ASSESSMENT OF THE EFFECTS OF SLUM ON RENTAL PROPERTY VALUE IN NASARAWA (A CASE STUDY OF TAMMAH)

ASSESSMENT OF THE EFFECTS OF SLUM ON RENTAL PROPERTY VALUE IN NASARAWA

(A CASE STUDY OF TAMMAH)

ABSTRACT

The reality of the core of cities becoming slums generally tended to follow the theoretical path established by Burgess. Adapting the tenets of his classical planning model to describing the spatial distribution of land-use in Nasarawa, this study is an assessment of the effects of slum on rental property value in Nasarawa (A case study of Tammah)”. Method of investigation is essentially both descriptive and analytical in nature which generally based on field survey. The study examined the existing situation in the study area in terms of its housing system and the condition of infrastructure facilities available in the neighbourhood. It also examined the socio-economic status of respondents, the perception of their living environments and problems experienced. The major research instruments used to gather relevant information include questionnaire administration, direct observation, photographs, housing demographic and facility survey. The empirical survey carried out revealed high degree of deplorable condition of the living environments and inadequacy of essential facilities for comfortable living. However, extensive redevelopment (in parts of the area) and provision of urban basic services are strongly recommended as means of restoring life back to the area. This should be supported with improved sanitation strategy for sustainable management of the area.

CHAPTER ONE

1.0    INTRODUCTION

1.1    Background of the Study

The deplorable condition of our cities in Nigeria is something worth of giving serious attention. Since the creation of man, there has been a major concern of mankind to keep the environment conducive for his survival. The assurance of man living for a longer time on earth depends on his ability to sustain the environment. But various activities and situations around him such as uncontrolled growth in residential environment, inadequate urban management and control policies, high rate of poverty level of urban dwellers and lack of political will on the part of policy makers have contributed in no small measure to series of discomfort and unpleasant situations in human environments. These have resulted in urban degradation and reduction in the quality of our environments. According to Jiboye (2003), Owoeye and Omole (2012); this situation manifests itself in various forms such as congestion and overcrowding, emergence of unsanitary housing, failure of infrastructure amenities and the general deterioration in the quality of environments leading to the proliferation of slums.

The issue of slum development is a global affair which is not restricted to either developed, developing or less developed nations alone. UNHSP (2003) reported that 923,986,000 people or 31.6% of the world’s population lived in slums in 2001. Forty-three percent (43.0%) of the urban population of all developing regions combined lived in slums, in comparison to 60.0% in developed world and 78.2% in the least developed countries. Among these, however, the sub-Saharan Africa was reported to have the largest proportion of urban slum dwellers of about 71.9%. In its projection, it was estimated that in the next thirty years, the global number of slum dwellers would have increased to about two billion.

Third world cities are known to have two types of environmentally degraded areas. The first is the squatter settlement which comprises uncontrolled or temporary dwellings largely inhabited by migrants from outside and city concerned. Often, such areas are occupied illegally since building plans are not approved before being built. The second type is the slum proper which can be defined as legal, permanent dwellings which have become substandard through age, neglect and/or sub-division into micro-occupational units such as rooms, cubicles or cocklofts (Onokerhoraye, 1995).

The term slum as defined by Ernesto (2001) is a heavily populated urban area characterized by substandard housing and squalor. This definition encapsulates the essential characteristics of slum to be high densities and low standard of housing (structure and services) and squalor. Dwelling in such settlements vary from simple shacks to more permanent structures, and access to basic services and infrastructures tend to be limited or never available. UNHSP (2003) clearly expressed slum to include the vast informal settlements that are quickly becoming the most visible expression of urban poverty in developing cities, such as squatter settlements and illegal subdivisions. In such settlements, access to water, electricity, sanitation and other basic services and state of infrastructure facilities, and the socio-economic and infrastructures is usually limited. The residential cores of Tammah exhibit such deplorable conditions where substandard houses are prevalent in unkempt environments. This paper, however, aimed at investigating the condition of housing, the cultural lifestyle of the residents with a view to determine the effects of slum formation on the study area.

1.2   Statement of the Problem

Slums are characteristics of urban sprawl occasioned by leapfrog development. Slums is an area that is characterized by overcrowded deteriorating environmental aesthetics, absence of infrastructure and facilities such as portable water, drainage system, schools, health facilities, and recreational ground e.t.c. in particular is a residential unit that has a semblance of these characteristics. The residential properties are discrete structures that are occupied by lowest income group, residential occupancy rate and overcrowded environment, with poor accessibility. It is against these problems that this study seeks to examine the impact of slum on residential properties in Tammah.

1.3   Aim and Objectives

The aim of the study is to assess the effects of slum on rental property value in Nasarawa (A case study of Tammah). To achieve this aim, the following objectives were raised, they are:

1. To identify the causes and effects of slum on rental property values in the study area.
2. To establish the negative and positive effects of slum on rental property values in the study area.
3. To establish whether slum environment makes investment in real estate and property market transactions, a viable venture.
4. To then recommend the best and possible strategy towards eliminating the menace slum of Tammah area.

1.4  Research Questions

The following research questions will guide the researcher:

1. What are the causes of slum on rental property values in the study area?
2. What are the effects of slum on residential property value in Tammah?
3. What are the environmental impacts of slum on investment in real estate and property market transactions?
4. What the possible ways or method to manage or eliminate slum in the study area and?

1.5  Significance of the Study

This project is an assessment of the effects of slum on rental property value in Nasarawa (A case study of Tammah). The study tends to identify the nature of slum in the study area, possible causes and effects on rental values of residential properties therefore the result of this research will aid relevant authorities to tackle the problem of slum .

The finding of this study is expected to form the basis for further research work on the effect of slum on residential property value. The research work will be of immense benefit to the following professionals or persons, the estate surveyors and valuers who are mainly concerned with the development and management of all kinds of landed properties.

1.6  Scope and Limitations of the Study

The scope of this study is limited to the assessment of the effects of slum on residential property value in Tammah. Though Tammah shares the same features will other streets in Nasarawa therefore the findings of the study will be applicable to the whole of Nasarawa and others towns in Nigeria.

Limitations

This study is limited as a result of the short time, financial constraint, lack of sufficient relevant data for the research.

  1.7   Definition of Terms

1. Slum: The Merriam-Webster’s Collegiate Dictionary (2003) defined a slum as “a densely populated usually urban area marked by crowding, dirty run-down housing, poverty, and social disorganization”.
2. Residential: this can be defined as block of flats or bungalow duplex e.t.c in an area of a town suitable for living and consisting of houses rather than factories or office.
3. Property: Property in a technical legal term means “a unit or object whether tangible or intangible upon which interest is created and over which control or right of ownership is exercised by the owner of interest.
4. Infrastructure: it can be defined as the basic physical and organization structure needed for the operation of a society or enterprise e.g. water supply road , power grids e.t.c
5. Rental Value: Is the maximum amount which Is property will let in the open markets at any giving time.

 1.8   Background of the Study Area

Tammah (Nasarawa Town)

Tammah is street or section of Nasarawa town sharing boarder with the Federal Polytechnic Nasarawa and Gunki village, Tammah houses majority of Students of Federal Polytechnic Nasarawa and ancestral home for the Gbagi resident in Nasarawa town. Nasarawa Emirate in Nasarawa State is located in the Central region of Nigeria. It is flanked by Keffi and the Federal Capital to the North. To the South, it is bounded by Benue River and to the west, it bordered the present Gadabuka and Toto Local government area which are of course, part of the Emirate. To the East, it is bordered by Doma, Lafia and Keana Local Government Areas all of Nasarawa State.

The founding of Nasarawa Emirate in 1835 AD was the consequence of palace tussle that arose in Keffi between Umani Makama Dogo then Madaki of Keffi and Jibrilu, son of Abdu Zanga (first Emir of Keffi).

Umaru later known as Makama Dogo was born in 1958 at Ruma village in Katsina Emirate, his father was Usman Kabawana and his mother Amina. Umaru migrated to Zana , having lost his parent where he stayed with Emir Musa, he was accorded recognition by Shehu Usman Danfodio, among the jihadists that captured Zana under Musa.

After receiving the flag from Danfodio, Emir Musa sent Umaru Southward of Zana to spread the Islamic faith, Umaru arrived at a place called Zana near the present Nasarawa region. He met Abdu Zanga a Fulani normad from Katsina, they both became very close that Umaru adviced them to present themselves to the Emir of Zana for recognition, this was done successfully, which triggered the granting of a request of Abdu Zanga by the then Emir of Zana to settle in a place called Keffi which was ruled by Abdu Zanga since he was the eldest with Gunki, his Madaki and Umaru as Makama.

In 1802, Keffi was famous for the exploits of the great warrior Umaru and with Abdu Zanga. A misunderstanding between Abdu Zanga and Makadi Gunki later made the duo parted ways.

On the sickbed of Abdu Zanga, he gathered his brothers and sons and told them to appoint Umaru Makama Dogo as the Emir of Keffi which was never realized after the death of Zanga due to the betrayal to one Albarka. However , Makama Dogo was advised to move Westward of Keffi where the Kwato (Igbira) resides, fought then and established his own kingdom but he kicked against the idea and moved Yankardi, where he camped about ten kilometer South of Keffi.

Makama left his sons Ahmadu Manman Galadima and Manman Sani in Keffi as a flash back. He later left Yankardi where he arrived at a place occupied by Bassa speaking people called TAMMAH, met Bagobiri known as Kasimau, who assisted him in the establishment of a kingdom called Nasarawa (meaning victorious). Makama Dogo fought many wars in the course of his Islamization, fought Afo speaking people, conquered Ubbe, Usheni, Agwadama, Itta and Gwaffa.

Makama Dogo also conquered Panda due to some misunderstandind between him and Ohimege (the ruler of Panda). Makama Dogo fought the people of Toto (Igbira people) because of the combination of Islam and traditional way of worship by the people. After fighting other kingdoms like Dogo, Agaza and Udeni, Umaru told Madaki Ahmadu his eldest son to continue leadership after his death and should please be buried in Nasarawa town.

Physical Characteristics

The major things considered under physical characteristics of Nasarawa are, geographical location, temperature, rainfall, geology, wind, vegetation, humidity, soil.    

Temperature

The temperatures are generally high during the day, particularly between the months of March and April. The main monthly temperatures in the state range between 20⁰C and 34⁰C with the hottest months being March/April and the coolest months being December/January.

Rainfall

The study area experience dry season without or little’s rainfall from November to March of about 95mm, which is wet season is from April to October of about 1.30mm,

Geology

From the Jos Plateau, this comprises of basement complex metamorphic rocks, granite and basalt of two or more ages. The basement complex is covered by shadow soil.

Wind

Nasarawa local government is determined by the seasonal movement on inter-tropical convergence zone [ITCZ], which represents the moving frontier between the moist Atlantic air from the south and the dry air from the north. In the dry season from November till March the north east wind are dominant. For the remaining of the year, the south-western winds are prevailing. Generally, the wind velocity is relatively low.

Vegetation

Nasarawa is situated in the Benue valley between the Benue river and Jos Plateau. This area lies within the part of southern guinea savannah. The vegetation of Nasarawa has, to a large extent resulted from extensive agricultural use of the land, the predominant vegetation type is partly savannah which is characterized by a discontinuous canopy, shrubs and grasses many areas are affected by man through bush burning during the dry season. Among the common trees are oil bean trees, locust bean free and isoberline trees.

Relative Humidity

The relative humidity is the measurement of deepness of the atmosphere which varies from place to place and different time of the day. The level of humidity in Nasarawa state in January is quite less that 40% which rises as from February to July to about 88%. By April when the steady rain commences it will be about 75% by August when the inter-tropical discontinuity is at it northern part, must position of the entire state will experience tropical marine wind and continues till December.

Soil

The major soil units of Nasarawa belong to the category of oxisols or tropical ferruginous soils. The soils are derived mainly from the basement complex and old sedimentary rocks. Lateritic crust occurs in extensive areas on the plains while hydro orphic soils (limbic incept sols) occur along the flood plains of major rivers (Nyangba, 1995).

 Socio-Economic Characteristics

Nasarawa main economic activity is agriculture; cash crop, such as yam, cassava and egusi (melon). Production of minerals such as salt is also another main economic activity of people in the state; Nasarawa produces a large proportion of the salt consumed in the country.

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