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Lagos Identifies Distressed Buildings, Set to Act on Panel Report

Two weeks after it was constituted, the five- man panel set up by the Lagos State Government to investigate the cause of the collapse of building at 63 Massey Street, Ita Faji, Lagos Island has submitted its report with far reaching findings and revelations.

The panel chaired by a former Permanent Secretary in the state, Mr. Wasiu Olokunola, and made up of professionals in the private sector and built environment, was inaugurated by the Commissioner for Physical Planning and Urban Development, Mr. Rotimi Ogunleye on March 19.

Submitting its findings and recommendations last week, the Chairman, Wasiu Olokunola, an engineer, said forensic tests were conducted during the probe, and it was discovered that the ill-fated building was not two or three-storeyed, but a five-storey building.

Although, he was silent on other findings and recommendations in the panel’s report, during the closed door presentation, The Guardian learnt that some of the recommendations were not too different from the recommendations of the previous tribunal set up to investigate similar building collapse by the last administration.

Sources told The Guardian that perhaps the only difference is that the report was updated with fresh facts using new technology.“The recommendations were basically the same and expressed hope that the government will muster the political will to implement.”

In the previous tribunal chaired by a former chairman of Lagos branch of Nigeria Institute of Architects, Mrs. Abimbola Ajayi, the tribunal said, the building collapse was a result of structural failure, even though not all structural failures result in collapse.

According to the tribunal, the provisions of the laws regulating the building industry were adequate, however, weak implementation by the relevant government agencies, flagrant abuse and deliberate flouting by the public, crass indiscipline and gross corruption by all and sundry rendered the laws ineffective. Till date, the recommendation is till marked secret and no iota of the recommendations has been implemented, the Guardian learnt.

But sensing the pessimism being expressed by citizens, Ogunleye, who received the report on behalf of the government assured that the report would be studied with a view to implementing its recommendations.He also said the Lagos State Building Control Agency had discovered more distressed buildings across the state, promising that some of them would be pulled down.He stressed that after conducting a non-destructive structural integrity test on the buildings, the ones which could be fixed through structural re-engineering works would be spared.

Ogunleye urged members of the public not to hesitate to notify the state of any suspected weak building in their neighbourhood.

The commissioner, while giving details of the discovered distressed buildings, said that 136 buildings were identified as distressed in Lagos Island division alone, while 60 weak structures were detected in Ikeja division. Ogunleye added that during the enumeration carried out by Lagos State Building Control Agency (LASBCA) 33 distressed buildings were uncovered in Badagry division while 29 of such were discovered in Ikorodu division and 25 weak buildings in Epe division.

The commissioner, however, urged owners of such buildings to urgently come for the demolition approval before their structures will cave in.

Bertram Nwannekanma

UK Property Market Slows as Homes are Earning Less for Owners

Number of homes ‘earning’ more than their owners has fallen in the UK as price growth continues to slow, according to new research.

Just 8% of local areas have seen average house prices increase by more than total average pay over the last two years with the biggest earner being Richmond-upon-Thames where owners got £55,483 more from their home than at work over two years at £2,312 per month.

But the report from lender the Halifax also shows that the gulf between earnings and property price inflation has shrunk considerably across the UK in recent years and this is improving mortgage affordability.

Historically, home owners in many locations found themselves ‘earning’ more from the annual increase in the value of their property than from their take home pay. That trend is now shifting as a result of weaker house price inflation and stronger wage growth.

The average rise in house prices over the last two years has outstripped post-tax earnings in fewer 8% of local authority districts. This compares to 18% in 2017 and 31% in 2016.

‘While the slowdown in house price growth may not be welcomed by homeowners, the narrowing gap between prices and wages should improve mortgage affordability for all, meaning that larger house, home extension or even first property are all more attainable,’ said Russell Galley, managing director of the Halifax.

‘Although every region of the UK saw earnings exceed price growth overall, there continue to be significant variations across the country. The majority of areas where house price inflation outpaced owners’ take-home pay are still to be found in London and the South East,’ he added.

Despite 28 individual local authorities recording average house price increases in excess of total average pay over the last two years, at a regional level, the picture was more consistent.
All 12 regions of the UK saw average earnings exceed house price inflation, from £19,649 in London up to £35,250 in Scotland.

When looking over the last five years, London was the only region to see average house prices increase by more than total average pay at £23,817. Over the same period, the district with the biggest margin was Three Rivers in East of England at £88,281.

Source: Property Wire

Britain: Property Divide Between North/South Expands

The traditional North/South property divide in Britain has moved from just 10 counties in the South of England to encompass parts of Wales and the Midlands, new research has found.

A decade ago, there was a clear cut, central Southern pocket that covered the counties Dorset, Hampshire, Berkshire, Oxfordshire, West Sussex, Surrey, London, Buckinghamshire, Hertfordshire and Rutland.

But the research from automated property management specialists Howsy, which looked at the average house price across each county and chartered the physical property divide line based on the house price threshold of £200,000, shows that has s widened considerably to envelope the entire south of England, much of the Midlands and parts of Wales.

While there is still a very clear cut border between the North and South property markets, with 29 counties in England and the three regions in Wales that sit below, there are also now three regions in Scotland; Edinburgh, East Renfrewshire and East Dunbartonshire, where prices are above £200,000, as well as North Yorkshire.

‘Not only does it show the evolution of the UK housing market but highlights the pressure being put on the UK rental market as a result, with more and more being priced out of home ownership by unaffordability and remaining reliant on the letting sector,’ said Calum Brannan, chief executive officer of Howsy.

‘There’s a very real chance we will continue to see this pocket stretch even further North and we predict that demand on the UK rental sector will only grow,’ he added.

Source: Property Wire

How Lagos-Ibadan Railway Project is Creating New Property Market

Lagos-Ibadan railway which is being constructed by the China Civil Engineering Construction Corporation (CCECC), is jointly funded by the federal government of Nigeria and the Chinese governments at a cost of about $1.5bn (N458bn).

Growing consensus worldwide favours opinion that high-quality, high-capacity, safe and affordable public transport is the only way for increasingly congested cities to accommodate sustainable economic growth. City transportation projects, in particular, tend to signal where the next property hot spot will be and are considered fundamental to most real estate developments, whether commercial, residential or industrial.

Spanning 156.65 kilometres, the project is a double line, which is the first phase of a new Lagos-Kano standard gauge, designed to ease off the stress of travelling to and from Lagos, Abeokuta and Ibadan as well as Kano. The rail line is expected to transport people and cargo at a speed of 150 kilometres per hour from Lagos to Ibadan via Abeokuta, in less than an hour.

The new line rail project, when completed, would coexist with the old narrow gauge rail line according to the Managing Director of Nigerian Railways Corporation, Mr. Fidet Okheria who spoke recently with newsmen. Besides the Apapa harbour station, there are nine stations along the main lines of Lagos, Agege, Agbado, Kajola, Papalanto, Abeokuta, Olodo, Omi Adio, and Ibadan stations.

The project quantities include, 24.26million square meters earth work, four extra-large bridges, eleven large bridges, four medium bridges, two steel structure bridges, ten frame bridges, 207 culverts, 40 railway-crossing bridges, 31 pedestrian overpasses, 314.72km main-line, 60.26 km station rail, 70832m-beams, 168 groups of single drive turnout, four groups of scissor crossover and 1,200,000 cubic meters of ballast.

When the project began in March 2017, not many property investors and prospective land buyers could ever imagine the impact of the railway on values of land in the area asides the benefits of ease of transportation and diversification of the economy that it promised to offer.

Investigations by The Guardian for instance, show that before the project was flagged off, a plot of land in adjoining communities like Ilaro, Onikoko, Asa olowo Itori, ososun, kajola and others in Papalanto, Ewekoro local government area of Ogun State, was sold for about N80, 000 and N350,000. However, with advancement in construction works, many of the landowners in the area are taking advantage of the development.

Thus, land prices have increased rapidly as property sellers anticipate the demand for the resource to continuously rise. Latest findings revealed that a plot of land now sell for over N500, 000.Speaking with The Guardian, a property expert, Mr. Oluwana Supo stated that of July 2018, a plot of land, which was sold for about 350,000, has increased to over one million naira as at the time of filing this report especially in locations considered as conspicuous and closer to the train stations. According to him, the development is not unconnected to Lagos/Ibadan trail infrastructural development that is nearing completion in that location. He disclosed that following the development; the city centres of Lagos might be decongested as people may relocate.

“Along the geographical locations where the railway pass, a half plot of land which was sold for N250, 000 around February last year now goes for 500,000 and above. Even the Railway officials have almost paid for all the lands in the locations. According to what we learnt, they want to use the land to build an estate for their staff, with that, it means that many people will relocate to the area and that would boost the economy of the area”.

An estate surveyor who is based in Itori/papalanto, Mr. Onanuga Michael, said since the inception of the project, land values have increased in the axis, and new estates have also sprung up because of the huge opening up of land mass in preparation for the construction work. This has created a huge awareness and influx of people to the area.
“In Adunbu-Itori-Papalanto area, a land before the inception of project was sold for N100, 000 now sells more than triple of that price now.

So there has been a great impact in terms of social and economic parameters. Considering the services that will be run along the railway terminals like, dry inland ports, container dump depot, ease of getting into the heart of Lagos, people will naturally move to this areas because railway has been know to attract development in their locations especially were stations are tailored toward commercial activities, moving of goods and services and hoteling business will spring up”, he said.

Victor Gbonegun

Figures show that repossessed homes selling for less is a myth

It is often thought that repossessed homes in the UK sell for less than their market price but new research reveals that sales achieved are at their highest since June 2018.

The amount of money being achieved for a repossessed home by Spicerhaart Corporate Sales is at its highest level in nine months.

Spicerhaart Corporate Sales achieved an average of 104.29% against the market value on properties that were taken into possession and sold in March 2019, up from an average of 96.73% in the preceding three months.

On a property worth £150,000 that is an extra £11,340, and the firm points out that the market has improved recently and this is reflected in the fact that the properties which completed in March achieved on average 24 viewings and five offers.

Ensuring all properties were available until exchange of contracts helped Spicerhaart Corporate Sales achieve higher offers on a number of properties which also impacted the timeline.

sales

While repossession is always the action of last resort, the process of inviting higher offers up to the point when contracts are exchanged ensures that the eventual sale has a positive impact on the borrower in terms of a higher sale price.

It also focuses on shortening the time it takes to achieve a sale, bringing significant benefits to the borrower by returning any surplus money to them more rapidly, helping them to achieve closure and giving them the opportunity to move on in their lives.

‘While having to take someone’s home into possession is never ideal, achieving a sale quickly and raising the maximum amount for it potentially means more money for the borrower, more quickly,’ said Dave Miller, client account manager of Spicerhaart Corporate Sales.

sales

‘It is a myth that repossessed homes are sold off cheaply. We have a duty of care to get the best possible price for a repossessed property and in March this year, we have achieved the highest average price since June 2018’s peak of 107.20%. Achieving a sale of more than the property’s market value is a real benefit to the borrower,’ he explained.

‘The market was quite slow towards the end of 2018, but things are now starting to pick up, so, by taking advantage of the current levels of demand for properties throughout the country we are able to get the best price for both the borrower and the lender,’ he added

Source: Property Wire

South Africa: Strand Property Owners Protest Against Land Occupation

About 100 property owners in Strand, Cape Town, picketed at the municipal buildings on Thursday afternoon. They demanded an explanation from the City of Cape Town about an apparent agreement reached between SANRAL and the City on providing services to people occupying SANRAL-owned land near their properties.

The protesters says that their property prices will drop if informal structures are built close to their homes.

“These are houses with bonds. What is going to happen to our property value if structures are built there?” asked organiser Phillip Versfeld. He said they had obtained information on an agreement between the City and SANRAL which describes the City’s intention to provide services to people who build on the land.

“According to our information, talks started back in 2014 without consulting us the ratepayers. We marched here on Monday to demand answers. We sent an email so we are here back again,” Versfeld said.

Marius Yzelle said he hoped the matter would be sorted out. “We are hoping that no building will start on the SANRAL-owned land. The property value must be protected and we want this matter to be sorted. These are people’s homes, investments. The City must stand up for residents.”

Deputy mayor Ian Nielson, as well as Mayco Members Malusi Booi and and JP Smith were present to accept the memorandum. Addressing the crowd, Nielson denied the City was planning to provide services for people occupy the land. “You can look at our budget. We have not made any provision for any services. It looks like SANRAL went to the public without consulting us first.”

The sceptical residents disrupted Nielson and Smith as they tried to speak.

The property owners protest comes in the midst of about ten days of protests by shack dwellers trying to occupy land in Strand. A small group of people who wanted to build on the SANRAL land were stopped from marching on the property-owners protest by police. One of them, Mkhululi Silatsha, said: “We are the ones who want to build on that land. The deputy-mayor is quick to come here and accept memorandums but our area has been burning for over a week. White privilege is at play here and we will not allow that.”

The land in dispute was earmarked to be part of a national road. This plan was disrupted in the 2000s when homes were built upon it.

Speaking to GroundUp after accepting the memorandum, Nielson said SANRAL did not follow due process. “SANRAL did not consult the City and made incorrect statements. They created a problem for us.” When asked what the way forward was, the Deputy Mayor said: “We are going to make SANRAL follow the process before we can make any decision on the land.”

“The Housing Development Agency (HDA) and the City of Cape Town are engaging with all relevant stakeholders including SANRAL as the landowner. SANRAL’s mandate is to build, develop and manage the road network. Human Settlements falls outside the scope of SANRAL’s mandate and as such, allocation of land, relocation of people and relaying of basic services are addressed by the HDA, City and provincial authorities,” Cable said.

“SANRAL is therefore not allocating land to anyone and has, along with the relevant law enforcement agencies, acted in accordance with a court order, to have land invaders removed from the land intended for road building.”

Cable confirmed that there are talks to provide land. He said the HDA is discussing with the community the possibility of relocating the occupiers to a vacant site within the Pholile informal settlement until they can be housed elsewhere.

Who are the people who want to build on the SANRAL land?

Former Mayor Patricia De Lille approved the electrification of Pholile. This is currently underway. But some shacks do not qualify for getting electricity because they are under powerlines or too near municipal pipes. It was agreed that those houses would be moved to another piece of land. Discussions started with SANRAL to do this as plans for the road appeared to have failed.

Silatsha told GroundUp: “Meetings have been ongoing and SANRAL admitted that their plans for building a road cannot go ahead as they would have to move people to other areas. The meetings were held in the presence of City officials but today they deny everything.”

Meanwhile, also in Strand on Thursday, demolition of structures continued on the ASLA-owned land opposite Reddam House school. The structures have been erected as part of land occupations over the past weeks. Private security has now been deployed to guard the land 24 hours a day.

Velani Ludidi

Kenya receives US $83000 for the construction of Marakwet fruit factory

Kenya has received US $84,000 from the Japanese government as donation towards the  construction of Marakwet fruit factory in Marakwet County in western Kenya.

Second Secretary at the Embassy of Japan in Kenya Fumiaki Hirai, confirmed the reports and said that the factory will enable farmers to add value to their crops, reduce the wastage of farm products especially fruits at times when the harvest is plenty, provide a sustainable market and a fair price which in overall shall increase farmers’ income.

Construction works on the project include; construction of a fruit processing factory and installation of a fruit gas dryer at AIC Cheptebo rural development center who has also pledged to inject US $27,000 into the project. The entire project is expected to cost roughly US $110 000.

Benefits of the factory to fruit farmers

Ms. Ayumi Yamamoto, The managing director at Kenya Fruit Solutions (KFS) said that they will provide a market for 10 tons of apple mangoes annually which translates to 300,000 pieces.

The cooperation has also signed an agreement with the AIC Cheptebo rural development center to increase the cost of a piece of mango from US $0.05 to US $0.12. Mr. Joseph Kimeli the Centre Director said that the factory will provide direct employment opportunities to between 30 and 50 local people.

“In general the factory, when complete, shall improve the economy of 8,000 farmers living and operating across the Kerio Valley and those who have between 70,000 and 100,000 mango trees,” he concluded.

Changes to the Initial plan

The initial plan was to construct a factory that would only deal with mango fruits but according to Mr. Kimeli, they were advised to include other fruits and horticultural products to ensure sustainability of operations when mangoes are out of season.

He however stressed that they have not found market for the other farm products they plan to process in the factory but he is positive they will land on one as they have for mangoes.

Source: By Kennet Mwenda, Construction Review Online.

Lagos Denies Demolition Notice on Abraham Adesanya Estate

The Lagos State government yesterday debunked news circulating on the social media that it had earmarked the Abraham Adesanya housing estate located in Ajah for demolition and rebuilding into a luxurious estate. Government also denied reallocating new houses to former landlords in the estate at a new location.

In a letter signed by the permanent secretary, Lagos ministry of housing, Mrs. Olayinka Patunola-Ajayi, and addressed to the facility manager of the estate, the ministry said government is “proposing nothing like that” and urged all homeowners/resident of the estate to disregard the information.

The letter reads: “I am directed to discredit the fake news and let you know that the ministry is proposing nothing like that and that all home owners/residents are advised to disregard this information. You are by this letter, requested to allay the fears of homeowners/residents and stakeholders”.

Also debunking the news, the Public Relations Officer of the Lagos State Building Control Agency (LASBCA), Titilayo Ajirotutu, who spoke with The Guardian on telephone, said there was no plan to demolish the estate.

Abraham Adesanya Estate is the property of the Lagos State government leased to occupants. It is a middle-class residential estate where all houses are strictly commercial.

According to investigation, following the purported news emanating from social media users some days ago alleging of plans by government to demolish the estate, some landlords had begun processes to sell off their buildings at cheap prices.

Similar eviction notice scare also became public four years ago, which made many of the residents to panic.

Victor Gbonegun

German Dorms are so Pricey, Students are Building their Own

Since 2010, rents in the university town have increased by almost a quarter

In a bid to boost supply to ease the national housing crisis, German Chancellor Angela Merkel’s government has pledged to build 1.5 million new flats nationwide before the end of her fourth term in office in 2021.

Faced with sky-rocketing rents in the southwestern city, one group of 25 university students has taken matters into their own hands and decided to build their own student dorms: Collegium Academicum.

“We want to create affordable living space, where students can live together and learn together,” 22-year-old psychology student and member of the dormitory project Ina Kuhn told BBC Capital.

Rents at Collegium Academicum will average at 300 euros ($338) per month, with the hope of dropping even lower in the future, once the bank loan has been paid off.

A draw for international students

Founded in 1386, Heidelberg University is Germany’s most ancient university and ranked among the top three in the country and 47th in the world – attracting increasing numbers every year. Currently, some 39,000 of the city’s 160,000 citizens are students.

Its picturesque, toy-town landscape is also proving a lure for foreigners. According to the city’s administration, most of Heidelberg’s newest arrivals in recent years came from China, Italy, Romania, India and Poland – often aged between 18 and 30.

Compared to university students in the US and the UK, however, German students have a significant financial advantage. In 2014, all 16 German states abolished university tuition fees for undergraduate students, meaning both domestic and international undergraduates at public universities in Germany can study for free. Most students pay a small fee per semester to cover their administration costs.

More demand than supply

The winter semester is particularly difficult for students searching for housing though, says Studierendenwerk, Heidelberg’s university student services, which provides advice and limited accommodation in purpose-built dormitories.

“At that time, there are often more students trying to find a place to live than there is accommodation – especially affordable accommodation,” says Tanja Modrow, head of Studierendenwerk Heidelberg.

Therefore, many students either have to live farther out of town, or deal with the higher living costs. Heidelberg’s “green” appeal has also seen more graduates staying in the university town to start their careers and families, putting further strain on housing supply. In the state of Baden-Württemberg, where Heidelberg lies, Germany’s environmentalist Green Party is currently topping opinion polls with 32%.

Sustainable housing

On the land of the former US military hospital, purchased from the city, the 25 students behind Collegium Academicum hope to ease the demand for Heidelberg by providing space for 226 dorms in 46 shared apartments.

Sustainability is also a key goal of the project. The land itself was purchased from the city. Fitted with triple-glazed windows and built entirely out of wood, Collegium Academicum will be the biggest building in Germany without metal supports. An onsite workshop will also allow tenants to carry out small repairs. But with a hefty price tag of 16 million euros ($18 million), the sustainable project doesn’t come cheap.

Most of the money has been provided by means of a bank loan, grants from the state and Germany’s credit institute for redevelopment. But 2 million euros of the total cost was needed in equity capital to get the project off the ground.

“This was the building block of the project,” says Kuhn adding that six years of seeking out donations and support was no easy feat. Much of the financial support came from local individuals.

“We were also often at the weekly market in Heidelberg with our information stand, to seek out support from people who are interested in sustainable projects,” she says.

The rising tide of ‘Wohnungsnot’

Heidelberg students aren’t alone in their struggle to find affordable housing in Germany. The German Economic Institute’s latest price index shows that rent prices for students in German university towns have risen from between 9.9% and 67.3% since 2010. In April, thousands of people took to the streets of Berlin to demand more action from the government. The German capital of Berlin, which has become one of the world’s fastest-growing real estate markets, will soon hold a referendum on mass expropriation of property by the city.

Students under pressure worldwide

Housing shortages and unaffordable rents are an all-too-familiar problem for students in other university towns.

In Hobart on the island state of Tasmania in Australia, the University of Tasmania recently purchased a three-star hotel in a bid to help students who have found themselves struggling to find affordable living space. A growing number of tourists and the expansion of Airbnb have reportedly played a significant role in the city’s housing shortage.

Meanwhile, on the US West Coast, at the University of California, Berkeley, a new programme is pairing graduate students with retirees who have an extra room. In return for place to call home, students provide pensioners with social interaction, help around the house, as well as a monthly rent of less than $1,000 – less than a third of the average prices for apartments around Berkeley.

Back in Heidelberg, construction is due to begin within the coming weeks, with the first tenants hoping to move in by the beginning of 2021.

Applicants to the dormitories will go through a so-called casting process, as is the norm across most student house shares in Germany, known colloquially as “WGs”.

“We want a mix of ideas and backgrounds,” says Kuhn. “We want people from different fields of study and different political ideas.”

By the time the building and the renovations are finished, many of the founders of Collegium Academicum will have graduated.

“This is a project made to last,” Kuhn adds. “This is about building for the future and making sure that other students have affordable housing too.”

Kate Brady

National grid suffers 6 system collapses in 4months

The national grid has suffered six system collapses in the first four months of the year, implying more setbacks for the nation’s power sector, in spite of ample investment by the Federal Government through the Transmission Company of Nigeria, TCN, to stabilise the grid.

This development undermined distribution of electricity to Nigerian households, resulting to intermittent darkness. Electricity System collapse is witnessed when a system disturbance occurs with the grid not being able to withstand the disturbance, which usually leads to a blackout or abnormally low voltage in a significant part of the power system.

A report obtained by Vanguard from the Ministry of Power, Works and Housing, PWH, shows that total collapse occurred five times in January, while one partial collapse was witnessed in April. The report also showed that seven Generating Companies, GENCOs in the country are yet to generate any megawatt to the national grid.

The seven GENCOs include Alaoji NIPP, Afam IV-V, Ibom, ASCO, A.E.S, Trans Amadi, Egbin ST6. A source who spoke on condition of anonymity told Vanguard that the major reason why the GENCOs were not able to generate electricity to the grid was as a result of non-availability of gas due to accumulated debts.

Furthermore, a report obtained from the office of the Vice President, Prof. Yemi Osinbajo, shows that, an estimated amount of N161 billion was lost to an insufficient gas supply, distribution, transmission and water reserves from January to April 15, 2019. Commenting, Chief Executive Officer, All-On, a renewable energy company, Mr. Wiebe Boer blamed this development on bad-grid investment decisions in the power sector value chain. He said:

“There are enormous bad-grid investment opportunities in high-density low-income urban areas in Nigeria. This is not just a deeply rural play. “Nigeria is coming from over four decades of underinvestment in the power sector, resulting in 120 million Nigerians in either a no-grid or bad-grid situation.

“This is more people than the entire population of the next largest African country and almost the population of all of the rest of West Africa. The energy gap serves as the foundation for a lot of the challenges the nation faces; health, education, insecurity, unemployment, environmental pollution, amongst others.

“We have an installed capacity of approximately 10,000 megawatts, MW and a distributed capacity of just over 4,000MW on a good day; to serve a population of about 198 million persons in 2019, despite numerous projections to increase capacity over the years that have not materialized. “This is not acceptable.

We cannot continue to be the nation of perpetual darkness. We cannot continue to normalize this and just accept that in Nigeria power will always be a problem – and the national excuse for why we haven’t achieved what we should have as a nation.

“We need to make sure that the on-grid and off-grid section of the power chain do not drift apart so wide that they cannot seek common ground. The power gap is too massive for either one to solve, and we are better off through collaboration”.

Source: By Prince Okafor

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