing for Civil

Servants” was carried out wholly by me under the supervision of Prof. A.A. Taiwo of the

Department of Architecture, Federal University of Technology, Akure, Ondo State.

This dissertation has not been presented either wholly or partly for any degree elsewhere before

and all sources of information supplied in the dissertation were duly acknowledged.

Signature: _________________________

Name: Salako Oladimeji Bolaji

Date: November 2017

ii
 CERTIFICATION

I certify that this dissertation titled “Design of Low Cost Housing for Civil Servants” was carried-

out solely by Salako Oladimeji Bolaji under my supervision in meeting the regulations governing

the award of the degree of Bachelor of Technology (B.Tech) in Architecture of the Federal

University of Technology, Akure, Ondo State, Nigeria.

Prof. A.A. Taiwo -----------------------------------

Project Supervisor Signature and Date

Arc. S.A Bobadoye -------------------------------------

Project Coordinator Signature and Date

Prof. Y.M.D Adedeji ------------------------------------

H.O.D, Architecture Signature and Date

iii
 DEDICATION

I bestow this dissertation to the glory of Almighty Allah, the giver of life and the owner of the

whole universe who in His infinite mercy has made it possible for me to successfully undertake

this program, may His name be highly exalted.

This dissertation is also dedicated to my family members, friends, colleagues and relatives who

has in one way or the other supported and contributed to the success of my program.

iv
 ACKNOWLEDGEMENTS

I wish to express my profound gratitude to the Almighty Allah who made it possible for me to be

in the land of the living and also for his kind gesture before, during and after this course of study.

I appreciate my Parents Mr. & late Mrs. Salako, friends: Blessing Bisola, Ayeni Omolara,

Oladogba Babatunde, Mrs Rahmath Yusuf-Adeyemi, Mr Oduola Oladapo, Late Miss Bolanle

Oladapo, my siblings Taiwo and Kehinde Salako and my departmental mates for their support

during my undergraduate program.

I equally extend my profound appreciation to my project supervisor Prof. A. A. Taiwo for his effort

and fatherly advice bestowed upon me during the course of putting this dissertation together.

To the Head of the Department, Prof. YMD Adedeji and the lecturers who has played cogent role

in building my life as an aspiring architect, I am very grateful and May Allah prosper the work of

thy hands.

v
 ABSTRACT

Housing is known to be among the three most essential needs of man after food and clothing, it

constitutes the third necessity of life. Low cost housing can be referred to as housing or subsidized

housing facilities which is government sponsored Economic Assistance Programme aimed

towards alleviating housing costs and expenses for needy people with low to medium income

earners. Forms of subsidy include direct housing subsidies, non-profit housing, public housing,

rent supplements and some forms of co-operative and private sector housing. This dissertation

topic “design of low cost housing for civil servants in Akure, Ondo state capital has shown a review

of some low cost housing development built by government in Lagos state and staff quarters

provided by government of Ondo state to cater for the rising need of accommodation by civil

servant and general populace. Numbers of civil servant in Ondo state were surveyed at random

across different ministry to have an understanding of their percentage that live in government

owns staff quarters and those that opted for public housing; the reason for doing so and amount

payable at their chosen abode. Result of survey shows that very few percentage people lives in

government due to one reason or the other. Improvement in the standard housing delivery by

government will aid or attract more dwellers to provided housing development by government.

vi
 TABLE OF CONTENT

Title Page -i

Declaration - ii

Certification - iii

Dedication - iv

Acknowledgement -v

Abstract - vi

Table of Content - vii

List of Figure - xi

List of Plate - xii

List of Table -xiii

CHAPTER ONE

1.0 Introduction -1

1.1 Background Study -1

1.1.1 The Concept of Housing and Housing Design -3

1.1.2 Civil Servants in Nigeria -5

1.2 Statements of Problem -6

1.3 Aim and Objectives -6

1.3.1. Aim -6

1.3.2. Objectives -7

1.4 Justification -7

1.5 Scope of the Study -8

vii
1.6 Research Methodology -9

1.6.1. Type and Data Sources -9

1.6.2 Research Instrument -9

1.7 Study area -9

CHAPTER TWO

2.0 Literature review - 11

2.1 Urban Low Income Housing Situation - 11

2.1.1 Urban Growth and Low-income Housing problems - 11

2.1.2 Public Policy Responses to urban Housing Problems in Nigeria - 13

2.1.3 The Aided self-help Housing approach - 14

2.1.4 Policy Emphasis - 15

2.2 A System Solution - 16

2.2.1 Industrialization - 16

2.2.2 Advantages of Industrialization Construction - 17

2.2.3 Materials for construction - 18

2.2.4 Suggestion for Meeting Demands - 18

CHAPTER THREE

3.0 Introduction - 20

3.1 Study Area - 20

3.2 Method of Data collection - 21

3.2.1 Qualitative method - 21

viii
 3.2.2 Quantitative method - 21

3.3 Limitations of Methodology - 22

CHAPTER FOUR

4.0 Case Study and Data Analysis - 23

4.1 Case Study - 23

4.1.1 Case Study One: Ondo State Staff Quarters, Alagbaka - 23

4.1.2 Case Study Two: Low Cost Housing Estate, Oke-Afa, Isolo, Lagos state. - 26

4.1.3 Case Study Three: Dolphin Estate, Ikoyi, Lagos State - 28

4.1.4 Appraisal - 29

4.2 Data Representation, Analysis and Discussion - 29

4.2.1 Data Analysis - 29

4.2.2 DEMOGRAPHY OF RESPONDENT - 30

4.2.2.1 Gender of the respondent - 30

4.2.2.2 Marital Status of the respondent - 31

4.2.2.3 Age bracket of the respondent - 31

4.2.2.4 Education level of the respondent - 32

4.2.2.5 Ministry in which the respondent works - 32

4.2.2.6 Income level of the respondent - 33

4.2.3 ACCOMMODATION STRUCTURE OF THE RESPONDENTS - 34

4.2.3.1 Assessing the family size of the respondent - 34

4.2.3.2 Assessing the monthly earning of civil servant as a salary - 34

4.2.3.3 Assessment of the owner of the house in which they lives - 35

ix
 4.2.3.4 Assessment of reason why civil servant opted for public - 36

rented apartment over Government quarters.

4.2.3.5 An assessment of type of building in which the respondent lives - 36

4.2.3.6 Assessment of numbers of room occupied by the respondent - 37

4.2.3.7 Level of satisfactory with the accommodation - 38

4.2.3.8 Assessing the rent of the respondent per month - 38

4.3 Summary and findings - 39

CHAPTER FIVE

RECOMMENDATION AND CONCLUSION - 41

5.1 Recommendation - 41

5.2 Conclusion - 41

References - 43

Appendix - 46

x
 LIST OF FIGURES

Fig. 1: Picture showing the map of Ondo State with Akure shaded - 10

Fig. 4.1: Picture showing Staff quarters location plan, Alagbaka, Akure - 24

Fig. 4.2: Picture showing floor plan of the 3 bedroom flat - 24

Figure 4.3: A bar chart showing the gender of the respondent - 30

Figure 4.4: A bar chart showing the marital status of the respondent - 31

Figure 4.5: A bar chart showing age bracket of the respondent - 31

Figure 4.6: A bar chart showing education level of the respondent - 32

Figure 4.7: A bar chart showing ministry in which the civil servant works - 33

Figure 4.8: A bar chart showing salary scale of the civil servant works - 33

xi
 LIST OF PLATE

Plate 4.1: Picture showing one of the staff quarters in Alagbaka - 25

Plate 4.2: Picture showing one of the staff quarters in Alagbaka - 25

Plate 4.3: Picture showing 3 floors building available in the estate community - 26

Plate 4.4: Picture showing 4 floors building available in the estate community - 26

Plate 4.5: Buildings in Isolo housing estate, Lagos - 27

Plate 4.6: Pictures showings buildings in Dolphin Estate, Lagos - 28

Plate 4.7: Pictures showings buildings in Dolphin Estate, Lagos - 28

xii
 LIST OF TABLES

Table 4.1: A table showing family size of the respondent - 34

Table 4.2: A table showing monthly salary of the respondent - 35

Table 4.3: A table showing owner of the house the respondent - 35

Table 4.4: A table showing respondent reply for not choosing quarters. - 36

Table 4.5: A table showing the type of building of respondent - 37

Table 4.6: A table showing number of bedrooms respondent - 37

Table 4.7: A table showing satisfactory level of respondent to where they lives - 38

Table 4.8: A table showing monthly rent of the respondent - 39

xiii
 CHAPTER ONE

INTRODUCTION

1.1 Background Study

Fadairo and Olotuah 2015 stated in their book “Low-Cost Housing for the Urban Poor in

Akure, Nigeria: Materials and Techniques of Construction” that housing is an essentially one

of the basic needs of man after food and clothing, it constitutes the third necessity of life. Low

cost housing can be referred to as affordable housing or subsidized housing facilities which is

government sponsored Economic Assistance Programme aimed towards alleviating housing

costs and expenses for needy people with low to medium income earners. Forms of subsidy

include direct housing subsidies, non-profit housing, public housing, rent supplements and

some forms of co-operative and private sector housing.

Nigeria has a housing deficit of 17 million units and more than 60% live in slums and

substandard housing. Affordable housing schemes in Nigeria have been proposed several times

prior as a solution to the housing problem. In 1991, the government rolled out “Housing for All

by the Year 2000 AD” that was supposed to ensure all Nigerians had decent, affordable housing

by the turn of the millennium. The National Housing Policy (NHP) created in 2006 was yet

again another proposed solution to a growing and recurring problem of housing shortage and

in 2013, the government commissioned the Nigerian Mortgage Refinance

Company (NMRC), a private sector-driven mortgage refinancing company with the public

purpose of promoting home ownership for Nigerians while deepening the primary and

secondary mortgage markets.

These schemes are yet to make a substantial impact on the housing deficit and more than half

of working class Nigerians still cannot afford the double digit mortgage payments or the high

1
rent fees (e.g. 100,000 or more than that). The cost of building most of these housing estates is

such that any attempt to distribute the homes at absolute giveaway prices would result in an

overwhelming budget deficit for the government.

Low cost housing might just prove to be the lasting solution that the housing problem needs.

The phrase “low-cost” was often thrown around during the pre-planning and planning stages

of the existing and defunct affordable housing schemes but the reality was often difficult to

achieve. This is because the cost of building with the traditional materials used in Nigeria has

steadily risen over the years. The unstable nature of the Nigerian economy over the past two

decades, corruption and failure to completely take the standard of living & minimum wage into

account have also been a stumbling block to the effectiveness of these schemes till date.

It might be time to look away from the materials we currently employ in order to truly make

affordable houses for minimum wage earners. Maximizing small spaces and choosing the right

construction materials are essential factors that must be thoroughly considered in order to make

houses at the lowest cost possible. Of course, proper consideration for natural factors must be

taken in choosing building materials. Efficient planning and project management, economical

construction technologies and use of alternate construction methods available are also crucial

in building low-cost houses.

Recent developments in Nigeria point to Cargotecture – building houses using shipping

containers – as a viable low-cost housing method for fixing the gap in housing that Nigeria

experiences today. International Organisation for Standardization (ISO) shipping containers

are a good fit with the guidelines listed and a cheaper alternative to the block structures we

currently have in the country. Besides their ingenious designs (you have definitely got to be

2
creative to sell someone a box of metal as a home), they are also pretty mobile and require little

construction time. The abundance of disused containers in our major ports means it requires

much less capital cost to implement such a scheme. However, there is still the problem of

managing how heat and humidity affect the metal material that the containers are made of.

Nigeria is still a long way from solving its housing problem and despite the immense economic

benefit of a project like the Eko Atlantic, improving the welfare of its citizens must also be

paramount. Truly low-cost housing scheme are those which are affordable not just in name but

can actually be financed (through mortgages) by low-income earners. Single digit mortgage

interest rates and affordable rent costs for those who cannot finance a mortgage must be made

available.

1.1.1 The Concept of Housing and Housing Design

Housing as a concept is a composite of the overall physical and social components that make

up the housing system (Francescato et al., 1987). The South African Government Information

sees housing as both a product and a process, by describing it as a variety of processes through

which habitable, stable and sustainable public and private residential environments are created

for viable households and communities. This recognises that the environment within which a

house is situated is as important as the house itself in adequate housing provision.

Housing design is a systematic articulation of the functional requirements of housing, to suit

the preferences of housing consumers. Design quality of housing is critical in housing

development, and is fundamental to how housing layouts work. This is shown for example, in

the role good road networks play in ensuring pedestrian safety, and in the way properly

3
maintained public spaces promote safety and aesthetics, among others. Implications of these

include improvements in both social and economic well-being of housing consumers.

Housing design can be assessed based on these criteria proposed by Messrs A & P Smithson

in Ganju et al. (2006). They are:

(A) Design of the housing unit;

1. Availability of required spaces for the family’s activities.

2. The quality of the house as a private place for family expression.

3. The role of the house in symbolizing identity and pride.

4. Ease of maintaining the house.

5. The role of the house as a climate modifier, including its ability to keep out the rain,

and let in the beneficial effects of the sun and wind, while also warding off its adverse

effects.

6. Availability of spaces around the house for group interaction. This relates to the spaces

around the house which can support group activities.

(B) Estate design and Infrastructure:

1. Design and quality of vehicular and pedestrian circulation; and

2. Availability and location of communal facilities.

(C) Estate services

1. Management of waste, and quality of water supply.

2. Security

3. Estate maintenance services

(D) Cost

This checks the balance between the design decisions and the overall cost of the building. The

question to be asked here is, ‘do the design decisions made allow the housing to remain

affordable within the intended residents’ carrying capacity’?

4
1.1.2 Civil Servants in Nigeria

A civil servant or public servant is a person so employed in government department or agency.

In Nigeria, civil servants are employees responsible for planning, giving advice and

implementing policies in government ministries and departments. Civil servants could be

grouped into the following classes:

Administrative Class: This comprises of most senior civil servants who organize and

coordinate the activities of the ministries. They execute high-level administrative work, advice

ministers in formulation and implementation of policies and serve as communication links

between the minister and other civil servants.

Executive Class: This class implements the general policies and programmes of the

government on a daily basis. They supervise and control the activities of their subordinates and

help to collect facts that aid in making policy decisions. This class comprises of executive

officers, senior executive officers and senior technical officers.

The Professional Class: This class are recruited as a result of their specialized training, skills,

scientific and technical knowledge. The professional class includes lawyers, medical doctors,

engineers, architects, accountants and teachers. They offer professional advice on the technical

policies of the government and supervise sensitive projects undertaken by the government.

The Clerical Class: This class of workers include typist, clerical officers, clerical assistants

and secretaries who help staff in the other classes carry out their functions. Their job involves

keeping records, movement of files, preparation of data and vouchers and payment claims.

The Auxiliary Class: The categories of workers in this class include cleaners, drivers, painters,

messengers, porters and gardeners. This work involves manual labour.

5
1.2 Statement of Research Problem

In Nigeria, a total sum of 35 trillion naira will be required to fund the housing deficit of

14million housing units at an average cost of 2.5 million naira per housing unit (Onyike, 2007).

A recent study based on the salary structure of public servants in Nigeria showed that no public

servant in Nigeria below salary grade level 13 in the federal civil service can afford a property

costing N4.75m on a 25 years mortgage at 6 percent if he devotes 50 percent of his salary per

annum to housing (Onyike, 2007). At 18 percent mortgage rate, only a public servant in the

federal civil service on grade level 17 can afford the same house. This shows that in the absence

of some assistance and affordable strategies, adequate housing is unaffordable to most law

abiding Nigerians.

A number of challenges are militating against the provision of housing for the urban poor in

Nigeria. These challenges include high rates of urbanization and population growth (Olotuah,

2010), absence of proper monitoring and evaluation of public housing policies and programs,

lack of easy access to land and other housing inputs, cost of imported building materials

(Iwuagwu and Eme-anele, 2012) among others. As a result, public housing in Nigeria has been

criticized for failing to generate tangible and sustainable housing production, distribution and

acquisition mechanisms to meet increasing housing demand, particularly by low-income

earners (Olotuah and Bobadoye 2009).

1.3 Aim and Objectives

1.3.1 Aim

The aim of this thesis is to prepare a strategic report for an architect to design quality, affordable

and sustainable housing for civil servants. The focus on affordable housing is based on the

evidence that most law abiding Nigerians cannot afford adequate housing.

6
1.3.2 Objectives

The objectives of the study are to:

a. identify the rental rate of houses occupied by the civil servant;

b. determine the adequacy and convenience level of their present accommodation;

c. identify the various methods of maintaining the buildings;

d. identify the various local building materials and technologies that can be used;

e. determine the important functional housing requirements for civil servants and

1.4 Justification of Study

Research on housing has gone beyond the study of the physical, structural and functional

features of one’s territorial core called „house‟ (Hayward, 1977 and Lawrence, 1987). Opara,

(2003) stated that most urban residents in developing countries live in housing conditions that

constitute an affront to human dignity and which comes with appalling social, economic, spatial

and health implications. Therefore, measuring the housing quality through regular tenant

satisfaction surveys has become an important tool and local governments in both UK and USA.

This ensures that households are satisfied with the provided housing and its services (Varady

and Carrozza, 2000).

The fact that a lot of money goes into the procurement of buildings shows that an evaluation

process is needed to ensure that it works as intended because buildings are designed and built

to meet specific or group of needs already determined to a large extent before implementation

(Okoli and Shakantu, 2009). The ability of the building to successfully accomplish the purpose

for which it is designed measures its success (Mayaki, 2005).

7
It is in this light that the study was carried out to develop a proper manual or guideline for

designing a sustainable housing. The study highlighted the various local building materials and

technologies that can be used, the various methods of maintaining the buildings as well as

determining the important functional housing requirements for civil servants.

Consequently, it would help the housing providers and State Government in providing better

new buildings, improve design for future buildings, develop new facilities and manage the

buildings more efficiently and more cost effectively.

Finally, it would assist Ondo State Government and other stakeholders in construction industry

to produce cost effective buildings, with healthy, productive and comfortable indoor

environments. This would be of long-term benefits to the civil servants thereby addressing their

housing needs.

1.5 Scope of the Study

The thesis focuses on designing low cost housing for civil servants in Akure, Ondo State,

Nigeria. The design expectations were evaluated in terms of function, accessibility, purpose,

aesthetics, experience and environmental quality. It has a technical perspective, and other

aspects that have significant impact on the development, such as political and economic

influences which are not included in the scope. Similarly, the engineering performance of

buildings which includes structural stability and the integration and robustness of systems, are

not integrated in the evaluation.

The scope is further limited to the small timeframe and the actual data that could be accessed

during the thesis progress.

8
1.6 Research Methodology

Methodology in research typifies a process that includes the methods, procedures or modalities

by which a researcher intends to accomplish the objectives of the research (Agbonifoh and

Yomere, 1999). The methodology for this study therefore includes the use of case study, on

site seeing/evaluation.

1.6.1 Types and Sources of Data

The data required for this research were drawn from primary and secondary sources. The

primary data was obtained through organized field work comprising of visual and mental

observation and personal interviews with civil servants and house owners. The secondary data

sources include data obtained from the Ondo State Ministry of Land and Housing, journals,

articles, seminar papers, internet sources and other documents relevant to this research project.

1.6.2 Research Instrument

Research instrument used for carrying out this study is case study/ on site evaluation and

seeing. The existing staff quarters provided by government were assessed based on the

materials used for its construction and design of the buildings. Also questionnaire was used in

gathering some information which was analysed in the chapter four of the dissertation.

1.7 Study Area

The study area for this dissertation is Akure, the state capital of Ondo state. Akure is situated

in the South-Western part of Nigeria and also surrounded by extensive tracts of tropical forest

reserves and supports a large timber industry.

9
 Fig. 1: Picture showing the map of Ondo State with Akure shaded
Sources: google.com

The city of Akure is connected by road to other part of the country such as Lagos, Ibadan,

Benin and Abuja etc. The city also has a local airport and other federal and state institutions

like the Federal University of Technology, Akure, Ondo State School of Nursing and

Midwifery, College of Health Technology etc.

This study is focusing on the provision on the provision of low coast housing today state

workers (civil servants) in akure to reduce the expenses incurred in providing and

accommodation for their respective families. Series of housing and staff quarters has been

built over the year by state and federal government to alleviate the problem of housing for its

workers; in view of this, this dissertation is sourcing for means of satisfy workers housing

demand with a bear low cost.

10
 CHAPTER TWO

LITERATURE REVIEW

2.1 Urban Low Income Housing Situation

2.1.1 Urban Growth and Low-Income Housing Provision

Urban areas throughout the developing world have been experiencing a rapid increase in

population since the middle of this century. The United Nations estimates the Size of the urban

population in developing countries to have been 267 million in 1950. It increased to 972 million

by 1980, and is projected to further increase to 1971 million by the end of this century. The

level of urbanization in developing countries was estimated at about 16 percent in 1980. The

level increased to 29 percent in 1980, and is projected to increase to 40 percent by the end of

the Century.

In almost all developing counties the largest cities have had the highest rate of population

growth. Cities with a population of more than 100,000 are reported to have a rate of growth

almost double that of the overall rate of urban expansion (Smith, 1980). In 1975, the population

in such cities was estimated at 480 million, and this is projected to increase to 1.4 billon by the

end of this century (Lim, 1987).

Accompanying the rapid increase in urbanizatl0n has been an increase in the level of informal

housing provision. A large proportion of the population in many of the urban areas lives in

informal settlements; for example according to current estimates, “32 percent in Rio de Janeiro,

33 percent in Lima, 37 percent in Karachi, and Kuala Lumpur, 40 percent in Manila, 50 percent

in Lusaka and Mexico city, 59 percent in Bogota, 70 percent in Casablanca, and 85 percent in

Addis Ababa” (Van Vliet-, 1990). The proportion of the urban population in developing

11
countries living in these settlement was estimated at 40 percent in 1981, and is expected to

increase to nearly two-thirds by the turn of the century (Sumka, 1987).

The use of the informal process of housing provision stems from the inability, by a significant

segment of the population in most of the urban areas, to acquire housing through the formal

process. This housing problem is a product of wide spread poverty, and the inability of the

urban areas to ensure the adequate supply of affordable housing through the formal process.

Lanquin, reporting on some urban areas, notes that:

The households unable to afford even the lowest cost for a unit of housing was 68

percent in Nairobi, 64 percent in Ahmedabad, 63 percent in Madras, 55 percent in

Mexico city, 42 percent in Bogota and 30 percent in Hong Kong (1982).

The three most popular processes or informal housing provision generally identified in housing

literature are through the creation of slums, squatting, and the illegal subdivision of land. Slums

are created through a rapid increase in the level of occupation of the existing settlements, and

a general decline in living conditions. Squatter settlements are created through the invasion of

vacant public or private land. In illeega1 subdivision, the practice is for “an informal private

sector developer to acquire land from its owner often on the urban fringe, and to subdivide it

for sale at whatever rate the market will bear” (Payne, 1989). The buyers are then free to build

whatever type of houses they want or can afford with no obligation to conform to official

regulations and procedures.

The informal settlements are usually located on marginal land that is sometimes both ill-suited

to housing and dangerous to health. The unplanned and haphazard growth of the settlements

makes the provision of services in the settlements very expensive and often impossible. The

12
rate at which the informal settlements are growing, coupled with the growing proportion of the

population housed in them, has contributed to making the expansion of most of the urban areas

unplanned and uncontrolled. The informal settlement dwellers are usual1y denied services and

infrastructure by public bodies, and are often subjected to continuous harassment by public

officers (McAuslan, 1985). The uncertain nature of informal settlements stifles any initiative

toward the improvement of both the housing and the community.

2.1.2 Public Policy Responses to Urban Housing Problems in Nigeria

During the early stages of urbanization, most governments in developing countries adopted an

attitude of indifference to the concomitant problems of urbanization, such as housing. As urban

areas expanded, however, and housing problems assumed a crisis dimension, most of the

governments were forced into taking action. Before the seventies, the response of most of the

governments mirrored the traditional shelter polices of the industrialized world. Emphasis was

placed on the clearance of informal settlements and the construction of public housing. By the

early seventies, the failure to alleviate housing problems with the conventional policies,

combined with pressure from 1nternational finance agencies, led to a shift in policy to the

“Basic Needs Approach to Development.” The Basic Need Approach called for a change in the

focus of government polices to meet the needs of the poor within the shortest possible time.

Conventional Housing Policies

During the sixties and early seventies, informal settlements were generally viewed as urban

blight, and as signs of failed economic and social policy (Van Vliet-, 1985; Sumka, 1987). A

solution to their proliferation was seen in the clearance of the settlements, which it was hoped,

would reduce their number in the urban areas (Lim, 1987). The clearance was complemented

by the construction of public housing.

13
With the exception of the island states of Singapore and Hong Kong, however, conventional

policy practices did not make any significant impact on urban housing problems in developing

countries. On one hand, as Angel et al. point out, “in the majority of countries, public housing

never became a major source of housing supply and the limited number of units produced rarely

reached the poor” (1983). The standard of the houses produced was usually so high that they

were beyond the means of low-income groups, for “Even the moderate-income group ta whom

most were made available required large Subsidies to take advantage of them” (Sumka, 1987).

The clearance of internal settlements, on the other hand, exacerbated urban housing problems,

because “Governments destroyed more housing than they built" (Sumka, 1987). The removal

has a1so been shown to lead to the relocation of the settlements elsewhere in urban areas, rather

than a reduction in their number (Smith, 1979; Lim, 1987).

2.1.3 The Aided Self-Help Housing Approach

The basic need approach led, in housing, to the evolution of government-sponsored self-help

housing programmes such as this underlisted programmes:

 Sites and Services

 Core Housing

 Squatter Upgrading

The evolution of the programmes was motivated by research findings, which showed that

informal settlements harbour people who have the economic and organizational capacity to

provide and improve their housing (Laquain, 1982). The programmes sought to emulate the

attributes of the informal process of housing development. These attributes include the use of

more appropriate standards, the progressive development of shelter units, the use of self-help

labour, and community participation in housing provision. The approach was large1y promoted

14
by multilateral and bilateral aid agencies, especially the World Bank. The agencies hoped that

if the programmes were undertaken on a wide scale and became replicable by limiting the level

of public subsidy, a substantial amount of housing could be produced at a fraction of the cost

of using the conventional process oh housing delivery.

The programmes were not, however, as successful as had been anticipated. After almost two

decades of experience with self-help housing programmes, the prospect of meeting housing

needs through an extension of the programmes without some fundamental changes appeared

gram. Angel et al. point out that, “Sites and services projects were very slow to materialize,

produced only a limited number of house plots and rarely, if ever, attained cost recovery”

(1983). Van Vliet- a1so points out that the programmes do not frequently benefit the poor for

whom they are intended (199O). Squatter upgrading a1so proved to be counter-productive as

a policy for alleviating housing problems, for more colonies tend to spring up in urban areas

while the older colonies are being upgraded due to the acute nature of the housing shortages.

2.1.4 Policy Emphasis

The failure to alleviate urban housing problems in developing countries, with either the

conventional policies of the self-help housing approach, is now shifting the focus of attention

in housing literature to the need to develop new strategies to deal with the problem. The need

for new strategies is further made necessary by the fact that housing provides one of the most

significant means of 1mproving the social and economic welfare of 1ow-income groups, who

form the bulk of urban residents in the developing world.

Recent discussions tend to focus on changing the role of government in the housing de1ivery

process. The consensus of opinion, especially within the international donor community who

15
play an important part in the direction of housing policies in developing countries, is that

government should no longer be seen as providers of shelter, but as facilitators, mainly

responsible for supporting the settlement development process (Sumka, 1987). This will in

effect mean a shift in the emphasis of public policies from shelter provision, to both the

provision of land with secure tenure and available infrastructure, and the assurance of access

to credit. The shift in the emphasis of public policies to land delivery is viewed as

fundamentally necessary, if significant improvement is going to be made in urban housing

delivery, because of the key-role of land in the low-income housing process (Angels et al.,

1983: SCBR, 1983).

2.2 A System Solution

2.2.1 Industrialization

A place to live is a main theme and the planning must be centred on the family which is to use

the dwelling unit. Building a house puts into tangible terms a background for living. The aim

must always be to accommodate maximum number of families with their widely varying

requirements and living habits to find the maximum of contentment.

The urgent need for housing against vast population explosion, which has to be produced at a

greater speed and ever-increasing shortage of trained skilled labour has forced the building

industry to search for more rational methods of construction. A well-designed system of

construction employing the new methods and techniques of prefabrication can help to a greater

extent to solve the ever increasing problem of housing.

Industrialization-industrialized construction is one formula to solve our problems within the

limits imposed by shortage of capital time and labour without sacrificing quality. The aim is to

16
attain optimal quality. Although the capital costs may be kept down by reducing the cost of

construction the quality of the structure must be such as to avoid unduly high maintenance

costs. The aim must therefore be to keep the capital costs at a reasonable level while producing

dwelling unit of a standard higher than that obtained by traditional methods of construction.

The solution is to be sought in industrialized production. Industrialized construction give us

architecture offering greater variations in the types of building and in the materials and methods

which are employed than traditional procedures have done. The opportunity for individual

choice will be then greater.

2.2.2 Advantages of Industrialized Construction

Increased productivity in the building industry could be achieved by mechanization on the site

and prefabrication. One of the most obvious characteristics of industrialized construction is

that as much of the work as is possible is done in permanent or semi-permanent factories so as

to cut work at the building site down to an absolute minimum. By so doing it is possible to

achieve extensive rationalism and automation of the production along with the following

advantages.

1. Independence of weather conditions, meaning that construction is not delayed by rain,

cold, etc.

2. The possibility of very efficient control so as to avoid waste in labour and time of

construction.

3. The possibility of more accurate planning.

4. Economy with regard to the use of skilled labour since unskilled workers can easily be

trained to carry out the comparatively simple operations which factory production

requires.

17
5. Advances in precast techniques such as vacuum concrete, shock concrete, etc. have

speeded up construction. The life slab, tilt up and slip form techniques at site

construction are the other notable contribution towards cost saving techniques.

6. Precast unit construction leads to the standardization of sections and hence time

required for detailing drawing and designing is eliminated.

The idea of standardization and modulations help industry to co-ordinate and insure

wider consumption of precast elements, consequently saving on "overhead" and reducing cost.

2.2.3 Material for Construction

The selection of the material for construction should be based on its cost and good

constructional qualities. Steel being very expensive material in India, concrete was chosen as

a basic material for construction because of the following advantages.

1. It is fairly cheap compared with other materials.

2. It can be produced from local material almost everywhere.

3. It is rigid, fireproof, sound insulating and requires little or no maintenance.

4. Light weight concrete could be easily of good quality produced.

2.2.4 Suggestions for Meeting Demands

With traditional constructional systems and techniques India cannot solve the acute housing

shortage problem. Systematization and well-organized planning within limited resources will

definitely help India to go fast to meet the colossal housing demands.

To reach the goal the following things need to be considered.

1. a. Careful designing.

b. Use of modern techniques.

18
 c. Industrialized construction.

2. Careful work organization.

The goal should be the suitable combination of all components which go to make up the

housing unit. Besides the basic framework, it is important to produce a satisfactory whole from

the point of view both of quality and cost.

19
 CHAPTER THREE

METHODOLOGY

3.0 Introduction

This dissertation “Design of Low Cost Housing for Civil Servants in the Ondo State capital

city of Akure” was conducted based on survey method. Two different surveys were carried-out

which involves case study of existing staff quarters or low cost housing built by government to

carter for the rising needs of shelter by the old and new workers of different government

parastatals in the state and general populace. Also constructive research instrument was used

to gather information from workers across different government ministry.

The data collected was used to fulfil research purpose in analysing the civil servant rent

compared to their salary; their state of comfortability at their present place of abode and the

owner of the building where there are saying presently.

3.1 Study Area

Data collection is defined to be a process of gathering and measuring information on variables

of interest, in an established systematic fashion that enables one to answer queries, stated

research question, test hypothesis and evaluate outcomes. This research work was carried out

majorly in Alagbaka Akure which house various government ministry were sited. The

distribution of research instrument cut across different ministry in Akure where Ondo state

civil servant responded to the filling of questionnaire for data collection.

Three different case study was carried out and evaluating analysis conducted on the type of

building, form of building and number of bedroom provided in this housing development.

Case study one was carried out in Ala quarters, Alagbaka built by state government in the 80’s.

20
This housing development is presently occupied by civil servant and many of the building has

been converted to government offices.

Case study two and three was carried out in Lagos; Low cost housing Oke-Afa, Isolo and

Dolphin estate Ikoyi Lagos. This buildings were built by state government to cater for need for

shelter by the general populace. The buildings are currently occupied by low and middle

income earner due to the state of deterioration of the facilities provided for the estate

community.

3.2 Methods of Data Collection

Data collection choice is being influenced by the data collection strategy, the type of variable,

the accuracy required on the research work. This approach can be qualitative means of

gathering data or quantitative method of data collection.

3.2.1 Qualitative Method: These are data that are descriptive, deals with quality rather

numerical in nature. Unlike quantitative data, they are generally not measurable and are only

gained mostly through critical observation. Narratives often make use of adjectives and other

descriptive words to refer to data on appearance, colour, texture and other qualities.

3.2.2 Quantitative Method: This analysis deals with quantities and not quality and this make

them measurable. They are usually expressed in numerical form, such as length, size, amount

and even duration. The use of statistics to generate and subsequently analyse this type of data

add credence or credibility to it, so that quantitative data is overall seen as more reliable and

objectives.

21
The two method/categories of acquiring data was adopted in this dissertation. Physical

observation called case study and distribution of research instrument called questionnaire

where structured questions were asked to complement the observation of the existing low

income housing.

3.3 Limitations of Methodology

The major challenges I encountered during the course of carrying out this research work happen

during distribution of questionnaire at the ministries. Some of the directors which are high

income earner were not on ground to respond to the questionnaires administered. Also I was

been directed to obtain permission form the boss in one of the ministry before the staffs could

attend to the questionnaire which was denied by the director owing to the fact that I didn’t

undertook my compulsory six (6) month industrial training in the state.

22
 CHAPTER FOUR

CASE STUDY AND DATA ANALYSIS

4.1 CASE STUDY

Case study is define as a research method involving an up-close, in-depth and detailed

examination of a subject of study as well as its related contextual condition. According to

PressAcademia; case study is define to be a research strategy and an empirical inquiry that

investigates a phenomenon within its real life context.

This present dissertation “Design of Low Cost Housing for Civil Servants in the Ondo State

capital city of Akure” was conducted based on survey method. Two different surveys were

carried-out which involves case study of existing staff quarters built by government to carter

for the rising needs of shelter by the old and new workers of different government parastatals

in the state. The selected housing development are

1. Ondo State Staff Quarters, Alagbaka, Akure

2. Low Cost Housing, Oke-Afa Isolo, Lagos

3. Dolphin Estate, Ikoyi Lagos.

4.1.1 Case Study One: Ondo State Staff Quarters, Alagbaka

The Ondo State staff quarters is situated in Alagbaka, Akure. This housing development is

otherwisely called “Ala Quarters” and it is very close to the state government house and other

government parastatals in Alagbaka as shown in the figure 4.1 below showing the location plan

of the housing development.

23
 Fig. 4.1: Picture showing Staff quarters location plan, Alagbaka, Akure
Sources: Bamisaye Josuhua 2014

This staff quarters was built in the 80’s by the first civilian governor of the state; Governor

Adekunle Ajasin. The housing estate make provision for different cadre in civil servant as the

provision was made for 2 & 3 bedrooms bungalow shown in fig 4.2 and plate 4.1. Also 4 floors

block of flat in which it has been converted to different ministry by the state government were

provided for leaving at the initial stage of this estate development.

Fig. 4.2: Picture showing floor plan of the 3 bedroom flat

Sources: Author’s field work

24
 Plate 4.1: Picture showing one of the staff quarters in Alagbaka
Sources: Author’s field work

The design of buildings in this estate were made simple as it could be called an attached

buildings; seen series of flats attached together to make a single block. Provision was made

available for two bedroom apartment and as well as three bedroom apartments with all the

necessary facilities needed in the building like electricity, drainages, water supply etc.

Plate 4.2: Picture showing one of the staff quarters in Alagbaka

Sources: Author’s field work

25
Allocation of flats to the civil servants were placed under the supervision of the secretary to

the state government (SSG) office; staff quarters unit. This unit of the government allocate

spaces and flat to the staffs for rent which are payable annually.

4.1.2 Case Study Two: Low Cost Housing Estate, Oke-Afa, Isolo, Lagos state.

Popularly known Jakande Estate of “Gate” in Oke-Afa Isolo, Lagos State was built in the 80’s

by the then governor of the state, Gov. Lateef Jakande. This is an estate development built to

accommodate low and middle income and part of high income earner in the 1980’s but

presently and due to the state of infrastructure in the estate and other amenities provided, it’s

now providing an accommodation majorly for the low income.

Plate 4.3 Plate 4.4

Plate 4.3 & 4.4: Picture showing 3 & 4 floors building available in the estate community
Sources: Author’s field work

Buildings in the estate as block of flat of 2bedrooms and 3bedroms. It design in a semi –

detached concept that sees each block having a common and central stair case that serves as an

26
access to the apartment on the upper floors. Each block are either raised to three (3) shown in

Plate 4.3 and floors or four (4) floors shown in Plate 4.4 forming a prototype with general

communal facilities provided like roads, car park, drainages etc.

Plate 4.5: Buildings in Isolo housing estate, Lagos

Sources: Author’s field work

This building are constructed of readily available materials which includes:

1. Sandcrete Block Wall

2. Louvre blade for the windows

3. Asbestos ceiling cover for the ceiling

4. Paint were used as finishes on the wall of the buildings

5. Asbestos sheet were used for the roofing

Facilities like electricity, water supply, road and layout, electricity were seen provided for this

estate community

27
4.1.3 Case Study Three: Dolphin Estate, Ikoyi, Lagos State

Dolphin Estate, Ikoyi Lagos state was built in the year 1990 by Messrs HFP Engineering

Nigeria for the Lagos state government under the supervision of Lagos State Development and

property corporation (LSDPC). Buildings in this estate are raised to floors of block of flat as

shown in Plate 4.6 connected with series of local road channelling different part of the estate

together.

Presently this day, Dolphin estate is seen accommodating low and middle income earner but

individual development around the estate are fascinating structure built to personal taste.

Plate 4.6: Pictures showings buildings in Dolphin Estate, Lagos

Sources: google.com

Plate 4.7: Pictures showings buildings in Dolphin Estate, Lagos

Sources: google.com
28
4.1.4 Appraisal

Studying existing low cost estate built for workers and people of the state by their respective

state government; it’s conspicuous that all the buildings in the study area built from local and

readily made materials in the country which are maximise to the fullest.

The materials adopted for the construction of this buildings are:

1. Sandcrete block wall

2. Asbestos roofing slate

3. Louvers blades

4. Paint as the wall finishes

4.2 DATA REPRESENTATION, ANALYSIS AND DISCUSION

4.2.1 DATA ANALYSIS

Data analysis can define as a process of evaluating data using analytical and logical reasoning

to examine each component of the data provided. Data gathered from various sources either

through a research instrument (questionnaire) reviewed and then analyse to form some sort of

findings and bases on which the conclusion of a particular research is generated.

Frequency and graphical illustration are used to represent information gathered under different

headings as it was stated in research instrument. In analysing data collected for the particular

wok; bar chart were used to analyse section A (General Information) of the research instrument

while tables were used to represent the Section B of the research instrument which

encompasses detail information gathered from the civil servant concerning their

accommodation state.

29
This research work was carried out in Alagbaka where governmental ministries are situated.

Civil servant across different ministry were approached and their opinion sampled concerning

provision of low cost housing for the civil servant in the state and to know how many of the

civil servant lives in the houses provided by state government, their satisfactory level with their

present accommodation and who owns the structure in which they stay presently.

A total of fifty (50) questionnaires were administered and were gathered back during the course

of the field survey which cut across different governmental ministries. All respondent were

adult over 21years of age and participated willingly in the field work.

4.2.2 DEMOGRAPHY OF RESPONDENT

4.2.2.1 Gender of the respondent

Analysis of the gender distribution of the respondent’s shows that the higher percentage of the

respondents were female. 54% of the respondents were females while 46% were male. The

figure 4.3 below shows the gender distribution of the respondents.

Gender

Female 27

Male 23

21 22 23 24 25 26 27 28

Figure 4.3: A bar chart showing the gender of the respondent

Sources: Author’s field work

30
4.2.2.2 Marital Status of the respondent

Analysis revealed that most of the respondent are married men and women summing to a

percentage of 78%. 22% were single with 0% divorce, widow and separated sampled civil

servant. The figure 4.4 below shows the graphical distribution of marital status.

Marital Status
Divorce 0

Separated 0

Widow 0

Married 39

Single 11

0 10 20 30 40 50

Figure 4.4: A bar chart showing the marital status of the respondent
Sources: Author’s field work

4.2.2.3 Age bracket of the respondent

The age category of the respondent who participated in the field survey were shown in figure

4.5 below. This indicates that 2 of the respondent are above 51 years of age which take 4%, 18

respondent are between 41-50 years 36%. The highest category of this age bracket fall between

31-40 years with 19 respondent 38% and 11 respondent lies between ages 21-30 with 22%.

Age
51 and above 2

41-50 18

31-40 19

21-30 11

0 5 10 15 20

Figure 4.5: A bar chart showing age bracket of the respondent

Sources: Author’s field work

31
4.2.2.4 Education level of the respondent

It was discovered in the analysis of the academic qualification of the respondents that majority

of the respondents were graduate, 44% of the respondents are graduate of different tertiary

institution. 36% of the civil servant have further their education after graduated from tertiary

institution to obtain an additional degrees. 6% stopped at secondary school level of education,

while16% were primary school level certificate holder. Figure 4.6 below shows the graphical

representation of their education level/academic qualification.

Education Level

Post graduate 18

Tertiary 22

Secondary 3

Primary 8

0 5 10 15 20 25

Figure 4.6: A bar chart showing age bracket of the respondent

Sources: Author’s field work

4.2.2.5 Ministry in which the respondent works

Analysis gathered shows that civil servant categorized under others as appropriate which cut

across different ministry outside the stipulated one has the highest number of respondent with

19 civil servant taking 38% of the total respondent. Ministry of Agriculture and Education has

8 respondent; 16% each. The least of the respondent came from the ministry of finance which

has 6 respondent 12%. Figure 4.7 below shows the graphical representation of the ministry in

which the civil servant works.

32
 Ministry
Others 19

Agriculture 8

Finance 6

Work 9

Education 8

0 5 10 15 20

Figure 4.7: A bar chart showing ministry in which the civil servant works
Sources: Author’s field work

4.2.2.6 Income level of the respondent

The analysis revealed the level of satisfaction of their income, the highest percentage of the

respondent claims that the income from their occupation is average (middle-low income

earner). 40% of the respondents are averagely paid classified under middle-low income earner,

24% are middle-high income earner. 28% of the respondent are low income earner and the least

of the respondent based on salary scale has to be the high income earner which are 4 in number

taking 8% of the total respondent. The figure 4.8 below shows the graphical representation of

the of salary scale of the respondent sampled.

Income Level

High 4

Middle-high 12

Middle-low 20

Low 14

0 5 10 15 20 25

Figure 4.8: A bar chart showing salary scale of the civil servant works
Sources: Author’s field work

33
4.2.3 ACCOMMODATION STRUCTURE OF THE RESPONDENTS

4.2.3.1 Assessing the family size of the respondent

This is showing the number of people making up the family size of the respondent. The table

4.1 below shows the frequency distribution of the family of the respondents. 22% of the

respondents indicate that their family size is les of equal to 2, 6% of them claim that their family

members fall between the range of 6-8 people, while the highest percentage (72%) of the people

sampled indicated that their family members are in between 3-5 people.

Frequency Percentage %

Less than 2 people 11 22

3-5 people 36 72

6-8 people 3 6

9 and above people - -

Total 50 100

Table 4.1: A table showing an assessment of family size of the respondent

Sources: Author’s field work

4.2.3.2 Assessing the monthly earning of civil servant as a salary

The table 4.2 below shows the frequency distribution of monthly earning of the sampled civil

servants. 30% of the respondents indicate that their monthly earning is between N10,000 –

N20,000. 6% of them claimed that their earning fall between N20,000 – N50,000, 26% earn

N100,000 and above monthly while the highest percentage (28%) of the people sampled

indicated that their monthly take home salary is between N50,000 and N100,000.

34
 Frequency Percentage %

Less than N10,000 - -

N10,000 – N20,000 15 30

N20,000 – N50,000 3 6

N50,000 – N100,000 19 38

N100,000 and above 13 26

Total 50 100

Table 4.2: A table showing an assessment of monthly take home salary of the respondent
Sources: Author’s field work

4.2.3.3 Assessment of the owner of the house in which they lives

From the research carried out; indication shows that 48% of the respondent lives in their

personal house which is the highest percentage from the sample. 2% lives in government

quarters, 10% indicated that they lives in their family house while the remaining 40% of the

respondent says they stayed in a rented apartment. Table 4.3 below shows the statistical data

for the owner of the house in which the sampled civil servant lives.

Frequency Percentage %

Personal House 24 48

Government Quarters 1 2

Family House 5 10

Rented Apartment 20 40

Total 50 100

Table 4.3: A table showing the owner of the house in which the sampled respondent lives
Sources: Author’s field work

35
4.2.3.4 Assessment of reason why civil servant opted for public rented apartment over

government quarters.

From the research carried out; indication shows that 28% of the respondent says that house

provided by government is not sufficient, while 10% don’t like the building and its facilities.

2% says it’s expensive and 2% actually liked the quarters. 58% are none owing to the fact that

they lives in their personal house. Table 4.4 below shows the statistical data for the owner of

the house in which the sampled civil servant lives.

Frequency Percentage %

Non-interested 5 10

Expensive 1 2

Like it 1 2

Unavailability 14 28

None 29 58

Total 50 100

Table 4.4: A table showing respondent responses to reason why civil servant opted for
pubic building over government quarters.
Sources: Author’s field work

4.2.3.5 An assessment of type of building in which the respondent lives

The table 4.4 below shows the frequency distribution of building type in which of the sampled

civil servants lives. 28% of the respondents indicate that their house is a detached or single unit

building. 8% of them claimed that their house is semi-detached, 14% lives in a duplex and 2%

stays in a row housing. 48% of the respondent indicated that they lives in a block of flat.

36
 Frequency Percentage %

Detached house 14 28

Semi – detached house 4 8

Block of flats 24 48

Duplex 7 14

Row Housing 1 2

Total 50 100

Table 4.5: A table showing the type of building in which the sampled respondent lives
Sources: Author’s field work

4.2.3.6 Assessment of numbers of room occupied by the respondent

Research indicates that 14% of the respondent lives in a single room, another 14% lives in a

room and parlour as well as another 14% lives in 2 bedroom apartment. 16% of the respondent

lives in a 4 bedroom apartment or more than that while the highest number of respondent (42%)

lives in a 3 bedroom apartment. Table 4.5 below shows the statistical data of number of

bedrooms in which the sampled civil servant lives.

Frequency Percentage %

Single room 7 14

A room and parlour 7 14

2 bedroom apartment 7 14

3 bedroom apartment 21 42

4 bedroom and above 8 16

Total 50 100

Table 4.6: A table showing number of bedrooms in which the respondent lives
Sources: Author’s field work

37
4.2.3.7 Level of satisfactory with the accommodation

The table shows the level of satisfaction with the accommodation of the respondent, 8% of the

respondent indicated that they very unsatisfied with their accommodation, while 16% of the

people sampled claims that they are unsatisfied, the highest percentage (52%) of the sampled

civil servant indicated that they are satisfied with the accommodation they have presently, 22%

are very satisfied while 2% are indifferent with their accommodation status.

Frequency Percentage %

Very unsatisfied 4 8

Unsatisfied 8 16

Indifferent 1 2

Satisfied 26 52

Very satisfied 11 22

Total 50 100

Table 4.7: A table showing satisfactory level of respondent to where they lives
Sources: Author’s field work

4.2.3.8 Assessing the rent of the respondent per month

Research indicates that 14% of the respondent pay less than N5,000 a month as their rent, 6%

pays between N5,000-N10,000 as rent and another 6% pays between N10,000-N20,000 for

rent as well. 8% pays between N20,000-N50,000 and another 8% of the respondent pays

N50,000 and above as their monthly rent. In this section people that do not pay has the highest

figure with 58% as they lives in their own personal and family houses. The table 4.7 below

shows the statistical data of rent payable by the respondent monthly.

38
 Frequency Percentage %

Less than N5,000 7 14

N5,000 – N10,000 3 6

N10,000 – N20,000 3 6

N20,000 – N50,000 4 8

N50,000 and above 4 8

None 29 58

Total 50 100

Table 4.8: A table showing monthly rent of the respondent

Sources: Author’s field work

4.3 Summary and findings

This study evaluate on the need for low income housing development for the civil servant in

Ondo state. Base on case study and data collected, it shows that little percent (2%) of people

surveyed lives in government quarters with the larger population living in their own houses.

Owning to the fact that one of the basic necessity of life is housing which is the major target of

everybody to have most especially in Nigeria; this is conspicuously showing in the result of

the data gathered that 48% of the people surveyed lives in their personal house and 10% lives

in their family house. 40% of the surveyed civil servant stayed in rented apartment built by

public individual across the town. 28% of the respondent who lives in rented apartment says

the accommodation provided by government is not sufficient, 10% said they don’t like the

39
housing type and staying in government quarters and 2% said the expenses is high. 58% of the

responded opted to own their personal houses.

Government’s quarters should be the cheapest, well-structured with improved facilities and

fascinating one in order to compensate the workers working earnestly for the state government.

On this note, government should improve on the type, numbers and qualities of houses

delivered to in order for civil servant who haven’t gotten their own personal house to opt for

rent.

40
 CHAPTER FIVE

RECOMMENDATION AND CONCLUSION

This topic “Design of Low Cost Housing for Civil Servants in Akure, Ondo State” has focused

majorly on analysing existing low income housing built by state governments and carrying out

a survey on how effective is the provision of staff quarters scheme for the state workers in

Ondo state, Akure.

5.1: Recommendation.

In addressing the issue of low cost housing for the civil servants in Ondo state, there is need to

take into consideration the underlisted point:

1. Ondo state government should invest more in delivering of staff quarters for it teaming

workers to enable it circulate round.

2. Facilities provided in the housing development should be of improved quality to entice

and discouraged civil servant from seeking for accommodation outside the provided

one by government.

3. Government should organise a workshop or training to enlighten workers on the

importance and quality to be enjoyed in the quarters provided by government if they

rent it.

4. The amount of money payable as rent should be as low as possible not to discouraged

workers from seeking for accommodation in government quarters.

5.2: Conclusion

This study evaluate on the need for low income housing development for the civil servant in

Ondo state; few of the survey respondent lives in the staff quarters provided by state

government, summing to 2% of the total surveyed civil servant. Nearly everybody wants to

41
live in their own personal house and have control on every activities going on there which has

greatly discouraged housing development by government or public individual in Nigeria.

In order to encourage civil servant living in the staff quarters provided by government;

aforementioned point must be meet to encourage them on the importance attached to it. Civil

servant in Ondo state can enjoy and live in a low cost housing if government of the state

invested in its delivery greatly.

42
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APPENDIX

46
 DEPARTMENT OF ARCHITECTURE,

SCHOOL OF ENVIRONMENTAL TECHNOLOGY,

FEDERAL UNIVERSITY OF TECHNOLOGY, AKURE ONDO STATE

QUESTIONAIRE

DESIGN OF LOW COST HOUSING FOR CIVIL SERVANTS IN AKURE, ONDO STATE.

This questionnaire is designed to get civil servants’ opinion and reactions to the issue of low cost

housing development for the Civil servants’ in Ondo State. The research is strictly academic and your

response shall be treated in confidence. Below are question relating to the issue kindly tick as an

appropriate.

SECTION A

General Information

1. Location:

…………………………………………………………………………………………………

…………………………………………………………………………………………………

…………

2. Sex: (a). Male (b). Female

3. Marital Status: (a). Single (b). Married (c). Window (d). Separated
(e). Divorced
4. Age of respondent: (a). 21-30 (b). 31-40 (c). 41-50 (d). 51 and above
5. What is the level of your education? (a). Primary level (b). Secondary level
(c). Tertiary level (d.) Post Graduate
6. Which ministry do you work? (a). Education (b). Work (c). Finance
7. (d). Agriculture (e.) Others as appropriate
8. Income classification (a). Low (b). Middle -low (c). Middle - High (d.) High

47
SECTION B
Note: Thousand - K
9. What’s your family size? (a). Less than 2 (b). 3-5 (c). 6-8 (d). 9 and above
10. What is the level of your income/monthly? (a). Less than N10K (b). 10K-20K
(c). 21K-50K (d). 51K-100K (e.) 100k and above
11. Who is the owner of the house you live in? (a). Personal House (b). Government Quarters
(c). Family House (d). Public/rented apartment
12. Why did you opted for public rented apartment over government provided staff quarters?
(a). Non-interested (b). Expensive (c). Unavailability (d). Like it
(e.) None
13. What type of residential house do you lives in? (a). Detached house (b). Semi-detached
house (c). Block of flat (d). Duplex (e.) Row apartment
14. How many rooms do you occupy in your house? (a). Single room (b). Room & Parlor
(c). 2 bedrooms Apartment (d). 3 bedrooms Apartment (e.) 4 bedrooms
apartment & above
15. How adequate and comfortable is your accommodation? (a). Very inadequate (b).
Inadequate (c). Indifferent d). Adequate (e.) Very Adequate
16. What’s the monthly rental payable in your house? (a). Less than 5K (b) 5k-10K (c).
10K-20K (d)20K-50K (e.) 50K and above

48