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Housing : Our destination in the next decade — Joseph Ogeh

Commissioner for Housing, Delta State, Architect Joseph Ogeh, has revealed the go-getting programmes of Governor Ifeanyi Okowa in multiple joint ventures with African Development Bank, ADB, Sovereign Wealth Fund, National Housing Fund, NHF and cement manufacturer, Lafarge Cement Company to turn civil servants in the state into property-owners as well as provide reasonably priced houses for the populace.

Architect Joseph Ogeh Ogeh, who listed the star projects of the government, critically examined the measures and concluded that if the tempo was sustained, the state would have no problem meeting the United Nations standard on shelter in the next 10 years.

The Commissioner, speaking to Saturday Vanguard, asserted: “The civil servants are happy about it because before we started, we had meetings with the Nigeria Labour Congress, NLC, Trade Union Congress, TUC, Nigerian Civil Service Union, NCSU, and the Head of Service. It was a flamboyant idea.”

“For some of them, the housing component in their salaries was just N15, 000 or N20, 000, but they pay as much as N40, 000 monthly on rent. The advantage they have is that today this is your house but we are going to be taking N20, 000 from your salary every month. So you have a house and rather than paying N40, 000 for rents, they are taking N20, 000 from your salary,” he said.

Ogeh said the government was using the Delta State Mortgage Bank as a vehicle to achieve the objective, adding: “We now have to partner with the Delta State Mortgage Bank, which in recent times has been repositioned for better performance to really live up to its expectation as a mortgage institution.”

Workers’ inventory

“They have taken inventory of all civil servants and have registered as mortgage up takers. The issue is that if a civil servant is allocated a house through the mortgage, all you have to do is that the housing allowance in your salary will be deducted at source every month, but from day one, you are already a landlord. “It will be deducted gradually within the next 20 years or so. Deductions will continue until you finish paying it but on day one you have packed into your own house,” he said.

According to him, “The entire civil service workforce in the state is about 60,000. Our desire is provide a minimum of 10,000 housing scheme within this period. We are partnering with Shelter Afrique, which is the housing development unit of the African Development Bank with headquarters in Nairobi, Kenya. You know Nigeria is the highest shareholder of the bank and that is why Nigeria will always nominate who will become the Managing Director. We have had Okonjo Iweala,Obi Ezekwesili, Aruma Oteh and presently Femi Adesina former Minister of Agriculture in Nigeria as the Managing Director.”

“The process is ongoing and any moment from now, the ground breaking will commence to build 1,000 housing units in Asaba, including all infrastructures (road network, schools, hospitals, drainages, electricity etc). You know anywhere you have a 1,000 housing scheme, you will be thinking of about 5,000 people. It is going to be a community of its own. It is a pilot scheme. By the time they finish the pilot scheme, they will go to other centres to replicate what they have done in Asaba.

“We also have the one that is being funded by the Sovereign Wealth Fund. It is a 600- housing unit by Issele- Asaba Road, along the Benin Expressway. We also have the one by cement giant, Larfarge through GreenField. They are funding it and they have already started the first 1,000 unit by Illah near Asaba. The total package is going to be 10,000 housing units. They are doing 1,000 in Asaba and will spread the rest in the three senatorial districts. One thing we are trying to do is how these civil servants can access these houses”, he said.

Not exclusive to govt workers

He clarified that the scheme was not meant for civil servants alone, adding: “There are members of the public who have verifiable businesses that are recognized and once they are registered, they are qualified and there are some businessmen who would want to pay in three installments and clear their mortgage within two years.” “When we are talking of civil servants, who will pay in 10 years, there are people who will say how much is the mortgage? Say N10 million, they will say I will deposit N2 million today. So it is an open thing, but housing delivery is not a profit- making thing to government. It is government duty to provide shelter to its citizens. So, in our planning and delivery of houses, we are not thinking of how to make money out of it. The important thing is delivering affordable houses to the people,” he informed.

New secretariat building to house all govt agencies

The Commissioner said government decided to tackle public buildings when it came in because the amount expended on rent of offices is ridiculous. He asserted: “In fact, three quarters of government agencies are on rented apartments .The amount we pay in a month if you calculate that in one year, I do not think any human being will do that even for his own business.”

“So, the first thing this government decided to do was to develop what we call Delta central secretariat building, which will house 28 agencies that are on rented apartment. It is a seven- floor building. Put in a layman’s language, it is the size of two football fields and the width is 60 meters, which is more than half a football field. Once completed in the next 20 months, every agency will relocate to the new secretariat building.

“The advantage is that the state will save the money it has been paying on rents. Delta state is 25 years plus but what the state has paid in just 15 years on rent is more than what it takes to build that secretariat two times. All that money will be saved and two, there is ease of doing government business. Let me give you a typical example, my office as Commissioner for Housing is located at Summit Road, while the Ministry of Lands, which is a related ministry, is at Ibusa Road. Another related ministry in terms of C of Os and all, which is the Ministry of Justice, is at Ibusa Road.

“So when you carry a file looking for the Commissioner for Lands and Survey to confirm the details of land, you have to carry the file to different places and in the process, certain papers could be missing. So ease of doing business will be one of the great advantages of that project. You carry your file and access the next ministry which is on the other floor by taking a lift. Within a couple of minutes, you are done,” he stated.

Commissioner Ogeh hinted: “They have finished sub structure. A lot of companies bided for it but was finally awarded to North China Nigeria Limited-a Chinese company. We hope in the next 20 months, the project will be completed and we would have saved the state a lot of money.”

Next 10 years in Delta

Looking at the housing sector in the state in the next 10 years, he said: “If this tempo is maintained in the next 10 years, we will be able to accommodate a lot of Deltans to meet with the standard demanded by the United Nations in terms of shelter.” His words: “We are collaborating with the National Housing Fund, but the Delta Mortgage Bank is keying into the Sovereign Wealth Fund to deliver houses to Deltans .The National Housing Fund operates with the Sovereign Wealth Fund. As we speak now, if you go to Asaba, they are working. In fact, it is a pilot scheme in Delta, Ogun and Adamawa states.”

“The National Housing Fund actually relates more with state mortgage banks, which is why for you to key into the scheme; the state must have a vibrant mortgage institution. Realizing the importance of mortgage, the state governor immediately restructured the Delta State Mortgage Bank on assumption of office to a vibrant institution.

Star projects

Speaking on star projects by Governor Okowa besides the secretariat building, he said: “The secretariat is one of the major star projects of this government but there are other star projects. For the first time, we are building a Trauma Centre which is first of its kind in the whole of the south- south. There is only one in Ondo state; it is going to be sited along Agbor-Asaba Expressway.”

“It is an emergency medical centre that will be fully equipped. We are also developing the first Teachers Development Centre to train teachers in the state. Today there is lack of self development. I think the type of teachers that taught me in those days is not the same type of teachers we have today. We felt the only way to strengthen the educational sector is to develop the teachers.-a kind of train the trainer programme. That is another star project of this government. There are things that are completely new.

“Asaba is usually flooded during the rainy season but if you go to Asaba now, it is wearing a new look. Major sewage not just gutters are being erected in Asaba. We are starting the Okerenkoko new town project, which began under the former governor, Dr. Emmanuel Uduaghan regime. Part of it will serve as residential quarters for the Nigerian Maritme University. You remember the place was completely destroyed. So, there are a lot of star projects we are embarking on that we can show to justify his re-election in 2019,” he stated.

Okowa has done well

The Commissioner, who expressed satisfaction with the performance of his boss, told Saturday Vanguard: “If we are sincere with ourselves, there are states that owe salaries. As we speak, some are up to six or seven months or thereabout. With destruction of oil facilities by the Avengers in the early part of this government, Governor Okowa has proved himself to be a good manger of resources. Delta state has not owed civil servants salaries. He managed the state in a way that we are able to pay salaries and still able to do many things.”

“We came into partnership with a lot of partners. Most of them have been doing well. He has employed lots of strategies to manage the little resources in the state. In Isoko for example where I come from, there are a lot of things I can point to. My people are aware because development is physical. For example, if I want to talk of human capital development, the YAGEP and STEP programmes have helped a lot of people in my area. Not to talk of road infrastructure and many other things he has done. There are many reasons to tell people to allow him go back for a second term. If he can manage the little, he can manage the much, that is what the Bible says. It is also said if you cannot be faithful with little, you cannot be faithful with much.

Emma Amaize

Kaduna, Sterling Bank seal N5b mortgage deal

Towards providing mortgages at single-digit interest rate, the Kaduna State Government has launched a N5billion fund with Sterling Bank to facilitate home ownership.
Under the scheme, the parties would each contribute 50per cent of the mortgage fund, which is billed to reach N5 billion for onward lending to aspiring homeowners. The fund will require beneficiaries to make security deposits of between 15 to 30per cent of the value of the houses while all mortgages must be liquidated within 10 years.


About 50 per cent of the mortgages will be used to support house purchases below N20 million, while home purchases valued up to N30 million will get 30 per cent of the funding.

The balance of 20per cent will be used to support home purchases above N30 million up to a limit of N60 million. Successful bidders in the sale of government houses programme can apply for the mortgage facility to help pay for the houses.

This was made known through representatives of the state government and Sterling Bank at a press briefing in the States’ capital.

Speaking on behalf of the government, the Special Adviser on Economic Matters to the governor of Kaduna State; Umma Aboki, said that the state is facilitating investments in the provision of mass housing.

He said: “To encourage more people to own homes, we also have to support the demand side through mortgage financing.”

Also speaking, the Group Head of Non-Interest Banking of Sterling Bank, Garba Mohammed said the bank has executed a Memorandum of Understanding (MoU) to provide the mortgages at 9.5 per cent per annum.

Mohammed disclosed that government is sacrificing the interest on its own part of the deposit, to achieves the single-digit interest rate on the mortgage product.

Social housing as antidote to Nigerian housing challenges

On July 31, 2014, the Federal Government, in Abuja, launched the first 10,000 mortgages for affordable homes scheme. The then Coordinating Minister for the Economy and Minister of Finance, Dr. Ngozi Okonjo-Iweala, stated that the Federal Government’s 10,000 mortgage scheme was inspired by former President Goodluck Jonathan’s pledge on January 16, 2014 when he launched the Nigerian Mortgage Refinancing Company (NMRC) with a view to making mortgage accessible to Nigerians to enable them purchase and own their own homes.


Through this scheme, Nigerians were assured of being pre-qualified for 10,000 mortgages to be provided by lenders most of whom were present at the launch. The NMRC was set up as a re-financing vehicle to provide mortgage lending institutions with increased access to liquidity and long-term funds, since the ability of banks to deliver mortgage services is limited by the fact that 80 per cent of all bank deposits are for 30 days only. Housing has a longer gestation period than commercial loans can accommodate. The NMRC, in ensuring greater access to finance for tenure of up to 20 years, was to accelerate the growth of the mortgage market for all income levels. The 10,000 mortgages scheme has been derailed by inconsistency of government policies in Nigeria.

On November 21, 2013, former President Goodluck Ebele Jonathan stated that Nigeria needs N56 trillion to bridge the country’s 17 million housing units deficit. Jonathan stated this at the 53rd General Assembly of the Nigerian Institute of Architects (NIA) in Abuja. The shortfall alone minus infrastructure, according to the former President, would require more than N56 trillion, at an average cost of N3.291 million per housing unit to remedy our housing situation. 10,000 homes out of the required 17 million homes are a far cry from our housing need and a child’s play. If 10,000 units of three bedroom bungalows are built every year, it will take one thousand and seven hundred years for the country to meet her housing need assuming demand for housing remains constant. Ifeanyi Onuba of The Punch on Sunday, August 10, 2014, page 25, reported that the Federal Mortgage Bank of Nigeria (FMBN) has disbursed a sum of N100.5 billion for building projects under the National Housing Fund (NHF). The NHF is a Federal Government scheme in which every Nigerian above the age of 21 in paid employment is entitled to a low interest government funded loan for a housing project. At a conservative cost of N3.5 million per three bedroom bungalow on a free land, this amount could only provide 287, 714 houses. With the way funds are managed in Nigeria, about 70 per cent of this grant will be expended on administrative expenses by the managers, while about 30 per cent will be disbursed as mortgages. This amount will deliver 86,314 units of three bedroom flats at N3.5 million per unit. Our zero infinitesimal delivery approach in housing, despite its recorded successes in helping to develop economies, is our major bane. This also means that we are still not serious from considerably reducing our housing needs.

The second problem with the above scheme is patronage by Nigerians. Demand for housing is a factor of income. In a country were over eighty per cent of the adults are either not employed or under-employed, one wonder how the mortgage will be repaid. In countries with higher employment rates like United States of America and United Kingdom, mortgage repayment still pose a problem, how much more Nigeria where over 80 per cent of the workforce are not employed or underemployed. In 2006, Professor Gbenga Nubi of the Faculty of Environmental Sciences of University of Lagos, established the fact that unless most senior civil servants in Nigeria perpetuate fraud, they cannot afford to purchase a two bedroom flat with their salaries with the attendant costs of feeding, transportation, electricity, telephone and medicals, in Housing finance in Nigeria: A need for Re-engineering. He suggested alternative financing approaches like integrated rural development, compulsory housing savings scheme, securitization and housing bond. Pension fund reserve in Nigeria which is now over N6.0 trillion, according to the Pension Commission, can also be used for housing provision. The potent solution to our housing problem is the development of social housing as housing should not be a poverty index. In a country with over eighty per cent of people within the poverty threshold, housing cannot be viewed as an economic good only. It is equally a social good. Housing is a right and several local and international covenants guarantee the right of people to social protection that will help to eliminate the worst manifestations of poverty. Chapter II of the Nigerian Constitution expressly provided, among other provisions, for the social protection of all. Convention 102 of the International Labour Organisation (ILO) (1952) on social security minimum standards emphasizes the following nine (9) specific social protection factors: medical care, sickness, unemployment, old age, employment injury, family allowances, maternity allowances, invalidity and survivors. Food and housing are considered as given.

The Universal Declaration of Human Rights (1948), Article 22 provides that Each person, as a member of society, has a right to social security, each person is entitled to obtain satisfaction of her/his economic, social and cultural rights, inherent to her/his dignity and to the free development of her/his personality, by the national effort and by international cooperation, taking into account the organisation and resources of each country. Without housing, nobody can fully enjoy his/her right to the free development of his/her personality. Adequate public infrastructure provision is a veritable tool of ensuring sense of belonging of the people and of reducing poverty and crimes. Housing infrastructure development, due to its nature, can be used to develop an economy. Housing construction generates high level of employment, involves great number of participants, does not accommodate class discrimination and is gender-friendly.

The right to housing is founded, deeply rooted and recognised under international laws. It was enunciated under Article 25 (1) of the Universal Declaration of Human Rights. The right to adequate housing has been codified in other major international human rights treaties. Article II (1) of the International Committee on Economic, Social and Cultural Rights (ICESCR) provides that states parties to the present covenant recognise the right of everyone to an adequate standard of living for himself and his family, including adequate food, clothing and housing, and to the continuous improvement of his living condition. The problems with Nigeria housing include the fact that some houses are over-designed in terms of space and quality. Most developers do not pay adequate taxes on their property development to the appropriate government authorities to redistribute wealth. Many developed houses do not have approved building plans, so revenues were not generated on the houses by governments. In some cases, because of the level of poverty versus the degree of aspiration to have a house, a lot of people develop houses with low quality materials and workmanship to save cost. This has often times resulted into building-collapse. Inheritance taxes are not paid after the demised of the owners of properties by the heirs and inheritors.

Some unnecessary features are included in the houses of the rich just because they have access to free funds. Some houses are finished, mostly in branded areas, and are not occupied due to outrageous rents being demanded by the landlords and/or their agents. There is no law in place to tax vacant properties more than the occupied to encourage occupation and market dynamics. Some people have more than one house at no extra cost to them. Nigeria has more than her share of abandoned housing projects due to problematic cash flow. In a country with over 911,000 kilometre square of land mass, oceans, rivers and lagoons are being sand-filled to create housing estates. These and many more cause capital sink. The first house of any man is basic and should be assisted or subsidised. Any other one is investment and should be heavily discouraged through taxation. There must be register of property owners in Nigeria to know each person’s holding capacity. A house is a basic need that shelters people and gives them comfort. It is a place where people strategise, plan their future, and train their offspring. It also serves as working and resting place. A house is a status booster and the notion of owning a house bestows confidence on its owners irrespective of class. According to Professor Tunde Agbola of Department of Urban and Regional Planning, University of Ibadan, housing is a bundle of joy. Renters and homeless go through moments of stress, distress and uncertainties. A house is a common good that every adult who is working, either as a business man or in paid employment (formal and informal workers), should have. Proper housing can reduce health problems and crime. Since health is wealth, effective property taxation and housing development can be used to redistribute wealth and reduce poverty.

The 10,000 homes mortgage launched in 2014 by the Federal Government is good and welcome. Recent plans by the federal authorities of President Muhammadu Buhari to adopt sustainable housing programme, promote alternative energy in projects, stimulate jobs for the low income earners and partner state governments in the process of housing provision is also laudable. With the new housing policy, the federal government will employ Lagos housing model (Laghoms) by constructing 40 blocks of housing in each state and the Federal Capital Territory (FCT). Each state is expected to provide land of between 5-10 hectares for a start, with title documents, and access roads or in lieu of access roads, a commitment that they will build the access roads by the time the houses are completed. This exercise will lead to potential delivery of 12 flats per block and 480 flats per state, and 17,760 flats nationwide. Human beings, generally by their nature, exhibit multi-territoriality. This means that the beneficiaries are definitely going to be those with one or two houses before. The number of flats to be delivered is also negligible and will not affect the graph of housing demand versus provision in Nigeria. Also, the Shehu Shagari era federal housing experience shows that some states may decide to donate disuse and bad land to make the scheme unpopular considering the adversary between states and federal governments in some areas. Most states are finding it difficult now to cope with infrastructure provision, especially payment of salaries and pension. They may therefore, not be able to provide infrastructures in the estates.

Government has no excuses for abdicating its duty of care for the downtrodden and the vulnerable in Nigeria. Oil subsidy can be eradicated and in its place should be social housing development and agricultural grants. It will go a long way if the governments can declare state of emergency in housing provision in Nigeria and provide minimum of 500,000 houses every year as social housing for the poor in our major cities.

Oyedele, a Housing professional wrote from Osogbo.

A Comparative Analysis of Housing Indicators in China and Nigeria

In our previous review of “Nigeria’s journey towards sustainable housing provision”, we highlighted several housing indicators in the areas of housing deficit, mortgage interest rate, mortgage down payment rate and repayment period, policy reforms, cost of housing, which were used to explain the current state of the housing in Nigeria. In this second edition of the review, a simple comparative analysis of housing in China is done to further explain the dire need for the complete overhauling of Nigeria’s housing sector.

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China is a socialist state, with a government with crystal clear vision of its role. China is the most populated country in the world with a population of about 1.4 billion people. Given this population, one would assume that China would suffer from extreme housing deficit, but the numbers in China’s housing sector are fairly good. While Nigeria has a housing deficit of 17 million, 90% of families in China own their homes and 80% of these families acquired the homes outrightly, without mortgages or loans.


China has seven of the world’s top ten most expensive cities for residential property. The prices of houses in China are very high when compared to their income, price-to-income ratio (PIR). This however, does mean that the country is in a severe housing situation, the system can be said to have been managed almost effectively by forces of “government policies” and “way of life”.

The process and qualification for getting mortgages in China is relatively straight forward and low, respectively. At most, the mortgagor will need to have a monthly salary that is at least twice the monthly repayment rate of the loan. The outcome of this is that mortgages perform well in China, and in 2013, default rate was a mere 0.17%. Usually, a down payment of 30% is made on mortgages, which is 5% higher than that of Nigeria. However, interest rate on mortgage in China is about 6%, almost 4 times lesser than Nigeria’s. It is important to recall that mortgages are uncommon in Nigeria due to high interest rate and the arduous process of getting a mortgage.

Majority of the Chinese don’t mortgage, just 18%, as earlier mentioned 80% of homeowners acquire their homes outrightly. Hence, mortgages contributed 15% to China’s GDP in 2012. This is still higher than Nigeria’s 0.5% mortgage contribution to GDP in 2012.

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China also has a Housing Provident Fund. In a way, the Fund works like the Nigerian pension system in which employees and employers co-contribute to a pension account. A part of the Housing Fund, included a savings plan initiated by the government in which employees are given the option to contribute a portion of their monthly wages and have it matched by their employer to assist them with buying a house. This has contributed positively to mortgage acquisition in China, as prospective home owners are able to make the required 30% down payment.

Just like Nigeria, China has had several housing policy reforms, but so far, the difference in both countries has been the approach. While Nigeria’s style is for each administration to come up with a policy that can be attributed to the office holder, without good reference to learning points from previous reform(s) as every effective policy reform should do, China has transitioned from one policy reform to another with the soul aim of scaling up successful practices and downscaling non-performing ones. For China, policies have resulted from current realities. Among the latest drive by the government of China, is to regulate the rising rent cost in cities.


The success story of housing in China is as a result of an interplay between culture and systemic and intentional policies driven by its government to ensure sustainable housing provision for its citizenry. The government has largely charted housing in the country onto a sustainable path. Housing policy reform after reform, the government’s aim has simply been to provide adequate housing for its people. As for culture, the Chinese treasure home ownership, to many of them it could be their lifetime’s biggest achievement and they would work diligently towards saving up to buy one. Parents go out their way to support their children in getting their own homes, owning a home is somewhat of a yardstick for being fully prepared for marriage.

We have seen where Nigeria stands from the comparison; we can also deduce who/what the major actors in China’s housing sector have been. The last article in this series will be released in two weeks from today and will basically feature solutions to Nigeria’s housing woes. It will involve a mix of adoptable policies, low cost housing option and many others, till then, please stay tuned.


Study Reveals Housing Microfinance Can Become Major Offering For Financial Institutions

A new study from Habitat for Humanity says that housing microfinance can and should become a mainstream offering for financial institutions in Sub-Saharan Africa.


Housing microfinance consists of small, non-mortgage backed loans starting at just a few hundred dollars that can be offered to low-income populations in support of incremental building practices.

The business case study, released today, is entitled “Building the Business Case for the Housing Microfinance in Sub-Saharan Africa.”

It builds on a project carried out over six years in Kenya and Uganda called “Building Assets Unlocking Access”.

The project was a partnership between Habitat’s Terwilliger Center for Innovation in Shelter and the Mastercard Foundation.

So far, the project has reached over 47,000 households and mobilized more than $43 million in capital to benefit over 237,000 individuals.

The business case study argues that housing microfinance, small non-mortgage backed loans for short terms, can become a mainstream offering in the market to address growing housing needs in the region, incremental building patterns, and the land tenure realities of low-income households.

There are an estimated 1.6 billion people in the world living in substandard housing. This figure is climbing, especially as the world becomes more urbanized and people migrate to cities for economic opportunity.

In Sub-Saharan Africa, however, as much as 99 percent of people do not have access to formal financing – credit, savings, mortgages – that can let them start building or improving their homes. Traditionally, they build homes gradually as their resources allow.

Developer-built, bank-financed homes are rare in Africa, serving fewer than five percent of households in most countries.

“Solving the housing challenges in Africa will require a massive amount of capital investment and most of that will need to come from the private sector,” said Patrick Kelley, Vice President of Habitat’s Terwilliger Center for Innovation in Shelter.

He said, “Financial institutions of all kinds have a role to play, especially those already deeply embedded in communities and who understand people with informal sector livelihoods.”

Habitat’s Terwilliger Center for Innovation in Shelter partnership with the Mastercard Foundation sought to motivate local financial service providers in Kenya and Uganda to develop housing microfinance loans to fund the incremental building process common among low-income households.

The results have proven that there is demand for housing microfinance among families or individuals earning as little as $5 a day who are seeking to build, extend, or renovate their home.

“At the Mastercard Foundation, our focus is on helping economically disadvantaged people, especially young people in Africa, to find opportunities to move themselves, their families and their communities out of poverty,” said Ruth Dueck-Mbeba, Senior Program Manager at the Foundation.

“This project has provided access to appropriate finance for decent housing. We believe that decent housing can provide more than four walls and a roof over one’s head. It offers people hope, dignity, and a place in their communities.

This report should help financial service providers to scale these products, which would benefit their enterprises as well as the lives of many poor people in Africa,” she added.

Financial institutions in the region that have ventured into housing microfi­nance have often reported it to be a popular product with their clients.

To understand the demand side factors, the value proposition of these products, the competitive advantage of financial service providers offering it, and the differentiated features that make housing microfinance a strategic product, the business case study surveyed the work of two financial institutions: Kenya Women Microfinance Bank, or KWFT, and Centenary Bank in Uganda.

The study argues, through the lenses of these two institutions in different geographies, that success and profitability of a housing microfinance product relies on a number of factors: connection with the financial service provider’s mission, good marketing, a clear pricing structure, understanding of land tenure realities, an opportunity to attract new clients, and secure long-term capital to fund the expansion of such portfolios.

“Financing incremental housing solutions is a natural step in the progress of greater financial inclusion. Centenary and KWFT are providing a great example of how financial institutions will benefit from understanding their clients and developing products that serve them well,” said Patrick Kelley.

Eco-Stone expected in Lagos for mass housing under state’s LAPH initiative

Eco-Stone, a foreign firm with expertise in mass production of affordable housing using a building system called Solar Light Weight Concrete, will soon be in Lagos to drive the state’s civil servants-focused Lagos Affordable Public Housing (LAPH) initiative, the state’s commissioner for housing, Gbolahan Lawal, says.
The firm has capacity to deliver a house in just seven days, which is why the state government considers it a good ally in the implementation of the LAPH initiative, which targets 20,000 housing units to be delivered in the next four years.

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The company has already signed an agreement with the Federal Government to deliver 2,000 housing units under the government’s Federal Integrated Staff Housing (FISH) programme.
“The LAPH initiative is part of our efforts at addressing the supply side of the state’s housing challenge; we have about eight other partners with whom we have memorandum of understanding to deliver housing,” the commissioner said, pointing out that a 2014 survey carried out by the state revealed about 3 million housing units deficit.

To address the housing demand side, he said apart from their rent-to-own homeownership scheme, which is a modification of the Lagos Homeownership Mortgage Scheme (LagosHOMS), the state had also partnered the Nigerian Mortgage Refinance Company (NMRC), to provide access to housing finance through its-member primary mortgage banks (PMBs).
The state is also working with the pension commission with a view to creating a fifth fund—pension contributors’ housing fund—that will be 20 percent of present and future contribution. “It is proposed that this should be lent out at 5 percent interest rate to enable the mortgage banks create mortgages at 8.5 percent for home seekers as opposed to the current 22.5 percent,” he assured.

Apart from commending this move, analysts also see these partnerships and funding arrangements enabling more Lagos residents to own homes, especially through the Rent-to-Own scheme, which allows tenants to pay rents on the houses they live in consistently for five to 10 years, and at the end of that period, own the houses.
But there are concerns too. Given the state government’s antecedents, these partnerships may collapse mid-way into implementation.
The termination of the state’s partnership agreement with the Lekki Concession Company (LCC) which was to reconstruct the Lekki-Epe Expressway on build, operate and transfer (BOT) lease agreement is, in the opinion of analysts, a big drawback on PPP as a vehicle for delivering infrastructure.

The concession agreement for the reconstruction of the Falomo Shopping Complex, which was concessioned to Afriland Properties was also terminated by the state government under Governor Akinwunmi Ambode who argued that the concession was against the interest of Lagosians.
The state’s attitude to partnership arrangements have continued to be a disincentive to investors, especially property investors, who are attracted to the state because of its huge market.
Lagos has a large population estimated at 20 million. Its housing market can be likened to a pyramid in which supply is concentrated at the top pointed end while the base, which harbours the chunk of the population, suffers huge housing demand-supply gap.

A recent report by on the state’s housing market says about 65 percent of the state’s population lives in rented accommodation, spending over 50 percent of their monthly income on paying house rents. This underscores the level of housing affordability among the residents.

Built environment professionals renew call for affordable housing with local materials

By Kingsley Adegboye

Built environment professionals comprising builders, developers, engineers, architects and others who gathered at the grand opening of Royal Ceramics’ Centre called “Royal Experience Centre” in Lekki, Lagos last week, have renewed call for affordable housing with the use of local building materials, taking into consideration abundant natural resources of the country.


The stakeholders who commended West African Ceramics Ltd, leading manufacturers of ceramics tiles in Nigeria for its consistency in producing quality tiles that can match the standards of their foreign counterparts, and for opening of the Lekki mega showroom, agreed that the outlet will service the housing needs of Lekki residents particularly in terms of interior finishing. The theme of the forum was Experience the Art of Finishing in S’Tile. In his keynote address, the President, Real Estate Developers’ Association of Nigeria, REDAN, Ugochukwu Chime, emphasised the need for use of local building materials in the country if affordable housing is to be truly achieved, adding that the cost of building is a significant component of housing provision as it constitutes approximately 56 per cent of the total cost of the project. According to REDAN boss, “any effort to reduce cost is a tonic to availability and affordability of home ownership to Nigerians. “Given the generally low income level among off-takers for housing products, we are therefore extremely keen on how cost of houses can be brought to minimal level, hence our interest in taking advantage of any opportunity, including uptake of new and emerging technologies to reduce the cost of construction.

“It is on this premise that we find this effort of Royal Ceramics cardinal and imperative. This is because from our foray to their factory in 2016, we found out that most of the raw materials used are locally sourced. This has assisted in reducing the cost of their products without reducing the quality. And with their very high quality products, they have demonstrated their contribution to not only national economic growth but helped to reduce cost of housing.” Corroborating his counterparts in a paper presentation entitled: Engineering Affordable Housing with Local Products, President of the Nigerian Society of Engineers, NSE, Adekunle Mokuolu said that to make affordable housing possible, favourable legislation that would make land available and affordable should be put in place by the Federal Government while there should be provision of efficient low interest mortgages, efficient and cost effective primary infrastructure, enforcing the local content policy and executive order 5, empowerment of would-be home owners, rejuvenating moribund industries and solving the Ajaokuta Steel project equation. According to the NSE president: “Everyone has the right to a decent shelter and improved well-being. However, the housing deficit will continue to grow except deliberate and commensurate measures are taken to tackle it head- on. The first step is to tackle the high cost of building by either subsidising the cost of building materials or crashing it.

“How best can this be done other than taking full advantage of the enormous local materials available through intensive research and understanding how they could be used for developing decent low-cost housing? Affordable housing can be achieved, but not much will be done if the status quo remains unchanged. We can right the decades of wrongs today if we are determined. The best time to do so is now. Let us turn to local products both in human capital and natural resources.” Declaring open the Royal Experience Centre located along Lekki-Epe Expressway, the President of the Nigerian Institute of Building, NIOB, and chief host of the event, Kenneth Nduka, said the establishment of the experience centre will indeed serve as a unique distribution outlet of West African Ceramics Ltd to service the housing development requirements of the Lagos Megacity project of the proactive government of Lagos State. Nduka added that the centre will equally wet the appetite for high taste and good quality finishing by highbrow property developers and occupiers along the Victoria Island/Lekki axis and beyond. He stressed that the array of uses to which tiles are put in a building project ranges from the artistic, decorative, flooring, walling, roofing, ceiling and through to structural and even illuminations and signage. In all these uses, appropriate specification and proper application remain the essential yardstick for the attainment of the desired functions it will perform and the right purposes it will serve in a building. The General Manager, West African Ceramics Ltd, Mr. Bhaskar Rao said the Royal Experience Centre initiative is a response to support government’s efforts in resuscitating local production through effective distribution network to ensure that products are available at the right time, right place, and at the right price and the delivery of the products in a way that encourages consumers to cultivate and sustain the ‘Buy Nigeria’ behaviour.

Rao added that this is because they do not just buy products, but the collective experiences of product quality, affordability and reliability delivered, just as they also acquire product knowledge and application, unmatched customer services as well as all the functional attributes of the product.” According to him: “The mega experience centre serves beyond a showroom where tiles are displayed, but a hub designed to enlighten customers about the applications of various designs and types of tiles in a building project and to create an unprecedented shopping experience for customers obtainable overseas. The showroom is an initiative to strengthen dealer relationship and channel management in a way that consumers would experience tile shopping different from the norm obtainable in developed societies.

Food vendor at federal housing site sells N38,000 daily

A vendor, Mrs. Regina Ibe, who sells food at the National Housing Programme (NHP) project site at Idomwen-Ehigie in Uhumwode Local Government of Edo State, yesterday said she made N35,000 daily.

She said since the beginning of the project in March 2017, her business had attracted patronage from workers.

Ibe said as a result, she was able to buy a plot.

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Speaking during an inspection of the NHP in Southsouth and Southeast states, she hailed the Federal Government for creating jobs and empowering people through the programme.

Ibe said she bought the plot at N250, 000 and supported her family.

She said: “Since the Federal Government opened this place, I have been selling well. I make a profit of N38,000 and sometimes N35,000, depending on the market. I am really grateful to God. God will bless you people.”

Mrs. Pat Omorodion, a supplier of sharp sand, granites and other building materials, recalled how she supplied materials for the three-storey condominium as well as three-bedroom and two-bedroom flats at the site.

She attributed her increased earnings to the project, stressing that such project should be replicated in the state.

“This project has put food on our table. So, we appreciate it. You know we are handling the condominium, so they bought many granites. I say kudos to them.”

NHP’s National Team leader Mrs. Ebemeata Ani-Otoibhi said the project would be completed in June.

It includes eight three-bedrooms, 14 two-bedrooms and a condominium.

She said about 3,000 people were engaged, while there was full compliance with local content such that iron, windows, doors, burglary, among others, used for the construction were locally sourced and provided by Edo residents.

“In this state, the quality of materials and specifications is good. The bottom line is, everything we are using is made in Nigeria, from the cement to the door, they are all locally made,” Ani-Otoibhi said.


Local contractors, Messrs. Osahon Osazee and Gabriel Adesida, hailed the Federal Government and urged it to commence the second phase.

They appealed for timely release of funds to prevent it from being abandoned.

Low-cost housing needs dignity, says Indian architect Balkrishna Doshi

Fresh from scooping architecture’s most august award, the champion of housing for the poor is urging greater compassion
The winner of architecture’s “Nobel prize”, Balkrishna Doshi, has called on his profession to rethink the way it approaches building for the most impoverished communities.


The internationally noted champion of housing for India’s poor, Doshi was awarded the Pritzker prize last week, in large part for the Aranya low-cost housing project. It accommodates 80,000 people with houses and courtyards linked by a maze of pathways in the city of Indore.

A celebrity in India where he speaks to packed lectures, 90-year-old Doshi, who studied under Le Corbusier, has worked on other projects – including mixed-income housing for a life insurance corporation in Ahmedabad and the underground Amdavad ni Gufa art gallery – but it is Aranya for which he is best known.

Speaking to the Housing news after the announcement of his award, Doshi said that architects and urban planners involved in low-income housing projects – as well as architectural education – needed to move away from their focus on the designer as individual to being far more collaborative, compassionate and invested in the dignity of those they house.

And in the chequered history of slum clearance and relocation – including in the US after Roosevelt’s New Deal , and in countries like France and the UK in the post-war era – Doshi’s Aranya stands out as a success story in a country with substantial and persisting housing issues for its poorest citizens.
“They are not houses but homes where a happy community lives. That is what finally matters,” Doshi has said in the past of the organising credo for this project.

Doshi believes that a large part of Aranya’s success has been because instead of presenting those who would live there – often in a purpose-built house for the first time – with a ready-made design, the development allows residents the space and opportunity to adapt and improve their homes.

Built around a central spine to accommodate businesses, Doshi’s brick houses – in sizes from a single room to larger homes for wealthier families – were designed around parks and courtyards, with groups of ten houses forming inward-looking clusters.

Beyond aesthetics, Doshi argued that architecture and urban design – done right – can and should be socially transformative for the world’s poorest.

“If you empower people then what happens is that it creates incentives for people that are self-generated. The promise of a home is not a limited hope, but the sky becomes the limit.”

If at times Doshi speaks more like a humanist philosopher than a designer, it is an outlook that was explicitly recognised by the prize committee that “projects must go beyond the functional to connect with the human spirit through poetic and philosophical underpinnings”.

“Housing as shelter is but one aspect of these projects,” the Pritzker jury added in its citation.

“The entire planning of the community, the scale, the creation of public, semi-public and private spaces are a testament to his understanding of how cities work and the importance of the urban design.”

Echoing that theme, Doshi added: “As architects we are supposed to be social, economic and cultural designers. But really we are exclusive when we need to be inclusive.”

“If I as an architect am not able to do something for my people and provide them with what they need, then I should say my job is incomplete.”

For Doshi that has not only meant designing places like Aranya to replace slum housing but to have the curiosity and humility to learn from slums, not least how and why a successful sense of community coalesces, even in situations of extreme hardship.
“I used take students to slum areas. When you talk to the people living there they are lot more open and willing to share and modify because the human being is basically a compassionate animal.

“In Bombay,” he added, “we have a large slum near the airport. When we were studying you could see that besides the situation of living there in absolute misery, people were also willing to challenge themselves to find a better way of life, and seeking to overcome the problems.”

The balance, for Doshi, is a subtle combination of factors including access to the “essentials” of life – shops, cafes and places to do business – with the housing maintaining crucial “privacies” while leaving room for cooperative communities to develop through their own negotiations.

“That means borders that are diffuse. What you need to find is how to create not separations but buffer zones, places where there is room for variation.” Doshi said he found such models in Indian temples and old cities.

“You want slight shifts – to create gaps – because architecture is not mechanical.”

Instead Doshi sees communities and the physical places that they live as “organic” and “messy” and inevitably adapting what the architect has designed.

Commenting on the importance of the award for India, Alok Ranjan, Jaipur-based professor and member of the Indian Institute of Architects, told AFP last week: “This is very good news for Indian architects because he is our godfather. We are very proud.

“What stands out about his work is that it is for all strata of society … not only for the elite but also for the middle- and low-income groups.”

Work with EFCC, ICPC, CCB to curtail corruption in built industry, FG tells QSRBN

By Chris Ochayi

Disturbed by high cost of projects occasioned by corrupt activities in the built environment, the Federal Government has asked the Quantity Surveyors’ Registration Board of Nigeria, QSRBN, to work closely with the country’s anti-graft agencies such as Economic and Financial Crimes Commission, EFCC, Independent Corrupt Practices and other related offences Commission, ICPC, and Code of Conduct Bureau CCB, in order to curb the menace of corruption in the construction industry.

Minister of Power, Works, and Housing, Mr. Babatunde Raji Fashola, who gave the charge during the 2018 annual assembly of registered quantity surveyors and induction of newly registered quantity surveyors and practising firms, expressed concerns over rising incidents of corrupt practices in the sector. Fashola said: “I therefore urge your Board to work closely with anti-corruption agencies such as the Independent Corrupt Practices and other related offences Commission, ICPC, Code of Conduct Bureau, CCB, Bureau of Public Procurement, BPP, and the Economic and Financial Crimes Commission, EFCC, among others to tame the menace of corruption in the construction industry.”

He said that the Federal Government is waging a fierce war against corruption in all aspects of our national life and will always encourage partnership with bodies such as the QSRBN, adding that to win this battle, “I encourage you to continue to put the fight against corruption in the front burner of your activities until desired milestone of success is met.” According to the minister who was represented by the Permanent Secretary in the Ministry, Mohammad Bukar, “Ethics is a major challenge to professionalism in Nigeria. Therefore, in regulating your profession, the Quantity Registration Board of Nigeria, QSRBN, should strive to maintain the highest standard of professional ethics among quantity surveyors.

“The Board must not hesitate to blacklist any quantity surveyor found wanting in this regard. Another area deserving urgent attention of your Board is the menace posed by activities of quacks. Quacks inflict much damage on the economy. They are not qualified and are unregistered.


They do not subscribe to any professional ethics and codes of conduct, hence their unscrupulous activities. “Construction project costing and estimation is of course in the domain of quantity surveyors. It is therefore, illegal for any person not so trained and registered by the Board to offer such professional services to government either for remuneration or otherwise. Quantity surveyors have a major role in helping government to achieve value-for-money in the procurement of capital goods, works and services”, Fashola said. In his address, the President, QSRBN, Alhaji Murtala Aliyu, noted that the Board is better placed to drive the current administration’s corruption fight to ensure the creation of value-for-money in public procurements, adding that “If as a country, we want to be taken seriously in our procurement of public goods and services. We must involve quantity surveyors in all costing at all levels from inception to commissioning of projects”.

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