EVALUATION OF PUBLIC HOUSING

EVALUATION OF PUBLIC HOUSING

  ABSTRACT 

Governments all over the world are addressing the issue of providing adequate and affordable housing to their citizens. The Ogun State Government in Southwest Nigeria is not left out in this drive, and thus launched an integrated public housing programme in 2003, assuming that the use of different strategies by different organizations would result in the provision of adequate housing and an improved quality of life for various categories of people in the State. Given that the validity of this assumption has not been formally tested, this study aimed to evaluate public housing in Ogun State, Nigeria, to determine the extent to which various housing delivery strategies provided adequate and satisfactory housing.

and influenced the quality of life of residents of state public housing.
Respondents were chosen using survey and qualitative research strategies, as well as proportionate and purposive sampling techniques. The primary data was obtained using the

Questionnaires were distributed to 90 randomly selected staff members, and oral interviews were conducted with four senior management personnel from four key public housing agencies. Furthermore, a questionnaire and an observation schedule were used to collect data from 517 housing units chosen from four different housing delivery strategies based on their frequency of occurrence in nine newly constructed public housing estates. Frequencies, percentages, cross tabulations, discriminant, principal component, and categorical regression analyses were used to analyze quantitative data, while content analysis was used to analyze qualitative data. The findings indicate that the four public housing agencies sampled were rated as having adequate organizational capacity in terms of public housing provision. However, residents rated the agencies’ housing as affordable, inadequate, and unsatisfactory. Despite the fact that the public housing estates sampled lacked basic socioeconomic infrastructure, the majority of respondents were satisfied with their current living situation. The study discovered significant differences in residents’ socioeconomic characteristics, as well as their levels of housing adequacy and satisfaction, across the four strategies. Whereas the Core housing strategy provided the most adequate and satisfactory housing for low-income earners, the Turnkey and Public-Private Partnership (PPP) strategies provided the least adequate and satisfactory housing for middle-income earners. The Shell strategy of providing housing for the wealthy had the highest proportion of people who were happy with their lives. Satisfaction with housing estate management and housing unit attributes, among other things, distinguished between residents who were satisfied with their lives and those who were not. Housing unit attributes were rated as the most adequate and satisfactory, while socioeconomic infrastructure and neighborhood amenities were rated as the least adequate and least satisfactory.
Findings also show that, among other things, housing delivery strategies, additional space requirements in housing units, organizational capacity, and respondents’ age, income, and tenure status were significant predictors of housing adequacy and residential satisfaction in the study area. Residential satisfaction, tenure status, housing adequacy, housing delivery strategies, length of residency, income, and respondents’ age were all factors that were taken into account. influenced satisfaction with life in the housing estates. Although the study’s findings are consistent with previous research, the categorical regression analysis (R2 = 1.000, F=718909256; P=0.000) shows that adequate housing (Beta=1.000, F=528886811; P=0.000) was the strongest predictor of, and closely related to, residential satisfaction; and that housing adequacy and residential satisfaction have a significant influence on life satisfaction. The findings imply that the various housing delivery strategies used in public housing perform differently in terms of residentsâ€TM perceived adequacy and satisfaction; that levels of housing adequacy and satisfaction, as well as quality of life in public housing, can be improved through adequate provision and maintenance of basic housing infrastructure and neighborhood facilities; and that housing adequacy and satisfaction can be used interchangeably. concept in housing evaluation; and the underlying assumption in public housing in Ogun State is correct.

TABLE OF MATERIALS
Page Title ————————— – I Sincerity ii Certification ———————————— ———————————— iii
Dedication ——————————————————— iv Acknowledgement ——————————v
Abstract ——————————— vi

INTRODUCTION TO THE FIRST CHAPTER
1.0 Research Background
————————1
1.1 Problem Statement ——————————3
1.2 Purpose of Research
————————-6
1.3 Learning Objectives
—————————-6
Justification (1.4)
—————————-6
1.5 Field of Study
———————8
1.6 Conclusion
——————————-8

Chapter 2: THE STUDY CONTEXT

———————-10 2.0.0 Overview

—————————10 2.1.0 Basic Study Area Information

—————10
2.1.1 Ogun State’s Location and Size
2.1.2 Administrative Setting ———————10
————————12
2.1.3 Ogun State’s Demographics and Socioeconomic Characteristics
—————12
2.2.0 Public Housing in Ogun State —————-14
2.2.1 Public Housing in Ogun State: Historical Perspective ———14
2.2.2 The 2003 Ogun State Housing Policy
———-16
2.2.3 The Public Housing Programme in Ogun State and its Objectives
—-18 2.2.4 Housing Delivery Strategies in the Public Housing Programme
——18 (i) Government Aided Core

Housing Policy ————19 \s(ii) (ii) Strategy for Turnkey Housing Delivery ————————21 \s(iii) (iii) Housing Delivery Strategy in Public-Private Partnership ——24 \s(iv) (iv) Housing Delivery Strategy at the Shell Stage —————-26
2.3.0 Ogun State Public Housing Agencies
——————28
Ogun State Housing Corporation————————-29
2.3.2 Ogun State Property and Investment Corporation-30
2.3.3 Gateway City Development Company———32
2.3.4 Ogun State Housing Ministry ——————-33
2.4 Conclusion
———————————-35

REVIEW OF RELATED LITERATURE IN CHAPTER 3

———————-36
3.0. Orientation
—————————-36
3.1.0 Evaluation Study ————————39
3.1.1 Evaluation of Social Programs Using Program Theory ——————40
3.2.0 Research in Public Housing
—————————43
3.3.0 Assessment of Public Housing —————— 46
3.3.1 Evaluation Dimensions of Public Housing
———-47
3.3.2 Public Housing Evaluation Levels —————-48
3.4.0 Methods for Evaluating Public Housing ————— —— ————50
3.4.1 Post-Occupancy Assessments
————————-51
3.4.2 Customer Satisfaction Research ——- ———-55
3.4.3 Quality Assessment————————-60
3.4.4 Housing Adequacy Assessment
——————66

(i)Affordable Housing ——————————69
(ii) Safe Shelter ——————-70
(iii)
Housing that is Healthy
—————————71
(iv)
Housing that is easily accessible
————————-74
(v) Housing at an Affordable Price ————————74
3.5.0 Evaluation Methods for Public Housing Schemes ————-76
3.6.0 Factors Influencing Public Housing Evaluation ——————-78
3.7.0 Housing and Life Quality
————————80
3.8.0 Conclusion
———————————-83

CONCEPTUAL FRAMEWORK CHAPTER 4 —————————85
4.0.0 Getting Started
————————85 4.1.0 Evaluation Theory and Conceptual Approaches
—————-86
4.2 The Study’s Conceptual Framework——————88
4.3 Conclusion
———————————89
RESEARCH METHODOLOGY IN CHAPTER 5
——————-91 5.0 Overview
——————————91 5.1.0 Research Plan
——————————91 5.2.0 Housing Units and Public Housing Organizations Sample Frame
——92 5.3.0 Sampling Methods
———————-92 5.4.0 Sample Size of Housing Units and Organizational Staff Members
———92 5.5.0 Data Collection Instrument Design
———————94 5.6.0 Data Collection and Processing
————————95 5.6.1 Goal 1
——————————-95 5.6.2 Goal 2
——————————97
5.6.3 Purpose 3——————————-98
5.6.4 Purpose 4 —————————-98
5.6.5 Purpose 5—————————-100
5.7. Processing of Data

———————————102
5.8. Tests for Reliability and Validity
———————-103
5.9 Conclusion
———————————-104

Chapter 6 PUBLIC HOUSING AGENCIES’ ORGANIZATIONAL CAPACITY

———————————106
6.0.0 Getting Started
————————-106
6.1.0 Respondents’ Socioeconomic Characteristics (Staff)———106 6.2.0 Organizational Characteristics of Public Housing Agencies —————110
6.3.0 Public Housing Agencies’ Organizational Capacity
————-118
Individual Adequacy Scores in Relation to Overall Organizational Capacity
—-119 6.3.2 Factors Contributing to Overall Organizational Capacity
——119 6.3.3 Overall Management Component Adequacy 6.3.4 Overall Adequacy of Resource Component ———————121 —————-122
6.4.0. Sufficient Organizational Capacity of Different Organizations
———- ——-123
6.4.1 Factors Contributing to the Adequacy of Organizational Capacity of Different Organizations
—————- ———————124 6.4.2 Contributing Attributes to Organizational Management Capacity Adequacy
———- ————125 6.4.3 Organizational Capacity Comparison Across Agencies
——-127 6.5 Conclusion
———————————-129

Chapter 7 HOUSING CHARACTERISTICS PROVIDED BY THE

PUBLIC
HOUSING AGENCIES——————131
7.0.0 Introduction—————- 131
7.1.0 Overall Housing Attributes ————– —— —–131
7.1.1 Additional Requirements in the Housing Units——-133
7.2.0 Housing Characteristics across the different Delivery Strategies —134
7.2.1 Housing Unit Attributes——————134
7.2.2 Housing Services and Infrastructure————–140
7.2.3 Housing Estate Characteristics and Neighbourhood Facilities–143
7.3.0 Comparative Analysis of Housing Characteristics in the four Delivery
Strategies——————–146
7.4.0 Summary——————–147

Chapter 8 SOCIAL AND ECONOMIC CHARACTERISTICS OF RESIDENTS OF
PUBLIC HOUSING ESTATES ——————149
8.0.0 Introduction —————–149
8.1.0 Socio-economic Characteristics of the Respondents in all the Housing Units–149
8.1.1 Socio-economic Characteristics of Residents across different Housing
Delivery Strategies————-153
8.2 Summary———————–160

Chapter 9 ASSESSMENT OF THE ADEQUACY OF PUBLIC HOUSING——-161
9.0. Introduction——————161
9.1.0 Overall Housing Adequacy—————-161
9.1.2 Contributing Attributes to Overall Housing Adequacy—-162
9.1.3 Adequacy of Housing sub-Components————–163
(i) Adequacy of Housing Unit Attributes————–163
(ii) Adequacy of Housing Services and Infrastructure——–165
(iii) Adequacy of Neighbourhood Facilities———–166
(iv) Adequacy of Management of Facilities in the Housing Estates–166
9.2.0 Housing Adequacy across the different Delivery Strategies——–168
9.2.1 Contributing Attributes to Housing Adequacy across the different Strategies-
————————169
9.3.0 Adequacy Index Housing sub-Components——— 173
9.4.0 Variation in Housing Adequacy————– 176
9.4.1 Factors Influencing Overall Housing Adequacy——-177
9.5.0 Dimensions of Evaluation of Overall Housing Adequacy————-179
9.5.1 Dimensions of Evaluation of Housing Adequacy across the different Strategies
————————–180
(i) The Core Housing Strategy———–180
(ii) The Turnkey Housing Delivery Strategy————-182
(iii) PPP Housing Delivery Strategy————–183
(iv)The Shell Housing Delivery Strategy—————- 185
9.5.2: Comparison of Dimensions of Housing Adequacy Evaluation across the
Different Strategies————187
9.6 Summary——————-189

Chapter 10 RESIDENTIAL SATISFACTION IN PUBLIC HOUSING ———–192
10.0.0 Introduction—————192
10.1.0 Evaluation of Residential Satisfaction———–192
10.1.1 Overall Residential Satisfaction————193
10.1.2 Contribution of Housing Attributes to Overall Residential Satisfaction—
—————194
10.1.3 Satisfaction with Housing Sub-Components——195
(i) Satisfaction with Housing Unit Attributes ————–196
(ii) Satisfaction with Housing Services————197
(iii) Satisfaction with location of Neighbourhood Facilities——-197
(iv) Satisfaction with Socio-economic Environment of housing Estates
——————-198
(v) Satisfaction with Management of Housing Estates——–199
10.2.0 Residential Satisfaction across the different Housing Delivery Strategies–201
10.2.1: Contribution of Housing Attributes to Residential Satisfaction across the
Delivery Strategies——————–202

10.3: Satisfaction with Housing sub-Components in all the Strategies—-209
10.3.1 Satisfaction with Housing sub-components across the Different Strategies
—————–211
10.4 Variation in Satisfaction with housing sub-components——214
10.4.1 Variation in Satisfaction across Socio-economic characteristics of
Respondents———————-214
10.4.2 Factors affecting Residential Satisfaction in all the Housing Estates——-215
10.5 Dimensions of Evaluation of Residential Satisfaction in all the Housing Estates——–219
10.5 .1: Dimensions of Evaluation of Residential Satisfaction across the different
Strategies.———————-220
(i)Core Housing Delivery Strategy———— ———-220
(ii) The Turnkey Housing Delivery Strategy———–222
(iii) The Public-Private Partnership Housing Delivery Strategy—— 224
(iv)The Shell Housing Delivery Strategy——– —— 226
10.5.2 Comparison of Dimensions of Residential Satisfaction Evaluation across the
Different Strategies————- ——228
10.6 Summary——————–230

Chapter 11 SATISFACTION WITH LIFE IN PUBLIC HOUSING ………………….233
11.1.1 Satisfaction with Life in all the Housing Estates——- 233
11.1.2: Satisfaction with Life across the different housing Delivery Strategies—234
11.2.0 Variation in Satisfaction with Life in all the Housing Estates——- —–237
11.2.1: Factors Affecting Satisfaction with Life in all the Housing Estates——-237
11.2.2 Discriminants of Satisfaction with life in all the Housing Estates———-243
11.3. Summary———————243

Chapter 12 SYNTHESIS, SUMMARY AND CONCLUSIONS——-245
12.0. Introduction——————–245
12.1. Overview of Research —————245
12.2: Summary of Key Findings——————-247
12.3 Synthesis of Key Issues Arising from the Study————250
12.4 Implications of Study Findings ————-257
12.5 Areas for further Study————–260
12.6 Concluding Remarks——————261
REFERENCES———————262

APPENDICES———————288
Appendix 1: Ogun State in Context of Nigeria ———-288
Appendix 2: Floor Plans of Core Housing Units———-289
Appendix 3: Floor Plan of Turnkey Housing Unit in OLokota Housing Estate ——–289
Appendix 4: Floor Plan of Typical Housing Unit in the PPP Strategy———–290
Appendix 5: Floor Plan of Typical Housing Unit in the Shell Strategy———-290
Appendix 6: Variables for Assessing Organizational Capacity ———291
Appendix 7: Housing Attributes——————-292
Appendix 8: Housing Adequacy Variables—————-293
Appendix 9: Residential Satisfaction and Satisfaction with Life Variables——295
Appendix 10: Survey Questionnaire (Staff of Public Housing Agencies) ——-297
Appendix 11: Interview Guide———————300
Appendix12: Housing Unit Survey Questionnaire—————-301
Appendix 13: Observation Schedule————–307
Appendix 14: Reliability Test of Scale of Measurement of Staff Survey Questionnaire——–309
Appendix 15: Reliability Test of Scale for Measurement for Housing Adequacy——-310
Appendix 16: Reliability Test of Scale for Measurement for Residential Satisfaction and
Satisfaction with life—————-311
Appendix 17: Number of Persons per Room————–312
Appendix 18: Layouts of Media Village and OGD Housing Estates Asero, Abeokuta ———-313
Appendix 19: Categorical Principal Component Analysis of Dimensions of Housing Adequacy Evaluation in All the Housing Estates (Model Summary)——–314
Appendix 20: Categorical Principal Component Analysis of Dimensions of Housing Adequacy
Evaluation in the Core Housing Estates (Model Summary)——–315
Appendix 21: Categorical Principal Component Analysis of dimensions of housing adequacy
evaluation in the Turnkey housing estates (Model Summary)————316
Appendix 22: Categorical Principal Component Analysis of dimensions of housing adequacy
evaluation in the PPP housing estate (Model Summary) ——317
Appendix 23: Categorical Principal Component Analysis of dimensions of housing adequacy
evaluation in the Shell housing estates (Model Summary)——318
Appendix 24: Categorical Principal Component Analysis of dimensions of Residential
Satisfaction in all the housing estates (Model Summary) ——–319
Appendix 25: Categorical Principal Component Analysis of Residential Satisfaction evaluation in
the Shell housing estates (Model Summary)————–320
Appendix 26: Categorical Principal Component Analysis of dimensions of Residential
Satisfaction evaluation in the Turnkey housing estates (Model Summary) ——–321
Appendix 27: Categorical Principal Component Analysis of dimensions of residential
Satisfaction evaluation in the PPP housing estates (Model Summary) –322
Appendix 28: Categorical Principal Component Analysis of dimensions of Residential
Satisfaction evaluation in the Shell housing estates (Model Summary)———-323
Appendix 29: Discriminant Analysis of Satisfaction with Life in Housings Estates– 324
LIST OF TABLES
Table 2.1: The Population Distribution across Local Government Areas in Ogun State——–14
Table 2.2: Planned and Completed Housing Units by the OSHC ——–30
Table 2.3: Planned and Completed Housing Units by OPIC. ————–32
Table 2.4: Planned and Completed Housing Units by the GCDCL——–33
Table 2.5: Planned and Completed Housing Schemes by the MOH——-34
Table 5.1: Sample Size of Housing Units for Each Housing Delivery Strategy———–93
Table 5.2: Distribution of Questionnaires to Residents of Housing units according to
Housing Delivery Strategies ——————102
Table 6.1: Average Monthly Income of Respondents————-107
Table 6.2: Highest Educational Qualification of Respondents——- —107
Table 6.3: Areas of Specialization of Respondents—————-108
Table 6.4: Designation of Respondents——————–109
Table 6.5: Organizational Characteristics—————–118
Table 6.6: Individual Score on Overall Organizational Capacity——–119
Table 6.7: Contributing Components to Overall Organizational Capacity——120
Table 6.8: Individual Scores on Adequacy of Management Capacity————122
Table 6.9: Individuals’ Scores on Adequacy of Resources Capacity ————122
Table 6.10: Contributing Attributes to Organizational Capacity across the Organizations—–125
Table 6.11: Adequacy Indices of Organizational Capacity of the four
Organizations——————127
Table 7.1: Additional Requirements in the Housing Units —————134
Table 7.2: Housing Typology————–134
Table 7.3: Sizes of Housing Units—————–135
Table: 7.4 Additional Spatial Requirements in the Housing Units across the Strategies———136
Table 7.5: Mode of Acquisition of Housing Units—————–136
Table 7.6: Evaluation of Housing Acquisition Process————137
Table 7.7 Evaluation of Cost of Housing—————–138
Table 7.8: Descriptive Statistics of Occupancy Ratio ———–139
Table 7.9: Mode of Water Supply in Housing Units ————-141
Table 7.10: Source of Power Supply to Housing Units ———142
Tables 7.11: Refuse Collection and Disposal from Housing Units——143
Table 7.12: Housing Estate Characteristics and Facilities across the Housing Delivery
Strategies———————–145
Table 8.1: Respondents’ Sex————–153
Table 8.2 Age Grouping of Respondents——————153
Table 8.3: Marital Status of Respondents——————154
Table 8.4: Educational Attainment of Respondents—————155
Table 8.5: Employment Sector of Respondents———-155
Table 8.6: Personal Average Monthly Income of Respondents———-156
Table 8.7: Length of Residency in the Housing Estate———–157
Table 8.8: Type of Tenure—————–157
Table 8.9: Household Sizes of Respondents————–158
Table 9.1: Overall Housing Adequacy ——————–162
Table 9.2: Contribution of Housing Attributes to Housing Adequacy ———163
Table 9.3: Adequacy of Housing Unit Attributes—————-164
Table 9.4: Adequacy of Housing Services and Infrastructure———–165
Table 9.5: Adequacy of Neighbourhood Facilities—————166
Table 9.6: Adequacy of Management of Facilities —————167
Table 9.7: Contributing Attributes to Housing adequacy across the Delivery Strategies——-170
Table 9.8:- Sub-Components Adequacy Indices——————174
Table 9.9: Adequacy Indices Housing Sub-components across the different Housing Delivery
Strategies ———————–174
Table 9.10: Regression Coefficients of Predictors of Overall Housing Adequacy——-178
Table 9.11: Dimensions of Housing Adequacy Description in all the Housing Estates–180
Table 9.12: Dimensions of Housing Adequacy Description in the Core Housing Strategy——181
Table 9.13: Dimensions of Housing Adequacy Description in the Turnkey Strategy—-183
Table 9.14: Dimensions of Housing Adequacy Description in the PPP Strategy———184
Table 9.15: Dimensions of Housing Adequacy Description in the Shell Strategy ——-186
Table 9.16: Summary of Result of Factor Analysis on Housing Adequacy across the Strategies
——————–188
Table 10.1 Overall Residential Satisfaction in all the housing estates————193
Table 10.2: Contribution of Housing Attributes to overall Residential Satisfaction—–195
Table 10.3: Satisfaction with Housing Unit Attribute————-196
Table 10.4: Satisfaction with Housing Unit Services————-197
Table 10.5: Satisfaction with location of Neighbourhood Facilities – ———–198
Table 10.6: Satisfaction with Socio-Economic Environment of Housing Estates——-199
Table 10.7: Satisfaction with Management of Housing Estates– ——-200
Table 10.8: Contribution of Housing Attributes to Residential Satisfaction—–204
Table 10.9: Satisfaction Indices of Housing sub-Components———–210
Table 10.10: Satisfaction Indices across Housing Delivery Strategies———–212
Table 10.11: Regression Coefficients of Predictors of Residential Satisfaction in all the Housing Estates————————216
Table 10.12: Alternative Regression Coefficients of Predictors of Residential Satisfaction in all the Housing Estates without housing adequacy as a predictor————218
Table 10.13: Dimensions of Residential Satisfaction Description in all the Housing Estates- -220
Table 10.14: Dimensions of Residential Satisfaction Description in the Core housing Estates 221
Table 10.15: Dimensions of Residential Satisfaction Description in all Turnkey Housing
Estates—————-223
Table 10.16: Dimensions of Residential Satisfaction Description in the PPP Housing Estate–225
Table10.17: Dimensions of Residential Satisfaction Description in the Shell Housing Estate-227
Table 10.18: Summary of Result of Factor Analysis on Residential Satisfaction across the
Strategies ———————-229
Table 11.1: Regression Coefficients of Predictors of Satisfaction with Life in all the Housing
Estate——————239
Table 11.2: Discriminant Analysis of Satisfaction with life in all the Housing Estates ——–241
Table 11.3: Structure Matrix of Discriminant Analysis of Satisfaction with Life——–242

LIST OF FIGURES
Figure 2.1: Map of Ogun State Showing the Local Government Areas———–11
Figure 3.1: Components of a typical Programme Impact Theory——- 42
Figure 3.2 Basic Logic Model————–42
Figure 3.3: Quality Of Life: A System Model————-81
Figure 4.1: The Theoretical and Conceptual Framework of the study ————90
Figure 6.1: Age Group of Respondents————107
Figure 6.2: Years of Experience of Respondents———-110
Figure 6.3: Organizational Structure of the Ogun State Housing Corporation————111
Figure 6.4: Organizational Structure of the Ogun State Property and Investment Company
(OPIC) and Gateway City Development Company Limited (GCDCL)——–112
Figure 6.5: Organizational Structure of the Ogun Sate Ministry of Housing—–113
Figure 6.6 Adequacy of Organizational Capacity across the Organizations——124
Figure 7.1: Housing Typology———————-132
Figure 7.2: Sizes of Dwelling Units—————-132
Figure 8.1: Age Groups of Respondents——————–150
Figure 8.2: Personal Average Monthly Income (Naira) ———–151
Figure 8.3: Household Sizes—————-152
Figure 8.4: Tenure Types——————-152
Figure 9.1: Individual Housing Adequacy Rating across the Delivery Strategies——–169
Figure 10.1: Residential Satisfaction Across Housing Delivery Strategies——-202
Figure 11.1: Residents’ Satisfaction with Life In public Housing——–234
Figure: 11.2: Satisfaction with life across the different housing delivery Strategies—–235

LIST OF PHOTOGRAPHS
Plat 1: View of the Core Housing Estate—————–21
Plate 2: View of the Media Village, Abeokuta at Commissioning——-23
Plate 3: Typical two-bed room semi-detached house in the Media Village, Abeokuta ———-23
Plate 4: Three Bed room Bungalow in the Presidential Mandate Housing Scheme constructed
with burnt bricks——————–24
Plate 5: Typical Detached 3-bed room bungalow in the OGD-Sparklight Estate, Ibafo———26
Plate 6: View of unoccupied housing units in the OGD-Sparklight Estate, Ibafo——–26
Plate 7: View of unoccupied housing units in the OGD-Sparklight Estate, Ibafo——–27
Plate 8: Occupied Housing Units in the OSHC Estate, Ota—————-28