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UNIVERSITY OF NIGERIA ENUGU CAMPUS

SCHOOL OF POST-GRADUATE STUDIES

DEPARTMENT OF ARCHITECTURE

AFFORDABLE AND LIVEABLE HOUSING IN EZUHU NGURU,

IN ABOH MBAISE LOCAL GOVERNMENT, IMO STATE

a term paper presented in the fulfillment of the course: research methods (Arct. 581)

by

ONWUJI, R. C

PG/MSC/02/36668

LECTURER: ARC. OSEFOH, F.

DECEMBER 2004


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AFFORDABLE AND LIVEABLE HOUSING IN EZUHU NGURU,

IN ABOH MBAISE LOCAL GOVERNMENT, IMO STATE

DEDICATION

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This work is dedicated to my parents who have been supportive to me throughout my

career and to those in my village; Ezuhu Nguru who need an improvement in their living

condition.

ACKNOWLEDGEMENT

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I will like to acknowledge the help and support of the following:-

My parents for seeing me through my career

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My Lecturer in charge Arc Osefoh for this research topic as housing is a posing

problem that should have solutions in our country.

Those that made it possible for me to have access to the data needed for this

research.

Thanks, I appreciate you all!

TABLE OF CONTENTS

TITLE PAGE-------------------------------------------------------------------------------------1DEDICATION-----------------------------------------------------------------------------------2

ACKNOWLEDGEMENT------------------------------------------------------------------------3

TABLE OF CONTENTS-------------------------------------------------------------------------4

CHAPTER ONE:

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INTRODUCTION--------------------------------------------------------------------------------5

1.1 STATEMENT OF PROBLEM------------------------------------------------------------6

1.2 AIM---------------------------------------------------------------------------------------7

1.3 SCOPE OF PROJECT---------------------------------------------------------------------7

1.4 RESEARCH METHODOLOGY----------------------------------------------------------7

CHAPTER TWO:

AFFORDABLE HOUSING IN NIGERIA--------------------------------------------------------

8

2.1 BRIEF HISTORY OF HOUSING DEVELOPMENT IN

NIGERIA----------------------9

2.2 CONSTRAINS AGAINST HOUSING DEVELOPMEMT-----------------------------

10

2.3 HOUSING POLICY---------------------------------------------------------------------13

2.4 PROBLEMS ASSOCIATED WITH OFFICIAL HOUSING POLICIES INNIGERIA--16

2.5 THE NEED FOR NEW POLICY APPROACHES---------------------------------------

17

2.6 PROPOSED GUIDELINES FOR THE ORGANIZED LOW-COSTTECHNOLOGY AND MASS

HOUSING-----------------------------------------------------------------19

CHAPTER THREE:

3.0 POPULATION AND SOCIAL STRUCTURE------------------------------------------203.1 SOCIO-ECONOMIC CHARACTERISTICS--------------------------------------------

21

CHAPTER FOUR

4.0 CASE STUDIES--------------------------------------------------------------------------26

4.01 ALADIMMA HOUSING ESTATE-----------------------------------------------------264.02 LOW COST HOUSING IN MEXICO--------------------------------------------------26

4.1 RECOMMENDATIONS AND PROPOSALS-------------------------------------------

27

4.3 FIRE PROTECTION AND SAFETY----------------------------------------------------

31

CONCLUSIONS--------------------------------------------------------------------------------32

BIBLIOGRAPHY--------------------------------------------------------------------------------33

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continuing national programme emanating from a well-articulated housing policy. We

also know that mass housing has been continually embarked upon to adequately provide

shelter for the labour force which oils the wheel of economic development of a nation.

Nigerian governments since independence in 1960 have pursued various housing

policies, yet housing poverty remains unabated. Recently, billions of naira was spent to

build more houses. Some non-governmental organizations have also done a lot to

improve the situation. The Women Economic Empowerment Action (WEEMA), an NGO

helped women (and men) from low-income backgrounds to realise their potential and

contribute meaningfully to society. WEEMA helped to create awareness about housing

issues in Nigeria. The WEEMA project was informed by the thinking that local women

and youths can be trained in brick-making with the objectives of creating job and income.

Besides, knowledge of how they can build with brick made from locally available

materials can be enhanced. Research shows that a savings of not less than 25% can be

achieved from the use of bricks rather than conventional housing construction. In this

new millennium, we cannot afford to remain in the dark. We must follow the rest of the

world and take steps to provide shelter for the masses, the poor and low-income earners

in Nigeria.

Unless the Governments in Nigeria take housing problem seriously, and give mass

Housing the attention it deserves by positive planning and elimination of all obstacles and

problems to effective housing delivery, Nigeria may never be able in the foreseeable

future to provide adequate shelter for the masses that constitute her labour force.

1.1 STATEMENT OF PROBLEM

in spite of the fact that Nigeria is blessed by God with abundant mineral resources, vast

land, and a man power development that could stand us out as equal among the comity of

nations in the world, Nigeria's housing problems have remained endemic and most of our

people still live in houses which a United Nations Housing Expert, Charles Abrams,

described as "an affront to human dignity. Finding affordable housing has been a big

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problem.

It has become increasingly glaring that most of the urban population live in

dehumanizing housing environment while those that have access to average housing do

so at abnormal cost. According to Onibokun (1986), Nubi (1991), rent in major cities of

Nigeria is about 60% of an average workers disposable income. This is far higher than

the 30% recommended by United Nations.Every year the price to rent a single apartment

rises. The landlords have to keep raising the cost in order to pay the taxes and mortgage

that are imposed to them. Failing to meet their obligations will result in the lost of their

building. People in necessity can not rent these apartments because they do not have a

good income.

1.2 AIM

The aim of this research is to seek ways of improving the housing conditions architecturally so

that every Nigerian can live on what he can afford This will be achieved by making an

economical design considering cost of building materials and methods of construction.

1.3 SCOPE OF PROJECT

In this project, emphasis will be on the designing livable and affordable residential units

with available local building materials using modern technology to meet the middle

income level strata. These dwelling units should be bungalows. It is not only geared at

changing the developmental pattern, but also an improvement of the appearance of the

environment.

1.4 RESEARCH METHODOLOGY

The methodology employed for this research was the survey technique. It aimed at

determining prevailing or existing conditions of the houses and the built environment.

Data gathered through, books, oral interviews and personal observations were statistically

manipulated and analyzed.

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CHAPTER TWO

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2.0 AFFORDABLE HOUSING IN NIGERIA

The term affordable housing might mean different things to different people. For

instance, in a developed country, USA, housing can be considered affordable for a low or

moderate-income earner if that household can acquire use of that housing unit (owned or

rented) for an amount up to 30 percent of its household income [Miles et al, 2000].

Mortgage lenders also use this standard as one important criterion in qualifying buyers of

market-rate housing for mortgage loans. In developing countries, only up to 20% of the

population who in actual fact constitute the higher income earners would be able to afford

such housing units.

Scottish Planning Policy 3 defines affordable housing in its broadest sense as:

housing of a reasonable quality that is affordable to people on modest incomes. In

some places the market can provide some or all of the affordable housing that is needed,

but in other places it is necessary to make housing available at a cost below market

value, to meet an identified need.

The low-income groups in developing countries are generally unable to access the

housing market through the mortgage institutions. Housing requirements for this group

are both urban and rural based. In 1991, statistics indicated that about 70% of Nigerians

fall in this category [National Housing Policy, 1991]. This situation has not changed.

Affordable housing for the low-income group are generally developed by the informal

sector of the economy through unstructured procurement systems.

The main ways through which this is achieved are:

social rented accommodation;

low cost housing for sale, for example shared ownership, self-build or other

subsidised or discounted housing for sale; and

some private sector rented accommodation, available at lower cost than market

rents, and provided either by local landowners or commercial landlords

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2.1 BRIEF HISTORY OF HOUSING DEVELOPMENT IN NIGERIA

Governments after Governments and their functionaries have proposed many

Development Plans for this Country. The concept of Housing has subsequently taken a

prominent position in every day saying in Nigeria in policy pronouncements and

technical discussions. Yet Nigeria remains under-developed in housing because, ethics,

accountability, and commitment, the fundamental basis for the effective implementation

of various housing programmes were decayed, if not non-existent. Nigeria witnessed

three major Housing development periods.

The Colonial or Pre-Independence Period (1914 - I960) : When housing

activities and policies of government were focussed mainly on the provision of

Quarters for the expatriate staff in what was generally called the Government

Residential Area (GRA). No real effort was made to see housing as a basic

necessity since native Nigerians were well accommodated.

The post independence period (1960-1979) : When it was generally accepted

that the five yearly development plan was the vehicle for economic growth.

Housing was relegated to the background especially, as the Federal Government

Channelled most of its resources to prosecute the Biafran War in 1967 -1970. In

1971 after the war, the National Council on Housing was established and many

Housing Corporations were also formed in various states. Although the impact on

housing was minimal, the period marked the first significant and direct attempt by

the Federal Government to intervene positively in the area of housing. It led in

1972 to the National Housing Programme where the Federal Government decreed

to construct a total of 50,000 housing units, with 15,000 units in Lagos and 4,000

in each of the eleven State Capitals.

The second civilian Administration 1973-]983 : An elaborate National Housing

Programme was embarked upon in 1980 and the target this time was on the Low-

Income earners. A total of 40,000 units were to be constructed annually nation

wide with 2,000 units located in each state. Eighty percent of these were ear

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marked for low-income earners. As usual in Nigeria, implementation became the

major problem as only 20% of the housing units projection was achieved.

In the 4th National Development plan period (1980 - 1985) the sum of #1.9 billion was

budgeted for housing by the Federal Government. During this period an estimated #600

million was expended in the implement at ion of the National Low-cost Housing scheme,

but the impact of this nation-wide on housing development was very negligible. The

housing programme became a failure for many reasons that ranged from wrong designs,

poor site selection and politics to appointment of wrong and in- experienced contractors.

Since then, housing suffered immensely in budgetary allocations.

2.2 CONSTRAINS AGAINST HOUSING DEVELOPMEMT:

There are various constrains against efficient housing development in Nigeria. The wel1

identified ones are as follows:-

The Land Factor

Finance For Housing Development

Building Material Factor

The Nigeria Factor.

The Land Factor:

Availability of land is the basis for all development and it is a. major factor in housing

development especially as its size and location is fixed. The demand for land for

development at all time outstrips its supply and its in accessibility constitutes a great

obstacle to development for both public and private sectors of the economy. Due to the

complex and confusing land tenure systems in Nigeria and the need for land to be made

easily available for development, the Land Used Decree was promulgated in 1978. The

Decree had the best of intentions for all Nigerians, but its interpretation and

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implementation became a problem.

One of its objectives was to make land "easily available to individuals, corporate

bodies, Institutions and Government" but because of greed, inordinate ambitions, and

corruption, the process of land acquisition became very difficult for effective housing

delivery. Unless land is first made available other factors of development will become

irrelevant.

The protracted delays in the processing and issuing Certificate of Occupancy by

Government, coupled with varying and exorbitant fees charged by various Governments,

makes availability of land very difficult. Unless the Decree is abrogated or amended to

cure it of its many deficiencies, the problem of availability of land for housing

development will certainly remain with us.

Finance for Housing Development

Basic to any development is finance. Of all the problems of housing development in

Nigeria, the problem of finance is very critical and decisive. The best programmes of any

Government, no matter how grand and viable in scope and content will remain a day

dream, unless there is sufficient capital to concretise it. Despite various pronouncements,

regulations and de-regulations, and all financial implementation policies of this country,

the issue of accessing sufficient funds for an effective housing delivery system remain

perpetually unsolved. At the very root of this problem is the undeniable fact that the

Nigerian Capital Market is undeveloped and appears to Lack expertise, the experience

and the modalities to provide the needed funds for investing on mass housing delivery.

The Building Materials Factor

One major problem that has constituted a wedge to the wheels of effective solution to

housing delivery is the cost of building materials. It has generally been estimated that

building materials and components constitute 50 to 60% of the total cost of construction

input. But in Nigeria this cost is put at 75% because of the added effects of factors like

inadequate infrastructural facilities like bad roads, which contribute to increase the cost

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of delivery of building materials.

As a result of the difficulties in delivery, demand shoots up above supply and prices as

a rule tend to increase. Most developers, both individuals and corporate bodies have been

forced to use imported materials because of unavailability of generally accepted local

materials that can stand the test of time both in quality and aesthetic finish.

Prior to the era of Structural Adjustment Programme (SAP) about 70% or more of the

nation's building materials requirements were imported and this constituted about 15% of

the country's import bill. This act of massive importation raises the cost of construction as

the costs of shipping and charges are transfered to the builder. Although Government has

encouraged the development of appropriate technology to facilitate production and use of

local building materials, Government itself has not done much to promote the use of

these local building materials. Can we not encourage good Research into the production

of sensitive building materials peculiar to this Country? Until we can do this, the cost of

building materials will remain a problem seeking for our solution.

The Nigerian Factor

It is difficult to ignore what has become known as the Nigerian Factor when one

seriously looks at the root causes of most problems in Nigeria in virtually all sectors of

our National development. The contemporary Nigeria policy of today has grown into an

amalgamation of moral decay, dishonesty, indiscipline, greed and a flagrant disregard for

Law and Order. Mr. Noble Hemuka in his lecture titled "Affordable Mass Housing

Development - Problems and Solutions on 26th October, 2000, defined The Nigerian

factor as follows: - "Our Country has gone down, the ladder of misfortune from the hey

days of colonial rule when every thing worked like magic, to this day when nothing

works, and Nigerians accept suffering as a way of life. The Nigerian Factor is that

faceless monster that has installmentally eaten deep into the fabric of our national psyche,

and as a deadly cancer, it has spread its tentacles into every sector of our national

economy, so much so that the country is bleeding helplessly to death at each turn of

events.

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It manifests in the way contractors collect money and do not perform, because they

know nothing will happen to them and nothing actually happens to them. In the same way

NEPA and NITEL ensure that energy and communication that form the foundation of

global economic wellbeing is denied Nigerians with impunity, the way responsibleNigerians steal and loot the National Treasury without shame, the way students, workers

and the Institutions hold authorities to ransom with ceaseless strikes, the way elected

representatives of the people whose main mandate is legislation, decide to convert the

National Assembly into an arena for selfish aggrandizement and un-necessary power

tussles . The human factor as defined by Mr. Hemuka in the year 2000 is still the same

today.

The effect of all these is the creation of an environment where frustration has taken

over hope from the masses and desire for quick money has taken over moral values and

how much you have has also become the index for social status. The truth is that so long

as no decisive steps are taken to curb this, we may never be able to solve most of our

problems, including providing adequate shelter for the teeming masses in Nigeria.

2.3 HOUSING POLICY

The deplorable urban housing situation has long been a major concern of the Federal and

state government. Such responses include the five-yearly economic and development

plan periods embanked upon after independent. The first three periods up to 1975 saw

varied but very significant attempts by the state in housing provision. Various bodies

were formed and certain policies enacted but to little impact. It was the third National

Development plan of 1975-1980 that introduced the most comprehensive and active

intervention by the government. The plan aimed at in creasing the housing supply to a

substantial degree. Specific measures taken were as follows:

The creation of a specific ministry of housing, urban development and

environment.

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The formation of the federal housing authority.

The establishment of the federal mortgage bank of Nigeria to replace the Nigeria

building society.

The government decided to subsidies the housing cost of low-income groups by directly

constructing housing units. It also took specific measure to minimize bottlenecks in the

construction industry, such as investment in the domestic production of cement and burnt

bricks while also importing other building materials.

Housing and urban development issues formed as much as 12% of expected expenditure

under the plan period. There was a planned target of 202,000 dwelling units comprising

8,000 units in each of the 19 states and 50,000 in Lagos, the capital. State governments

were to launch their own housing g programmers each providing the infrastructure. With

the establishment of a civilian government in 1979, a new plan on housing was

announced. There was a target of 200,000 dwelling units to be provided annually by both

public and private sector effort. The Federal Government itself undertook to build 2,000

dwelling units in each of the 19 states of the country with another 2,000 in the designated

new Capital Territory, Abuja. This latest programme was subjected to political abuse and

shoddy workmanship in the main.

The more serious and somewhat unpardonable error was the repetition of the

increasing the housing supply to a substantial degree; 4,000 units with the federal housing

authority supplying same house type throughout the whole country in spite of climatic

and socio-cultural differences that are bound to prevail. To date over 24 years of the

completion of the project, well over 50% are not in use either through lack of basic

infrastructure of access roads, water and electricity. Naturally most of such houses have

deteriorated or been vandalized. They are sad legacies dotted all over the country.

Governments are often involved in direct provision of large scale housing to members

of the public or its employees. There are a wide variety of housing schemes differing in

size, complexity and location. The following public housing schemes in Nigeria

illustrates the diversity of such schemes:

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Bwari Resettlement Scheme

The development comprises units of single room brick hits with thatched roof

located on previously undeveloped site devoid of any infrastructure. Water supplyto the scheme is through a single borehole with hand pump. Pit latrines were

provided for individual houses screened by thatched fence while cooking was to

be carried out in open air. Access to the scheme is through unpaved earth road

network. The scheme was provided for the Indigenous inhabitants of the Federal

Capital Territory, Abuja as part of the relocation process. The main objective of

the scheme is to provide facilities that represent the cultural expectations of the

displaced persons as closely as possible.

Lagos State Government Housing Schemes

The Lagos State Government had executed several housing schemes in the past,

all of different scale and complexity. The schemes provide housing for various

levels of the social strata, from low cost to high income depending on size,

location, quality of finishes and extent of infrastructure development. Some of the

schemes provide only the building frame or carcass for the buyer to complete the

rest to his taste.

FHA Housing Scheme, Gwarimpa

This is a complete new town development in the suburbs of the Abuja, complete

with infrastructure, religious and social facilities. It is a mixed, commercially

oriented housing scheme. Prototype units include bungalows, block of flats,

duplexes and various grades of stand alone houses. Prospective buyers of the

housing contributed to financing of the project by making deposits for the housing

in advance.

Federal Government 1004 Flats Housing Scheme, Lagos

This is one of the largest public housing schemes in Nigeria and has some peculiar

properties such as:

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(a) A mixture of high-rise and medium rise block of flats, of relatively complex

construction, including lifts.

(b) Propriety construction methods used, system buildings, most of the

components are imported into the country.(c) Integrated infrastructure, including road network, alternative water supply

(borehole and water treatment plant) and standby generators.

2.4 PROBLEMS ASSOCIATED WITH OFFICIAL HOUSING POLICIES IN

NIGERIA:

The mass housing programmed of the Federal and State Governments were conceived

with good intention but unfortunately the formulator of the policy did not spell out the

direction, neither did they take into consideration the amount to be involved. One of the

slogans was housing for all Nigerians. At the inception of the policy, ordinarily the

statement might have assumed that all families in Nigeria would be provided with

adequate housing regardless of who needed one.

There was no data to show the housing stock in any of our various towns and state

capitals. The objective of the Federal Government mass housing programmed amongothers was to reduce housing need with the view to making housing available to all at

affordable prices. The executors of this policy over-politicized the whole issue to the

extent that they made nonsense of the programmed. Land was not made available in some

state and where they were, they were too far from existing infrastructure like road, water

and electricity.

There were no master plan and money for infrastructure in these new locations. The

socio-cultural behaviors of the people were not considered at the design stage. The

houses were designed to grow with the household income but this idea was not

considered during the execution of the project. A substantial percentage of the housing

stock are still not occupied up till the present moment, and have been vandalized,

therefore government money has been wasted, and can never be recovered.

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2.5 THE NEED FOR NEW POLICY APPROACHES

Mass housing and low-cost technology application:

The post-independent plan has such ambitious target under the peculiar

circumstances of the country it was no surprise that not more than 25% of the

target was achieved. In realization of past failures, government has began less

ambitious and more pragmatic programmes.

Site and services:

There are some sites and services project in the country where individual will be

left to develop plots after government had provided the layout and basic amenities

like road, water, sewerage and electricity. Individual with assured income could

then build more economically houses constructed in conformity with officially set

standards helped by government-sponsored and organized loan schemes; this

would be much cheaper, quicker and socially more beneficial.

Community-based production housing or self-built housing:

Zubairu noted the importance of community-] based production of housing or

self-built housing which have been used in some developing countries where 50%

of the existing housing stock has been built by owner-occupiers. Potential house-

builders will however have to be properly trained and supervised by building

professionals to ensure that the structure is safe and healthy for human habitation.

Upgrading squatter settlement:

Where the squatter settlements are designated for residential purposes, then the

government should ensure that the buildings are structurally sound and then to

provide the necessary infrastructure services for the area.

Establishment of building materials and cooperative societies:

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These building material co-operatives would be like the existing ones which will

be giving loans to their members on their laid down rules and regulation. The

building material co-operative society on other hand will be mainly to buy

building material directly from the manufacturers and give as loan to theirmembers. They could also sell these materials in the open market to make more

profit for the society

Low-cost technology:

The low-cost technology is the one which can utilize the abundant local raw

materials and labor and respond favorably to the nations level of technological

and socio-economic development. Cheap and affordable building materials which

can compete favorably in the international market are to be produced so as to

enhance mass housing and also earn the country more dollars.

The required low-cost technology and local materials:

After more than a quarter of a century of political independent although there is a

scattered examples here and there, Nigerians are right in asking for a purposeful and

widespread evidence of indigenous character in our modern architecture. By the

intrinsic quality of our designs, by the use of locally available building materials, by

the evolution and promotion of simple and appropriate construction technology

especially for use in our country, the importance of low-cost technology and mass

participation cannot be over-emphasized.

The required low cost technology should have low energy consumption and also be

portable and easy to master by unskilled labor. They should be technology already

available to a particular locality or region of the country that is cheap, affordable and

can be improved upon for construction through research.

There are many traditional building materials available everywhere in the country.

New ways of protecting them and elongating their life span have already been found,

but there is not enough financial capacity for individual to venture into their uses.

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Government can ensure this by soft loan through the National Housing Fund and the

money can be paid back over a period of 25-30 years.

2.6 PROPOSED GUIDELINES FOR THE ORGANIZED LOW-COST

TECHNOLOGY AND MASS HOUSING:

For the low-cost technology and mass-housing to have the desired impact, The following

guidelines propose by Okusanya , are necessary:

In the face of a population explosion that put tremendous demands on limited

resources the challenge is in providing housing which retains the features and

amenities of the single family house at high densities through standardization of

materials and mass-production methods. The objective is in the reduction of waste

through efficiency of means resulting in maximization of productivity with its

inherent reduction in cost and availability of descent housing for everyone.

We should provide housing that would never need to be demolished, which their

owners will take delight in upgrading as their means improve and which they

would be proud to pass on to their children: housing which will promote stable

community.

In pursuit of this, we have to develop housing form that is a sensitive

interpretation of the needs and aspiration of the nation and to achieve this in

eloquent architectural statement for how we live will affect how we feel about

ourselves. And how we feel about ourselves will affect our collective psyche and

hence our collective will as a nation.

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CHAPTER THREE

3.0 POPULATION AND SOCIAL STRUCTURE

Nigerias population has experienced a considerable growth rate in the past two decades.

Although exact figures cannot be obtained due to doubtful census results in 1973, an

average natural rate of 3% per annum is assumed. At the same time as economic activity

has gravitated from rural areas to urban areas, migration has led to a number of problems

in overcrowded cities

In Imo state, population density is very high even in rural areas, job opportunities

expected to be better in the towns have attracted an increasing labour force to the main

centre, Owerri of which the current population estimates is 105, 000 for Owerri (47.6%

female).

The 1963 population census accredited Ezuhu Nguru with a population of about 1002

persons. It has a population structure as shown below:

AGE RANGE PERCENTAGE

0 14 30 .5115 60 28 .47

61 above 41 .02

Source: Imo State population estimate, 1986 by local govt. Areas

Most of the working population are self employed, except school teachers. They are

mainly wine tappers, traders, farmers, craftsmen. Presently, the population has grown but

people of the age range 15 60 are on the decrease as there is rural- urban drift due towhite collar jobs in the urban areas.

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3.1 SOCIO-ECONOMIC CHARACTERISTICS

Age range of the household members

Age is one of the most important factors for proposing an affordable and liveable

housing for people. For the purpose of the study, the age ranges of the respondents

are grouped according to age. The interval of 10 is used, as shown below: -

Source: - Owerri capital development authority

Children below the age of 25.8 % make up almost 4% of the total population. This

means that adequate provisions have to be made for the needs of this group. Thispopulation group is rather violent and this requires a lot of space both for recreational and

other purposes. Age distribution is therefore important for the design of an appropriate

affordable shelter.

AGE GROUP NUMBER

0 1 700

11 20 800

21 30 500

31 40 500

41 50 150

51 60 250

Above 61 200

Total 3,100

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Size of households

Data were also collected on the household sizes varied between 2 and 9 persons.

In most cases, the households were composed of the parents, children, dependents

and house helps. Households of sizes four to eight appear to be the most occurring

frequencies. The household size should determine the type of dwelling a

household should have. To meet a good standard, there should not be more than 2

persons per habitable room.

Marital status

This is sampled according to percentages thus: -

STATUS PERCENTAGE

Married 73%

Single 12%

Widowed 10%

Divorce 5%

Total 100%

Source: - Owerri capital development authority

From the above chart, a greater number of household heads are married. The marital

status determines the type of house that is to be required by a family.

Educational qualifications

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The educational attainment of the respondents as are given in the table bellows:

EDUCATIONAL

QUALIFICATION

PERCENTAGE

No informal education 13%

Up to primary six 65%

Up to post - primary school 17%

Higher schools of learning 5%

Total 100%

Source: - Field Survey 2004

About half of the populace is averagely educated.

Employment status

The various employments found there have been grouped as follows:

EMPLOYMENT STATUS PERCENTAGE

Self employed 50%

Civil Servants 30%

Private Organization

Employed

13%

Unemployment 7%

Total 100%

Source: -Field Survey 2004

The data shows that there is most of the working population are self employed,

except school teachers. This is an indicator that they will be able to afford the affordable

housing. Employment type bears heavily on ones income.

Income of the respondents

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The income distribution of the household heads varies from one household to

another. The income distribution data is given as follows: -

INCOME STRATA INCOME RANGE PERCENTAGE OF

PERSONS

Very low income Below 2,500 15%

Low income (Grade level 1-7) Between 7,500 15,000 50%

Middle income (Grade level 8-

14)

15,000 25,000 20%

High income (Grade level 14-

17)

Above 25, 000 15%

Total 100%

Source: - Field Survey (2005)

The range shows that the majority of the household heads are low income earners. This

could be accounted for by the fact that a greater percentage of the respondents are self

employed and businessmen. Therefore, they would require housing loans with low

interest rates, spread over a very long period of between 10 20 years.

Water Supply

One of the basic requirements in the infrastructural sector is the design and

implementation of a water supply network with individual connection to each plot.

This goal has been achieved by reducing costs of other infrastructural utilities and

keeping the capacity of the water supply network to its minimum possible design

level. The existing water supply system in Ezuhu Nguru, cannot meet the increasing

demands of the populations. This is mainly to the insufficient capacity of existing

water resources.

Electricity Supply

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To satisfy this demand, the existing network will have to be extended continually.

Also, standards will have to be considerably improved to obviate the risk of recurrent

power cuts. The standard recommended by the consultant includes low-voltage

overhead lines along all streets, leaving every plot holder the option of individualhouse connection. Furthermore, the installation of street lighting along all district

distributor roads has been proposed.

CHAPTER FOUR

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4.0 CASE STUDIES

4.01 Aladimma Housing Estate, Owerri

The Imo State Government provided these houses for basically civil servants. The site islocated along MCC Uratta Road and it is bounded in the west by Ikenegbu layout.

The scheme was a low density residential area, with only one-storyed houses. Privacy

and individuality of occupiers were perfectly achieved. It aimed at income level

integration. There are basically three house types; one-bedroom bunglow, twobedroom

bungalow with garage, three-bedroom duplex with garage.

The walls were made of sandcrete blocks and the foundation of concrete. Majority of

the exterior has brick finish while the interior is finished with emulsion paint. Roofs are

double pitched with timber trusses and covered with zinc as roofing material.

4.02 Low Cost Housing in Mexico

The house is located in a rural location with a climate characterized by large daily and

seasonal temperature swings. The construction method of the house consisted of: Walls

made of recycling plastic pet bottle panels, 240 cm height x 120 cm width, x 10 cm thick.

A basic modular net of 90 cm x 90 cm was used in the project design. The plastic pet

panels were produced based on this modular principle. Two 1 cm layers of sand-mortar

were used on each side of the walls plaster, to make a 12 cm total wall thickness. The

roof of this house was built of two layers of the same material as the walls. The house

was built by local people, trained in supervised self-construction. Women and children

participated very actively in the process, mainly in the elaboration of the recycling plastic

pet bottle panels in (Figs. 1 and 2).

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Cost analysis of construction

The construction of the house using recycling plastic pet bottle panels on walls and a roof

of hollow concrete block and concrete beams presented a 45% reduction of total cost.

The breakdown of the different cost components showed that by using local hand work to

build the panels reduction was 75% relative to conventional brick or concrete block

walls. Roof cost was 15% lower than conventional reinforced concrete roof.

Therefore, the use of innovative building materials can reduce construction costs of

typical dwellings and this can also contribute to reduce the current house deficit in

Mexico.

4.1 RECOMMENDATIONS AND PROPOSALS

Materials and Cost

Building materials obviously play an important part in any consideration of housing for

low to middle- income people in developing areas. The approach to this enormous and

complex subject depends upon the objective to be attained. The point of view adopted

here is that indigenous materials either now or potentially available must de employed to

the fullest possible extent in order to keep costs down, avoid draining limited foreign

exchange, and provide employment locally. Furthermore, the construction methods

adopted should use these materials in such a way that the unskilled and semi-skilled

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labour, much of it on a self-help basis, can be used to construct the needed housing,

thereby reducing costs, providing employment, and at the same time imparting at least

some training in construction skills.

Walls

The walls are made of adobe bricks. Adobe bricks or blocks are moulded from

clay-based mixture with enough water content to produce a workable constituency

that allows the material to be formed in simple moulds. The best adobe soil will

have between 15% and 30% clay in it to bind the material together, with the rest

being mostly sand or larger aggregate. Too much clay will shrink and crack

excessively; too little will allow fragmentation. Sometimes adobe is stabilized

with a small amount of cement or asphalt emulsion added to keep it intact where it

will be subject to excessive weather. Adobe blocks can be formed either by

pouring it into moulds and allowing it to dry or it can be pressed into blocks with a

hydraulic or leverage press. Adobe can also be used for floors that have resilience

and beauty, coloured with a thin slip of clay and polished with natural oil. It is the

most cost-effective method of building low cost housing, of the very highest

standards.

Adobe bricks Left to sun dry Construction of

building with adobe bricks

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Merits

Minimum shrinkage is one of the chief advantages of adobe bricks. Shrinkage occurs in

drying, before the bricks are built into the wall. Furthermore, their uniform size permits

wall to be laid accurately. Other advantages include:-

it uses the most widely available and least expensive building material in the

world - earth

It can be produced on the construction site, which negates the need for

transporting the bricks and thereby, reduces the risk of damaging the already "paid

for" bricks.

It utilise unskilled labour to manufacture the bricks, therefore, employment is

provided for local indigenous population and costs are kept at the lowest level.

They are of a quality and finish that builders do not plaster or paint the external

walls.

A building made of adobe bricks is totally isothermic to the extent that neither the

heat nor the cold will affect the comfort of the occupants.

it produces attractive buildings of high strength and great affordability

Demerits

A major disadvantage is the double handling of the heavy material. It is first dug, mixed,

during drying and hardening, the bricks must be protected from the rain which can easily

severely damage or wash them away. Once they are dry and hard, such damage is

minimal.

Windows

The material for the windows is louvre as it is more cost effective than aluminum

sliding windows.

Doors

The doors are made of wood.

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Roofs

Zinc will be used as the roofing material .It is cost effective when compared toother roofing material s in our present time. Though it is no as durable as the other

roofing materials, the good quality ones will last longer.

4.2 HOUSE PLANNING

All rooms should be of simple and convenient shape .The rooms are self contained for

improved hygiene. Account should be taken of the main furniture and equipment each

room is to contain.

Lounge/Dining

The dining is within the lounge area. This minimizes the cost for floor finishes and

also, demarcating walls. The dining should have direct access to the kitchen to

facilitate serving of food and cleaning of dishes. There should be adequate lighting

and ventilation in this space.

Bedroom

This is one of the most private in the dwelling unit. It should be accessible to the

toilet, dining, and lounge. Indirect access should exist between or to kitchen and

outdoor. Proper ventilation is most needed. The location of doors windows and

closet should be planned to allow for best placement of the bed and other

furniture.

Kitchen

Easy access to the outside and direct access to the dinning should be considered in

the location of the kitchen. Also, the basic work space is preferably compact.

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Stored items should be visible as well as physically accessible. Adequate lighting

over all work surfaces is very important, proper ventilation is of prime importance

to the kitchen.

Bath Room

The location is relative to the bedrooms and other rooms .Facilities should be

conveniently arranged with special attention to clearance. Good ventilation is

essential for reduction of humidity. Lighting should be adequate for proper

functioning of the space

4.3 FIRE PROTECTION AND SAFETY

During fire out break, building materials may melt, burn lose strength, expand, shrink and

crack. Fire resistance is a property of elements for example: wall, column, floors beam

glazing and doors.

It is rated as the time taken to contain the fire within a compartment before spread to

other while continuing to perform structural and or separate function.

Clay products resist ire for about four (4) hours while Cement/concrete product should

resist fire for about two (2) hours. Finishes and fitting should be treated with non-

combustible finishes.

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CONCLUSIONS

The application of innovative building systems using low cost materials can be a key

factor to promote an increase of house construction in Nigeria. Furthermore, the use of

these type of materials have also some other benefits:

Reduction of environmental damage, a promising platform for creating jobs andproductive projects in poor rural regions, as well as forming the basis for generating

building examples which can be used to promote a multiple and positive effect in

Nigeria. The results of this demonstrative example can eventually be used in some other

regions of country and this can also lead to fund saving and quality living for people.

All these can be aimed at achieving a new culture in the use of energy and natural

resources for the current and new generations of the new millennium.

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Olusule, R. Urban Planning and Housing in Nigeria. New York Longman Press,

1982

Onibokun Poju Issues in Nigerian Housing Bibligraphic Review. Ibadan,

NISER, 1983

research mthds

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