AWARENESS AND PRACTICE OF GREEN

CONSTRUCTION

ABSTRACT
In spite of the huge environmental and energy problem in Nigeria, designers have not seen the need for a
shift from their traditional method of designing buildings. Green building which is also known as
sustainable buildings are buildings which represents friendly structures that have little or no impact on the
environment. 
This study focuses on examining the level of awareness and practice of green construction in Lagos state
with a view to improve the practice by assessing the benefits of green construction, factors hindering the
practice and proffering possible solutions to these factors.
A cross-sectional survey research design was adopted for the study. A structured questionnaire was used as
the principal instrument for collecting data from respondents. Using convenience sampling technique, a
total sample of seventy (70) was drawn from the collection of built environment professionals (including
architects, builders, quantity surveyors, Engineers, Estate surveyors and town planners) in various types of
organization, expert clients and government representatives, from various parts in Lagos state. Fifty five
(55) were completed and returned representing a 79.00% response rate.
The analyses of data generated were carried out with the aid of Statistical Package for Social Sciences
(SPSS version   20.0) Percentage and mean score were used. Analysis of variance was also used in testing
the hypothesis. The study also reveals that natural lightening access in many part of the building is the
most important factor that built environment professionals put into consideration when carrying out
construction projects, energy efficiency is the most important factor considered by built environment
professionals in achieving sustainable design and construction. The conviction that green building costs
higher is seen to be the greatest barrier that hinders built environment professional from regularly
incorporating sustainable strategies into their work. This study further recommends that there should be
education, training and seminars on green construction for project stakeholders involved in the design
process including the client, developpers, project managers, architects, engineers, consultants, suppliers
and contractors so as to convince them about the value of building green to the environment and to change
their perceptions that green building cost higher than conventional method of construction as well as give
the knowledge required to include green building technology into a project. It is also suggested that the
government should provide incentives for stakeholders willing to build green and loan should be provided
for sustainable projects. Finally, when carrying out construction projects, this study recommends that built
environment professionals should put into consideration; natural access in many part of the building, use of
large windows that maximizes the amount of light admitted into the building and vegetation around the
building.
CHAPTER ONE 1.0 Introduction 1.1   Background to study. 
Green or Sustainable buildings are the future and will over the next few decades be more common
Nigeria. The demand for high performance buildings is gradually becoming a trend in the Nigerian
building industry. The main objectives of sustainable construction activities are to avoid resource depletion
of energy, water, and raw materials and to prevent environmental degradation caused by facilities and
infrastructure throughout their life cycle (Nordic Research Institute, 2014).
According Nwokoro and Onukwube (2011) the application of efficient waste management system, the use
of renewable construction materials and effective use of project design facilities will facilitate the
attainment of biophysical sustainability in Nigeria. To pursue sustainable construction, the industry is
expected to evolve its processes of creating the built environment. Building construction has greatly
increased and has been said to account for nearly half of all the greenhouse gas emissions and energy
consumed owing largely to the energy used in the production and transportation of materials to building
construction sites, and energy used to operate these buildings (Adegbile, 2013).
The built environment accounts for a large quota of material and energy consumption, biodiversity loss,
pollution and waste generation (Afolabi, 2013). Design for flexibility, durability, adaptability and quality
are essential factors necessary for the attainment of technical sustainability in construction (Nwokoro,
2011).
The building industry is a significant contributor to a majority of environmental issues (Celik, 2013).
Green architecture ensures that no part or component of the building poses a threat to the surrounding
environment. This requires the use of natural building materials with organic compounds like wood,
bricks, or other elements rather than synthetics (Daramola, Adebayo & Alabi, 2012). Sustainable
development is a development that meets the needs of the present without compromising the ability of
future generations to meet their own needs (United Nations, 1987).
Nduka and Ogunsanmi (2015) study on Adoptability of Green Building Practices in Construction Projects
in Nigeria states that, Professional bodies should train and educate their members on green principles to
ensure awareness and knowledge of the practice. To maintain effective sustainable practice on projects,
professionals need to attend seminars, conferences and training programmes to improve their knowledge of
green design, construction, methods and techniques. Embracing green or sustainable concept in design is
aimed at reducing energy, operation and maintenance cost, reduced building related illness, increase the
productivity and comfort of building occupants; reduce waste and pollution and increase building and
component durability and flexibility. It is important that the focus of green concept be embraced from the
early stages of building design, planning and construction. There is need to reduce the need for energy in
building and create more awareness to ensure the efficient use of available energy (Malina, 2013).
 Hence it is of great importance to encourage green construction, and ensure that it is incorporated at the
building’s design stage. Public awareness about green construction in Lagos is limited due to the fact that
there is lack of institutional structures promoting green buildings, lack of adequate resources to promote
green construction, little or no incentives from the government to promote green construction, limited
professional capacity to integrate green building into construction and also there is little or no
encouragement from the government in initiating green construction. This research is aimed at evaluating
the factors restraining the practice of green construction in Lagos state
1.2   Statement of the Research problem.
In Nigeria, Green concept, sustainability and environmental issues are hardly put into
Consideration when designing a new building or renovating an old one. These results in a short fall in user
satisfaction, functional space planning and service type (Otegulu, 2011).
In spite of the huge environmental and energy problem in Nigeria, designers have not seen the need for a
shift from their traditional method of designing buildings. The level of awareness of the development of
green building in Nigeria is extremely low. Only few housing developments are going green. Victoria
Garden City (VGC) and Crown Estate both in Lagos State are among few housing estates to have
incorporated some elements of green building in their design. The reasons could be traced to the
assumption that it costs more to build green, the lack of awareness of the market, the knowledge, the
research, and resources, steep learning for professionals, outdated planning and building codes, poor
government policies with respect to built environment, shortage of engineers with experience of operating
green building systems and lack of incentives for owner investors as opposed to owner-
occupants (Udechuwku & Johnson, 2008).
It is equally very surprising that some buildings in Environmental science faculties of some universities are
not given the touch of green or ecological sustainability in their design and construction(Otegulu,
2011). Lagos state being the most populous city in Sub-Saharan Africa accounts for 40% of the total fuel
consumption in Nigeria (Taiwo, 2005). Household activities within a mega city of about 18 million people
living in over 3million houses no doubt constitute a significant quota of carbon emissions in Lagos state
(Lagos State Ministry of Housing, 2009)
In evaluating the level of awareness and practice of green construction in Lagos state, This research aims at
addressing the problems limiting the practice of green construction in Lagos state which includesLack of
adequate resources to promote the construction of green buildings,  Limited professional capacity to
integrate green designs into construction, Lack of institutional structures to promote green construction,
little or no incentives from the government to promote green construction and so on.
 Sustainability can be achieved through reduction in energy, encouraging recycling and reuse of materials.
The purpose of this research is to evaluate the problems limiting the practice of green construction in
Lagos state and proffer possible solutions to encourage green construction. Hence before implementing
any green construction, the general public and the professionals must realize what green building is clearly.
1.3   Aim and Objectives of research.
This research is aimed at evaluating the awareness and practice of green or sustainable construction in
Lagos state, with a view to improving the practice.
The objectives are to:
1)      To investigate the level of awareness of green construction in Lagos state. 
2)      To identify the benefits of green construction in Lagos state.
3)      To identify the factors limiting the practice of green construction.
4)      To investigate solutions proffered to the factors limiting the practice of green construction.
1.4   Statement of Research questions.
The following are the research questions:
1)      What is the level of awareness of green construction in Lagos State?
2)      What are the benefits of practicing green construction in Lagos state?
3)      What are the factors limiting the practice of green construction in Lagos state?
4)      What are the solutions proffered to the factors limiting the practice of green construction?
1.5   Hypotheses of study.
In order to achieve the objectives of this study, the following hypotheses are postulated and are to be tested
in this study:
1.      There is no significant awareness of green construction practice in Lagos State.
2.      There is no significant difference among construction professionals on the perceived benefits of
green construction in Lagos State.
  1.6   Scope of study/ Delimitation of the study.
This study focuses on examining the level of awareness and practice of green construction, evaluating the
benefits, the factors limiting the practice and proffering possible solutions to these problems. This research
focuses on Lagos state.
  1.7   Significance of the study.
The outcome of this study should assisting in highlighting the benefits and advantages of green
construction in Lagos state, by examining the factors limiting the practice and awareness and proffering
possible solutions and recommendations to achieve environmental sustainability , encourage recycling and
reduce wastage.
1.8   Definition of key terms.
1.      Environmental sustainability: This involves making decisions and taking action that are in the
interests of protecting the natural world, with particular emphasis on preserving the capability of the
environment to support human life.
2.      Environment: The sum total of all sorroundings of a living organism including natural forces and
other living things which provide conditions for development and growth as well as of danger and damage.
3.      Green buildings or Green construction: This refers to a structure and using process that is
environmentally responsible and resource-efficient throughout a building's life-cycle: from siting to design,
construction, operation, maintenance, renovation, and demolition. Green construction means that a
building uses less energy, conserves renewable resources and contains fewer toxic materials.
 PROBLEMS OF PROPERTY MANAGEMENT AND ITS
SOLUTIONS IN NIGERIA
ABSTRACT
Property management is a vital aspect of real estate profession. To a non-professional estate agent property
management entails only vent collection and receiving of fee, but there are other aspects of it which intake
the expertise of a professional Estate agent to task. These include selecting the right type of tenant for a
particular property arrangement and execution of leases, advising on insurance policy and rating
assessment and ensuring that they are settled regularly, defining maintenance obligation of both the land
lord and the tenant.
Beside all these, there are so many problem associated with property management which ranges from
attitude of the land lord inflation, political and economic factors, particular circumstance of individuals
properties etc.
This study will therefore examine these problems and proffer solutions.
Proffer Solution: It is the responsibility of the manger to ensure that the defects are properly repaired. In a
situation where the management agent is responsible for maintenance of the property, the agent must be
very prudent with maintenance cost, and ensure that client receive good value of their money. If it is
multiple occupied properties, the manager will or have to introduce the service charge approach for
maintenance work. 
CHAPTER ONE
1.0 INTRODUCTION
Property management to a non – Professional Estate agent entails mere collection rent.
Real property management goes beyond mere collection of rent. A property manger gets involved with
managerial problem solving and decision making. He also performs several activities and tasks involving
planning, organising, directing and controlling with respect to the portfolio of real estate assets being
managed on behalf of his clients.
This is important since one of the features of real property that distinguishes it from other investment
media is its requirement to be managed.
Because of the increasing pace of technological development or innovations resulting particularly in the
construction of high rise and high technological structures in our cities, there is need for a trained manager
who is able to cope effectively and efficiently with management problems arising from the latter.
Multi – tenanted properties such as office blocks and residential houses present the greatest management
challenge to the surveyor.
The author’s experience of non-challant attitude of a good number of property investors regarding the
management of the property prompted the choice of this topic
1.2       OBJECTIVES OF THE STUDY 
The study will examine the problems of property management, and proffer solutions towards rectifying
these problems
1.3       SCOPE
This project will be limited to a few selected property in Abuja metropole, which includes.
1. Shelter House
2. Alaji M.D. shitus property on Plot 801 Malumfashi Close Area 11, Gariki Abuja
3. C.O.C. Enterprises property in Karmo, Abuja
4. Mrs. Nwankwo’s property on Plot 118 Tunis Street Zone 6 Wuse, Abuja
1.4 STUDY METHODOLOGY
This study is based on data collected by the following methods
1. Primary method
2. Secondary method
Primary Method: Primary data collection involves the distribution of questionnaires among some
practicing Estate surveyor value’s as well as some land lords.
It involves the personal interview of professional.
Secondary Method:   Secondary data are those collected from previously published works (e.g.) Journals,
newspapers, magazines etc.
1.5 DEFINTIION OF PROPERTY MANAGEMENT
Michael Thorncraft defined property management as the direction and  supervision of an interest in landed
property with the aim of securing the optimum return. This return, which may not always be financial may
also be in the form of social benefit, status, prestige, political strength etc.
John P. Macey and  Charles Baker defined property management as the application of skill in caring for
property. Its surrounding and amenities, and in developing a sound relationship between tenants
themselves, in order that the Estate, as well as t he individual house may give the fullest value to both the
land lord and the tenants, from the land lords point of view it is desirable that the property should be
efficiently and economically maintained and managed as much as possible, while from the tenants point of
view, the house should provide a home, the focal point of full and happy life for the family.

ANALYSIS OF MAINTENANCE CULTURE EMPLOYED

IN PUBLIC INFRASTRUCTURE IN NIGERIA
CHAPTER ONE

INTRODUCTION
1.1   BACKGROUND TO THE STUDY

Over the years, Nigeria has had a number of laudable projects that makes one proud of being a Nigerian. These
projects range from the Liberty Stadium, Ibadan (now called the Obafemi Awolowo Stadium) to the National
Stadium Lagos, Universities, hospitals, schools and the refineries which got oil displacing agriculture as the
mainstay of the economy to mention a few.

But having been built and made to serve the immediate purpose they were meant to serve, they ended up in
most cases forgotten, abandoned and at its best given very little attention, leading to its poor maintenance and
management. The million dollar question to draw from the aforesaid is if these projects were actually made
available in the short term or long term. It is expected that the latter would be the answer. Nevertheless over the
years, most laudable projects in Nigeria fault this notion.

Nigeria is not meant to be where she currently is for she is a blessed nation, one that is palpably so richly
endowed with the best of resources; “human and material” to spur her towards having the best facilities when she
deems it necessary and most appropriate. Nigeria as against the so called world economies, developed nations,
world powers or whatever phrase used to describe the most powerful States of the world is immensely blessed
with natural resources as earlier mentioned, that only if Nigeria was properly managed by the best hands in
leadership, she would have easily stimulated herself towards being not just a real giant of Africa (as against what
is perceive to be the current self acclaimed status) but among the world powers in all ramifications most
importantly, socioeconomically.

Nigeria has had over the years on its once upon a time very laudable projects that are right now in the most
deplorable state ever imagined which are definitely threats to the social economic and infrastructural
advancement of Nigeria. This is with respect to the issue of maintenance of public facilities and capital projects
that are worthy of proudly making one a Nigerian, though for a short while, no thanks to the “extinction” of the
beauty that once upon a time greeted such projects.

In line with the national development goals for improving the quality of services in the public sectors to become
“The Developed Countries by the year 2020” have a first class infrastructures on the agenda for Nigeria. Apart
from this, many facilities such as buildings and public infrastructures are built to fulfill administrative and social
needs as well as economic responsibilities to the general public. The government assets and facilities should be
managed properly with maintenance work to ensure the functioning assets, minimum cost of repairing and
providing a safe environment for the user. Maintenance culture is defined the combination of technical and
administrative actions to be taken to preserve or protect a structure, system or equipment to function properly
(British Standards Institute, 1974). It as a work process or work activity programmed by an individual or group to
be undertaken to protect, preserve and maintain the function of a facility

Maintenance culture defines the values, way of thinking, behaviour, perception, and the underlying assumptions
of any person or group or society that considers maintenance as a matter that is important (priority) and practices
it in their life. When a person or group has maintenance culture, they would have the attitude to maintain,
preserve and protect the public facilities. The attitude in question is towards the maintenance work, which is
embedded in each individual or group, although in practice, the maintenance tasks have been programmed,
planned and scheduled, it is only when one understands the responsibility entrusted to implement it that creates
a proper awareness of maintenance work and whereby it is done automatically, spontaneously without any
direction and thought (Suwaibatul et. al, 2012). Maintenance culture is not universal in nature, it is usually derived
or learned through a person making maintenance a natural daily practice that can be followed and emulated by
others (Florence, 2011). These cultures are not easy to develop. It takes time and occurs in response to changes
to the individual himself/herself. Thus, it is not something that is impossible to implement if the method made the
maintenance culture is known to be performed. When the determinant factors of maintenance of development
are identified, the maintenance will be a daily practice that is understood by each individual about what their
duties are.

1.2   STATEMENT OF THE PROBLEM

Maintenance culture development in Nigeria can be achieved through the implementation of the leadership
factors that should be done by someone who was called leaders toward culture maintenance practices among all
his followers. Maintenance tasks will not be regarded as a burden, but as a good practice that should be
implemented for the next stake. This is where the need of the leadership qualities in a leader by showing a
serious commitment to the work done by providing a work plan that can be easily understood and followed by
everyone. However, this study analyses the maintenance culture employed in public infrastructure in Nigeria.

1.3   OBJECTIVES OF THE STUDY

The following are the objectives of this study:

To examine the level of maintenance culture employed in public infrastructure in Nigeria.

To identify the determinants of maintenance culture of public infrastructure in Nigeria.

To determine the attitude of Nigerians to maintenance culture.

1.4   RESEARCH QUESTIONS

What is the level of maintenance culture employed in public infrastructure in Nigeria?

What are the determinants of maintenance culture of public infrastructure in Nigeria?

What is the attitude of Nigerians to maintenance culture?

1.6   SIGNIFICANCE OF THE STUDY

The following are the significance of this study:

The results from this study will educate the Nigerian general populace on the need for the adequate maintenance
of public infrastructure.

This research will be a contribution to the body of literature in the area of the effect of personality trait on
student’s academic performance, thereby constituting the empirical literature for future research in the subject
area.

1.7   SCOPE/LIMITATIONS OF THE STUDY

This study will cover the maintenance culture employed in public infrastructure in Nigeria and the determinants of
maintenance culture in Nigeria.

LIMITATION OF STUDY

Financial constraint– Insufficient fund tends to impede the efficiency of the researcher in sourcing for the relevant
materials, literature or information and in the process of data collection (internet, questionnaire and interview).

Time constraint– The researcher will simultaneously engage in this study with other academic work. This
consequently will cut down on the time devoted for the research work.

REFERENCES

Suwaibatul Islamiah A.S., Abdul Hakim M., Syazwina F.A.S., Eizzatul A.S. (2012). An Overview Development Of
Maintenance Culture, 3rd International Conference On Business and Economic Research. Proceeding
Conference, pp 2206-2217

British Standard Institution BS 3811. (1974). Glossary of General Terms Used in Maintenance Organization,
London 1974.

Florence. (2011). An Empirical Analysis of Asset Replacement Decisions and Maintenance Culture in Some
Government Organizations Located In Ogbomoso and Ilorin Metropolis As Case Study. Journal of Management
and Society, 1(3), 01-09.
PROBLEMS OF FACILITIES MANAGEMENT IN
CORPORATE ORGANIZATIONS
ABSTRACT

Facilities management in Nigeria is still in an early learning cycle when compared with the situation in Europe,
USA etc where the practice has been on since the 1980’s. Some corporate organizations are increasingly
embracing the need for efficient facilities management. Like any new venture, facilities management practice in
Nigeria is expected to also have its commencement problems. This study examines the role of the facilities
manager and highlights the problems that constrain effective facilities management. The research adopted both
survey and case study methods. The survey was used in data collection while the case study was based on an
intensive study of six selected drug, beverages and textile manufacturing industries in Lagos. The sampling
technique used was simple random sampling. The sample of 240 respondents was drawn from the population
parameters through Taro Yamani model. A total number of 200 completed questionnaires representing 83.3% of
the distribution made were recovered and used for statistical analysis. The hypothesis of this study postulates
that facilities management problems do not have significant effect on efficient productivity in an organization. The
data collected were subjected to an inferential statistical test using chi-square technique. The major problems
identified include poor funding and maintenance, bureaucracy and unavailability of skilled/right professionals. The
result of the statistical analysis obtained is shown as follows: X2cal = 157.08 and X2tab = 7.82. This shows that
the null hypothesis should be rejected in favour of the alternative hypothesis, based on the decision rule to reject
the null hypothesis if the calculated value is greater than the table value. This work concludes that facilities
management problems have significant effect on efficient productivity in an organization. Benchmarking, safety
and security provision, good communication, continuous training programs, adequate budgetary provisions,
value-engineering application among others are recommended.

CHAPTER ONE

1.1INTRODUCTION/BACKGROUND OF STUDY

A lot of erroneous meanings have been ascribed to facilities

management. These misconceptions have arisen because of the dictionary meanings which people have
identified the word facility with. Even professionals in real estate, construction industries and professionals in
other sectors are likely to think that facilities mean those special infrastructure such as water, electricity, road,
telecommunication equipment etc that are important to the use and enjoyment of a property. According to Odiete
(1998) the early set of people who came in contact with what is now referred to as facilities and their
management have always taken a restricted view of the discipline as relating only to space management as
against the other aspects.

Very few people perceive facilities management to be the management of such machines and equipments that
provide special services to the building such as power generator, lifts and elevators, water reservoirs, water
treatment plant, air conditioning systems etc. All these are correct to the point that they just form a portion of the
overall facilities management process. Facilities management involves the entire building as a whole, its
structure, fabrics, components, services, space dimension, storey height and its special attachment from
substructure to the apex of the super structure. (Nutt, 1999)

Recent development and research into the discipline particularly since the late eighties has however revealed a
wider and more embracing scope. International Association of facilities management, the umbrella organization
for all facilities managers all over the world has defined facilities management as involving

the tasks of design, construction, maintenance and management of the physical environment as it relates to and
the work process(Brian and Adrian 2000).In practice, facilities management can cover a wide range of services
including real estate management, financial management, change management, human resources management,
health and safety and contract management, in addition to building maintenance, domestic services (such as
cleaning and security)and utilities supplies. It has equally been seen to entail the coordination, control and
management of the support services necessary to maintain business operation and allow it to achieve its
corporate goals. These widened views have become important as at today, because the operation of business
has become highly articulated, sophisticated, more complex and constantly evolving (Hans 1996).Facilities
management can therefore be summarized as creating an environment that is conducive to carrying out the
organization’s primary operations, taking an integrated view of the services infrastructure, and using this to
deliver customer satisfaction and value for money through support for and enhancement of the core business.
We can develop this definition to describe facilities management as something that will:

(a)          Sweat the assets, that is make them highly cost effective

(b)          Enhance the organization’s culture and image

(c)          Deliver effective and responsive services

(d)          Enable future change in the use of space

(e)          Provide competitive advantage to the organization’s core business

Moreover,  facilities  management  has  grown  beyond  the

shell of managing the office premises but has found application in

several industrial and non-commercial environments while retaining its initial relevance within the commercial
world that operates from the office (Gilleard Yiqun, 1999).

The basic principle of facilities management is to know the policies, practice, and procedures guided by an
organizations mission and its available resources (Sanni, 1998). Organizations may not be aware of the extent to
which value for money in facility management can be improved. This suggests that it is not the outcome that
needs to be looked at closely, but the decision making that leads to it. There are common approaches to facilities
management, regardless of the size and location of buildings, although these may not necessarily result to
common solutions to problems. In some cases, estate- related and facilities services are outsourced (contracted
out) and in others retained in house for good reasons in each case. There are also many organizations that
operate what might be described as a mixed economy, where some services are outsourced in some measure
as well as being retained in house.

In view of the above, this study is to critically examine the problems of facilities management practice in
corporate organizations (manufacturing industries) within Lagos state and proffer solutions to them.

1.2STATEMENT OF PROBLEM

Facilities management in Nigeria is still in an early learning cycle when compared with the situation in Europe,
USA etc, where the practice has been on since the 1980’s. Some corporate organizations are increasingly
bracing the need for efficient facilities management. Like any new venture, facilities

management practice in Nigeria is expected to also have its commencement problems. It is these problems of
facilities management that this study intends to find out.

1.3AIM AND OBJECTIVES

The  aim  of  this  research  is  to  examine  the  role  of  the

facilities manager and to highlight the problems that constrain effective facilities management as well as
providing solution to the identified problems.

The objectives of the research include the following:

1.           To give a comprehensive insight into the field of facilities management, its functions, scope and
relevance.
2.           To establish the professional inputs of facilities management team and its role in corporate
organizations.

3.           To determine the problems which militate against efficient and effective facilities management in
corporate organizations.

1.4SCOPE OF STUDY

Facilities management is a broad subject hence this study

was restricted to facilities management as it pertains to corporate organizations within Lagos state, sampling a
selected number of manufacturing industries while proffering solutions to some of the identified problems.

1.5METHOD OF RESEARCH

Research data was obtained through:

PRIMARY DATA: Information and statistical background wereobtained by means of interviews, questionnaires

and field

observations. Observations. Interviews were conducted with management personnel and facilities managers
within selected corporate organizations (manufacturing industries) in Lagos state.

SECONDARY DATA: These were obtained through an extensivereview of seminar papers, textbooks, internet
materials, journals, magazines and recent works on the subject.

1.6STATEMENT OF HYPOTHESES

1.           H0:  Facilities management problems do not have significant

effect on efficient productivity in an organization.

H1: Facilities management problems have significant effect on efficient productivity in an organization.

2.           H0:   Resources allocated for facilities management are not

adequate.

H1: Resources allocated for facilities management are adequate.

1.7SIGNIFICANCE OF STUDY

This study will help to articulate the philosophy behind the

idea (concept) of facilities management as an emerging field of study and area of specialization. The study will
bring to bare unforeseen problems on this emerging field presently and those that are likely to spring up in the
near future. It will also prepare the minds of future or prospective facilities managers of the problems inherent in
the field.

1.8RESEARCH QUESTIONS

1.           How effectively are facilities being managed?

2.           To what extent do the facilities compliment their basic function?

3.           To what extent is the management functional in terms of finance, modern automation etc?

4.           To what extent are the resources allocated for facilities management adequate?

5.           To what extent are the facilities users requirements satisfied?

6.           What are the major problems encountered by facilities managers and how can they be solved?

1.9BRIEF HISTORY OF THE STUDY AREA

Metropolitan Lagos covers an area of about 1,086 square kilometers. It covers Ikeja which is the capital of the
state. It is the centre of the nations commercial and industrial activities. It is bounded on the south by the Atlantic
Ocean, on the East by part of Lagos Lagoon and on the north – west by the Lagos State boundary with Ogun
state.

The growth of metropolitan Lagos in the last fifty (50) years has been tremendous, exerting great pressure on the
suburbs and fringes of metropolitan areas. The population rose from 126, 168 in 1931 to about 3.8 million in 1978
and 6.5 million in 1991 (National population commission 1991). Presently, it is estimated to be about 15 million.
With this rise in population, greater pressure is exerted on infrastructure and facilities which are disproportionate
to the population using them.

Lagos is the most populous city in Nigeria, the largest country in Africa. The metropolitan area, an estimated 300
square kilometers is a group of Islands endowned with creeks and lagoons. Lagos is projected to be one of the
world’s five largest cities by 2005.The dominant vegetation of the state is the swamp forest consisting of the fresh
water and mangrove swamp forests both of which are influenced by the double rainfall pattern of the state which
makes the environment a wet land region. Generally, the state has two climatic seasons: Dry(November-march)
and wet (April- october).The drainage system of the state is characterized by amaze of lagoons and water ways
which constitutes about 22% of 787sq kms(75,755 hectares) of the state’s total landmass. The major water
bodies are the Lagos and Lekki lagoons, Yewa and Ogun Rivers. Others are ologe lagoon, kuuramo waters,
Badagry and Omu.

The Influence of Online Marketing on Real

Estate Business
CHAPTER ONE
INTRODUCTION
1.1 BACKGROUND TO THE STUDY
The growth of the use of the Internet, and in particular the World Wide
Web, over the last 10 years has been phenomenal and impacted nearly
every area of life in developed societies. One of the most important
aspects of peoples’ lives is their physical living conditions and in Nigeria
just like in many other countries. Traditionally Nigeria has adopted new
technology rapidly, with a relatively large population of over 170 million
and a high demand for housing. Internet use has followed this pattern
with World Wide Web access now available to the vast majority of
Nigerian homes.

The Internet is still seen as a fairly new tool by many people.

Concerning the current graphic-intensive state of the media (multi-
media presentations) and encrypted e-commerce (secure online
purchasing) used on the internet, this technology is very new (Birvin,
1999). However, the backbone of the Internet has roots going all the
way back to the Soviet Union’s launching of Sputnik in 1957. In
response (to Sputnik), the US forms the Advanced Research Projects
Agency (ARPA), the following year, within the Department of Defense
(DOD) to establish America’s lead in science and technology applicable
to the military. Real estate listings were part of the fabric of the
Internet. Originally, entire Usenet message boards were reserved for
listing homes, with eager homeowners looking to cut out the real estate
commission which has been in operation in advanced countries (Rosen,
1996). When the Internet started to boom, real estate practitioners got
in on the game as well, adding their listings on their own sites. Real
estate services also started developing Internet platforms. In 1996,
LendingTree.com introduced its marketplace concept. This was the first
service offered for real estate that existed only in cyberspace. Many
other banks offering online loans already existed, but this showed the
unique power of the Internet. Today, sites offer a myriad of real estate
services in an online environment all over the world. While some of
them have traditional brick and mortar operations, many of these new
companies exist only over TCPIP (Transmission Control Protocol over
Internet Protocol) (Rosen, 1996).

The role of internet marketing in real estate has grown profoundly over
the past few years. In an industry that once used print media as its
primary form of delivering the marketing message, there is now an
urgent need to have transitioned to the internet to reach today’s
homebuyers. An online presence is a vital component of a real estate
professional’s marketing strategy. Because today’s consumers want
accurate information quickly and conveniently, real estate professionals
must harness the features and capabilities of online marketing to meet
these ever-increasing needs. In this study, the researcher will provide
information on the influence of online marketing on the real estate
business.

Real estate is an information-intensive business. Agents connect buyers

to sellers through control and dissemination of information. Agents are
valued for the information skills they bring to making both listings and
sales. Since houses are expensive, not easily describable and
infrequently bought or sold, most individuals still feel the need for
assistance with this transaction from a professional. As well, these are
all factors that tend to increase transactions costs (Williamson, 1981).
However, the use of online marketing in the real estate business can be
used to disinter-mediate the traditional agent and broker is of focal
interest here, as it potentially threatens the traditional relationship
between agent and homeowner. Disintermediation is the elimination or
displacement of market intermediaries, enabling direct trade with
buyers and consumers without agents (Wigand, 1997).

1.2 STATEMENT OF THE PROBLEM

Real estate is a promising setting for studying online marketing because
it is an information-intensive and information-driven industry;
transaction-based, with high value and asset-specificity; market-
intermediary (agents and brokers connect buyers and sellers rather
than buying or selling themselves); and experiencing on-going
information technology (IT) related changes through online marketing.
In an attempt to increase popularity, productivity and profitability, real
estate agents and brokerage firms are using the Internet to deliver
market information to consumers about the residential real estate
market. This study examines to what extent has online marketing
influenced the real estate business.

1.3 OBJECTIVES OF THE STUDY

The following are the objectives of this study:
1. To examine the influence of online marketing on the real estate
business.
2. To determine the effectiveness of online marketing in the real estate
business.
3. To identify the problems associated with online marketing in the real
estate business.

1.4 RESEARCH QUESTIONS

1. What is the influence of online marketing on the real estate
business?
2. What is the effectiveness of online marketing in the real estate
business?
3. What are the problems associated with online marketing in the real
estate business?

1.5 HYPOTHESIS
HO: Online marketing does not influence the real estate business
HA: Online marketing does influence the real estate business

1.6 SIGNIFICANCE OF THE STUDY

The following are the significance of this study:
1. The result from this study will educate the general public on the
rudiments of online marketing and especially how it can influence the
real estate business.
2. This research will also serve as a resource base to other scholars and
researchers interested in carrying out further research in this field
subsequently if applied will go to an extent to provide a new
explanation to the topic.

1.7 SCOPE/LIMITATIONS OF THE STUDY

This study on the influence of online marketing on real estate business
will cover the level of online marketing in Nigeria, especially in the real
estate development sector. It will also cover the online business
activities of real estate agents in Nigeria.

LIMITATION OF STUDY
Financial constraint- Insufficient fund tends to impede the efficiency of
the researcher in sourcing for the relevant materials, literature or
information and the process of data collection (internet, questionnaire
and interview).
Time constraint- The researcher will simultaneously engage in this
study with other academic work. This consequently will cut down on
the time devoted to the research work.

REFERENCES
Bivins R. (1999): New Houston Realty Firm Has Success Melding
Internet, Standard Approach, Knight-Ridder/Tribune Business News
November 7 1999.

Rosen.,(1996) Virtual Reality Real Estate-Agents Face Extinction in an

Information Rich Century 21, Dallas Observer, January 18, 1996, pg.6

Wigand, R. T., Picot, A. and Reichwald, R. (1997). Information,

Organization and Management: Expanding Markets and Corporate
Boundaries. Chichester, England: John Wiley & Sons.

Williamson, O. E. (1981). The economics of organization: The

transaction cost approach. American Journal of Sociology, 87(3), 548–
577.

The Effect of Land Use Act on Sustainable

Housing Development in Nigeria
CHAPTER ONE
INTRODUCTION
1.1 BACKGROUND TO THE STUDY
Land use regulations and controls are used to restrict the rights of
private landholders in the use of land. The regulations are used to
protect public interest in the use of private land. The regulations stem
from the need to provide public amenities, to increase the efficiency of
land-use, to limit urban sprawl and unnecessary encroachment on
agricultural land, and to achieve economies of scale and least-cost
production of public services (Courtney, 1983). The regulations are also
used to ensure the availability of land to all groups, and to ensure that
the benefits of development go to the community as a whole.

Today, if you buy land in Nigeria and you do not have the Certificate of
Occupancy (C of O) from the government, it is not yours, all you have is
a lease, that is, you never have a freehold. You cannot even have access
to any loan or do anything tangible if you do not have fund of your own,
not even the National Housing Fund which was set up by the
government to render such assistance. Yet the Certificate of Occupancy
is even more difficult than getting the land itself. All efforts by some
State Governments especially the Lagos State government to ease the
procedure and collection have been described as mere gimmicks. We
have heard series of cases where Governors wield their powers to
revoke legally acquired rights of occupancy in the interest of the public,
whereas it was obvious that they were done on political reasons
especially against oppositions. The former President of the federation
who was the author of the Act when it was promulgated during his first
military administration had to reassure Nigerians on 26th of September
2001 in Abuja that “no government owns land” and that “land belongs
to the people”. This statement was made when he was condemning the
excesses of the Governors. As stated above, since it is a known
philosophy that laws are made by men for men and are operated,
implemented and enforced by human beings through various legal
institutions, our concern is how the Act has affected sustainable
housing development schemes in Nigeria.

Several controversies that were created by the Act have been well
documented in different reactions and write-ups (Mabogunje (2007;
2011) and Aluko (2007; 2009; 2010) dealt excessively on the gory state
of affairs about the housing situations in Nigeria in general and how it
could be sustained. In this research study, we try to examine the effects
that the Land Use Act has had on sustainable housing provision in
Nigeria. Since one of the major areas of the Act is to control future uses
and open new land for the needs of Nigeria’s growing population
especially in urban areas, yet there is still the outcry of the people to
affordable housing provision. In Lagos State for example, the
municipalities (local governments) have no say in the issue of Certificate
of Occupancy as all lands in the State has been declared urban and are
all under the control of the governor. Whereas in the commencement
of the Land Use Act 1978 No. 6 on 29th March, 1978, it was stated that
“whereas it is in the public interest that the rights of all Nigerians to the
land of Nigeria be asserted and preserved by law”. And that all lands
comprised in the territory of each State in the Federation are hereby
vested in the Governor of the Stat. The Act also provides that “all land in
urban areas shall be under the control and management of the
Governor of each State”.

1.2 STATEMENT OF THE PROBLEM

The concern of the researcher in this study is not really another
criticism of the Act but an in-depth evaluation of how it has achieved its
aim in the mass provision of housing to the people. However the hope
of the Nigerian masses lies in the Act with the current wave of high cost
of acquisition of land. It should be noted that one of the cogent reasons
why the Act came into existence was because of the nature of
trusteeship of land in the past. It was difficult for anyone to get access
to land. It is important for the researcher to examine if the Act has
made it easy for Nigerians to get land for housing development.
Ownership of a house starts from the acquisition of a piece of land.
That is to say the intending house owner must first of all have access to
land. In urban areas access to land is not quite easy and that is why one
of the objectives of the Land Use Act is to ensure that land is made
available promptly to all those who need it in the interest of the
economy. Having regards to the fact that housing is one of the best
indicators of a person’s standard of living and of his place in the society,
it also serves as a place in which man seeks shelter, comfort, security
and dignity among other things, it is important to examine the effect of
Land use Act of sustainable housing development in Nigeria.
1.3 OBJECTIVES OF THE STUDY
The following are the objectives of this study:

1. To examine the effect of land use acts on sustainable housing

development in Nigeria.

2. To investigate the influence of land use act on ease of land access by

Nigerians.

3. To identify the factors limiting sustainable housing development in

Nigeria.

1.4 RESEARCH QUESTIONS

1. What is the effect of land use acts on sustainable housing
development in Nigeria?
2. What is the influence of land use act on ease of land access by
Nigerians?
3. What are the factors limiting sustainable housing development in
Nigeria?

1.5 HYPOTHESIS
HO: Land use act has no significant effect on sustainable housing
development in Nigeria

HA: Land use act has significant effect on sustainable housing

development in Nigeria

1.6 SIGNIFICANCE OF THE STUDY

The following are the significance of this study:

1. Findings from this study will educate the general public, government,
students on the state of housing development in Nigeria and also
enlighten them on land use act and its impact on sustainable housing
development in Nigeria.
2. This research will also serve as a resource base to other scholars and
researchers interested in carrying out further research in this field
subsequently, if applied, it will go to an extent to provide new
explanation to the topic.

1.7 SCOPE/LIMITATIONS OF THE STUDY

This study on the effect of land use act on sustainable housing
development in Nigeria will cover all the existing housing development
and schemes by government and how the land use act has affected the
ownership of land for housing development.

LIMITATION OF STUDY
Financial constraint: Insufficient fund tends to impede the efficiency
of the researcher in sourcing for the relevant materials, literature or
information and in the process of data collection
(internet, questionnaires and interviews).
Time constraint: The researcher will simultaneously engage in this
study with other academic work. This consequently will cut down on
the time devoted for the research work.
1.8 DEFINITION OF TERMS
Housing: houses and flats considered collectively.
Land: the part of the earth’s surface that is not covered by water.
Development: an event constituting a new stage in a changing
situation.
REFERENCES
Aluko, Ola. (2007). Renal Sub-sector and Housing Delivery System in
Nigeria a paper presented at the National Workshop on Private Sector
Driven Housing Delivery; Issues, Constraints, Challenges and Prospects
organized by University of Lagos, Department of Estate Management in
collaboration with Real Estate Developers Association of Nigeria
(REDAN), at Main Auditorium, University of Lagos, between (July 30-31).

Aluko, Ola. (2009). The role of the professionals in the built

environment, in Aluko, Ola Editor (Eds.), Introductory Course
in Environmental Sciences. Ibadan: Kins.