DISPUTES RESOLUTION AMONGST RESIDENTS OF TENEMENT PROPERTIES IN LAGOS, NIGERIA

Low income earners in Lagos metropolis have peculiar taste for a type of residential property, popularly referred to as face-me-I-face-you. The type of property usually consists of many units rooms flanking a central passage. Tenants with different orientation and background cohabit, and conflicts frequently occur amongst them. This paper examines the causes of conflicts that are common amongst tenants of tenement type of residential accommodation in Lagos metropolis. In so doing, questionnaires coupled with direct observation and interviews were administered on total of five hundred respondents randomly selected from five zones in the study area. The study found a number of factors causing the conflicts and recommends creative problemsolving strategies, amongst others, for managing such conflicts amongst occupiers of tenement houses in the study area

Empirical Determination of Property Assets Management Styles in South-Western Nigeria Hotels

A survey was conducted on probabilistically determined 57 hotels of various ‘stars’ in South-Western geo-political zone of Nigeria. The study investigates hotels’ property assets management styles with a view to fashioning out appropriate management methodology and develop an integrated resource management framework. Data were collected from hotel organizations’ management, general managers, staff and customers. Information obtained was complemented by the physical assessment of hotel structures and system operations. Stratified sampling technique backed by cluster sampling was used. Descriptive statistics was employed for statistical analysis. Findings showed that maintenance management predominates in the industry while facilities management is just filtering in with emphasis on facilities benchmarking. Property management is not favoured at all. The study recommends that Nigeria Tourism Development Corporation should develop a framework for quality assurance policy improvement among hotels in Nigeria. By so doing, hotel management companies and intending property development and management companies would be guided and buoyed into doing things beyond benchmarking

The Challenges of Holistic Facilities Management Implementation in Hotel Organizations in SouthWestern Nigeria

The challenges of holistic adoption of facilities management in hotel organizations in Southwestern Nigeria are enormous, and this study was carried out to determine such challenges. In doing so, fifty-seven hotels of various 'stars' were surveyed in the study area and data collected from managers, staff, and customers. It was found that a number of about twenty-one different challenges may be faced by hotels in attempting the implementation of holistic facilities management principles. It recommended that the International Facilities Management Association (Nigeria Group), hotel organizations in Nigeria and Governments at all levels should adopt strategic actions towards responding to the challenges such that the objectives of facilities management of hotels in Nigeria are realized

Impact of Property Assets’ Management Styles on Effective Service Delivery in South-Western Nigerian Hotels

A survey was conducted on probabilistically determined 57 hotels of various ‘stars’ in South-Western geo-political zone of Nigeria with specific objective of assessing the impact of hotel assets management styles on service delivery effectiveness. Data were collected on hotel organizations through their general managers, staff, and customers in addition to physical assessment of hotel structures and system operations. Stratified sampling technique was used in selecting the samples while Kothari’s formula was used to determine the sample size. Data analysis was executed using descriptive statistics, Spearman Correlation analysis and relative importance index. The findings showed that all the hotels that are using facilities management as assets’ management tool as against maintenance management or property management are more effective in their service delivery. It was recommended that the time is ripe for facilities management principles’ propagation and adoption among hotel operators as an instrument for sustainable hotel development in Nigeria

Real Estate Market Regulation and Property Values in Lagos State,Nigeria

Increasing demand for commercial and residential properties has caused increase in rental values while the Government has intervened through enactment of the Rent Control and Recovery of Residential Premises (RCRRP) Edict (1997). This paper examined the effects of the law on residential property values in the study area. In doing so, a process of inference to evaluate the law was adopted, in addition to multiple-samples comparison and analysis of variance of the controlled and open market rents. Furthermore, hypothetical design of three-bedroom flats was used to illustrate the valuation of residential properties under the RCRRP Edict. The study found that with alpha level set at 0.05, rent control has no statistically significant effect on rental values, P-value=0.0009. It recommended that Government should not regulate the real estate market but provide enabling environment for investors to provide low cost housing units that would in the long run reduce rental values

An Empirical Ascertainment of the Causes of Building Failure and Collapse in Nigeria

The incessant of building failure and collapse in the recent past has become a source of national concern and embarrassment in Nigeria. News reports of such incidents are frequently reported in the country by both the print and electronic media. In 2006 alone, no fewer than thirteen of such cases were recorded in Lagos State alone while statistics of the previous and subsequent years were not better off either. This study was set out to empirically ascertain the causes of such building failure and collapse from the perspectives of the stakeholders (comprising of the professionals in the building industry, contractors and house owners/developers) with a view to proffering appropriate recommendations to guide against future occurrence. Lagos State was chosen as the case study based on the frequency of occurrence building collapse in the state. To achieve the objective of the study, questionnaires were randomly administered on the professional Estate Surveyors and Valuers, Architects, Town Planners, Quantity Surveyors, Engineers (Structural and Civil), building contractors and Landlords/developers in the study area to seek their opinion on their perceived causes of building collapse. The study identified the use of sub-standard building materials, poor workmanship by contractors, use of incompetent contractors, faulty construction methodology, heavy downpour, non compliance with specifications/standards by developers/contractors, inadequate/lack of supervision/inspection/monitoring, structural defects, defective design/structure, illegal conversion/alterations/additions to existing structures and dilapidating structures as the major causes of building collapse in Lagos State nay Nigeria. The study recommends education of all the stakeholders including the professionals in the building industry and landlords/developers on the inherent dangers of building collapse and the need to be safety conscious while building houses

Strategic Management Applications in Rejuvenation Efforts of South-Western Nigerian Hotels: Facilities Management Perspective

A survey was conducted of probabilistically determined fifty-seven hotels of various ‘stars’ in South-Western geo-political zone of Nigeria to investigate the responsiveness of the hotel organizations to strategic property management practices in particular level of use of facilities management, level of commitment to business development, use of information and communication technology and support services procurement methodology. Data were collected from hotel organizations through their general managers, staff and customers with the aid of questionnaires. A combination of stratified and cluster sampling techniques were used. Kothari’s formula was adopted to determine the appropriate sample size while descriptive statistics and balanced score card were used for data analysis. It was found that use of facilities management as a strategic management instrument is at low ebb (36%), the same is true of level of commitment to business development (46%), use of information and communication technology (39%) and support services outsourcing (46%). The use of balanced score card principle shows that the four variables all less than 50% may be balanced but in a negative sense suggesting non-responsiveness to the use of strategic management practices. This discovery also affirms that receptivity to FM is at low-ebb in the hotel sector of Nigeria’s economy and a pointer to ignorance of FM as instrument of strategic change. The study recommended that International Facilities Management Association (Nigeria Group), hotel organizations and Governments at all levels in Nigeria should be conscious of this development and put in place strategic actions to educate the gentries on the efficacy of FM in running hotel businesses. The hotel managements are also encouraged to be responsive to new ways of doing things especially when such a method would have a tremendous impact on the performance of the hotels

Empirical Study of the Causes of Valuation Variance and Inaccuracy in Nigeria

The question about accuracy and consistency in valuation practice has been subject of interest to the academicians, professionals and users of valuations not only in Nigeria or developing countries alone but also in the developed countries of the world such as UK, USA, Canada and Australia. Property valuation is the core of Estate Surveying and Valuation profession. Thus its accuracy and/or reliability is critical to the valuers, their clients and the stakeholders of valuation in general. Earlier studies have confirmed the existence of inaccuracy and inconsistency of valuations in these countries including Nigeria. However, there has not been much study into the factors contributing into inaccuracy and variance in the valuation estimates by the Nigerian valuers. Hence, this study aims at examining the causes of inaccuracy and variance in the country’s valuation practice. To achieve the objective of the study, the use of survey method in conjunction with personal interviews with some members of the Nigerian Institution of Estate Surveyors and Valuers in practice and academic institutions in some universities and polytechnics Lagos metropolis were used for the purpose gathering data for the study. The data collected were analyzed with the aid of simple statistical tools. The findings revealed divergent causes of valuation inaccuracy and variance ranging from dearth of market data to lack of adequate training and experience on the part of the valuers and many more. The paper concluded by recommending the establishment of functional property data bank and promotion of the use of valuation standards by the Nigerian Institution of Estate Surveyors and Valuers and Estate Surveyors and Valuers Registration Board of Nigeria the bodies responsible for the regulation of valuation practice in Nigeria

Conceptual Modeling of Facilities Management Driven Hotels in South-Western Nigeria

Models in whatever form on Facilities Management (FM) driven business organizations are scanty in literature, and the available models are developed to depict the workings of few sections of facilities management, covering just few sectors of the Nigerian economy. Consequently, the researcher attempted to develop a conceptual model based on what is reasonably expected of the impact of facilities management principles on hotel organizations adopting FM holistically in South-Western Nigeria. The Conceptual model is validated based on the results emanating from a survey of fifty-seven hotels. Out of the fifty-seven questionnaires administered on hotel management, twenty-eight (49%) were retrieved while in respect of customers, six hundred and seventy-one questionnaires were administered from which three hundred and sixty (54%) were retrieved. Stratified sampling technique was adopted to select the samples while appropriate sample size was determined following the formula given by Kothari (1978). Data analysis was executed using descriptive statistics and Chi-Square (χ2). The validated heuristic model was derived and recommended as a template for hotel management operation where facilities management principles are employed

Beneficial Application of Facilities Management In Hotel Organizations in South-Western Nigeria

A survey was conducted of probabilistically determined fifty-seven hotels of various ‘stars’ in South-Western geopolitical zone of Nigeria to investigate the beneficial applications of Facilities Management (FM) in the hotel organizations. Data were collected from hotel organizations through their general managers, staff and customers with the aid of questionnaires. A combination of stratified and cluster sampling techniques were used. Kothari’s formula was adopted to determine the appropriate sample size while descriptive statistics, ranking and Spearman Correlation analysis were carried out. It was found that about thirteen benefits were common to all the stakeholders (Hotel organizations, Facilities Managers and Customers) while additional five benefits were just peculiar to the Facilities Managers and Customers only. Curiously, the flaunted benefit of FM as instrument of strategic management by literature was not reckoned with, thus affirming that receptivity to FM is at low-ebb in the hotel sector of Nigeria’s economy and a pointer to ignorance of FM as instrument of strategic change. The study recommended that International Facilities Management Association (Nigeria Group), hotel organizations and Governments at all levels in Nigeria should be conscious of this development and put in place strategic actions to market and educate the gentries on the efficacy of FM in running hotel businesses