Determinants of Public Housing Satisfaction in Enugu Urban, Nigeria

Transcription

1 International Invention Journal of Engineering Science and Technology (ISSN: ) Vol. 3(1) pp. 9-14, February, 2017 Available online Copyright 2017 International Invention Journals Full Length Research Paper Determinants of Public Housing Satisfaction in Enugu Urban, Nigeria Okoye Veronica Ugonma 1 and Chigbu Njike 2* 1 Department of Urban and Regional Planning, Abia State Polytechnics, Aba, Abia State, Nigeria 2 Department of Surveying and Geoinformatics, Abia State Polytechnic Aba, Abia State, Nigeria Received 23 October, 2016; Accepted 24 November, 2016 In Enugu urban, most of the public housing estates are occupied by varying categories of persons. Arguably, the occupants have different feelings concerning the extent of satisfaction derived from the housing quality. The tasks confronting policy makers and stakeholders are to identify as well as analyze the factors determining adequate and satisfactory housing that will serve as a guide for future housing design and development. This study aimed at examining the factors influencing tenants satisfaction with their dwellings units with a view to raising options for better housing delivery. Both primary and secondary data were used in the study. Primary data were collected with the aid of structured questionnaires and interviews. A total of 773 copies of questionnaires were used for the analysis across six public residential housing estates in Enugu urban. Stratified sampling technique and systematic sampling technique were used in the study. Principal Component Analysis (PCA) was used to test the hypothesis. The study identified and classified the factors that influence tenants satisfaction with their dwelling units into five components which explained 98.5 percent of observed variation in public housing satisfaction variables. Proper estate management (2.489), nearness to facilities (1.676), the overall appearance of buildings (1.625), availability of facilities (1.233) and a number of rooms in a unit house (1.055) were the major determinants that influence tenants satisfaction with their housing estates. It was recommended among others that State Housing Authorities or any private estate developers in the state should consider these variables when coming up with housing estates in the state. Keywords: Public Housing, User Satisfaction, Stakeholders, Urban Area, Enugu State. INTRODUCTION Since housing is no doubt an important national investment and a right of every individual, the ultimate aim of any housing program is to improve its adequacy in order to satisfy the needs of its occupants (World Bank, 1990). Nevertheless, the housing situation in Nigeria is characterized by some inadequacies, which are qualitative and quantitative in nature (NHP, 1991; Oladapo, 2006). While the quantitative housing problem could be solved by increasing the number of existing stock; the qualitative inadequacies are enormous and complex. In fact, Ozdemir (2002) cited Oladapo (2006) considered the qualitative problem as the major * Corresponding Author njikec@gmail.com challenge of urban housing in Nigeria. Past researches have observed that the failure of many public and private housing projects was due to the lack of adequate thought and consideration were given to adequate housing, as relevant factors or parameters which combine to determine tenants housing satisfaction were ignored (Onibokun, 1973; Ebong, 1983). If the housing sector is to improve the quality of the residential buildings it produces in meeting these needs and expectations, it then takes a proactive approach to understanding what is being produced. This can be done effectively through the assessment of the users satisfaction on the quality performance of the dwelling houses. In the actual-aspiration gap approach, the construct of satisfaction rests on the conceptual frame work as developed by scholars such as Diogun (2000).

2 10 Int. Inv. J. Eng. Sci Tech. As postulated, people are viewed to have a perception of the main attributes of their physical environment. These attributes are evaluated based on certain standards on this aspiration (i.e. what people believe they may reasonably aspire to be or enjoy). In this sense, residents are seen as cognitively having a construct of reference conditions for each particular salient feature of the residential environment. Given an environment then, the quality and quantity of the environmental feature implied by the reference point is dependent feature implied by the reference point is dependent on the individual self-assessed needs and aspirations (Michelson, 1976). Most buildings especially the pubic residential estates are erected with the general desire to satisfy the housing demands of the public. In Enugu, most of these public housing estates are occupied by varying categories of persons, and arguably the occupants have different feeling concerning the extent of housing quality satisfaction derived from their unit of houses dwelled by them. At times, residents do build additional structures or bedrooms in the already designed houses; this is arguably an indication that they may probably are not satisfied with the houses in the estate as it was designed. Since there are no empirical prove on them whether there building produces the expected needs and desire of the dwellers, it becomes imperative that actual satisfaction assessments on the housing quality of these estates are made. Therefore the tasks confronting planners and policy makers and all those concerned with providing housing, are to be able to identify the factors which determine adequate and satisfactory housing and use them as inputs to housing design and development. However, most of the previous studies in this direction have been cursory and unrelated in scope and application. Hence, the need to have an empirical feedback on the satisfaction of this unit of houses in the public housing estate is put forwards as a problem of the research (Eziyi et al ) The goal of the study is to examine the factors influencing tenants satisfaction with their dwellings units in Enugu public housing estate with a view to raising options for better housing delivery. The paper hypothesized that Tenants satisfaction determinants could not be identified and classified in the residential housing estates in the study area. This study will serve as a good feedback to government and housing technocrats in third world nations generally, and Nigeria in particular, by providing them with relevant information that will guide in housing improvement and development. Literature Review Several approaches and criteria which are socioeconomic, cultural and physical in nature have been identified and adopted to evaluate housing development programs. However, there are two general approaches to empirical research in residential satisfaction. One is to view residential satisfaction as a criterion of quality of life, while the other is to view it as a predictor of a variety of behaviors (Amerigo and Aragones, 1990; Potter and Cantarero, 2006). An assessment of the socio-economic and cultural criteria in housing does not fall within the scope of this study; as the present research emphasizes the former approach which focuses on factors that are external to the dwellings but combine with those of the dwellings to determine housing satisfaction. A summary of criteria identified in the studies by Onibokun (1974), Oladapo (2006) and others shows that tenants satisfaction could be measured by housing attributes such as the function and physical adequacy of the dwelling, quality and adequacy of social and community facilities, the nature and effectiveness of official policies and personnel attitudes, convenience for living, the condition and maintenance of the home environment, maintenance of the dwelling facilities, privacy, territoriality and neighborhood security among many others. These criteria and such others are considered for evaluation in this study. However, Anantharajan (1983) had observed that the grouping pattern of these variables and housing attributes could he modify as the case may be to suit the peculiarities of evaluation. Therefore, evaluating housing satisfaction using these criteria which are related to the factors of the environment, dwelling and management components permits a comprehensive survey of the satisfaction of tenants with the housing components. While evaluating housing programs, reliance on the performance of its various components should be of greater importance than for their mere physical existence. In this direction, users satisfaction could be a useful indicator to measure the performance of housing development by relevant stakeholders in housing development. Study Area Enugu lies approximately on latitude 06 o 21 o N and 06 o 30 o and longitude 07 o 26 o E and 07 o 37E o of Enugu State of Nigeria. It has an estimated land area of about 72.8 square kilometers. Enugu has a total land area of about 12,831 kilometers and is the state capital of Enugu State of Nigeria. Residential land use account for the highest land use comprising about 54.3% of the total urban area in Enugu. Enugu has about twenty (20) distinct neighborhoods that may be broadly categorized as low, medium and high-density areas. It is pertinent to note

3 UGONMA and NJIKE 11 the housing types are typical of density areas. For example, tenements buildings dominate and are characterized by high-density areas such as Ogui New Layout, Obiagu neighborhoods, while a block of flats is prevalent in New Heaven and Achara Layouts, a medium density area. In the low-density areas, bungalows and duplexes are common. Due to the influences of spread effects, mixed densities exist. Planned and unplanned areas sprang alongside Enugu metropolis as a result of high demand for residential accommodations. That is to say that the urban residential space in Enugu metropolis is not necessarily a continuous zone but an arbitrarily defined circumscribing area of about sixteen neighborhoods and some intervening open spaces. Many informal business sectors grow alongside with the residential units as noticed in areas like Kenyatta-Edozie streets axis, Agbani- Ziks Avenue Road, Ogui Road, Obiagu Road, Abakpa Road, Emene Road, Chime Avenue, etc. Rapid urbanization has increased the population of the city. By 1953, the city s population stood at about 63,000; this later increased to about 138,500 by The 1991 census figure puts the population at about 482,977. The population figure for Enugu urban in 2006 stands as 722, 664 (NPC, 2006). METHODOLOGY Data for this study were collected from primary and secondary sources. The stratified, systematic and simple random sampling techniques were used in this study. A questionnaire survey of six (6) housing estates from the eleven (11) in the Enugu Metropolis was carried out in the study. Using the stratification techniques, three different categories of public housing representing three income levels - low, medium and high incomes exist in Enugu. Three (3) estates - namely, Federal Housing Estate, Trans Ekulu Phase VI and Golf from the Highincome; two (2) estates - namely, Real Estate and Mary land-loma Linda from the medium- income; and one (1) estate - namely, Riverside from the low-income estate categories were randomly selected for the survey. The selected estates had a combined total of 7336 housing units. Using the systematic sampling technique, principle of proportional allocation and based on the sample size calculated 10% (that is 733) of the total units, representing 366,245, and 122 units were selected from the low, medium and high-income housing categories, respectively. Principal Component Analysis (PCA) was used to test the hypothesis by considering whether factors that influence tenants satisfaction with their dwelling units can be identified and classified. This PCA was used to combine and reduce the tenants satisfaction attributes into fewer major components. RESULTS In the course of the study, twelve (12) primary variables were identified. However, they were later transformed into a fewer orthogonal secondary variables for better management of the data. The primary variables identified are as follows: - Table 1. Principal Component Analysis (PCA) a statistical tool was then used to reduce the 12 identified primary satisfaction variables to five (5) orthogonal dimensions. This five (5) dimensions derived formed the secondary variables (factors). However, for proper evaluation, the 773 responses were transformed by twelve (12) data matrix, and also the varimax rotation was computed. Thus, their respective eigenvalues were gotten, and the five dimensions were selected in their order of importance as presented in their order of importance. The PCA output shows that five components (factors) express the bulk of the common variance among the twelve (12) primary variables. In this junction, these five dimensions (factors) will continually be referred to as tenants satisfaction factors. Each of the factors will be given a component name, and it is important to note from the table 1, it is observed that each factor has high loadings of between 0.45 and 0.95 approximately. For clarity purposes, each of the factors was named to match the variables that are found in them. Factor 1 - proper estate management Factor 2 - nearness to facilities Factor 3 - overall appearance of buildings Factor 4 - availability of facilities Factor 5 - number of rooms in a unit house In other to have a clearer understanding of the output, Table 2 shows the factors and the variables that were the subsets with their factor loading as well as the eigenvalue for each component (factor). The analysis of the result of the hypothesis using Principal Component Analysis (PCA) suggests that five major determinants influence tenants satisfaction with their estates in the study area. These factors were proper estate management (2.489), nearness to facilities (1.676), the overall appearance of buildings (1.625), availability of facilities (1.233) and some rooms in a unit house (1.055). These factors were further explained individually. Factor 1: Proper Estate Management This was highly and positively loaded on three (3) variables out of the twelve (12) variables in the study. A variable in this factor was Estate Facilities and Amenities (SEFA) with the factor loading of Other variables in this factor include Satisfaction with Management

4 12 Int. Inv. J. Eng. Sci Tech. Table 1. Primary variables of tenants satisfaction with their dwelling units VARIABLE IDENTITY X 1. X 2. X 3. X 4. X 5. X 6. X 7. X 8. X 9. X 10. X 11. X 12. VARIABLES Estate facilities and amenities Overall appearance of housing estate environment Dwelling spaces Dwelling interior design Overall appearance of dwelling Dwelling ventilation Lighting in dwelling Privacy in dwelling Number of rooms Nearness to facilities Management involvement and response rate Management s attitude on rules and regulation Table 2. Factor Groupings of the Primary Satisfaction Variables COMPONENT NAMES FACTOR 1: Proper estate management - Estate Facilities and Amenities (SEFA) - management involvement and response rate (SAMIR) management s attitude on rules and regulation (SAMAR) VARIABLE IDENTITY X1 X11 X12 FACTOR LOADING FACTOR 2: Nearness to facilities - nearness to facilities (SANF) X FACTOR 3: overall appearance of buildings - the overall appearance of housing estate X environment(sohee) X dwelling interior design (SAWDID) - overall appearance of dwelling (SAWAD) X FACTOR 4: availability of facilities -dwelling spaces (SAWDS) privacy in a dwelling (SAWPID) lighting in a dwelling (SALID) dwelling ventilation (SAWDV) X5 X8 X7 X FACTOR 5: number of rooms in a unit house - number of rooms (SANR) X involvement and response rate (SAMIR) with a factor loading of.826 and Satisfaction with management s attitude on rules and regulation (SAMAR) with a factor loading of This Factor 1 with an Eigen value of explains % of the determining variables of tenants satisfaction with their estates in Enugu urban. Factor 1 is, therefore, the most significant housing satisfaction factor contributing to 43.9% of the of tenants satisfaction with their estates in Enugu urban. Factor 1 as defined by proper estate management, is therefore identified and classified as one of the major determinants of household tenants satisfaction for Enugu urban residents. Factor 2: Nearness to Facilities This was highly and positively loaded on one variable out of the 12 variables in the study. The defining variable in this factor was Satisfaction with nearness to facilities (SANF) with the factor loading of This Factor 2 with an Eigen value of explains % of the

5 UGONMA and NJIKE 13 determining variables of tenants satisfaction with their estates in Enugu urban. Factor 2 is, therefore, the second most significant housing satisfaction factor contributing to % of the of tenants satisfaction with their estates in Enugu urban. Factor 2 as defined by Nearness to facilities, is therefore identified and classified as one of the major determinants of household tenants satisfaction for Enugu urban residents. Factor 3: Overall Appearance of Buildings These were positively loaded which included; Satisfaction with the overall appearance of housing estate environment(sohee) (0.646), Satisfaction with dwelling interior design (SAWDID) loading on (0.696) while Satisfaction with the overall appearance of dwelling (SAWAD) however loaded (0.724). With an Eigen value of 1.625, it explained % of the determining variables of housing satisfaction for Enugu. Factor 3 as defined by overall appearance of buildings, has been identified and classified as the third major determinants of tenants satisfaction for Enugu urban residents. Factor 4: Availability of Facilities These were positively loaded and it has 4 variables out of the 12 variables, it included; Satisfaction with dwelling spaces (SAWDS) (0.674), Satisfaction with privacy in dwelling (SAWPID) (0.621), Satisfaction with lighting in dwelling (SALID) (0.718) and Satisfaction with dwelling ventilation (SAWDV) loaded (0.518). With an Eigen value of 1.233, it explained another % determining variables of housing satisfaction for Enugu urban. Factor 4 as defined by the availability of facilities, has been identified and classified as the forth-major determinants of tenants satisfaction for Enugu urban residents. Factor 5: Number of Rooms in a Unit House This was positively loaded with one variable- Satisfaction with some rooms (SANR) loading (0.631). With an Eigen value of 1.055, it explained another 8.789% determining variables of housing satisfaction for Enugu. Factor 5 as defined by a number of rooms in a unit house, has been identified and classified as one of the major determinants of tenants satisfaction for Enugu urban residents. In summary, the above results were consistent with Arimah (1992 and 1996), Daniere (1994) and Kutty (1996) findings, which identified physical adequacy or structure-type indicators to include variables such as wall, floor and roofing materials and used in housing demand analysis as reliable determinants of the tenants willingness-to-pay for housing characteristics. CONCLUSION AND RECOMMENDATION This study has proven that there is a need for the inputs of possible- would tenants to be considered while the various housing estates are been provided. It is pertinent to make the following recommendation in this study based on the basic finding: The study was able to highlight the cardinal explanatory variables which include - proper estate management, nearness to facilities, overall appearance of buildings, availability of facilities and number of rooms in a housing unit- that would normally influence the interest of tenants in the study areas. It behooves on the State Housing Authority or any private estate developer in the state to critically consider these variables while coming up with housing estates in the state. Thus, while planning for any housing development program in the state, these factors must be predominantly considered Most housing providers only stop in considering the income status of the would- be-tenants, this study surprisingly has shown that apart from income; age, the number of years in school and marital status of tenants influence their satisfaction. Hence, these additional factors must be seriously considered in the course of planning for housing estates in Enugu State. From the above analysis, this study has tried to address the onerous tasks that had been confronting policy makers and all stakeholders on how to ascertain the factors that determine adequate and satisfactory housing units selection which will also serve as a guide for future housing design and development in Enugu State. The study identified and classified the factors that influence tenants satisfaction with their dwelling units into five components which explained 98.5 percent of observed variation in public housing satisfaction variables. The five (5) factors identified are proper estate management, nearness to facilities, overall appearance of buildings, availability of facilities and numbers of rooms in a unit house were the major determinants that influence tenants satisfaction with their housing estates. It is now obviously clear that the residents in the various housing estates in the area had moderate satisfaction with the houses across the various residential housing estates in the study area; hence the percentage residents satisfaction level was aggregated to 58.76%. Furthermore, the residents socio-economic status has been established to have strong influence in their housing satisfaction level. The implementation of the recommendations made in this study, will form a solid platform in stabilizing the unsatisfactory comments and feeling of most dwellers in Enugu state particularly and Nigeria public housing estates generally.

6 14 Int. Inv. J. Eng. Sci Tech. REFERENCES Arimah BC (1992). Electricity consumption in Nigeria: A special Analysis, OPEC Review, winter, 1992, 68-72) Amerigo M, Aragones J (1990). Residential Satisfaction in Council Housing. J. Environ. Psychology. Vol.10: pp Anantharajan T (1983). Evaluation of Residential Development through Users Ratings and Rankings of Environmental Attributes. The Ural, O. (ed.) Proceedings of International Association of Housing Science Congress on Housing. NW Miami, Florida. Diogun JO (1989). Housing Problems in Nigeria.Low-Income Housing survey. Housing Today 6(1): 31-32, Jan-April. Ebong MO (1983). The Perception of Residential Quality. A Case Study of Calabar, Nigeria. Third World Plan. Rev. 5(3): Eziyi OI, Akunnaya PO, Dolapo A (2013). Performance evaluation of residential buildings in public housing estates in Ogun State, Nigeria: Users' satisfaction perspective.(assessed on 24/10/2016 at NHP (1991). National Housing Policy, Nigeria. Official Gazette. Abuja, Nigeria. NPC (2006). National Population Census of Nigeria. Federal of Republic Nigeria. Oladapo AA (2006). A Study of Tenant Maintenance Awareness, Responsibility and Satisfaction in Institutional Housing in Nigeria. Int. J. Strategic Prop. Manage. Vilnius Gediminas Technology. University 10: Onibokun P (1973). Environmental Issues in Housing Habitability. Environmental Planning.5: Onibokun P (1974). Evaluating consumers satisfaction with the housing; An application of a System Approach, Am. Inst. Planners J. 40(3): Onibokun P (1983). Issues in Nigerian Housing, Ibadan: Nigerian Institute of Social and Economic Research, NISER. Onibokun P (1985). Housing in Nigerian. Nigerian Institute of Social and Economic Research (NISER). (ed.) Ibadan, Ozdemir OB (2002). Reinvestment decisions and rehabilitation in housing. In Ural, O., Abrantes, V. and Tadeu, A. (eds.) Housing construction-an interdisciplinary task, Coimbra, Portugal, 3: Potter J, Cantarero R (2006). How does increasing population affect resident satisfaction? A small community case study. Environmental Behavior. 38(5): How to cite this article: UGONMA OV, NJIKE C (2017). DETERMINANTS OF PUBLIC HOUSING SATISFACTION IN ENUGU URBAN, NIGERIA. Int. Inv. J. Eng. Sci. Tech. 3(1):9-14