EXAMINATION OF PUBLIC SECTOR HOUSING CHALLENGES IN OWERRI BETWEEN 2015-2021

EXAMINATION OF PUBLIC SECTOR HOUSING CHALLENGES IN OWERRI BETWEEN 2015-2021 BY NWANGUMA WISDOM .M. 2016/22069/IAS TO THE DEPARTMENT OF ESTATE MANAGEMENT FACULTTY OF ENVIRONMENTAL STUDIES ABIA STATE UNIVERSITY, UTURU OCTOBER, 2022 EXAMINATION OF PUBLIC SECTOR HOUSING CHALLENGES IN OWERRI BETWEEN 2015-2021 BY NWANGUMA WISDOM .M. 2016/22069/IAS TO THE DEPARTMENT OF ESTATE MANAGEMENT FACULTY OF ENVIRONMENTAL STUDIES ABIA STATE UNIVERSITY, UTURU IN PARTIAL FULFILLMENT OF THHE REQUIREMENTS FOR THE AWARD OF BACHELOR OF SCIENCE (B.SC) DEGREE IN ESTATE MANAGEMENT SUPERVISOR: PROF M.U.EZE OCTOBER, 2022 CERTIFICATION I hereby certify that this project examination of public sector housing challenges in Owerri between 2015-2021 was carried out by me, Nwanguma Wisdom .M. of Estate Management. With matriculation number 2016/22069/IAS SUPERVISOR'S NAME: PROF. M.U. EZE SIGNATURE:____________________________ DATE:_________________________ HEAD OF DEPARTMENT: ___________________________________ SIGNATURE:_____________________________________ DATE: ________________________ EXTERNAL EXAMINER: _________________________________________ SIGNATURE: ___________________________________ DATE: ________________________ DEAN OF STUDY: DR. C. E. AZUBUINE SIGNATURE: __________________________________ DATE: ________________________ DEDICATION This project work is dedicated to God Almighty for His mercy and grace upon my life. ACKNOWLEDGEMENTS I Nwanguma Wisdom Maduabuchi is most grateful to the almighty God for his infinite mercy and guidance towards the right paths in the course of my academic journey. I am thankful to my Head of Department, Prof. M U. Eze who is also my project supervisor, and all my lecturers; Professor Anya Igwe Kalu, Dr (Mrs) l.C Efekalam, Dr. (Mrs.) Nwankwo, Mr. C.L. Wogu, Mr Ndudirim Nwogu, Mr. Chibuzor Eguzouwa for having tutored me this much on the basic principles of this amazing course of my study Estate Management. I will not fail to appreciate the effort of my family members, my late father Apostle John Nwanguma, my mother Anthonia Nwanguma and more especially chief and lolo Hillary Emecheta for their amazing support. My gratitude also goes to my brother Nwanguma Genesis and my big cousin Emecheta Ginikachi for the unending support. I would also like to acknowledge my cousin sisters Nwaru jane, ogbonnaya Juliet, Onuoha Jessica, Onyeweke Victor, Chrstogonus Ufomba, Obinna Pascal, Vintage thank you all for being a part of this journey, and to my amazing girlfriend Okechukwu Cynthia who shared everything with me through this journey you are the best. My lovely coursemates, i sincerely appreciate each and every one of you Gratitude they say is the fairest blossom which springs from the soul, I am indeed grateful. TABLE OF CONTENTS Title Page Certification Dedication Acknowledgement Table of Content List of Tables Abstract CHAPTER ONE: INTRODUCTION 1.1 Background of the study 1.2 Statement of the Research Problem 1.3 Aim and Objectives of the study 1.4 Scope of the study 1.5 Significance of the study 1.6 Research Questions 1.7 Limitation of the study CHAPTER TWO: REVIEW OF LITERATURE 2.1 Literature reviews 2.2 Theoretical Framework 2.3 Conceptual Frame Work 2.4 Empirical Framework 2.5 Summary of Literature Review CHAPTER THREE: RESEARCH METHODOLOGY 3.1 Research Design 3.2 Population of the study 3.3 Sample and Sampling Techniques 3.4 Research Instruments 3.5 Validity and Reliability of the study 3.6 Data collection Procedure 3.7 Data Analysis Techniques CHAPTER FOUR: DATA PRESENTATION AND ANALYSIS 41 Data Presentation 4.2 Answering Research Questions CHAPTER FIVE: DISCUSSION OF FINDINGS AND SUMMARY 5.0 Discussion of Findings 51 Conclusion from the Findings 5.2 Recommendations and Summary References Appendix Questionnaire ABSTRACT The study was designed to examine public sector housing challenges in Owerri between 2015-2021. To achieve this 3 research questions were formulated. The survey design was adopted and the simple random sampling techniques were employed in this study. To determine the population of the study, the researcher randomly selected 32 staffs of Imo Housing Corporation. Self-constructed and validated questionnaire was used for data collection. The collected and validated questionnaires were analyzed using frequency tables and percentage. While the hypothesis were tested using Chi-square statistical too. SPSS v23. The result of the findings reveals that; Nigerians are generally in support of government's housing delivery. The government has provided adequate residential estates for its citizens. Challenges influence public sector housing projects in Nigeria. Delivery of houses would help alleviate poverty. Based on the findings, It is of the researcher's opinion that the Nigerian government should formulate policies and development of public sector housing projects in Nigeria as delivery of public houses would help alleviate poverty. CHAPTER ONE INTRODUCTION 1.1 BACKGROUND TO THE STUDY Housing (Shelter) is unarguably one of the basic necessities of man. It used to be ranked second after food in the hierarchy of man's needs but according to Ebie (2009) it is the first and most important of all rights. According to him, because of the importance attached to housing and coupled with the fact that housing in all its ramifications is more than mere shelter, then execution of public sector housing embraces all social services and utilities that go to make a community or neighborhood a livable environment, this is now a right in Nigeria. This position is reinforced by section 16 (1) (d) of 1999 constitution under the Fundamental Objectives of State Policy which compels the Nigerian State "to provide suitable and adequate shelter for all citizens" Even though this provision is not actionable, it reinforces the call for public sector driven mass housing provision in Nigeria, Housing being a right entails that all strata of a society including the less privileged members of the society, the old, the disadvantaged, the wondering psychotics should own or have access to decent, safe and sanitary housing accommodation at affordable disposal prices or rental with secure tenure. Unfortunately the reverse is the case as in spite of the policies, institutions and regulations which various Nigerian Governments have put in place since independence; there is still dearth of housing for low income segment. A recent study of housing situation in Nigeria put existing housing stock at 23 per 1000 inhabitant. Housing deficit is put at 15 million housing units (Mabogunje, 2007) while 12 trillion naira will be required to finance the deficit. This is about 4 times the annual budget of Nigeria (FHA, 2007). Housing is of supreme importance to man and one of the best indicators of a person's standard of living and his place in society. However, at no point has it been adequately supplied either quantitatively or qualitatively (Jiboye 2009; Omoniyi & Jiboye, 2011). Over time, the need for adequate shelter has continued to attract global attention especially in developing countries where the urbanızation process has been growing at an alarming rate. The phenomenal rise in population, increase in number and size of most cities in the past decades have led to acute shortage of adequate dwelling units in many urban centres gobally (Jiboye, 2009). Consequently, in recent time, the issue of housing has formed part of the major discussion in several global summits such as the 1992 Rio-de Janeiro summit on environment and development, the 1996 Habitat summit at Istanbul, the 2000 New York, United Nations Millennium Development Goals (MDGS) summit 2002 World Summit in Johannesburg and the 2005 La Havana, UN sustainable Cities Documentation of Experience Programme (Oladunjoye, 2005, UN-Habitat, 2007 UNDPI, 2008). Nigeria like other developing countries is saddled with uncontrollable growth of the urban population caused by lack of provision of infrastructural facilities and poor economic conditions in the rural areas. The proportion of the Nigerian population living in urban centres has increased phenomenally from 7% in the 1930s, 10% in 1950, 20% in 1970, 27% in 1980 to 359% in 1990(Okupe, 2002). Over 40% of Nigerians now live in urban centres of varying sizes. The incidence of this population in urban centers has created severe housing problems, resulting in overcrowding in inadequate dwellings, and in a situation in which 60% of Nigerians can be said to be "houseless persons" (Federal Government of Nigeria, 2004). Besides the incidence of overcrowding in the existing housing stock, rural-urban drift has occasioned the sprouting of make shift dwellings or squatter settlements in cities that are devoid of minimum structural and normative quality. Majority of the houses are constructed with all sorts of refuse/second-hand materials in illegally occupied self allocated land, they are badly maintained and lack the basic necessities of life like sanitary facilities, light, air and privacy. As evidenced by past researches in housing studies, most urban centres in the country are characterized by high density buildings, acute sanitary problems, pollution of air, surface water, noise and solid wastes (Filani, 1987, Agbola, 1998). According to Olotuah (2002) estimated 23 million urban dwellng units are substandard, only 33% of urban houses can be considered to be physically sound, and 44% and 19% require minor and major repairs respectively to bring them to normative and structural quality. Despite all efforts of the government at achieving sustained housing delivery to the common people, existing realities indicate the goal is far from being achieved. It is against this background that this research examines the major issues and challenges of execution of public sector housing in Nigeria with a view to stimulating relevant agencies of government and other stakeholders into designing appropriate strategies for effective execution of public sector housing in Nigeria. Housing: Buildings or structures that individuals and their family may live in that meet certain federal regulations. Different housing situations vary for individuals and may depend on age, family, and geographic location. For example, a recent university graduate in an urban environment in the US may live in a rented apartment whereas a middle-aged entrepreneur may live in a house with or without a mortgage. Public: of or concerning the people as a whole. Population: all the inhabitants of a particular place. Migration: Movement of people to a new area or country in order to find work or better living conditions: the extensive rural-to-urban migration has created a severe housing problems. 1.2 STATEMENT OF THE RESEARCH PROBLEM In many developing countries, including Nigeria, urban housing crisis is Escalating unabated despite a number of new policies, programs and strategies being engaged in by public and private sectors aimed at execution of public sector housing in addressing this problem (Okupe, 2002). Since execution of public sector housing is principally carried out by government agencies and their collaborators, the researcher argues that one vital step to addressing myriads of issues and challenges in execution of public sector housing in Nigeria is to identify areas of weakness in public housing agencies and subsequently address such weakness for enhanced productivity (Jiboye, 2009). It is for this reason that the study investigated the contextual and organizational challenges related to execution of public sector housing in Nigeria in the post independence era. This study attempted at using key organizational components to assess areas of challenges in execution of public sector housing among government agencies in the study area, This is with a view to assisting public-sector housing policy makers and program managers chart future pathways for improved performance in public housing provision and management in Nigeria. 1.3 AIM AND OBJECTIVES OF THE STUDY The aim of the study is to examine the issues und challenges of public sector housing in Owerri between 2015-2021. The general objective of this research is to analyze the issues and challenges in the execution of public sector housing in Nigeria while the following are the specific objectives: 1. To examine the challenges of execution of public sector housing in Owerri 2. To ascertain the factors causing housing challenges in Owerri. 3. To determine the solution to the issues of execution of public sector housing in Owerri. 1.4 SCOPE OF THE STUDY This study on examination of public sector housing challenges in Owerri will cover the major issues on poor housing development in Owerri with a view to determine a strategic framework for massive execution of public sector housing projects in Owerri 1.5 SIGNIFICANCE OF THE STUDY The following are the significance of this study: 1. Outcome of this study will educate stakeholders in housing development and the general public on the issues and challenges of execution of public sector housing in Owerri thereby making the study very useful as a guide to policy makers in government. This will however helped in better housing development policy adoption and implementation. 2. This study will also assist public-sector housing policy makers and program managers to chart future pathways for improved performance in execution of public sector housing and management in Owerri. 3. This research will also serve as a resource base to other scholars and researcher interested in carrying out further research in this field subsequently, if applied, it will go to an extent to provide new explanation to the topic. 1.6 RESEARCH QUESTIONS 1. What are the issues and challenges in execution of public sector housing in Owerri? 2. What are the factors causing housing challenges in Owerri? 3. What are the solutions to the issues of execution of public sector housing in Owerri? 1. 7 LIMITATION OF STUDY Financial constraint- Insufficient fund tends to impede the efficiency of the researcher in sourcing for the relevant materials, literature or information and in the process of data collection (internet, questionnaire and interview ). Time constraint- The researcher will simultaneously engage in this study with other academic work. This consequently will cut down on the time devoted for the research work. CHAPTER TWO REVIEW OF RELATED LITERATURE 2.1 INTRODUCTION In many developing countries, including Nigeria urban housing crisis is escalating unabated despite a number of new policies, programs and strategies being engaged in by public and private sectors in addressing this problem. Government has recognized that the majority of those in need of housing in many less-developed nations in Africa, Asia and South America are in the low income categories and that some require special housing programs to be able to live in decent housing. Since market solutions and funds may not be suitable for housing this category of people and in view of the vital role housing plays in the socio-economic and political development of any nation; governments in these countries have over the years been engaged in public housing provision. In Nigeria however, from the debut efforts of the Lagos Executive Development Board (LEDB) in 1928 to date, public housing provision in this country has continued to lag behind the demand for housing, as almost 90% of the nation's housing stock is provided by the informal sector (UN-HABITAT, 2006). As is true in other developing countries, a number of challenges are militating against the optimum performance of public housing in Nigeria These challenges which are both contextual and organızational have shown manifestations in low productivity and provision of poor quality and expensive housing (Awotona, 1990; Olotuah and Bobadoye, 2009) are escalating by each passing day due to a number of reasons. These include high rates of urbanization and population growth (Akinmoludun and Oluwoye, 2007; Olotuah, 2010), absence of proper monitoring and evaluation of public housing policies and programs (Awotona 1990; Federal Republic of Nigeria, 1991), lack of easy access to land and other housing inputs (Ikejtofor, 1999; UN-HABITAT, 2006) and low capacity of public housing agencies (Bana, 1991; Emerole, 2002). 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 (Mba, 1992; Olotuah and Bobadoye, 2009). The review of literature (Oninokun. 1985; Awotona, 1990; Federal Republic of Nigeria, 1991; Ali 1996; Mustapha 2002; Akimoladun and Oluwoye, 2007; Ademiluyı, 2010) shows different reviews, appraisals, and assessments of the performance and challenges of past public housing policies and programs in Owerri. But the broad and superficial perspectives many of these previous studies have assumed contributed to obscuring our understanding of the genesis of the challenges confronting public housing delivery system in Owerri. This development is also partly responsible for forestalling the evolution of pragmatic solutions to the lingering urban housing crisis in Owerri. Since public housing provision is principally carried out by government agencies and their collaborators, the paper argues that one vital step to addressing myriads of challenges in public housing provisions in Nigeria is to identify areas of weakness in public housing agencies and subsequently address such weakness for enhanced productivity. It is for this reason that the study investigated the contextual and organizational challenges related to public housing provisions in Owerri in the post independence era. The focus on post- independence era is based on evidence in the review of literature showing that conscious effort by governments in Nigeria to construct houses for the general public and formulate National Housing Policies started after independence from the Great Britain in 1960 (Onibokun, 1985). The study attempted at using key organizational components to assess areas of challenges in public housing provision among government agencies in the study area. This is with a view to assisting public- sector housing policy makers and program managers chart future pathways for improved performance in public housing provision and management in Nigeria. 2.2 THEORETICAL FRAMEWORK As a guiding principle research need to have a theoretical perspective. Thus, for the purpose of this study, the system theory and the theory of class struggle to be relevant in explaining the topic "problems of public sector housing scheme, how it affects the low income class in Owerri, Imo State". The system theory is one of theory management approach that looked at organization as an entity whose parts are connected and interdependent. According this theory, organization, is not an island to itself, but is being affected by the environment. In other words, there is a symbolic relationship with the environment which it lives. According to this approach, systems are of two types, the closed system and open system. The closed system is restricted by what is composed within it (its own elements) it is self- sustain and without intervention, it remains in a steady state. On the other hand, the open system has the ability to take input, to convert or process the inputs and to give an output. This mean that, open system can grow depending on its ability to convert and process the inputs. if you reduce the inputs, the organization will die. Open system therefore receive inputs, so they are not subject to entropy. Other basic essentials of the open systems are stated as follows: (i) Open system export their product to the external environment and their outputs are usually in inputs for other organisations, individuals or groups. (ii) There is feedback system in the form of information about the external environmental condition, organizations performance and internal operation. This keeps the system on course with regards to its goal. To properly explain the system approach, David Easton used an analogy of the grinding machine whose output is being determined by the inputs and the mechanical structure within the machine. The machine receives inputs e.g. grains, the grains are processed within the machine and the end product with the output becomes grains powder. However, if there is no input the machine cannot give output. Similarly, if the mechanical structure on the transformation process is faulty, the output or the product of the machine will not be good or qualitative product. This means the product had to be reprocessed again for better result. The complains made about the product enables the machine operators to readjust his machine or repair the faulty parts. This process is the feedback system. To relate the above explanation to this study, the grinding machine is the ministry or agencies of the public housing schemes; the operator of the machine is the government. The inputs are the human and material resources in the housing schemes. While the mechanical structures of the machine are the policies being Implemented to achieve the goal or outputs. The outputs are the housing projects or affordable houses constructed or the services rendered by various housing schemes e.g the national housing fund scheme. The lesser the inputs (e.g funds) invested in the public housing scheme, the lesser the provision of houses by the public housing schemes or projects. On the other hand if the housing policy were not properly implemented, there will be problem in either the construction or distribution of the houses. If this happened, then there will be problem in the housing delivery, this is because many potential beneficiaries would not have access the scheme. However, a responsive government will always used the feedback system to plan and redirect itself toward achieving the goal. In a situation where this cannot be possible, those who cannot have access to the housing scheme will suffer various housing problems. The feedback system are the praises or complains and criticism about the activities of the public sector housing schemes, while the quality of the output are the type of services rendered whether or not it has reach the potential beneficiaries. Based on the above explanation therefore, one can see that the process of public sector housing delivery system in Owerri, Imo State has problems. This is because; it seems most successive administration having been indifferent or insensitive about the plight of the low income class. Thus, government has continued to build houses that only the rich, senior civil servant and political office holders can benefit from it. With regard to the theory of class struggle, it has its origin from the works of the Karlmarx, Fredrick Engels, Linens and other Marxian scholars. According to them, society is divided into two classes as a result of private ownership of the means of production. In other words, it was private property that split society into the rich and poor, exploiters and exploited. Those who own the means of production in the capitalist society are the bourgeoisie while those who do not own any means of production are the proletariats. The theory of class struggle is based on the premise that, each of these two classes, struggle for the possession of what society considered as desirable. This struggle according to this approach is like a contest with each struggling to acquire and accumulate these desirables. In this process of contest, each utilized what is available at his disposal to enable him have an upper hand over the other. However, in this type of struggle the bourgeoisie always dominate the proletariat because he has the means of production where as the proletariat has not to further his chances. In this type of struggle, Ake (1977) noted that sometime the activities of the bourgeoisie constitute an obstacle to development. To relate the above theory to this study, the desirable of society as used in the theory can be compared to housing need. This is because every person in the society would like to live in his own personal house. However, since not everybody can have the resources to build a house, any public sector housing scheme becomes a hot cake for potential beneficiaries. In this type of situation where many people are after limited number of houses, only the well to do can afford to have access to the scheme. The low income class on the other hand, is defeated in the contest on the ground of inability to afford it at higher rate. In a capitalist society like ours, where market forces determine the price of commodities, the low income class would find it difficult to afford a descent housing accommodation. Most of the public sector housing schemes n Owerri, Imo State has been hijacked by high income class such as the senior civil servant, businessmen, political office holders and traditional rulers. In this study, the bourgeoisie class is made up of the groups mention above because they control the machinery of government and the economy. They use the machinery of government to acquire the desirable of society at the expense of the low income class. As have been mention earlier, most of the public housing scheme in Owerri, Imo State does not favour the poor or low income class. The high income class continue to dominate the housing sector so as to maintain their status quo because it gives them respect and recognition when tenants called them landlord. The recent allocation of plots in public Housing Estates and Government Reserves Areas in New Owerri only create more chances for the high income class to dominate these reserve areas and to destroy the green areas which are supposed to be left for the comfort of the people in the area. As a result of this greedy accumulation or acquiring of plots by this bourgeoisie, some plots have been left undeveloped for years leaving those who are in dire need of a house to suffer various housing related problems. 2.3 CONCEPTUAL FRAME WORK Review of the Present Housing Finance System It has been observed that the Nigerian present housing finance is under developed and ill equipped to mobilize and channel savings to the housing sector. Although the Federal Mortgage Bank of Nigeria was created to serve as a whole sale and apex institution, the primary mortgage institutions which are the institutional components of the finance market have not developed or are not existent in some states of the Federation e.g. Imo State. According to the National Housing Policy, the primary mortgage institutions can be established at state level even by private bodies. Although it is important to know that this process of decentralization will provide an opportunity for as many as possible to participate in the scheme, many state governments such as Owerri, could not register. As at December 27th, 1999 according to the Punch (1990) only less than 60 accredited primary mortgage Institutions were in operation as against the initial number of two hundred and eighty seven (287) that registered. The paper attributed the dwindling number of the primary mortgage institutions to the "whirlwind of distress that characterized the financial services industries from early 1994 upwards". Based on the above explanation therefore, the hope of the low income class to own their own houses has become an illusion. This means only the privilege can have access to housing fund. Hence, there is still an urgent need to create a vigorous effective housing finance system for the state. Strategies for Effective Mobilization of Fund for Housing Finance fund are guaranteed. Under this strategies therefore, attention were paid to the following crucial areas of resources mobilization. - Voluntary scheme - Mandatory scheme - Government budgetary allocation and financial transfer To encourage voluntarily housing scheme, the following strategies were pursued: - Encourage individuals to save at low interest rate and also borrow at the same rate to build or buy their houses at any given time. - Introduce appropriate fiscal measure to project the assets and liabilities of individuals. - Stabilize individual deposit through contractual saving scheme, where the guarantee of housing loan at low cost encourages personal saving at low deposit rate. - The Central Bank through guideline and active participation should encourage commercial banks to set up subsidiaries that will specialize in primary mortgage institution. Under the mandatory scheme, the National Housing Fund scheme was established by decree 3 of 1992 as a sustainable means of housing finance for the low income earners. According to the National Housing Policy (1990) such scheme have been implemented in many developed and under developed countries given the need for long term financing of housing development. The terms and conditions of this saving scheme within the framework of National Housing Fund (NHF) are as follows:- - Participation in this scheme is for workers earning not less than three thousand naira (N 3,000) per annum in both public and private sector of the economy. - Participants are required to contribute 21/2 of their monthly salaries to the scheme. - Interest rate of 49% shall accrue to such saving or contribution. - Any participant who contributed up to six months is legible to apply for housing loans which will be given out through the primary mortgage Institutions. - If for any reason the contribution could not utilize the housing loan facilities under the scheme, his or her contribution can be withdrawn as retirement benefit together with the accrued interest. It is s very important to note here however that, while various terms and conditions have been clearly stated in the National Housing Policy, the National Housing Fund scheme has failed to meet some of these conditions mentioned above. Many people could not have access to the fund because of the stringent conditions imposed by the managers of the fund. Other strategies which were supposed to be adopted with regard to the National Housing Fund includes simplification of the procedure for the refund of any contribution by the Federal Mortgage Bank, keeping accurate record of each workers contributions and ensuring the participation of self employed workers. With regard to record keeping by the National Housing Fund, it should be observed that little have been achieve in this direction. Many workers have not registered with the National Housing Fund although they have been contributing for many years. In fact many workers are not even aware that they have been contributing to the fund. Since there is no good record keeping, many workers may not know how much they have contributed. Hence, the calling for the scraping of the scheme by labour unions and individuals is not out of place. In addition to the mandatory saving by the workers, Commercial and Merchant Banks are required to invest 10% of their loans and advances in the Mortgage Banks at an interest of 1% chargeable on current account through the Central Bank's credit guide lines. On the other hand, insurance companies are to invest a minimum of 20% of their non life fund and 40% of the life fund in real estate development at an interest rate not exceeding 4%. According to the National Housing Policy council report (May,1993), the Federal Government release the sum of N 250 million as take off grant for the National Housing Fund in October, 1992 however, according to the Punch of Monday 17th July (2000), the National Housing Fund only disbursed the sum of N 242,8O8,490 to only 395 beneficiaries. Urban Housing development With regard to housing, the National Housing Policy observed that, although for the past years housing schemes were concentrated in the urban areas specific needs of the low income groups have not been adequately address. It noted that 70% of the low income group still live in rented houses than owner occupies houses. To alleviate the problems of housing and ensure physical development of the urban low income area; the National Housing Policy stated that government shall adopt the following strategies and recommendations on urban housing:- 1. Encourage massive private sector investment in provision of cheap habitable rental accommodation by (a) Providing access to building finance at favourable terms to developers of low income accommodation. (b) Ensuring the employers of labour assist their workers in the provision of shelter. (c) Providing serviced land at subsidized rate for development 2. Directly provide facilities and houses for urban low income earners by (a) re-organizing and funding various housing agencies and encouraging them to make available rental housing for urban low income group. b) Reviewing the existing building bye laws to ensure that their provisions are brought within affordable limit of the low income group etc. Chapter eight of the National Housing Policy is also an important aspect of the policy because it states the role of private sector in housing schemes. According to the National Housing Policy, the private sector provides over 90% of the housing stock in the country. It has been defined according to this policy to include "all financial intermediaries, industrial and manufacturing organisation, as well as private and individual investors". However, some of the factor militating against effective private sector participation were identified to include: (1) Problems of land acquisition: land has always been one of the valuable things that people keep as an asset. It is difficult to acquire land because people claim their ancestral land. (2) Lack of access to adequate housing finance. Some of the bureaucracy involved is too frustrating coupled with corruption in the disbursement of such fund. (3) Excessive cost of building materials etc. However, to encourage private sector to further participate in the housing delivery, the following strategies have been suggested: (i) Grant capital allowance on residential building and exempt interest on loan from tax. (ii) Streamline the procedure and speed up the issuance of certificate of occupancy and consent to mortgage. (iii) Encourage trade groups to set up building societies (4) Review and ensure effective enforcement of the provision of the employee Housing Scheme Decree 54 of 1979 as amended etc, Chapter nine which is the last chapter of the National Housing Policy (August, 1990 publication) is concern with the monitoring and evaluation aspect. This chapter attribute the failure of past housing delivery to lack of adequate monitoring and evaluation of policy implementation. By this it means that constant monitoring of the agencies involved in housing delivery will check the problems of failed projects and eliminate corruptions in terms of contracts. Since large number of institutions is involved in the implementation of this policy, adequate monitoring is required to achieve it's goal. Although several strategies for evaluation and monitoring were put forward, the cases of abandon housing project are still prevalent. The problems with our public policy is that, many people do not consider government programmes or activities as somebody's work. Thus whether the programmes fail or succeeded it is none of their business. According to the strategies for monitoring and evaluating housing policy as contained in this chapter, there shall be national council on monitoring and evaluation of housing policy which shall be an independent body, charged with responsibility of monitoring and evaluating the implementation of the National Housing Policy. The council shall among others: (a) examine the performance of relevant agencies and institution involved in housing as determined by the National Housing Policy, especially in the area of rural and low income housing: (b) take prompt action to effective remedial measures where necessary in the interest of an orderly and effective implementation of the National Housing Policy: (c) examine and monitor participation and performance of private sector in the provision of accommodation. 2.4 EMPIRICAL REVIEW A survey of literature vividly shows that public housing connotes different meanings in different countries (Oxley, 1999; Parson, 2007). But in the context of this study, public housing describes housing provided, owned or managed independently by government or in collaboration with private sector for the purpose of providing mass housing to citizens and some key top government officials on owner-occupied or rental bases (lbem and Amole, 2010). In spite of the different meanings and connotations of public housing in literature, there is consensus among authors and researchers that the goal of public housing provision in most countries of the world is the provision of subsidized housing to households and individuals who are unable to gain access to decent housing at market prices Balchin et al., 2000; Liu, 2007). This is particularly very important in improving public health; reducing societal injustice and poverty, ensuring social order and accommodating population growth (Grgsby and Bourassa, 2003). Several studies have indicated that public housing provision involves policy formulation, institutional development, actual housing provision, allocation and management (Omole, 2001; Valenca, 2007; Sengupta and Tipple, 2007). This goes to suggest that challenges in public housing provision are related to policy formulation, institutional growth and development as well as actual production and consumption of housing units and services. In fact, Sengupta and Tipple (2007) noted that the performance of public-sector housing in terms of total supply and quality. price and affordability of housing and services depends on these key areas and perhaps on other intervening factors. Specifically, the actual production of housing units and associated services is one of the key objectives of public housing provision which aims at increasing decent and affordable housing stock within a country, state or locality. However, evidence from literature review clearly shows that public housing provision in many developing countries, including Nigeria, has not recorded any impressive result in marching housing production to housing demand, as there are huge housing supply deficits in many less developed countries (Rondinelli, 1990; Mukhija, 2004; Sengupta and Ganesan, 2004; Olotuah, 2010). It is on this basis that this paper contends that the myriad of challenges militating against optimum performance of public housing in developing countries deserve proper investigation for appropriate solutions. The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15 million housing units (Onwuemenyi, 2008) for instance, has been blamed on low productivity in public-sector housing. Table 1 shows the planned and constructed number of housing units in the different public housing programs initiated between 1962 and 1999. Examination of Table 1 reveals that a total of 618,498 housing units were planned for production in the various public housing schemes across the country. However, around 85,812 housing units representing around 14% of the planned housing units were actually completed. This achievement level clearly shows that many of the public housing programs initiated by government within that period failed to meet the targeted number of housing units. The cumulative effect of this failure is that an estimated 75% of Nigeria's 60 million urban population live in slums, and not less than 700,000 housing units are required annually to improve on this appalling housing situation across the country (Federal Republic of Nigeria, 1991; Olotuah, 20l0). If the recent revelation by the Federal Ministry of Housing is anything to go by, the current national annual production of 10,000 housing units fall short of the estimated yearly housing demand in Nigeria. This implies that adequate measures need to be urgently put in place to combat the challenge of low productivity in public-sector housing in this country. In view of the foregoing, many authors have argued that the challenge of low productivity in public housing in Nigeria is rooted in mismanagement of funds and politicization of housing program (Bana 1991; Mustapha, 2002) while others are of the opinion that poor implementation of housing policies as well as lack of proper coordination of activities of public housing agencies were the key challenges of public housing in Nigeria (lkejiofor, 1999; UN-HABITAL, 2006; Akinmoladun and Oluwoye, 2007; Ademiluyi and Raji, 2008). Another school of thought believes that low capacity of public housing agencies in delivering their housing mandate is responsible for the failure of past public housing schemes to achieve set targets in Nigeria (Bana, 1991; Emerole, 2002). These views are no doubt very incisive as they attempt to identify the possible reasons why many past public housing schemes failed to achieve targeted number of housing units in the country. They are however, deficient in revealing why this challenge has persisted over this years. Specifically, the reasons why previous public housing programs were politicized and poorly implemented as well as the areas of weakness in organizational capacity in public housing agencies have not been addressed. These are vital areas of research deficiency which this study will attempt to address. Interestingly, contemporary literature on organizational studies has shown that performance of organizations in product and service delivery depends on a number of factors. These include availability of requisite human resource, staff morale, work environment, equipment, technological know-how and funding (Lusthaus et al., 2002). Others are leadership style, role assignment to staff, information management strategies, process management and monitoring strategies, innovation, communication channel, staff evaluation and reward system, capacity building process and others (Wachira, 2009). Therefore, an investigation into these vital components of organizational performance can help to uncover the actual areas of deficiencies in organizational capacity in public housing agencies in Nigeria. Apart from the failure of public-sector housing to provide planned number of housing units as Table 1 suggests, unimpressive result has also been recorded in the provision of quality housing in Nigeria. Although each of the 1988, 1991, 2002 and 2006 National Housing Policies set outs to provide Nigerians access to qualitative and satisfactory housing at affordable cost; several studies have succinctly shown that these policies and the housing schemes derived from them achieved minimal success in this area (Awotona, 1978; Ukoha and Beamish, 1997; Fatoye and Odusami, 2009; Olaubara and Fatoye, 2007; Jiboye, 2009; lbem and Amole, 2010). Each of the above cited works identified lack of consideration of end users' socio-economic and cultural attributes and personal preferences as being responsible for unsatisfactory public housing as perceived by the users. Moreover, there is the general notion that this development is due to lack of proper monitoring and evaluation of housing policies and programs in Nigeria (Federal Republic of Nigeria, 1991). Evidence in existing literature suggests that one of the key criteria for enhancing product and service quality is a good information infrastructure that allows for feedback loops, performance appraisals and benchmarking against self and others (Kellecher, 2010). The reality is that there is dearth of good information infrastructure that allows for feedback mechanism in public housing delivery system in Nigeria (Federal Republic of Nigeria, 1991). This is probably why there appear to be no adequate and reliable information base for effective housing policy formulation, program design and implementation strategies in the country, which is inimical to effective and efficient public housing delivery system. It is very obvious from the review of literature that the very reason why this problem exists in the country has not been properly investigated. With respect to affordable housing provision, the UN-HABITAT (2006) report on Nigeria noted that past public housing policies and programs in the country were aimed at enabling low-income earners gain access to decent housing at affordable cost. According to Aribigbola (2008), the 2002 New National Housing and Urban Development Policy (NNHUDP) for instance, asserted that no Nigerian is expected to pay more than 20% of his or her monthly income on housing. But to the contrary, prior studies (Onibokun, 1985; Awotona, 1990; Mba 1992; Olotuah and Bobadoye, 2009; Ibem, 2010) have shown that the targeted population of many past publichousing schemes in Nigeria did not benefit from such schemes. This was due to high cost of housing units provided. Consequently, several authors have contended that the constraints in accessing housing inputs (land, building materials and finance) as well as cost of providing infrastructure were partly responsible for the like in the cost of public housing beyond the reach of an average Nigerian (Ikejiofor, 1999; UN-HABITAT, 2006; Aribigbola, 2008). In addition, it can also be deduced from literature that poor management of those housing schemes and the use of inappropriate design standards contributed to high cost of public housing in the last few decades in Nigeria (Onibokun, 1985; Mustapha, 2002; Ademiluyi, 2010). From the foregoing, it is evident that there are challenges in the provision of affordable housing that is quantitative and qualitative adequate by public sector in Nigeria since independence in 1960. Some of these challenges are contextual and are primarily due to the external social, economic and political environment in which public housing schemes were conceived, designed and implemented while others are organizational challenges within public housing agencies. The current study is primarily concerned with the causes of, and possible solutions to these challenges. 2.5 SUMMARY OF REVIEW OF LITERATURE Public housing is a form of housing tenure in which the property is usually owned by a government authority, either central or local. The provision of land for housing is a key aspect of government action on housing. It can be done in several ways, and policy choices must depend on local conditions, but in one form or another, making land available is the key to improving the housing conditions of slum dwellers. The legal arrangements for the occupancy of land are essential for ensuring the security of tenure. The availability of land for housing construction is the key to expanding the housing supply and limiting the growth of new slums. Controlling the cost of land is necessary to hold down a major cost of housing and keep it affordable. Finding well-located land is the key to providing access to jobs, community facilities, services, and infrastructure. Making certain that land used for housing is in environmentally sound areas is vital to the environmental sustainability of housing. government in ensuring that formulated policies and programmes shown in the development plans from 1962 till to date are sustained and implemented is one key cause for s failure at delivering houses for the people. Furthermore, institutions embedded in formal financial mechanisms made it difficult for many people who want to build houses to obtain formal form of financing which again limited the peoples effort at constructing houses. In conclusion, housing shortages in Nigeria for both the middle and low income earners is observed notwithstanding the various housing initiatives carried out by the government. Also, it is shown that most of the populace in Nigeria housed either through rental housing or self-built housing are faced with a lot of housing challenges such as; limited access to land, high cost of building materials, high cost of levies, bureaucratic bottlenecks, institutional problems, enforcement issues amongst others which constrain the delivery of housing in Nigeria. This paper discussed housing problems by reviewing various works done by previous authors. From the review, many authors agreed that housing problem was universal. Generally, the authors concurred that housing problems in urban places take the form of slum dwelling, homelessness, overcrowding, squatter settlements and substandard housing units. Again, in the rural areas, poor housing quality, deficient environmental conditions as well as inadequate infrastructural facilities are the order of the day. This study therefore, concludes that for a sustainable development to be achieved both in urban and rural areas, adequate solutions should be provided for housing problems. CHAPTER THREE RESEARCH METHODOLOGY 3.0 INTRODUCTION This chapter states the various methods used in research, as well as the population of the study, and sampling techniques used in determining the sample size for the research. How data was collected and analyzed is also discussed in this chapter. The main objectives of this research were achieved through quantitative methods, as inferential statistics were used to measure the level of accuracy and validate responses from the respondents in accordance to the objectives of the research. 3.1 RESEARCH DESIGN The research design used for this study was the descriptive research design. Since data characteristics were described using frequencies and percentages, and no manipulations of data or variables were necessary, the researcher chose this research design. The researcher discarded other alternatives such as the causal and explanatory research designs, because accurate findings and data analysis may not be achieved. 3.2 POPULATION OF THE STUDY The population for this study are employees of Imo Housing Corporation. The population figure for the study was 32 respondents, comprising of Imo Housing Corporation staff from various departments such as operations, finance, administration etc. 3.3 SAMPLE AND SAMPLING TECHNIQUE Since the population for the study was not large, and data could be collected from all the respondents, the researcher adopted the census sampling technique to successfully complete the study. All 32 respondents were used for this study. 3.4 RESEARCH INSTRUMENTS The major research instrument used is the questionnaires. This was appropriately moderated. The staffs were administered with the questionnaires to complete, with or without disclosing their identities. The questionnaire was designed to obtain sufficient and relevant information from the respondents. The primary data contained information extracted from the questionnaires in which the respondents were required to give specific answer to question by ticking in front of an appropriate answer and administered the same on staff of the organizations. The questionnaires contained about 10 structured questions which were divided into sections A and B. 35 VALIDATION AND RELIABILITY OF THE INSTRUMENT Since this study is a descriptive research, validation of data characteristics and variables described maybe limited to some extent as other statistical tools such as arithmetic mean, variance standard deviation, and the central limit theorem were not applied to further prove the accuracy of findings in this study. The researcher only used descriptive statistical tools such as frequencies and percentages to describe data characteristics and findings. 3.6 DATA COLLECTION PROCEDURE Data for this study was collected from the respondents through the use of questionnaires. Questionnaires were shared to all 32 respondents of the organization, and field surveys through responses to questions in the questionnaire served as the main source of primary data for this study. Other information was collected from text books journals and other secondary sources of data. 3.7 DATA ANALYSIS TECHNIQUES Various analytical tools and software such as pie charts, bar charts, tables and Statistical Package for Social Science (SPSS) software were used in analyzing data for this study. Data collected were analyzed using frequencies and percentages. These frequencies and percentages enabled the researcher to clearly represent true data characteristics and findings with a great deal of accuracy. Interpretation and analysis of data was also used to describe items in tables and charts used for this study. \ CHAPTER FOUR DATA PRESENTATION, ANALYSIS AND INTERPRETATION This chapter is devoted to the presentation, analysis and interpretation of the data gathered in the course of this study. The data are based on the number of copies of the questionnaire completed and returned by the respondents. The data are presented in tables and the analysis is done using the chi-square test. BIO DATA OF RESPONDENTS Table 1 sex of respondents Frequency Percent Valid Percent Cumulative Percent Valid male Female 16 16 50.0 50.0 50.0 50.0 50.0 100.0 Total 32 100.0 100.0 Table 1 above shows the gender distribution of the respondents used for this study. 16 respondents which represent 50.0 percent of the population are male. 16 respondents which represent 50.0 percent of the population are female. Table 2 age grade of respondents Frequency Percent Valid Percent Cumulative Percent Valid below 20 years 21- 30years 31- 40years 41- 50years 50- 60years Total Table 2 above shows the age grade of the respondents used for this study. 3 respondents which represent 9.4 percent of the population is below 20yrs. 6 respondents which represent 18.8 percent of the population are between 21 -30yrs. 8 respondents which represent 25.0 percent of the population are between 31-40yrs 10 respondents which represent 31.2 percent of the population are between 41- 50yrs. 5 respondents which represent 15.6 percent of the population are between 50-60yrs. Table 3 educational qualifications of respondents Frequency Percent Valid Percent Cumulative Percent Valid WASSCE/SS CE OND/HND/ BSC PGD/MSC/PHD OTHERS Total 943 6 8 10 5 32 18.8 25.0 31.2 15.6 100.0 94 18.8 25.0 31.2 15.6 100.0 94 28.1 53.1 84.4 100.0 12.54 10 10 8 32 31.2 31.2 100.0 31.2 100.0 100.0 25.0 12.5 31.2 25.0 12.5 43.8 75.0 Table 3 above shows the educational background of the respondents used for this study. Out of the total number of 32 respondents, 4 respondent which represent 12.5 percent of the population are SSCE/WASSCE holders. 10 respondents which represent 31.2 percent of the population are OND/HND BSC holders. 10 respondents which represent 31.2 percent of the population are MSC/PGD/PHD holders. 8 respondents which represent 21.0 percent of the population have other types of certificate. Table 4 Marital status of respondents Frequency Percent Valid Percent Cumulative Percent Valid single Married divorced widowed Total Table 4 above shows the marital status of the respondents used for this study. Out of the total number of 32 respondents, 10 respondents which represent 31.2 percent of the population are single. 20 respondents which represent 62.5 percent of the population are married. 1 respondent which represent 3.1 percent of the population is divorced. 1 respondent which represent 3.1 percent of the population is widowed. Table 5 position of respondents Frequency Percent Valid Percent Cumulative Percent Valid junior staff senior staff total 31.2 10 20 1 1 32 100.0 100.0 100.0 12 32 62.5 3.1 3.1 31.2 62.5 3.1 3.1 31.2 93.8 96.9 20 62.5 37.5 100.0 62.5 37.5 100.0 62.5 100.0 Table 5 above shows the level or position of respondents used for this s study. Out of the 32 respondents, 20 which represent 62.5 percent of the population are Junior staff. 12 which represent 37.5 percent of the population are senior staff. Table 6 years of service of respondents Frequency Percent Valid Percent Cumulative Percent Valid 0- 2years 3-5years 6-11years above 12 years Total Table 5 above shows the years of experience of the respondents used for this study. Out of 32 respondents, 8 which represent 25.0 percent of the population have had 0-2yrs experience at work. 11 which represent 34.4 percent of the population have had 3-5yrs experience. 10 which represent 31.2 percent of the population have had 6-11yrs experience. 3 which represent 9.4 percent of he population have had more than 12yrs experience. TABLES BASED ON RESEARCH QUESTIONS Table 7 Nigerians are generally in support of governments housing delivery Frequency Percent Valid Percent Cumulative Percent Valid strongly agree Agree Undecided Disagree total Table 7 above shows the responses of respondents that Nigerians are generally in support of government's housing delivery. 18 respondents which represent 56.2 percent of the population strongly agreed that Nigerians are generally in support of government's housing delivery. 10 respondents which represent 31.2 percent of the population agreed that Nigerians are generally in support of government's housing delivery. 2 respondents which represent 6.2 percent of the population were undecided while the remaining 2 respondents which represent 6.2 percent of the population disagreed that Nigerians are generally in support of government's housing delivery. Table 8 the government has provided adequate public sector Frequency Percent Valid Percent Cumulative Percent Valid undecided 25.0 811 10 3 32 34.4 31.2 9.4 100.0 56.218 10 2 2 32 31.2 6.2 6.2 100.0 56.2 6.2 6.2 100.0 56.2 87.5 93.8 100.0 2 20 62.5 25.0 34.4 31.2 9.4 100.0 25.0 59.4 90.6 100.0 31.2 6.2 6.2 62.5 6.2 disagree strongly disagree Total Table 8 above shows the responses of respondents that government has provided adequate residential estate for its citizen. 2 respondents which represent 6.2 percent of the population were undecided 20 respondents which represent 62.5 percent of the population disagreed that government has provided adequate public sector housing for its citizens while the remaining 10 respondents which represent 31.2 percent of the population strongly disagreed that government has provided adequate public sector housing for its citizens. Table 9 modern strategies influences housing projects in Nigeria Frequency Percent Valid Percent Cumulative Percent Valid strongly Agree undecided disagree strongly agree Total Table 9 above shows the responses of respondents that modern strategies influence housing delivery in Nigeria. 15 respondents which represent 46.9 percent of the population strongly agreed that modern strategies influence housing projects in Nigeria. 10 respondents which represent 31.2 percent of the population agreed that modern strategies influence housing projects in Nigeria. 3 respondents which represent 9.4 percent of the population were undecided 2 respondents which represent 6.2 percent of the population disagreed that modern strategies influences housing projects in Nigeria while the remaining 2 respondents which represent 6.2 percent of the population strongly disagreed that modern strategies influences housing projects in Nigeria. Table 9 delivery of houses would help alleviate poverty Frequency Percent Valid Percent Cumulative Percent Valid strongly Agree undecided disagree strongly agree Total 32 31.2 100.0 10 31.2 100.0 68.8 100.0 15 10 2 31.2 9.4 6.2 3 46.9 46.9 31.2 9.4 100.0 46.9 78.1 87.5 2 32 6.2 100.0 62 62 93.8 100.0 15 10 2 31.2 9.4 6.2 3 46.9 46.9 31.2 9.4 46.9 78.1 87.5 2 6.2 62 62 93.8 100.0 Table 9 above shows the responses of respondents that delivery of houses would help alleviate poverty. 15 respondents which represent 46.9 percent of the population strongly agreed that delivery of houses would help alleviate poverty. 10 respondents which represent 31.2 percent of the population agreed that delivery of houses would help alleviate poverty. 3 respondents which represent 9.4 percent of the population were undecided. 2 respondents which represent 6.2 percent of the population disagreed that delivery of houses would help alleviate poverty. While the remaining 2 respondents which represent 6.2 percent of the population strongly disagreed that delivery of houses would help alleviate poverty. RESEARCH HYPOTHESIS Ho: challenges do not influence public sector housing projects in Nigeria. Hi: challenges influence public sector housing projects in Nigeria. Level of significance: 0.05 Decision rule: reject the null hypothesis if the p-value is less than the level of significance. Table 10 Test Statistics Challenges influences public sector housing projects in Nigeria Chi –Square Df Asymp. Sig 15.250a 2 .000 Conclusion based on the decision rule: Since the p-value (0.000) is less than the level of significance (0.05), we accept the null hypothesis therefore concluding that challenges influence public sector housing projects in Nigeria. CHAPTER FIVE FINDINGS, SUMMARY AND CONCLUSIONS 5.1 findings from the study revealed the following - Nigerians are generally in support of government's housing delivery. - The government has provided adequate residential estates for its citizens - Challenges influence public sector housing projects in Nigeria. - Delivery of houses would help alleviate poverty. 5.2 SUMMARY In Nigeria, diverse housing initiatives and programmes embarked on by the federal government to deliver housing for the populace have been saddled with a lot of challenges and has failed to provide the intended number of houses for the people. Again efforts at providing housing for the people through the diverse development plans in Nigeria failed which regrettable demonstrates the uninspiring attitude of the Nigerian Government in providing housing for the people. The failure of the government in ensuring that formulated policies and programmes shown in the development plans from 1962 till to date are sustained and implemented is one key cause for its failure at delivering houses for the people. Furthermore, institutions 100.0 32 100.0 embedded in formal financial mechanisms made it difficult for many people who want to build houses to obtain formal form of financing which again limited the peoples effort at constructing houses. Housing shortages in Nigeria for both the middle and low income earners is observed notwithstanding the various housing initiatives carried out by the government. Also, it is shown that most of the populace in Nigeria housed either through rental housing or self-built housing are faced with a lot of housing challenges such as; limited access to land, high cost of building materials, high cost of levies, bureaucratic bottlenecks, institutional problems, enforcement issues amongst others which constrain the delivery of housing in Nigeria. This paper discussed housing problems by reviewing various works done by previous authors. From the review, many authors agreed that housing problem was universal. Generally, the authors concurred that housing problems in urban places take the form of slum dwelling, homelessness, overcrowding, squatter settlements and substandard housing units. Again, in the rural areas, poor housing quality, deficient environmental conditions as well as inadequate infrastructural facilities are the order of the day. This study therefore, concludes that for a sustainable development to be achieved both in urban and rural areas, adequate solutions should be provided for housing problems. 5.3 CONCLUSION The research has shown that the examination of public sector housing challenges in Owerri between 2015-202l is faced with numerous problems and this brings us to the conclusion that Nigerians are generally in support of government's housing delivery and the government has provided adequate residential estates for its Citizens but challenges influence public sector housing projects in Nigeria and delivery of houses would help alleviate poverty. REFERENCES Abram Sc. (1969). Housing in Modern World. Faber and Faber. London. page 63. Abiodun. Y (1999). "Why N.H.F"s performance is Poor" in the punch of Monday 27th December, 1999. page 20. Ake, C. (l997). Political Economy of Africa [41 Ashaf. D. (2000). "Government should involve private sector in Housing Policies". An exclusive interview in the Punch of Monday, 24th of July, 2000: page 21 Basimile A. (2000) "Why Housing Policy is ineffective". An exclusive interview in the Punch of Monday 13th March. 2000.page 16. (6]. Borno State of Nigeria (2000), Brief on Borno, Borno state diary, 2000. Federal Government of Nigeria (1990), National Housing Policy, Lagos, August 1990. Federal Mortgage Bank of Nigeia, (1992), Information Brochure Page 2 & 3 (9). Imoisili, I.C. (1996). Social research Method for Nigerian Student, Malthouse Press Limited, page 55 - 110. [10) Maslow, A.H. (1943) , "Theory of Motivation" in Nwachukwu CC (1988) Management theory and practice. African -FEB Publisher, Onitsha Page 183. Ogunika,O and Okalor, S.O. (1993), Element of Research Process. A hand book for Research in Management and Social Sciences. Sarame Publishers. Onitsha, page 19 & 32. Okoro, I. (2001). "Land Use Decree, Clog in the wheel of Progress". In the Tribune, Monday 2nd July, 2001: page 26. [131. Onyekpere, E. (2001)"Expert Urges Review of Land use Act". An exclusive Interview in the Punch of Monday 23rd July, 2001.page 26. Opera, F.E. (2000) "In search of Affordable Housing" In the Punch of Monday 3rd July. 2000.page 38. Peil. M. (1997), Consensus and conflict in African Society". An introduction to Sociology. Longman, England.Page 3 13. Report of Housing Policy Council, 1992/1993; No, 2, Monitoring the Implementation of National Housing Policy in Nigeria, May, 1993. Shepherd, J.M. Sociology, West Publication company, USA page 48. (18]. The Punch, Monday July 17th, 2000 page 27. Ufuoma, D. (2001) "Shelter for the Low Income Earners". An article in the Punch of Monday 14th May, 2001.page 26. Varghase, K.V.(1980), Housing Problem in India, Economic and Social Aspect Eureka, publication, New Delhi. Page 63. Yermakova, A. and katnikov, V. (1986), What are Classes and the Class Struggle Progress publishers, Moscow. Page 22-36. APPENDIX II QUESTIONNAIRE ADMINISTRATION INSTRUCTION: Please endeavor to complete the questionnaire by ticking the correct answer (s) from the he options or supply the information required where necessary. Section A: Personal/Data 1 Gender a. Male b. Female 2 Age grade a. Below 20yrs b. 21-30yrs c. 31-40yrs d. 41-50yrs e. 51-60yrs f. Above 60yrs 3. Educational qualification a. WASCE/SSCE b, OND/HND/BSC c. MSC/PGD/PHD d. Other 4 Marital status a. Single b. Married c. Divorced d. Widowed 5. Experience/years of service a 0-2yrs b. 3-5yrs c. 6-11yrs d. Above 12yrs 6. Level/position a. Junior staff b. Senior staff SECTION B: Questions on issues and challenges in the execution of public sector housing projects in Nigeria. 7. Nigerians are generally in support of government's provision of residential estates in Nigeria. a. Strongly agreed b. Agreed c. Undecided d. Disagreed e. Strongly disagreed 8. Government has provided adequate residential estates for its citizens a. Strongly agreed b. Agreed c, Undecided d. Disagreed e. Strongly disagreed 9. What are the factors hindering governments provision of housing delivery in Nigeria. ................................................................................................................................... ................................................................................................................................... ......................................................... 10. Challenges influence public sector housing projects in Nigeria. a. Strongly agreed b. Agreed c. Undecided d. Disagreed e. Strongly disagreed viii