Right of Way Conflict MNGT Practice of Road Cons Projct in AA

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Construction Technology and Management Thesis
2019-10
Assessment of Right of Way Conflict

Management Practices of Road
Construction Projects in Addis Ababa
Tesfaye, Wondwesen
http://hdl.handle.net/123456789/11000
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BAHIR DAR UNIVERSITY
BAHIR DAR INSTITUTE OF TECHNOLOGY
SCHOOL OF RESEARCH AND POSTGRADUATE STUDIES
FACULTY OF CIVIL AND WATER RESOURCE ENGINEERING
ASSESSMENT OF RIGHTOF WAY CONFLICT MANAGEMENT

PRACTICES OF ROAD CONSTRUCTION PROJECTS IN ADDIS
ABABA
BY
Wondwesen Tesfaye Gebre Michael
Bahir Dar, Ethiopia
October, 2019
Assessment of Right of Way Conflict Management Practices of Road
Construction Projects in Addis Ababa
Wondwesen Tesfaye Geber Michael
A Thesis Submitted to the School of Research and Graduate Studies of Bahir Dar Institute
of Technology, Faculty of Civil and Water Resource Engineering in Partial Fulfillment of
the Requirements for the Degree of MSc in the Construction Technology and Management
Advisor Name: Denamo Addissie(PhD)

Co-Advisor: Habtamu Lulseged(MSc)
Bahir Dar, Ethiopia

October 2, 2019
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i
© 2019Wondwesen Tesfaye
ALL RIGHTS RESERVED
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ACKNOWLEDGEMENTS
First of all, I would like to thank my God who gave me wisdom and strength from the
beginning until completion of this research. Second, I would like to thank my adviser Dr.
Denamo Addissie for his unreserved, constructive comment, continued guidance and great
support for the successful accomplishment of this research. Third, I am deeply grateful to
my family and friends for encouraging and pushing me to finish this research. I would like
to thank my sponsor ERA (Ethiopia Road Authority) and DDIT (Dire Dawa Institution of
Technology) for giving me the chance to join this MSc program in Bahir Dar.
Last but not least, I would like to thank all who have given assistance in obtaining the
information and data related to this work especially the people who took time from their
busy schedule to fill my questionnaire and answer interview.
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ABSTRACT
The management of Right of Way ((ROW) in Addis Ababa was exposed to huge number
of challenges between property owner, sub-cities and constructing parties including the
contractor and the consultant. Thus, the aim of this research was to assess the right of way
conflict management practices of road construction projects in Addis Ababa. To meet the
aim of the study, based on the potential conflict and best practices identified from
literature review, questionnaire was designed to find the causes of ROW conflict on road
construction projects and the influence of the causes on managing ROW activity. Opinion
of different stakeholders from Addis Ababa sub-cities, Addis Ababa City Roads Authority
(AACRA), consultant and utility company were gathered using a questionnaire. The
collected data was analyzed and the results have shown that the top three main causes of
right of way conflicts were absence of property owners willingness to leave the original
parcel(MS=3.83), high compensation expectation by the property owner (MS=3.64), and
poor communication, revision of plan, design and schedule (MS=3.57). The above
mentioned causes of conflicts created a number of influences on ROW management.
Some of the influences this research found were unwillingness of the community to leave
from their original parcel (MS=3.71),poor coordination among the party(MS=3.6) and
complaint from property owner for low compensation(MS=3.58),reconstruction or rework,
relocation of utility, resource wastage and redesign of the earlier plan. Finally, based on
the questionnaire survey, this research recommended that stakeholders revise their
schedule periodically (MS=4.02), prioritize parcels according to complexity (MS=3.98)
and formulate tangible binding and obligatory policy (MS=3.92).
Key words: conflict, management, right of Way, acquisition, Road Construction
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Table of content
ACKNOWLEDGEMENTS ............................................................................................. IV
ABSTRACT ........................................................................................................................V
LIST OF FIGURES.......................................................................................................... IX
LIST OF TABLES..............................................................................................................X
LIST OF ABBREVATIONS AND ACRONYMS ......................................................... XI
CHAPTERONE .................................................................................................................. 1
Background ......................................................................................................................... 1
1.1. Introduction............................................................................................................ 1
1.3. Objective of the study ............................................................................................ 6
1.4. Research questions................................................................................................. 6
1.5. Scope of the study.................................................................................................. 7
1.6. Significance of the study ....................................................................................... 7
CHAPTER TWO ................................................................................................................ 8
Literature Review ............................................................................................................... 8

2.1. Introduction................................................................................................................ 8
2.2. Land acquiring procedure .......................................................................................... 9
2.3. Acquisition and Negotiation procedure ................................................................... 11
2.4. Valuation of the property ......................................................................................... 14
2.5. ROW Compensation ................................................................................................ 16
2.6.Conflict Management Practice ................................................................................. 18
2.7. The Effect ROW Conflict ........................................................................................ 19
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2.7.1Safety Relating Consideration ................................................................................ 21
2.7.2.Design Relating Consideration .............................................................................. 21
2.7.3 Location Relating Consideration .......................................................................... 22
2.7.4.Preservation and Restoration Relating Consideration ........................................... 22
2.7.5.Visual Quality Relating Consideration .................................................................. 23
CHAPTER THREE ......................................................................................................... 24
Methodology...................................................................................................................... 24
3.1. Introduction.............................................................................................................. 24
3.2. Research design ....................................................................................................... 24
3.4. Data Collection ........................................................................................................ 25
3.4.1. Questionnaire design ............................................................................................ 25
3.6. Data Analysis ........................................................................................................... 26
CHAPTER FOUR ............................................................................................................ 28
Results and Discussion ..................................................................................................... 28

4.1. Introduction.............................................................................................................. 28
4.2. Answer for the Cause of ROW Conflict in Addis Ababa road construction project 32
4.3. Summary .................................................................................................................. 38
4.4. Answer for the Influence of ROW Conflict in Addis Ababa road construction
project ............................................................................................................................. 39
4.5. Summery .................................................................................................................. 45
4.6. Answer for the Recommendation of ROW Conflict in Addis Ababa road
construction project ......................................................................................................... 45
4.6.1. Sub-cities Internal Capability Enhancement ........................................................ 48
4.6.2. Relationship Improvement with the utility company and AACRA...................... 51
4.6.3. Project Delivery Process and policy Change ........................................................ 53
4.6.4. Appraisal and Acquisition .................................................................................... 54
4.7. Summary .................................................................................................................. 55
4.8. Validation and Reliability of the research result ..................................................... 56
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CHAPTER FIVE .............................................................................................................. 58
Conclusions and recommendation .................................................................................. 58

5.1. Conclusions.............................................................................................................. 58
5.2. Recommendation ..................................................................................................... 61
REFERENCES ................................................................................................................. 62
APPENDIX 1 .................................................................................................................... 65
Appendix 1 Questionnaire ............................................................................................... 65
Appendix 2 More findings ............................................................................................... 74
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LIST OF FIGURES
Figure 1 Questionnaire survey response rate ..................................................................... 29

Figure 2 Respondent categories by sex ............................................................................ 30
Figure 3 Respondent categories by experience ................................................................. 31
Figure 4 Respondent categories by educational level ...................................................... 31
Figure 5 Root causes of right of way conflict on road construction ................................. 34
Figure 6 The most influential right of way conflict mean score ...................................... 41
Figure 7 The most important recommendation mean score .............................................. 48
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LIST OF TABLES
Table 1 Complain appeal related with road construction projects .................................... 5

Table 2 Total Mean Score of Cause of Right of Way Conflict ....................................... 34
Table 3 Total Influence of right of way conflict mean score on road construction ........ 41
Table 4 Total Recommendation Right of Way Conflict .................................................. 48
Table 5Compensation Adjustment Format......................................................................... 51
Table 6 Validity and Reliability result table for cause of ROW conflict .......................... 56
Table 7 Validity and Reliability result table for influence of ROW conflict .................... 57
Table 8 Validity and Reliability result table for recommendation of ROW conflict ........ 57
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LISTOF ACRONYMS
AACRA Addis Ababa City Roads Authority

AAWSA Addis Ababa Water & Sanitation Authority
AU African Union
CSA Central Statistical Agency
DDIT Dire Dawa Institute of Technology
DOT Department of Transportation
ERA Ethiopia Roads Authority
ETB Ethiopia Birr
FBC Fana Broadcasting Corporation
GDP Gross Domestic Product
GNI Gross National Income
GTP Growth and Transformation Plan
MS Mean Score
OAU Organization of African Unity
ROW Right of way
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CHAPTERONE
Background
1.1. Introduction
A right of way is a path that anyone has the legal right to use on foot, and sometimes using
other modes of transport. It is also the taking of land from its original owner by another
party that has a legal right to take the real property, and that provides monetary
compensation for the value of the property(David, 2016).Right of way is subjectedto a
number of challenges such as public and private property owning conflict, difficult
topography, and removal and exploration livelihood situation. One of the difficultiesis the
absence of clear direction or policies for implementing the right of way(Alemu, 2013).
Right of way acquisition of roads and utilities accommodation in different countries has
significantlybecome a complex problem. To address this complexity of the project
different countries use different mechanisms. For instance inNetherlands, project teams
are wholly charged with a project from planning to construction. In Germany, ROW and
utilities are considered at the planning stage and treated as a critical path element of the
project. In England, a coordination facilitation framework is utilized that defines and
documents the roles and responsibilities of each team member(David, 2016).
The main challenges in such countries especially in road construction project were
misunderstanding about the project and disagreement between different parts that perform
in a common ROW in a communication. According to literature, the major factors that
lead towards ROW conflict are lack of dedication of funds to the project, level of local
availability of replacement housing facilities, funding limitations for the project and level
of political pressure(David, 2016).
In Ethiopia, especially in Addis Ababa, ROW conflict is one of the significant challenges
that delaysroad construction projects (ERA, 2010). As a result, theEthiopian Road
Authority (ERA) considers it as a challenge not being able to meet the Second Growth and
Transformation Plan (GTP-II)(Commission, 2016). Inaddition, the delay in construction
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Assessment of ROW Conflict Management Practice of Road Construction Project in
Addis Ababa
projects is causing a great wastage of resources (time and tax payers‟ money) and creating
inconvenience to the public(FBC, 2017).
Due to property right and utility relocation conflict in Addis Ababa, the right of way issue
was arisen during theexpansion of existed road as well as in case of new road projects.
Property owners (utility companies)usually complain about insufficient compensation, on
the other hand, AACRAalso complains about the delay of utility relocation in many road
construction projects before and during project implementation.Studies have indicated that
the main factors for this conflict were absence of clear guidance, master plan of the city,
absences of awareness about ROW and communication problem among the parts who
perform on a common ROW. The basic problem relating with master plan difficulty of
implementing the city infrastructure(Alemu, 2013).
Today,the ever increasingconstruction of infrastructure such as road transportationwhich

was(39% in 2009/10 nowincreased to 76% by 2014/15), Telecommunicationwhich
was(7.7 million in 2009/10 has moved to 39.8 million by 2014/15), power distribution
line(126,038km in 2009/10 which was increased to 166,967 km by 2014/15) and potable
water supply (rural coverage being 82% and urban 91% in 2014/15). This is ultimately
true that these ever increasingconstruction project extremely expanded,all the utility
networks both in terms ofnumbers and complexity(Commission, 2016).
The possibility of two or more networks occupying a common rightofway or intersecting

each other is higher. As a result, conflicts between organizations, companies, individuals
can take place due to the construction, maintenance and operation of those
networks.Typically, road construction projects areexposed to conflicts because it involves
many stakeholders andespecially acquiring the property of community is not easy to
manage(Robert, 2006).
On the other hand, disorganized master plans of Addis Ababa limited road network, and
provision of infrastructure has remained one of the formidable challenges to meet its
development goals and expansion of essential infrastructure. The implementation of the
Road construction project was not free from pitfalls. The primary difficulty to execution
of this project has forcefully displaced people from their landholding(Alemu, 2013).
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Addis Ababa
It was true that the Addis Ababa City Roads Authority (AACRA)had made significant
improvements in the city roads expansion and upgrading since its establishment,
particularly in the last 10 years. Up to 2014/51the city roads length reached 5,918 km as
measured in equivalent width of 7m or 22.2% of the city coverage. This figure was below
the international standard of 25% for the cities. To improve the road facility in Addis
Ababa, it was important to identify the challenges that come from right of way and wisely
regulate the effect and influence of those ROW conflict(Tegabu, 2015).
The Federal Republic of Ethiopia established Federal Integrated Infrastructure

Development Coordinating Agency (FIDICA) under proclamation No 857/2014 to
facilitate National Strategic Plan to enhance communities through highway transportation
projects using innovative acquisition of right of way, sensitive and effective relocation of
affected residences and businesses, and relocation and accommodation of utilities with
minimal impact and disruption to the communities. Though a lot has been done to
minimize the problem of relocation of people and utilities, it has been observed that there
is serious problem in managing the ROW conflict Management system.
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Addis Ababa
1.2. Statement of the Problem
Infrastructure development ofpublic facilities in Ethiopia especially in cities demands

displacing people both in the inner cities and peripheral urban areas. People,especially the
poor ones are displaced from their homes, dislocated from their farmfields and businesses
centers. Above all, people aredisconnected from their neighborhood and social
collaboration(Alemu, 2013).
Ethiopia‟s transportation, communications, and utility networks are growing high both in
infrastructure advancement and complexity where the possibility of two or more networks
occupying a common right-of-way or intersecting increases as the networks grow. As a
result, problems arise due to the construction, maintenance, and operations of one network
affecting the other(Commission, 2016).
According to Alemu (2013), road construction projects lead to the displacement of people
in inner cities and resettlement in the outskirts; leaving people landless, homeless and
jobless. In addition, loss of employment opportunity and income source is becoming
prevalent. As a result, there are questions about the procedure of expropriation, inspection
and recording of compensable items and the valuation method, the rate/amount of
compensation and lack of other economic options(Alemu, 2013)
AACRA‟sDepartment of ROWhas a management system which records and manages

complains by property owners. In the fiscal year 2016 alone, a total of 793 complaints
have beenreportedto the authority,see(Table 1).
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Addis Ababa
Table 1Complain appeal related with road construction projects
No Complaint related to Complaint in number

1 Unbalance Compensation payment 198
2 Compensation not paid 500
3 Lose Work place 32
4 Compensation want for fence 31
5 Without plan demolished house 16
6 Water pipe install and pass through the parcel 1
7 Electric transformer located at gate 15
Total 793
It has been observed thatmost delays of road projectsaredue to ROWconflict and

inadequate guidance for management of the property and relocationof utilities which fall
in a common ROW. This is could be mainly due to absence of valuation provision, lack of
reliable and up-to-date valuation data and lack of proper compensation assessment based
on market value. Furthermore, there are complaints about project implementationprogress
because utility relocation and road construction do not perform in a collaborative manner.
This fact motivated the research tostudy recent practices of Row conflict management
system in Addis Ababa and determine main causes of conflict in establishing the
importance of integrating decisions concerning ROW conflict. Priorresearch
studiesfocused on ROW problem in Addis Ababa related to cost overrun, time overrun
and quality problem. However, this research is concerned mainly on the cause and
effect/impact of ROW conflict especially ROW acquisition management problem and its
acquisition management system for road projects in Addis Ababa.
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Addis Ababa
1.3. Objectives of the study

General objective:The main purpose of this research is to assess the right of way conflict
management practice in Road Construction Projectsin Addis Ababa.
Specific objectives:
To achieve the general objective of this research, the following specific objectives were
formulated:
 Identify the cause of ROW conflict on Road construction project in Addis Ababa
 Determine the significantinfluence and effect of ROW conflict onRoad
construction projects
 Identifyimprovement areas and propose possible solutions to improve the existing
ROW management practice in Addis Ababa.
1.4. Research questions
The study tries to address the following questions:
1. What are the main causes of ROW conflict on Road construction project in
Addis Ababa?
2. What is the procedure and management of ROW implementation practice?
3. What are the influencesof ROW conflict on road construction projects in Addis
Ababa?
4. What are the areas of improvement and corresponding possible solutions?
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Addis Ababa
1.5. Scope of the study

The thesis scope is limited to the assessmentof the right of way conflict management
practice ofroad construction projects in Addis Ababa. The study is limited to the sub-cities
and AACRA‟s right of way management system. Identifying the main causes of
disagreement and the influence of those causes on the public and road construction
projects wasproject activities. The findings of this assessment arefocus on the
management practice of this ROW conflict is the scope of this study. However, the study
is not concerned withtime, cost and quality management of road construction projects.
1.6. Significance of the study

The study is expected to provide relevantinformation and increase awareness on right of
way conflict management for government, non-government organizations, policy makers
and researchers, which help them for taking appropriate decision making and
designingappropriate mediation, development strategies and minimize shortage of
aggregate data for further research and policy making activities. In addition, this research
also has significant contribution for the recently established Agency for Federal Integrated
Infrastructure Development Coordinating Agency (FIIDCA) inidentifying the root causes
of ROW conflict.
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Addis Ababa
CHAPTER TWO
Literature Review
2.1. Introduction
Road is the backbone for countries accelerated economic growth and social development.
In GTP II, the total road length in Ethiopia is planned to increase from 110,414 km in
2014/15 to 220,000 km by 2019/20.As a result,the construction of road in cities including
Addis Ababa extremely increases due to the growth of city expansion, development and
investment growth, the need to solve development and investment questions and other
public interest requires the expansion of road as meaningful and useful management
tool(Commission, 2016). However, this has faced with right of way conflict challenges
that come from property owners, other infrastructurenetworks, and prevailing regulations.
Due to the complex nature of the right-of-way acquisition practices in Addis Ababa, it was
difficult to supply timely completed project and good rapport with property
owners(Chung, 2006).Relating road construction project, expansion of road coverage and
displacement of the people in Addis Ababa was not only necessary but also unavoidable
activity due to the rapid growth of road construction project. The magnitude of
displacement from inner city and resettlement in urban outskirts had been increasing the
conflict in Addis Ababa road construction project. This was the main obstacles for within
allocating budgets and timely completion of road construction project in Addis
Ababa(Alemu, 2013).
Proclamation No. 455/2005 part two Article 3 under Expropriation of Landholdings state
that urban administration shallhave the power to expropriate rural or urban landholdings
for public purpose where it believed that it should be used for a better development
project. However, unbalance compensation payment for the victim society related to the
current market value of the estimation for the property results in disagreement between the
property owner and the sub-cities appraiser.
The process of acquiring land for road construction project in Addis Ababa is the
responsibility given to the sub-cities. During this process, the sub cities face challenges
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Addis Ababa
includingunwillingness from the property owner to leave their parcel.Project preparation

and implementation sensitization meetings had been organized in the road construction
affected area aimed at explaining to the residents the likely project benefits. Based on the
above rule and regulation in Addis Ababa for the different projects including road
construction project the power to exploration, the community a side of a new rout or
rehabilitation, the existing rout will be done by the sub-cities(Alemu, 2013).
2.2. Land acquiring procedure

Procedure of land acquiring for purpose of road construction project in Addis Ababa city
is a challenging task due to the subsequently presented reasons. First it starts from
investigation of the route alignment which passes through the road section. The essential
route of the road identify/selection based on the investment viability, the governmental
recommendation for political purpose, the society appeal of the road problem
After the Addis Ababa city road authority has decided to select the road pass through the
identify area, Land Development Bank and Urban Renewal project office of the sub-cities
hadbeen start to discussed intensively with the public about the road construction program
and promised to incorporate and to fulfilled the residents interest.
Participate of the society during identifying the proposed route is an important aspect for
minimizing misunderstanding about the project and to reduce conflict. Different countries
use this method to avoid conflict when construction activity began. For example in
Netherlands all team participates from planning to construct the project(David,
2016).Early involvement of affected property owners during investigation of the rout
essential to allows the sub-cities to predict what design alignments are likely to be
problematic when acquiring RoW. Finally, determined, property owners‟ feedback is
used in project design decisions, which enables more timely ROW purchases and minimal
damage to properties(David, 2016).
According to Proclamation No.455/2005 under Arc 4,where a woreda or an urban

administration decides to expropriate a landholding in accordance with Article 3 of this
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Addis Ababa
Proclamation, it shall notify the landholder in writing, indicating the time when the land
has to be vacated and the amount of compensation to be paid.
On the other hand, during the design done at AACRA, thedesign department bases its
design on the investigation of survey information on the selected route for road
construction projects. In this case another conflict rise with the utility company as their
utility service was not included in the design. This problem happens because of
coordination problem between AACRA and the utility company where the plan and
design mismatch with utility installation.
The purpose of early notification to the community of the sub-cities about the project is
relevant and the necessity aspect of a projectin order to make the community one part of
the project and minimize conflict. Moreover, in public forums, the people who are
affected by the project have right to know the result of the project‟s and the possible effect
on social and economic importance of that project. But this important information would
be hidden from the community then the result would be conflict between the property
owner and the implementparties.
After detailed discussion with the community about the project implementing ways and
systems then the sub-cities appraiser introduce to the community the way of property
valuation technique and the rule and regulation of the applicable system. Most of the time
conflictsarise between the appraiser and the property owner because of misunderstanding
of the property evaluation system.
It obvious that the sub-cities office has the responsibility to maintain service quality for
the community under its jurisdiction and to preserve the moral safety, integrity, and
function of the highway facility and the same to the explore people or property owner. The
reality was since the manner in which utilities cross or otherwise occupy highway right-of-
way can materially affect the safe and well-being of the community but the problem show
on returning of the people according to theprevious standard and qualityit was necessary
that such displace and resettle should be authorized and reasonably regulated (Design,
2005).
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Addis Ababa
Land administration is a new program for Ethiopia and is needed to facilitate accurate
parcel boundary demarcation and registration, to provide legal certification based on
government regulations and to introduce the appropriate taxation system. It is also
believed that this situation leads to misunderstanding on the property owner and causes a
number of conflicts during applying exploration and delay to the project(John Pender,
2005).
A number of social factorswillinfluencethefuturechanges which come with the growth of

the Addis Ababa cities;these social influences will need to beisolatedtheirimportance
determined using social planning knowledge and judgment
togetherwithanyrelevantinputsfrom recently conducted attitude surveys(C.A. O'Flaherty,
2006 )
The Federal Democratic Republic of EthiopiarecognizingRoW related problems,

established theFederal Integrated Infrastructure Development Coordinating Agency
(FIIDCA) underProclamation No. 857/2014. The new office was established with the
expectation to harmonize and coordinate federal projects, from strategy to
implementation. The objective of the Agency shall be to coordinate the execution of
integrated infrastructuredevelopment works in accordance with roads master plan and to
develop the formula for the assessment ofcompensation for properties to be removed
andlandholdings to be expropriateddueto integratedinfrastructure development works.
2.3. Acquisition and negotiation procedure

RoW acquisition is a processed that involves obtained necessary property rights for a
transportation project when an existing ROW cannot accommodate the planned expansion
of an existing facility or the construction of a new facility(John, 2011). Hence, in Addis
Ababa City the requestedprocess of ROW acquisition work participates a number of
stakeholders to facilitate the action of reducing conflict and claim on the road construction
activity those parties AACRA and the ten sub-cities were the most important parties that
work hand to hand for timely implementation of road constructionproject.
Meanwhile, after the discussion with that of the community and the sub-cities about the
important aspect of the project and how to implement the valuation of the property and
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Addis Ababa
displace of the affected community become agree, the project implementation proceedsto
acquisition. Normally the acquisition process started during the same to that of the
discussion time but this time gathering information about the property.If acquisition
negotiation was unsuccessful, the quick-take process and condemnation (or eminent
domain) will typically follow(David, 2016).In Addis Ababa ROW conflict beganduring
acquisition with the collection of data such as number of dwellers, the area of parcel and
utilities assessments, and identification of the owners of the required properties and
continued to reallocation of the displaced people(David, 2016).
Proclamation No. 455/2005 under Arc 5 places an obligation on the responsible party to
prepare detail data pertaining to the land needed for its works and send same, at least one
year before the commencement of the works, to the organs empowered to expropriate land
in accordance with this Proclamation and obtain permission from them. However, no
further definition is given in the proclamation what “acquisition” mean.
Beside to the above fact, Negotiation wasone of important role in acquisition process
between individuals or teams where an exchange of views were offered by each party to
arrive at a decision that all parties will feel bound by.The relationship and level of trust
between sub-cities and property owners was the most important factor in ROW
acquisition.Encouraging ROW staff and appraisers to meet property owners and sharing
sufficient information with property owners are emphasized as the most important
practices(David, 2016)
After free discussions and acquisition activity, the next step isa negotiation process to the
implementation of expropriating and valuation of the property. The provisions emphasize
acquisition through negotiation rather than condemnation, which was the formal
application of eminent domain to transfer a property title from its private owner to the
government(Chung, 2006). The ROW acquisition process can be very expensive, time
consuming, and potentially controversial all concerns given the sub-cities commitment to
provide due process and just compensation, acquire property without delaying public
projects, and promote public confidence in sub-city and Addis Ababa city Administration
assisted land acquisition programs(John, 2011).
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Addis Ababa
This will be done according to the proclamation and regulation which has been established
by the Federal government and the Addis Ababa City Administration. The negotiation
process includes notifying the application rule and procedure of replacement situation,
resettlement procedure, valuationsystem and compensation rule as determine by the
policy.
During Right of Way Acquisition practices it is possible to make successful property

owner contacts.Every sub-cities land development bank and urban renewal department
appraiser is obliged to render friendly, well informed, sincere, and attentive consideration
to the person contactedfor the purpose of minimizing conflict in ROW acquisition
(Bureau, 2011).The result of free discussion and introducing the project relevant with the
communitygives an important rolefor acquiring the land from the route thatpass through
the specified displaced people,so thatformal letter is delivered to the displaced people
according to the proclamation and regulation.
Effective communication is one of the most important factorscontributing to

successfulnegotiations. The lack of effective communications invariably leads to
misunderstandings between the property owner and stockholder and lead to conflict or
disagreement between the parties. These communications issues should be well
understood by the sub-cities negotiator and the property owners representative and
handled as part of the normal routine or ROW life. In addition to this the ability and
experience of negotiator were very important part of the acquisition practices(Thomsett,
2010).
Proclamation No 455/2005 Article 4(1) about Notification of Expropriation Order states

that offering of the displaced people should notified the landholder in writing, indicating
the time when the land has to be vacated and the amount of compensation to be
paid.Based on the above regulation the sub-cities notify to the community about the
exploration process using different methods among this is Calling to meeting the displace
people and discus with them about the project and the rout which pass the area and
provide to select their representative to transfer full information about the process.
13
Addis Ababa
Based this interpretation the sub-cities discuss with a community in the harmonized way
for better management of the ROW acquisition. If they become in agreement or negotiate
for the importance of the project and willing to leave the parcel which passes the route
through there parcel they would be ready to accept the offer of the sub-city.Offering a
letter to the property owner was the second procedure of acquiring the land which will be
used for the road construction project.The Offer was a proposal expressing the willingness
of the offeror (one who takes property to declare his purpose to the other) to enter into
prescribed agreement, regarding a particular thing.
2.4. Valuation of the property

Valuation process begannext to acquisition in the sub-cities urban development and city
renewal office after the receipt of the official right-of-way letter from the AACRA to
accomplish the rout side problem related to ROW. According to Proclamation
No.455/2005 and the Council of Ministers Regulation No.135/2007, the amount of
compensation for property situated on the expropriated land shall be determined on the
basis of replacement cost of the property.
The procedure to gathering the information about the property by the sub-cities is based
on the previous data which was on the master plan the city. The master plan of Addis
Ababa was evaluated based on the after areal plan taken in 1997.The valuation method of
material was based on the current market price situation. The value of the material cost
will be determined by the Ministry of Urban Development and Housing and documented
for a year to apply for compensation of the property owner who exploresor loses their
property the road project people.
The main purpose of property valuation is to estimate the value of a property. Property
appraiser, before they evaluate the property, search and identify to know exactly what type
of material are available. They will seek to find the material usedby the property owner for
construction of his property (Alemu, 2013).Despite, the guiding principle of the legislation
in respect of property owners who have been affected by compulsory acquisition was to
ensure, financially at least, that they are restored to the position before acquisition takes
place(Alemu, 2013).
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Addis Ababa
Effective valuation attempts to make the process as objective as possible.One way to do

this is to specify the valuation criteria long before the valuation is carried out, so that the
project team or the appraiserknows what is expected of it.A major source of feedback
information comes from valuations.These valuations cover a broad range of topics, from
performance appraisals to technical reviews to selection appraisals to
investigations(Frame, 2002).
One way of tending to negotiation was seating a clear policy measurement guide for
evaluation method. Measurement uses range from the establishment of unambiguous
targets to thetracking of accomplishments to modeling project processes. The common
thread running through these different uses is accountability.When something is measured,
its fundamental features were laid bare(Frame, 2002).
Valuation is prepared for a particular purpose, and this purpose, together with the type of
property that was being valued, determines the appropriate methods. Hence, a property
appraiser must be aware of and be able to identify the purpose, type of property to be
valued and factors affecting value(Alemu, 2013).
The valuation method of the property adopted in Addis Ababa city market based valuation
mechanism. This market assessment was done by the Ministry of Urban Development and
Housing based on the current market situation and make an adjustment according to the
variation of the market condition every 6 months or every year. “Market Value was the
estimated amount for which an asset or liability should exchange on the valuation date
between a willing buyer and a willing seller in an arm‟s length transaction, after proper
marketing and where the parties had each acted knowledgeably, prudently and without
compulsion”(IVSC, 2016).
Proclamation No 455/2005 does not state about the valuation method of the property,
because of this the current applicable system in Addis Ababa was the market value but the
evaluation of the material based on low cost material used for building, this led the people
to complain unreasonable payment for building compensation and others.
15
Addis Ababa
2.5. ROWCompensation
According to proclamation No 455/2005 Art 7(1), a landholder whose holding has been
expropriated shall be entitled to payment of compensation for his property situated on the
land and for permanent improvements he made to such land. Regulation No 135/2007 also
clearly states that the amount of compensation for a building shall be determined on the
basis of the current cost per square meter or unit for constructing a comparable building.
All project affected peoples and organizations (whether public or private) that lose,
houses, crops or sources of income will be compensated or rehabilitated according to the
type and amount of their losses. The cut-off date for compensation eligibility will be set
once all detailed measurements have been completed. Compensation will not also be paid
for any structure erected or crops and trees planted purely for the purpose of gaining
additional compensation(Alemu, 2013).
The compensation amount in Addis Ababa is another important factor conflict rising on
road construction project. The property owner complains that the compensation which pay
by the city Administration is not adequate to replace the lost property relating with the
current market.The process of compensation for displaced people and property loss
determined the amount by the city Administration. The value of the property is estimated
based on low cost of material by Ministry of Urban Development and Housing using
market price every year.
Annulling estimation value of material result will fill in the sub-city computer department
of urban development and city renewable and the sub-cities appraiser fill the dimension of
the property and generate the amount of compensation payment for the property
owner.TheCityAdministrationisresponsible to pay compensation tothe affected people. In
order to expedite the process, the compensation is paid directly to the affected people after
all valuations for compensation have been approved by the Sub-city manager or deputy
manager although there were a number of complaints. The compensation is expected to be
paid immediately after the valuation of the expropriated property and before hand
over(Alemu, 2013).
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Addis Ababa
Although Art 7(2) proclamation No 455/2005, the current estimation is based on low cost
construction material which raises the concern as it would not allow a reasonable
compensation for property loss. The compensation amount as the proclamation indicates is
determined by the city Administration based on the current situation and updated mostly
in a year. On the other hand, according to regulation No 135/2007,the estimated cost for
demolishing, lifting, reconstructing, installing and, connecting utility lines of the building
should enable total compensation. Relating ROW compensation process activity in Addis
Ababa takes a long process because of involvement of several stockholders. The delay of
the road construction project most of the time accompaniesROW conflict which is another
problem as experience indicates in relation to compensation.
According to the Land Development Bank and Urban Renewal Project Office of Addis
Ababa City Administration, Directive No.3/2009, the compensation for Addis Ababa (re)
development project affected people should include the following:
 Relocated persons shall be entitled to fair compensation payments;

 Compensation shall be full cost of all socio-economic and housing costs (facilities)
including owners‟ fence and trees;
 Compensation shall cover the cost of relocation and resettlement in a sustainable way;
 Value assessment for compensation should be based on current market prices and shall
take into account all damages incurred in the livelihood of the owner;
 Land compensation should consider suitable replacement where the owner can
continue his/her livelihood without difficulty; and
 Expropriation shall be executed only after proper compensation has been fully settled.
The minimum compensation for those who lost their property because of road
construction project in Addis Ababa is set about 255,000 birr as minimum compensation
determine after January 2017 by Addis Ababa city Administration.But,more experience
appraisal agreethe amount is not enough for a compensation of related to current property
lost and market valueand also the displaced owner complain this compensation amount.
17
Addis Ababa
Regulations No. 135.12007the amount of compensation for a building shall be determined

on the basis of the current cost per square meter or unit for constructing a comparable
building. Conflict between the sub-cities and property owner because the estimation from
10,000 birr to 255,000 birr will get equal the minimum allocate payment for displaced
community which is 255,000birr only.
However, the city administration fixed the amount of compensation based on the current
market cost of the studio of the condominium performed in Addis Ababa that concernedof
the construction low-cost material. The community whose understanding limit about the
right and the responsibility under a condition of different circumstance land acquiring and
granting the level of property managing was less.
2.6.Conflict Management Practice

Conflict is according to J. Fahed, Sreih define to some form of friction, disagreement, or
discord arising between individuals institution, private company or property owner when
the beliefs or actions of one or more members of the group are either resisted by or
unacceptable to one or more members of another group. Conflict means expression of
opposition, negative attitudes, antagonism, aggression, rivalry, and misunderstanding
between different parties. It is also associated with situations that involve contradictory
interest between two opposing groups(Thakore, 2013).On the other hand conflict is a
process of social interaction and a social situation, where interests and activities of
participants (individuals or groups) (Spaho, 2013).
On the other hand, conflict of interest is an inconsistency between two parties in their
preferences for the allocation of a scarce resource which occurs the party sharing same
understanding of the situation, prefers a different and somewhat incompatible solution to a
problem involving either a distribution of scarce resources between them or a decision to
share the work of solving it(Rahim, 2001).Conflict in this context is fighting to acquire
and lose on interest among the different stakeholder who performs in a common ROW and
the property owner who existed formerly(J. Fahed, 2018).
Conflicts occur normally in any activities as people have different views and thoughts, and
among them, there are people who cannot admit other people‟s different perceptions.
18
Addis Ababa
Conflicts when kept within tolerable limits can be a source of creativity and performance
improvement for road construction project; it becomes destructive when these limits are
exceeded(Rashmi, 2014).Conflicts when kept within tolerable limits can be a source of
creativity and performance improvement for road construction project; it becomes
destructive when these limits are exceeded(Rashmi, 2014)“Conflict management is
planning measures to avoid conflict when possible, and taking rapid and effective
measures when it is made”(Madalina, 2016)
Conflict management practice in Addis Ababa context relating to road construction project
is basically by a negotiation process. As discuss above the sub-cities orient the community
about the project and classify the select rout pass area. After that, detail investigation was
done based on the previous master plan of the area that the dweller number and types for
property valuation purpose.
Conflict management does not necessarily imply avoidance, reduction, or termination of

conflict. It involves designing effective strategies to minimize the dysfunctions of conflict
and enhancing the constructive functions of conflict in order to improve the construction
of road project (Rahim, 2001). Ways of managing conflicts are different depending on its
causes, origins and contexts. The purpose of conflict management is to find some solution
to the ROW conflict. Sometimes, conflicts are very useful and help people to make correct
decision but sometimes it can be a huge obstacle on the project It means, the stakeholders
communication and conflict management are connected and go together. The significant
feature of conflict management is that it is tried to manage the dispute, or to avoid
escalation of the ROW conflict(Thakore, 2013).
2.7. The Effect ROW Conflict

Accordingto M. Afzalur Rahim defined Conflict as an interactive process manifested in
incompatibility, disagreement, or dissonance within or between social entities. Similarly
Dr. Digvijaysinh Thakore Conflict explain such away means of expression hostility,
negative attitudes, antagonism, aggression, rivalry, and misunderstanding.Beside this
fact,losses due to road construction project expropriation of society in Addis Ababa lead
to the community loss of accommodation, income loss/decline, unbalance compensation,
19
Addis Ababa
household‟s expenditure and poor infrastructure and service provision. This is the main
cause of ROW conflict in Addis Ababa(Alemu, 2013).
ROW conflict in road construction project not only with property owner but also there was
disagreement with other stakeholder who work in a common ROW. According to the
former ROW data collector of AACRA Ato Adane say that about 30% of the delayed of
the project is related to ROW was because of the stakeholder who participates working in
a common ROW.The conflict between the stakeholder relating with budget allocation,
having different schedules, absence of tangible guidance and communication problem.
Since, Communications has an important role to ensure timely and appropriate generation,
collection, distribution, storage, and ultimate disposition of project information. It
provides the critical links among (the property owner,Utilities Company, sub-cities and
AACRA) that are necessary for success of the road construction project.When loses this
important information exchange line among the stakeholders it is ready to rising conflict
on the activity of road construction project(Guide, 2013).
Coordinating between the sub-cities and the other responsible sector office is important to
complete the project according to the allocated budget and the assigning schedule of
duration.Internal and external coordination problem among the stakeholderslead to
resource wastage and project delay. In addition to these external coordination activities
during project development mandatory with those participants such as land owners, tribal
authorities, acquiring/maintaining activity, utilities, railroads, Land Management and local
public agencies(FLH, 2018).
To control the activity of all stakeholders,it was important toformulate a clear guidance
particularly in the activity of ROW. Most of the time conflict rise during relocation and
installation of utility along the road side which was schedule and budgeting difference
among the stakeholders.
According to A Guide for Accommodating Utilities within Highway Right-of-Way to

prescribe that blameless right of way management perform need to shall apply the
following general consideration guidance. This basic consideration specified based on the
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Addis Ababa
major criteria which was safety, design, location preservation and restoration and visual
quality(Design, 2005).
2.7.1 Safety Related Consideration

For safety consideration to perform blameless construction project on common RoW the
stakeholders should consider the following important point. This point may be reducing an
accident on road construction project.
 Utility accommodation should not adversely affect highway constructability,

operations, maintenance, and safety.
 The design, location, and manner in which utilities use and occupy highway right-
ofway shall conform to the policies of the City Road Authority to provide and
maintain a clear zone.
 All permits for utility work should include provisions for the maintenance and
protection of the traveling public, as well as provide a safe workspace for the utility
workers.
 The City Road Authorityand the utility procedures should provide for emergency
maintenance operations.
2.7.2 Design Related Consideration

 It is essential that these public service facilities be compatibly designed and operated.
Joint highway and utility planning and development efforts are encouraged.
 The potential impact on the highway and its use shall be considered in the design and
location of utility facilities within the highway corridor. Likewise, the impact of a new
or reconstructed highway or street on existing utility facilities should be considered in
an attempt to avoid utility relocations.
 The utility shall be responsible to ensure that their facility is properly designed,
installed, operated, and maintained including depth, clearances, and separation
between lines
 The City Road Authority should be responsible for review and approval of the utility's
proposal in accordance with the Authorities‟ utility accommodation policy.
 Underground utilities should be accurately located using the Standard Guidelines.
21
Addis Ababa
2.7.3 Location Related Consideration

 New utility lines should be located to minimize the need for later,to permit servicing
and interference to highway traffic.
 New longitudinal utility installations should be located on a uniform alignment as near
as practicable to the right-of-way line and outside the clear zone.
 Longitudinal utility installations on urban streets location on the highway right-of-way
and consideration of alternate techniques conducive to safe traffic movement.
 The location of utility facilities and appurtenances shall be in accordance of the city
standard policy or provision.
2.7.4. Preservation and Restoration Related Consideration

 Erosion and Sediment Control: - Appropriate erosion control devices should be placed
before work starts.
 Restoration: - Restoration methods should be in accordance with the City Road
Authorities‟ specifications and/or special provisions in utility use and occupancy
agreements.
 Drainage: - Care should be taken in utility installations to avoid disturbing existing
highway or private drainage facilities.
 Trees: - The City Road Authorities‟ utility accommodation policy and/or permission to
spray, cut, trim, or remove trees should be incorporated into the use and occupancy
permit.
 Any utility construction or maintenance operation should be planned with full regard
to safety, and interference with roadway traffic should be kept to an absolute
minimum.
 Maintenance: - Maintenance activities within the right-of-way should be considered
when installing utility facilities and appropriate markers or other warning devices.
 Records:- Records shall be maintained by the utility company that describe the facility,
usage, size, configuration, material, location, and vertical clearance (or depth of cover)
at time of installation and any special features such as encasement.
 Relocations: - Where highway construction or alterations are considered, utility
companies should be involved early in the design process.
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Addis Ababa
2.7.5. Visual Quality Related Consideration

 The type and size of utility facilities and the manner and extent to which they are
permitted within the highway right-of-way can materially alter the attractive quality,
appearance, and view of highway roadsides and adjacent areas
 New aerial installations should be avoided in scenic areas where a feasible and prudent
alternative exists. They should be considered only where:
 Other locations pose unusual difficulty, are unreasonably costly, or are more
undesirable from the standpoint of visual quality;
 Locating the utility underground is not technically feasible or is unreasonably
costly
 The proposed installation can be made at a location and will employ suitable
designs and materials that give adequate attention to the visual qualities of the area
being traversed.
Stakeholders may also exert influence over the delay of the project, its deliverables, and
the project team members. The City Administration must identify both plan and schedule
of stakeholders in order to determine the project requirements and expectations of all
parties involved. Furthermore, the City Administration must manage the influence of the
various stakeholders in relation to the project requirements to ensure a successful
outcome(PMBOK®Guide, 2008).
In addition to this, When the ROW plan was changed or revised for some reason, such as
an engineering design change or ROW acquisition purpose the change should to inform to
all stockholders for minimizing of resource wastage, delay of the project, reduce rework
and destroy of the completed work(David, 2016).
Skills and knowledge gap between the existing workforce was one of the most significant
challenges implementing projects in Addis Ababa. Training programs and the actual
demands for a modern management system implement between the sector offices was an
important role to minimizing conflict on ROW. (John, 2015).
When the property managed properly, differences of opinion can be handle and achieve
better decision making. In a city like Addis Ababa would need fully of facility for their
23
Addis Ababa
society to address this important utility service accomplishment and successful completion
of the project without conflict every sector office should be work together during revising
their schedule, design and construction period(PMBOK®Guide, 2008)
CHAPTER THREE
Methodology
3.1. Introduction
This section discusses the method used in this research. It explores the way the research
was designed, the methods that were applied in the data collection and tools used in the
analyses. Various sources of information and data were explored, and the problems of
acquiring data were discussed here. In order to do project goals, this research was divided
into the following four tasks:
3.2. Research design

Data for the research was collected using both primary and secondary sources. The
primary data were obtained through questionnaires directed to the employer (e.g. AACRA
and sub-cities), consultants, ETHIOTELECOM, Ethiopia electric service and AAWSA
that were involved in the ROW conflict managementofroad construction projects. One of
the reasonsof choosing aquestionnaires was to address the objective of this study and
assuming to obtain the opinion all stakeholders who participate in ROW conflict
management practice. The secondary data was obtained from the written brochures and
different articles in published documents.
24
Addis Ababa
The secondary data was used to get awareness of the problem and was used as criteria for
developing and analyzing the primary data. Based on the literature review the theoretical
background is established and the questionnaire to be distributedto the respondents was
developed. The questionnaire contained an introduction part which briefly defined the
different terms that were used in the research. This part was included as an optional
reading for any interested respondents who might find it hard to remember the technical
terms used in the research.
3.3. Sampling technique of the research
The study used simple random sampling technique to gathering information. The simple
random sample means that every case of the population has an equal probability of
inclusion in sample(Taherdoost, 2016)
The study attempted to address all potential respondents and tried to address the whole
stakeholders who are involved in management of ROW conflict during infrastructure
execution and relocation. Sometimes it is possible to collect data from the whole
population. In that case it was possible to perform a descriptive study on the population as
well as usually on the sample.
3.4. Data Collection

One of the research instruments used in collecting primary data consisted of structured and
the semi structured questionnaires that was conducted to all categories of participants in a
ROW conflict management and appraising practice. Semi structured question interviewed
for key personnel in AACRA and sub-cities relating to ROW conflict management during
acquisition and execution of road construction project. It was also among 108 distributed
questionnaire about 72 filled questionnaires were collected from the respondent.
3.4.1. Questionnaire design

The questionnaire in this research had four sectionsas indicated in Appendix1. The first
section consisted of questions about the ROW definitionexplanations of the research
objective and general profile of the respondent. The second section was mainly comprised
of questions onthe causes of ROWconflict on road construction project. In the third
25
Addis Ababa
section questions investigate the influences those cause on ROW road construction
projectinAddis Ababa. The fourth and final sections of the questionnaire recommend sand
suggestion to overcome those causes and influencesof different conflict road construction
projectin Addis Ababa.
The question prepares based on the literature review and the statement of problems. The
question tries to cover that exhibit the current problem related to ROW management in
Addis Ababa.Both Close and Open ended questions were used in the questionnaire.The
close ended questions used Likert scale for possible answers, and the respondents selected
the most appropriate answer for the give cause, influence and recommendation or
suggestion for the problem. Likert scale was used for support of respondent to choice easy
their feeling. The closed ended questions are selected because they were easier to assess
and answer considering how busy respondents were. Open-ended questions were used
only in few sections where the response options were relatively wide or not known,
unfortunately, a few of the respondent used these parts to specify their answers.
The survey questionnaire was organized into three different categories. 1) Cause of ROW
conflict 2) influence of those conflict and 3) recommendation or solution of those conflict
and other issues based on the literature review and comments from the adviser.
As indicate the above the survey has four types of questions. The first part general profile
so the respondent fill about their background and experience used by ticking but the other
will be use by Likert scale. All questions were rated using a five choice Likert scale (1
=never, 2 = rarely, 3 = sometimes, 4 = often, and 5 = very often and 1=strongly disagree, 2
=disagree, 3= neutral, 4=agree, and 5= strongly agree. Essay types answersopen ended
question form were also provided to obtain ROW conflict, recommended practicesthat
were not fully addressed in the survey questionnaire.
3.6. DataAnalysis
Descriptive statistics method was used to analyze the responses in actual numbers.
Descriptive statistics consist of methods for organizing and summarizing information
whereas, inferential statistics consist of methods for drawing and measuring the reliability
of conclusions about population based on information obtained from a sample of the
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Addis Ababa
population.Sometimes it was possible to collect the data from the whole population. In
that case it was possible to perform a descriptive study(BARBARA, 2013).
Counts or frequencies were used to figure out how many times something occurred or how
many responses fit into a particular category and the findings were presented in tables.
Percentages were easier to interpret and in this analysis, they were implemented to express
the findings as a proportion of the whole. The findings were presented in the form of bare
charts and table for easily understanding. The analysis wassupported byExcelfor
betterclarification of the result. By using computer SPSS program the questionnaire result
rank based on their mean score of the respondents response.
The internal consistency reliability was measured using Cronbach's Alpha developed by
Lee Cronbach in 1951; itwas expressed as a number between zero and one. Internal
consistency describes the extent to which all the items in a test measure the same concept
or construct and hence it was connected to the inter-relatedness of the items within the
test. Coefficients at or above 0.80 were often considered sufficiently reliable to make
decisions about individuals based on their observed scores, although a higher value,
perhaps 0.90, is preferred if the decisions have significant consequences.
A value of zero means no consistency in measurement while a value of 1.0 indicates

perfect consistency in measurement. A low value (e.g.<0.5) could be as a result of factors
such as a low number of questions or poor interrelatedness between items, while a high
value of alpha (e.g. >0.90), may be like a result of some redundant items in the instrument
27
Addis Ababa
CHAPTER FOUR
Results and Discussion
4.1. Introduction
The results and discussion below wereplanned in three parts in line with the objectives of
this research and also the sections of the questionnaire. These divisions can help tackle
one objective at a time. The first part presentsthe findings on the questions asked to
identify the cause of ROW conflict on road construction project practices in Addis
Ababaand discuss about what this findings mean.
The second part of the results and discussion contains the findings on the questions
directed towards identifying the influences of this causeof ROW conflict management on
road construction and the results are discussed. The third part is focused on the different
recommendation and resolutionto overcome the current problem and presents the results
of the questions directed towards this problem.
In order to obtain a better understanding of the current practices and problems and issues
related to right-of-way conflict management practices in Addis Ababa road construction
project, the research conducted a survey of AACRA, Sub-cities, ETHIOTELECOM,
Ethiopian Electric Service and AAWSA right-of-way department personnel. The survey is
divided into three sections.
The participants were asked a variety of questions, such as based on the experience what
the cause of conflict and influence of this causeon road construction project are, whether
they recommended certain practices, if they are experiencing specific problems, how often
they implemented certain practices, and the importance they gave to certain issues. There
are also areas on the questionnaire in which they could comment on any additional
problems or issues they face as well as comment on innovative practices they use.
The survey is sent to the ten Addis Ababa sub-cities land development and urban renewal
office about seventy one questionnaire and forty three responses are received from ten
different sub-cities, and AACRA design, right-of-way, supervision offices sent about
nineteen and thirteen respondent are received, and seven questionnaire sent to Ethiopia
Electric Service but only one is received, also seven questionnaire sent to
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Addis Ababa
ETHOTELECOM and six are received finally seven are sent to AAWSA water and
sanitation deputy andrehabilitation project office six are received. The participants‟
identities are kept strictly confidential.
The research was both qualitative and quantitative in nature. Some of the data collected is
in descriptive form while some of the data is in numeric form. The research was used
known representative those were AACRA, Sub-cities, ETHOTELECOM, AASWA, and
Ethiopia Electric Service used as the research a representative. A total of 108
questionnaires were sent to the employer, contractors and consultants that work with
ROW conflict management on road construction project in Addis Ababa. 72 responses
were obtained. This means an effective response rate of 66.7%.
Figure 1Questionnaire survey response rate
Respondents Responces Rate

50
45
40
35
30
25
20
15
10
5
0
Sub-cities Ethiopia Electric ETHOTELECOM Consultant AACRA AAWSA
Service
As shownabove in the figure more respondent participate in the sub-cities that is more
activity related to ROW perform in the sub-cities which were management of the property
compensation and resettlement of the displaced people. The number of responses from
Ethiopian Electric Service as indicate in the graph is lest because the office wasn‟t willing
to answer the question relating to the ROW.
Most of the time as experienced person indicated that the Ethiopian Electric Service is not
work hand to hand with road construction the reason gave from their office that budget
29
Addis Ababa
allocation problem and the absences of equipment for removing the existing pole. The
second more participants as shownin the above figureAACRA. The responsibility of
ROW Management department has a strong relation with AACRA project where the
office carefully follow the management of ROW practice.
Figure 2Respondent categories by sex participant in the questionnaire survey graph
Sex
60
50
40
30
20
10
0
Male Female
Figure 3Respondent categories by experience participant in the questionnaire survey graph
Experience
40
30
20
10
0
Less than 5 years 5-10 years More than 10 years
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Addis Ababa
Figure 4Respondent categories by Educational level participant in the questionnaire

survey graph
Education Level
40
35
30
25
20
15
10
5
0
Diploma BSc MSc
The abovefigure show the information‟s for the general profiles of the respondent. A total
of seventy-two respondents were used for this research, out of this which sixty one were
Employer, and threewere consultants. Also among those respondent fifty-six were male
and only three were female.
The respondents had different years of experience in the ROW conflict management on
road construction project and as shown in graph above, four respondents had more than
ten years of experience, nine respondents had 5-10 years of experience and the rest thirty-
six had less than 5 years of experience in the ROW conflict management process. This
situation affects the management and negotiating performance of the ROW conflict. Based
on their qualification as see in the above figuremore participants in this research in BSc
and 15 participant diplomas the rest of MSc but there is no participant in PhD and above.
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Addis Ababa
4.2. Answerfor the Cause of ROW Conflict in Addis Ababa road

construction project
Conflict is defined in different ways by various researchers as shown in the literature

review. The most standard used conflict in its negative sense and for the purpose of this
research this negative term is adapted.Hence, according to Word Web
dictionaryexplanation conflict is a disagreement or argument about interest, idea or
something important betweenpeople if it arises would have a negative effect on one or
more of a project objective. The cause of this conflict in Addis Ababa road construction
project surveyingquestionnaire result summarizes by table 2.
In the case of ROW Management the role of conflict result high because the problem
encompasses a number of challenges on the execution of road construction project. Some
of the challenge which related to ROW conflict is wastage of resource, project schedule
delay, rework of the completed project, plan and design change. In other case the dispute
which rise related to right of way go to the court this take long time which lead to delay
the road construction project
The summery of the table include two parts the first table 2 containsthe survey of the
mean scores of the respondents result and the second table 3 contain this the respondents
result that specify the major cause of the ROW conflict based on their higher mean
score.Table blow summarizes the answers to the first question of the cause of ROW
conflict section in which participants are asked to rank the frequency with which they are
experiencing certain problems during the ROW conflict management practices.
From twenty-five selected cause of ROW conflict seven obstaclesare identified in the
most frequent causes of conflict on ROW Management in Addis Ababa road construction
project. This section based on the respondent response the mean score so that means the
rest is not that mean the cause of the conflict but their magnitude is less to cause the
conflict on road construction project other project may they has high rank.
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Addis Ababa
Table 2Total Mean Score of Cause of Right of Way Conflict
Item Statistics Mean Rank N

1 Poor communication among the different utility companies and AACRA 3.57 3 47
2 Absence of tangible guidance and provision use for working a common right of way 3.32 6 47
3 The absence of specify guidance to communicate and perform in common ROW 3.26 8 47
4 The absence of mutual schedule to perform in common ROW 3.28 7 47
5 Due to poor scheduling review among utility companies and AACRA 3.28 7 47
6 Incapable supervision in AACRA management 3.17 10 47
7 Poor communication among the property owner and the sub-cities appraiser 3.38 5 47
8 Due to owner claim because of misunderstanding about compensation 3.38 5 47
Due to ROW plan changes, revisions and Due to design change during utility 3.53 4 47
9 relocation
10 Conflict of interests between different among private company and AACRA 3.11 12 47
11 The absence of any provision forbidden an activities on the highway 3.06 13 47
12 Illegal displace and relocation of the property‟s owner 2.94 17 47
13 Biased property valuation management system in sub-cities appraiser 2.98 16 47
14 Absence of motivation for property owners to settle early 3.28 7 47
15 little cooperation between the ROW acquisition team and the engineering team 3.28 7 47
16 Property owners has no interest to leave their original parcel 3.83 1 47
17 Property owners expect high amount of compensation 3.64 2 47
18 Poor quality of appraisals produced by fee appraisers 3.04 14 47
Inconsistencies among appraisal reports (e.g., significantly different values for the 2.89 18 47
19 same parcel)
20 Lack of qualified payment appraisers 2.79 19 47
21 Damage of existing gas and water pipeline 3.06 13 47
22 Damage of existing storm sewer and sanitary sewer line 3.11 12 47
23 Damage of existing underground and above ground communication line 3.02 15 47
24 Damage of existing underground and above ground electrical line 3.15 11 47
25 Damage of existing underground and above ground cable 3.19 9 47
33
Addis Ababa
Figure 5Root Causes of Right of Way Conflict on Road Construction bar chart
ROW conflict cause mean score

3.90
3.80
3.70
Mean Score
3.60
3.50
3.40
3.30
3.20
3.10
3.00
Description
4.2.1.Property owners has no interest to leave their original parcel:-
It was reported as the most frequent problem or cause of ROW conflict. As shown in the
above table and graph the MS=3.83 on the bar chart indicate that the people would not
have interest to leave their original parcel was the root cause of ROW conflict specify by
the respondent. This was because as we know that the social collaboration between the
communities were strong so that the society would not want to miss those social
relationship and his social association such as Ekub, Eider and others social collaboration.
On the other hand the society afraid of to get stable and comfortable settlement
replacement parcel from the sub-cities because of there was a struggle in the cities based
on political, economic and social interest. In the developed area and the new renewable
area is difficult to get infrastructures and utility services. During interview point out many
displaced households had encountered problems related to infrastructure, access to public
services and security.
34
Addis Ababa
4.2.2. Property owners expect high amount of compensation:-
It was specified as the second most frequent ROW conflict cause problem. As indicate on
the table and graph the MS=3.64 the property owner expect to get more compensation
payment. Many survey respondents indicated as main reason that this high compensation
expectation become the policyof the city Administration fixed compensation amount
whichwas from 10,000 up to 255,000 property estimation value the policy allocate equal
amount minimum payment of 255,000 birr so that the minimum and the maximum
estimation value get equal amount which was 255,000 birr because of this reason high
amount compensation payment anticipation became the result of this policy. A brief
description about compensation under misunderstanding part would be discussed.
4.2.3. Poor communication among the different utility companies, property

owner, sub-cities and AACRA:
It was the third most frequent problem reported. The MS= 3.57 indicate from the table and
graph the respondent put poor communication among the parties was the third cause of
conflict on road construction project in Addis Ababa. Poor communication usually results
in incomplete information to develop the sub-cities appraisal, insufficient opportunities for
negotiation with the property owners, and lack of good faith in ROW acquisition efforts.
Good communication with property owners was important to build trust, minimize
misunderstanding, and ensure that both the owners and the sub-cities, utility service
company, consultant, contractor and AACRA were on the same page.
Too many repeated permission requests may lead to the owner‟s fatigue and distrust of the
sub-cities. Most of the time this poor communication practicelead to the project redesign
and reconstruction and also this incur additional cost for the same project.In addition this
communication problem lead to expose wastage of resource, loss of trust by community,
reworks and destroys of the completed projects.
35
Addis Ababa
4.2.4. Poor scheduling review among utility companies, sub-cities and

AACRA:
It wasthe fourth frequent root cause in a ROW conflict.The MS=3.53 indicate that from
the respondent the poor schedule review between the party.The most important situation to
control dispute knows every participant schedule that perform in a common ROW.It
usedfor minimizingthe delay of the road construction project,wastage of resource, and
rework.
However, the current situation in Addis Ababa, the oppositeof this factthe reason during
the interview many experienced personal point out that budget arrangement or allocation
for a particular work and coordination problem.For example the Addis Ababa Water and
Sanitation Authority plant and perform installation of west drainage system in a completed
road side in 2016/17fiscal year the same to that the Ethiopia electric service
installundergroundcable in the same fiscal years in the same way.
4.2.5. ROW plan changes, revisions and design change during utility
relocation:
It wasthefifth frequent root cause ROW conflict in Addis Ababa road construction project.
The MS=3.38 indicate among the given alternative due to plan and design change and
utility relocation is another challenge on ROW Management. This factor was comes
because of absence of strong information exchange, binding policy and schedule review
system between the corporation and the Addis Ababa City Road Authority during
designing, planning, scheduling and construction time. The ROW plan is determined by
the engineering design of AACRA and because of other utility relocation practice changes
to the design leads to a rework in the ROW.
Because of this most property owner complain as state in section 1.2 without design
specification demolished their house and illegal installation of utility location.
Coordination and revision of the plans and schedule in a construction project is important
part for successful completion and quality output. This relevant activity would come when
36
Addis Ababa
the participant party who performsin the common ROW wasemphasized revising their
plan and schedule periodically.
4.2.6. Owner claim because of misunderstanding about compensation:-
It was the sixth frequent root cause of ROW conflict. The MS=3.38 shows from the table
and graph that misunderstanding about compensation was the main cause of ROW
conflict. Thismisunderstandingand claim come as explained in the above in this section
related to those policies of compensation payment currently applied policy inAddis
Ababa. Based on the proclamation, 455/2005 part, three determinations of compensation,
255,000 birr‟s was fixed by the city administration of Addis Ababaas a minimum
compensation payment amount for the total displaced or their house demolished
community because of road construction project the rout pass through their village.
This payment was not satisfiedfor the displaced community,the reason,this high
compensation expectation. Thiscompensationwas from the property estimation of 10,000
birr and above the city administration allow the minimum compensation amount was
255,000 birr the value which was condominium studio cost. But if the estimation of above
255,000 birr would added amount to the owner was only that of above value of the
minimum compensation birr. The property owner claim that how equally treatment would
be made.
However, the interviewee pointed out several problems with ROW conflict. First, the
compensation was determined by low-cost material sale price of the original property size
and fixed by the Minister of urban development and housing office, which was equivalent
to the sum necessary to purchase a comparable existing property, regardless of its
availability for purchase. In addition, the comparable existing property should have
characteristics or qualities similar to those of other properties in the same
community(David, 2016).
The property owner wants that the replace the parcel and payment would get the same as
replace land and compensation according to the size and quality of their property. But the
37
Addis Ababa
city Administration fixed that current applied rule for the replaced parcel was as indicated
Appendix 2 and the minimum compensation payment was 255,000birr the estimation of
blows this amount and above 10,000birr estimation.
4.2.7. Absence of tangible guidance and provision use for working a

common right of way:-
It is the seventh frequent root cause of conflict in Addis Ababa road construction project.
The MS =3.32 indicate that absence of tangible guidance and provision is another root
cause of ROW conflict. This is important part concern especially stakeholders who
perform a common ROWof conflictmanagement and maintain the road quality.
Provisionand guidance use for reacting the responsibilitya specified direction or the
performance of activity for road construction and road side absence of a clear instruction
might be lead to conflict and dispute.
4.3. Summary
This section summarized the root cause of ROW conflict in Addis Ababa city road
execution practice. A total of 25 causes were identified. It is found that many causes are
related to the sub-city relationship with the public and communication issues. This section
also determined seven root cause‟sconflictidentified.Those causes wereestablished based
on the literature review and the practitioners‟ opinions that were collected through the
questionnaire survey and interviews.
These seven root causes were used as starting points in developing practical and
applicable recommendations for changes to minimize or prevent the impacts of the
identified conflict.Property owners had no interest to leave their original parcel, and
Property owners expect high amount of compensation , Poor communication among the
different utility companies, property owner, sub-cities and AACRA, Due to poor
scheduling review among utility companies, sub-cities and AACRA, Due to ROW plan
changes, revisions and design change during utility relocation, Due to owner claim
because of misunderstanding about compensation and Absence of tangible
guidance,binding policy and provision use for working a common right of way are
identified as a root cause of ROW conflict on road construction project in Addis Ababa.
38
Addis Ababa
4.4. Answer for the Influence of ROW Conflict in Addis Ababa

road construction project
The influence of this conflict depends on the types of cause in road construction project
and the management practice of the system which applied to settle the dispute among the
parties. For the purpose of this research, the definition of conflict was limited to the one
that has a negative impact on a road construction project.
According to the literature review the influence of poor management of the ROW conflict
leads to the delay of the road constructionproject emphasizingthe dispute during early time
of the project investigation and acquisition may control in a simple situation.On the other
hand managementof conflict use for minimizing of claims and dispute relating to those
ROW acquisitionand property estimation. In this sectiondisused the above cause
resulteffect on the road construction project in Addis Ababa and what were those
influence.
In order to solve an inadequate master plan, poor housing facilities, environmental

problems and create the conducive environment for residence, investmentand business
activities, government authorities tend to re-order urban space, which require changes in
urban land use. This practice often causes the displacement (relocation and resettlement)
of certain households, in most cases the powerless low-income people.
Under the current system, property owners do not have satisfaction to accept the sub-cities
offer early because there is no enough incentive for them. Some owners strongly believe
that they can get more compensation because the estimation of their property might expect
above 100,000 birr especially.
In this research collected the opinions of diverse stakeholders involved in ROW conflict
management, from AACRA, sub-cities, consultant, and other utilities company using a
questionnaire survey and interviews. Based on the potential conflict influence and best
practices identified in the literature review.
39
Addis Ababa
The Tablebelowsummarizedthe survey questionnaire using two table the first table
4contain the mean score rank of the respondent and the second table 5is the major
influence of those conflict. The respondent mean scores are taken above 3.35 below this
mean score considered as has less influence on the road construction project. The mean
score above 3.52 considered as the main influence on the road construction project and the
mean score 3.71 specified as the major influence on road construction project.
Table 3 Total Influence of right of way conflict mean score on road construction

1 Property owners complaining of low payment 3.58 3 48
2 Property owners distrust of sub-cities and/or appraisal methods 3.27 11 48
3 Property owner distrust of sub-city and/or disagreement with appraised values 3.35 9 48
4 Property owners complaining of a slow negotiation process 3.46 6 48
5 Property owners complaining of updated valuation property process 3.54 4 48
Property owners complaining of ROW brochures being too technical and hard 3.15 14 48
6 to understand
Property owners summit their estimation extremely high than the sub-cities 3.23 12 48
7 estimation
8 Unwillingness of the community to leave from their original parcel 3.71 1 48
9 Negotiator contacting the property owners in person 3.02 16 48
10 Negotiator being courteous (polite) or professional 3.17 13 48
11 Negotiator keeping owners updated of the status of the process 3.00 48
Repeated ROW plan changes and revisions influence nature and extent of 3.29 10 48
12 acquisition on many parcels
13 Insufficient ROW staff is not obtain appropriate appraisals in a timely manner 3.44 7 48
The level of coordination low between utility companies and AACRA 3.58 3 48
14 department of ROW
The level of coordination low between utility companies and designers outside 3.60 2 48
15 the AACRA
Lead to close and damage walkway by different market construction material 3.44 7 48
16 stoking
17 Increase corruption during property management and appraisal 3.02 16 48
18 Delays in the delivery of appraisal reports 3.44 7 48
Unbalance property compensation payment for property owner related to 3.40 8 48
19 current market value
20 Appraisers do not want to meet with property owners personally 3.08 15 48
Disagreement over prioritization criteria used by outsourced appraisers to select 3.52 5 48
21 which parcels will be appraised first
40
Addis Ababa
Figure 6The most influence right of way conflict mean score on road construction bar
chart
ROW conflict Influnce

3.80
3.70
Men Score
3.60
3.50
3.40
3.30
3.20
3.10
Description
4.4.1. Property owners complaining of low payment
It was the most frequent influence on road construction project in Addis Ababa. The MS
=3.71 on the bar chart indicate that property owner complain of low payment was one of
the most influence. This became stated in the above section the concern of the property
owner and misunderstanding of the policy. When the payment was below the assumption
and expectation,the estimation result was to difference that of the current market value so
that why the property owner complains about the compensation payment amount. Many
experienced personal that work in the urban development and city renewable office of
sub-cities point out during interview the fixed value for property compensation is not
adequate related to the current market value. This was why the responsible body which
was the Minister of urban development and housing the value material fixed using the low
cost material value. The practice of relocation people from the inner city to new
resettlementthe payment for property compensation could not rebuilt the loss house or
business so that itwas difficult to recover.
41
Addis Ababa
4.4.2. Unwillingness of the community to leave from their original parcel
Thiswas the second frequent influence in Addis Ababa on road construction project.The
MS=3.60 indicate that unwillingness of the community was the main influence. The
survey and interview point out that this unwillingness come from misunderstandingthe
project important and they do not want to drop their social collaboration and social
interaction. The property owner believes that they may not get a similar parcel from the
sub-cities instead of the original parcel. In addition to this when the people settle outskirt
afraid of dispute, transportation problem, loss of income, inadequate health, water, electric
and telecommunication service for their social life. In addition to this as discuses in the
above the social collaboration of the people was high so that the community would not
want to lose the social association such as Ekub and Edire.
4.4.3. Disagreement over prioritization criteria used by outsourced appraisers

to select which parcels will be appraised first
It wasthe third frequent influence on road construction project in Addis Ababa. The MS =
3.58 indicate that there was disagreement to give priority for an important project because
of this conflict.The survey respondent notice that the disagreement among the
stakeholderwho performs the ROW Managementa problem of arranging the project
implementationschedule and problem of coordinating each other to achieve the project
objective.This was sometimes faced to project delay which reduces the work efficiency of
the overall road construction activities.
4.4.4. Property owners complaining delay of updated valuation property

process
It wasthefourth frequent influence on road construction project in Addis Ababa. The

MS=3.58 shows that complying of the property owner about updating property valuation
another impact on road construction.The recent updated valuation of propertywas done by
the authority in January 2017 which fixed the minimum compensation amount would be
255,000 ETB.It was clear that the current inflation of material wasfluctuated in a month,
week or in aday so that the update of the compensation value typicallyin a year. This was
frequently enforced to the property owner to complain.Some property owners tend to think
42
Addis Ababa
that the sub-cities would not provide important information and a fair market value for a
just compensation.It was imperative for sub-cities to develop ideas to improve their
relationship with the public and promote trust in sub-cities(David, 2016).
4.4.5. Property owners complaining of a slow negotiation and construction

process
It wasthefifth frequent influence. The MS= 3.54 indicate that the result of this conflict
cause slow negotiation and construction process. The interview point out this several
reason for this problem the first was the change of plan and design revision after set a
benchmark along the property that decided for needofroad construction. The second was
the construction process been delaying a long period of time the reason that sometimes all
of the property owner did not had the same concern about thecompensation and the project
importance because of those property owner challenge the negotiation and the
construction process may slow or delay.
4.4.6. Low level of coordination between utility companies and AACRA

department of ROW
It wasanother the sixth frequent influence on road construction project in Addis Ababa.
The MS= 3.52 indicate that the level of coordination low between the companies and
AACRA was had more influence. This significant activityfaultoccursbecause poor
communication and diversified schedule problem. Most of the utility service company and
AACRA which perform a common ROW hadvariety of budget allocation and schedule
adjustment in fiscalyear. However, most expertsinterviewed the person agree for a better
implement of a project and minimizing of the conflict during acquisition and negation
time increases the level of coordination between the stakeholders. This problem could be
tackleworktogether by revising their plan and schedule each other every fiscal year
programwould be important and should beenincreased the level of coordination those
participant party.
43
Addis Ababa
4.4.7. Low level of coordinationbetween utility company’s designer and

designers of AACRA-
It wasthe seventh frequent influence the MS=3.46 indicate the level of coordination
between the designer both the company and AACRA is low this why as stated the above
the communication trend of those party was low so that the plan and design revision of
ROW activity in a party was not supplementary. The important way for implement of
project in a city revising the plan one another get a better accomplishment of a project.
At the early stage of project planning and scoping identify potential impacts to existing
facilities or features that could have a significant effect upon the design, right of way and
utilities, and the cost of developing the project. It is important for the right-of-way
specialist to be involved and participate in the early field reviews when it was expected the
scope of the project might involve acquisition of additional right-of-way, relocation of
utilities, facilities or railroads(FLH, 2018).
4.4.8. Unbalance property compensation payment for property owner related to

current market value:-
It was the eighth frequent influence on road construction project in Addis Ababa.The
MS=3.40 indicate that unbalances property compensation payment was another influence
on road construction project. The fair market value was an assessment based on an
estimate of what a buyer would pay a seller for any piece of property.The approved
appraisal takes into account the value of allowable damages and enhancements to any
remaining property(Chung, 2006).
However, the current situation in Addis Ababa opposite of this the updated value of
property or the estimated value determine based low cast material and extendedor applied
for year.On the other hand this unbalance property compensation payment become from
inflation and inappropriatevaluation method used for carried out estimation of the
property. For example if the property owner used, material would not be the item listed by
the authority the appraiser use to estimate similar material which itemized by the
authorityso that unbalancescompensation pay to the owner.
44
Addis Ababa
4.4.9. Property owner distrust of sub-city and/or disagreement with appraised

values:-
It was another frequent of influencethe MS = 3.44 indicate that the property owner distrust
of the sub-citieswas main influence this would come the expectation of the property
ownerhigh amount of compensation payment. And also the determined compensation
amount was very small related to the current market valuethe property owner incensed and
they do not have enough knowledge about the property estimation so they think that the
appraiserpreparesdishonestyfor their property.
4.5. Summery
The cause of ROW conflict influencea number of problems on road construction project in
Addis Ababa this problem affect the timely completion of the project and delay also do the
project as a complex in Addis Ababa. The main influence by cause of ROW conflict in
Addis AbabaProperty owners complaining of low payment,Unwillingness of the
community to leave from their original parcel, Disagreement over prioritization criteria
used by outsourced appraisers to select which parcels will be appraised first,Property
owners complaining delay of updated valuation property process and Property owners
complaining of a slow negotiation and construction process. The influence was not only
this but also there waslow coordination between the party and the property owner distrust
the sub-city, unbalance property payment for property.
4.6. Recommendationto address ROW Conflict in Addis Ababa

road construction project
This section summarizes and analyzed the recommendations that suggested by the
respondent for changes to improve the current ROW conflict management process and to
overcome the major conflict identified in this study. These recommendations were
developed19 recommendations based on the research literature review and the survey
questionnaire analysis results and described below is developed through an interview with
and a follow-up survey of sub-cities and AACRA consultant ROW professionals. This
group of sub-cities and AACRA ROW professionals were a core group of experts who
had experienced various ROW issues and thought about potential solutions to the
45
Addis Ababa
problems. This research collected the opinions of diverse stakeholders involved in ROW
conflict management, from AACRA, sub-cities, consultant, and other utilities company
using a questionnaire survey and interviews.
When one moves away from the inner city to the outskirt of Addis Ababa, infrastructure
and service provision, economic activities, urban employment opportunities and land
values decrease. The Addis Ababa planning regulation states that resettlement sites shall
be within the designed redevelopment area(Alemu, 2013). Under this recommendationis
formulated based on the interview and questionnairesurveyfrom the respondent.
The current situation in Addis Ababa working togetherwas better the purpose of facilitated
the accomplishmentof current activities. The four (AACRA, AAWSA ETHIOTELECOM
and Ethiopia electric service) sector offices assign their representatives for a purpose of
coordinating each other. This coordination should be supported by mandatory
participation all road construction activity and applying good management system in each
sector office for timely completion of the road project. Thus, the research indicates that
during questionnaire survey and interview the respondent point out that some sector office
had not care or awareness about the ROW conflict and its problem.
This section of recommendations was organized into four categories corresponding to the
categories of conflict based on the question raise relating to the focus area, or parties
involve in ROW conflict management.(1) Sub-cities Internal Capability Enhancement (2)
Relationship Improvement with the utility company and AACRA (3) Project Delivery
Process and policy Change, and (4) Appraisal and Acquisition.
The Table 4 below summarized the survey questionnaire using two table the first table
contain the recommendation of mean score rank the respondent response and the second
tablecontain the most important recommendation specified from the first table. This
specified based on the mean score of the item which present for better solution of the
ROW conflict problem. The selection from the mean score value above 3.8 and below this
consider as minor for ROW conflict management. The most important suggestion for
46
Addis Ababa
ROW conflict management wasall stakeholders revised their schedule periodically who
perform a common ROW.
Table 4 TotalRecommendation Right of Way Conflict mean score for road construction
project

Offer training courses for staff, fee appraisers, and appraisal 3.80 7 49
1 reviewers
Create a guidebook to assist property owners on writing an 3.92 3 49
2 appropriate counteroffer
3 Evaluate outsourced appraisers annually on their performance 3.80 7 49
4 Encourage ROW staff to meet property owners in person 3.24 14 49
5 Tight schedules for ROW complete tasks 3.57 13 49
All stakeholder revise their schedule periodically who perform 4.02 1 49
6 a common ROW
7 Encourage periodical valuation of property 3.90 4 49
8 Assign projects according to appraiser‟s experience 3.92 3 49
Use a modernized process to provide immediate payment to 3.84 5 49
9 property owner for low value property rights
Use the same agent (e.g. consultant) for the valuation and 3.22 15 49
10 negotiation process
Prevent the side woke from stoking any material and Penalize 3.76 9 49
11 who violate use of the ROW by high payment
Revise periodic schedule of all company with AACRA and 3.90 4 49
12 work together during design
Share and discuss the project‟s preliminary ROW map with all 3.78 8 49
13 property owners
Assign representative voluntarily and routinely of complete 3.73 10 49
14 appraisal reports with property owners
Give the property owner (or the owner's designated 3.61 12 49
representative) an opportunity to accompany the appraiser
15 during the appraiser's inspection of the property
16 Assign projects according to appraiser‟s experience 3.67 11 49
Prioritize parcels according to complexity/appraisal difficulty 3.98 2 49
17 and contract appraisals for those that are most complex first
Utilize most appropriate technology (e.g. mobile device, GIS) 3.82 6 49
18 to expedite appraisal production
Allow the same person to perform the valuation and 3.24 14 49
19 negotiation for any given parcel
Reduce the time-lapse between appraisal valuation date and 3.84 5 49
20 the initiation of negotiation
47
Addis Ababa
Figure 7The most important recommendation mean score for right of way conflict bar
chart
Important suggested Chart

4.05
4.00
3.95
3.90
3.85
3.80
3.75
3.70
3.65
4.6.1. Sub-cities Internal Capability Enhancement

4.6.1.1.Offer training courses for staff, fee appraisers, and appraisal reviewers: -
The MS =3.80 on the bar chart indicated that all respondent agree that developing the
knowledge and experience of sub-cities staff was critical in the overall ROW conflict
resolution practice. Inadequately trained staff could be one of the biggest obstacles for
ROW acquisition practice. Continuous efforts to provide proper education and training on
the ROW conflict resolution practices and to introduce effective methods should be
made(David, 2016).
The sub-cities has the employees, number of new staff every year to support the
department of urban development and city renewable office,the achievement of ROW
acquisition and property valuation activities. Those new joined staff should be notify the
environment of the investigation way of the appraisal and data collection system. So that
48
Addis Ababa
this important knowledge and fact could be transfer using a training and the sub-cities
should give attention train their staff based on the staff involvement or position.
4.6.1.2.Evaluate outsourced appraisers annually on their performance-
The MS=3.80 indicated that evacuation of their performance was another important role
for good orientation of ROW Management. In this processthe appraisal practice
evaluatesfor the purpose of minimizingclaim from the society and to improve the way of
settle dispute between the sub-cities and the property owner. This evaluation system also
important to control the corruption activities related to ROW acquisitionand property
valuation.
4.6.1.3.Assign representative voluntarily and routinely of complete appraisal

reports with property owners
The MS=3.73 indicated it was also important role minimization of dispute between the
property owner and the sub-cities In this practice, an experienced mediator was assigned
in order to explore options and to find common ground between the parties in an effort to
reach a settlement and thereby avoid the litigation practice and its related conflict. Such a
mediation method will surely accelerate the conflict resolution practice, thereby reducing
the delay in road construction activities(David, 2016).
In Addis Ababa City the management system of the current situation selects a commit
from the displaced society for purpose of representing the community and rise any
question behave of the society from the starting of the project. However, this
representative communicates only the sub-cities appraisal staff this might another problem
because the activity was done by the utility company and contractor so that the abscesses
of clear coordination lead to conflict. To avoid these types of conflict between the
stockholders,it was possible the assigned commit should be communicated with all
participated party.
49
Addis Ababa
4.6.1.4.Give the property owner (or the owner's designated representative) an

opportunity to accompany the appraiser during the appraiser's inspection
of the property
The MS = 3.61 indicated that useful practices to control conflict on ROW

Management.Disclosure or transparency of sub-cites information would surely help
improve the ROW conflict resolution practice. Information sharing would be also help in
developing trust between the sub-cities and property owners, thereby ensuring proper and
timely communication. This will helped the representative access and check the
information at a faster rate, thereby reducing the time required for the appraisal activity.
Most of the community no had any information or knowledge about engineering

estimation and valuation that was why the society accepted the appraisalamount without
complain. The interviewed community point out that they had no information about the
evaluation method or system and they did not appointed their representative during
appraisalapproval time.
To manage this type of problem, it waspossible to select the representative of the

community who hadthe engineering concept and gives a chance to estimate on his
knowledge and camper with the sub-cities determine amount and adjust compensation
payment.In addition to this having above hundred thousand estimation property owner the
value would be possible to add some amount of compensation by rating based the
minimum fixed payment from 5% up to 10% use for reducing the claim of the property
owner. The Table below summarized how the compensation could be evaluate and
managed.
Table 5 Compensation Adjustment Format
Minimum fixed Currentestimated Incremental Added Finalcompensation

compensation property percent compensation amount (birr)
payment amount(birr) amount (birr)
amount(birr)
255,000 <100,000 - - 255,000
50
Addis Ababa
255,000 100,000 5% 12,750 267,750

255,000 >100,000-130,000 6% 15,300 270,300
255,000 >130,000-160,000 7% 17,850 272,850
255,000 >160,000-190,000 8% 20,400 275,400
255,000 >190,000-220,000 9% 22,950 277,950
255,000 >220,000 10% 25,500 280,500
4.6.1.5.Utilize most appropriate technology (e.g. mobile device, GIS) to expedite

appraisal production
The MS=3.82 indicated that utilizes most appropriate technology was important for
minimizing of dispute Itwasadvisable that utilize appropriate technology in the current
situationand adapting those innovation was very important for minimizing of the claim
anddispute or distrust in the property owner.GIS and mobile device are used for collecting
the precise data of theproperty and make easy the activity of appraiserevaluation so
adequateinformation reducethe fault of the sub-cities appraisal report.
4.6.2. Relationship Improvement withthe utility company and

AACRA
4.6.2.1.All stakeholder Revise their schedule periodically who perform in a
common right of way
The MS=4.02 indicated that periodical revision off schedule among the stockholder in an
important role for managing the ROW problem. To ensure proper and smooth working
environment of a project in common ROW it should be scheduled. Communications were
an important role success completion in road construction project. It improves the
following process it provides the critical links among people, idea clearly transfer to the
percipient party, information that are necessary for the project success would be obviously
share, important to avoid losses arising from idle capacity and deterioration of stocks of
material and develop the collection and gathering of the project progress. This could be
success considering periodical revision of the stakeholder schedule and timely evaluation
of the project progress. In the section 4.2 stated the main cause of conflict in Addis Ababa
road construction project was poor communication this could be avoid or minimized by
51
Addis Ababa
revising each periodic schedule of the parties and without blame each othercould be
executed the progress of the project.
To improve the coordination between the stakeholders, a strong system should be

established the party to hold and forced to work together or to revise their plan, design and
schedule in all activity. In addition to this the institute should be incorporated in their
annual program to allocate their budget based on the city master plan development to go
side by side to achieve all infrastructure and utility service.
4.6.2.2.Revise periodic schedule of all company with AACRA and work together
during design
The MS=3.90 indicated that revising schedule periodically was another relevantwayto
reduce the conflict and claim because of one of the most challengeas interviewer point out
design change.The party workstogether vital during design time for effective completion
of the project. Receiving and sanding information during design, construction, acquisition
and valuation activity performwasuseful. In addition to this revising schedule was
important role for managing the activity of common ROW. It was also important that
establishedof control team from all parties or system to control the schedule of the
company who work in a common ROW for facilitating essential coordination.
4.6.2.3.Prevent the side woke from stoking any material and Penalize who violate
use of the ROW by high payment
The MS=3.76 indicate that prevents the side woke from stoking any material also another
role to control conflict. Thiswas the support recommendation that was use for minimizing
the conflict which related to the safety and quality of the road side. Sometimesreason
could be overlap on the problem exist on the road side that accommodatedby construction
material and illegal market. To ensure the quality and safety of the road construction and
serviceability it was possible to manage the ROW side woke to implement the policy as
possible.
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Addis Ababa
4.6.3. Project Delivery Process and policy Change

4.6.3.1.Create a guidebook to assist property owners on writing an appropriate
counteroffer
The MS=3.92 indicated that guidebook was important solution for managing this ROW
conflict. Inthe Addis Ababa context, the displaced society wasilliteratethus the concept of
the society low to ask his right during property valuation time so that it should be possible
to prepare a written guidebook how to counteroffer to the authority.
According to Belachew Yirsaw state that about property owner appeal “when the
claimants appealed to the Sub-city for rechecking and revaluation of their property, they
would be asked to sign and enter in to obligation to had the amount deduced if the value of
the property declines compared to the initial value “. This was illegal treatment for the
property owner and prevents their right and forced to fear to ask so that clear and tangible
guidebook create was an important for resolution of the claims and dispute.
4.6.3.2.Encourage periodical valuation of property depending on current market

situation:-
The MS=3.90 show that periodical valuation of property depending on current market
situation possible solution. AccordingBelachew Yirsaw state that due to low compensation
and high cost of construction materials, it was hardly possible for the affected people to
construct replacement residence house in one year time. Consequently, many property
owners displace were not satisfied and some of them quarreled with the demolishing
team.Due tovariation of the current market condition and the inflation power of
currencyextremely high; theperiodical valuation or estimation system should be developed
to adjustthe property compensation depending on the current market situation.In addition
to this the minister of urban development and housing officeshould be discuses with the
sub-cities department of land development and urban renewable office in the case of
current market situation feedbackshould beget from those office.
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Addis Ababa
4.6.3.3.Assign projects according to appraiser’s experience:
The MS=3.92 demonstrate that assignsthe projects according to appraiser experience one
way of reducing conflict.This was another opportunity to minimize the conflict that might
cause the project schemedifficult for the new employer to control or manage so that
depending on the project complexity possible to assign the appraiser based on their
previousexperience.
4.6.3.4.Reduce the time-lapse between appraisal valuation date and the initiation
of negotiation
The MS=3.84 indicated that reducing the time-lapse is important role in order to
strengthen the negotiation power of ROW staff and facilitate early agreement.Due to many
stakeholders involve in ROW acquisition activity the process was so long.The useful
situation of conflict that shorten the time-lapseof appraisal valuation and negationperiod.
The displaced point out during interview that the replacea parcel is not get as quickly as
possible they say a number ofreason rise one is the negation time and the settle area
reconciliationactivitywas very late. The sub-cities should be proper and stable place
supply for the people who displaced or leave from their village.
4.6.4. Appraisal and Acquisition

4.6.4.1.Encourage ROW staff to meet property owners in person during
acquisition process
The MS=3.24 shows the advance of relationship between the property owner and the sub-
city appraiser in person increase trust of the two party and improve the achievement of
information exchange that the project wasexecuted for the benefit of the peopleand rapid
acquisition in order to approve the appraisal report.
4.6.4.2.Use a modernized process to provide immediate payment to property

owner for low value property rights
The MS=3.84 indicated that the process modernized to provide immediate payment. This
would be important to facilitate the activity of ROW acquisition and valuation using
modern technology.The performance could be improvedthe commitment of the sub-cities
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Addis Ababa
staff to revise the previous evaluation of the property owner compensation amount using
modern technology.
4.6.4.3.Share and discuss the project’s preliminary ROW map with all property
owners
The MS=3.78 indicated that share and discuss the project‟s preliminary ROW map with
all property owners. This was used to avoid ambiguity of the project area and
misunderstandingof the direction of the way. Provide clear information in regards to the
starting and ending of the project as possible as also improve awareness of the
communityof the project importance. When repeated ROW acquisitionbecause of
surveying the problems or incorrect relocation of utility the smooth relation and clear
information flow between the property owner and the sub-cities could be resolve simple.
4.6.4.4.Prioritize parcels according to complexity/appraisal difficulty and

contract appraisals for most complex first:-
The MS = 3.98 indicated that the parcel complexity or difficulty shall be prioritized.
Thisis another solution for minimizing a conflict road construction project which
isdependent on the complexity and degree of the project relevant priority wasgiven to
extremely necessary activity.
4.7. Summary
This section summarized the recommendation for minimizing in the ROW conflict
managing process. A total of 19 recommendationswas develop based on the
questionnaireanalysis from the section 4.2 ROW conflict cause specified and suggestion
of the respondent giving the open specs with chick questionnaire. As describe the
beginning of this section the four different categories of recommendation hailed which
include 1) sub-cities internal capacity enhancement 2) relationshipimprovementwith utility
company and AACRA 3) project delivery process and policy change 4) appraisaland
acquisition.
The sub-cities internal capacity enhancement includes five recommendationsemphasize

for minimizing the conflict in sub-cities career.The relationship improvement with utility
55
Addis Ababa
company and AACRA contain three recommendations with a brief description of

coordinationand revising of the activity. The project delivery process and policy change
consists of four recommendations emphasize the project activity and policy
improvementfor minimizing of ROW conflict. Finally, appraisal and acquisition
recommendation include for recommendation and describe the way of acquisition to
minimize ROW conflict.
4.8. Validationand Reliability of the research result

The internal consistency reliability was measured using Cronbach's Alpha testing method.
. Based on this interpretation the three parts which means the cause ROW conflict, the
influence ROW conflict and the recommendation ROW conflict reliability result from
SPSS listed as follow in the table.
Table 6 Validity and Reliability result table for cause of ROW conflict
Case Processing Summary

N %
Valid 47 65.3
a
Cases Excluded 25 34.7
Total 72 100.0
a. List wise deletion based on all variables in theprocedure.
Reliability StatisticsCause of ROW Conflict
Cronbach's Alpha Cronbach's Alpha Based on N of Items

Standardized Items
0.942 0.941 25
In this case the result of Cronbach‟s Alpha greeter than 0.9 this show that the item in
theresearch has high significant consequent but also some redundant may exist.
Table 7 Validity and Reliability result table for influence of ROW conflict
N %
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Addis Ababa
Valid 48 66.7
a
Total 72 100.0
a. Listwise deletion based on all variables in the procedure.
Reliability Statistics for influence of ROW conflict
Standardized Items
0.919 0.919 21
In this case the consistency of the item better than the rest two parts but the influence of
the cause is indicated that strong on road construction project in Addis Ababa.
Table 8 Validity and Reliability result table for recommendation of ROW conflict

N %
Valid 49 68.1
a
Total 72 100.0
a. List wise deletion based on all variables in the procedure.
Reliability Statisticsfor recommendation of ROW conflict

Standardized Items
0.953 0.956 21
Under this case the Alpha result greeter than 0.9 that is the concept to resolve the conflict
using this recommendation may reduce the dispute and increase the management of ROW
conflict in Addis Ababa.
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Addis Ababa
CHAPTER FIVE
Conclusions and recommendation
5.1. Conclusions
The main objective of this research was to identify whether there was a conflict or not in
Addis Ababa road construction project and in case of ROW Management as the finding
indicate that there was a number of conflicts with property owner and other party in Addis
Ababa road construction project from investigating survey and interview of the different
respondents.
Conflictwas a state of opposition between persons, ideas or interests also a disagreement

or argument about something important. ROW conflict also likewise in road construction
projectthat wasmandatory between the stakeholderswho were involved in road
construction such as utility company, contractor, consultant, property owner, sub-cities
and AACRAduring acquisition, valuation, compensation, and construction activity.
To achieve the objectives of this researchopinions of different stakeholders involved in

ROW conflict management, from sub-cities, AACRA, consultant and utility company,
were collected using a questionnaire survey and interviews. Based on the potential conflict
and best practices identified in the literature review, the questionnaire survey was
designed to identify (1) what the causes of ROW conflict on road construction project in
wereAddis Ababa (2) what were the influences of those causes on managing of ROW
activity and, (3) how couldthe conflict be controlled or preventedand what solution would
be suggestion to overcome this conflict and improving the resolution process.
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Addis Ababa
Based on the opinion of different stakeholder the research found that the top three main
causes were absence of willingness to leave the original parcel get MS=3.83, high
compensation expectationby the property owner get MS=3.64, and poor communication,
revision of plan,design and schedule MS=3.57 were identified as the top three major
causes of conflict in Addis Ababa road constructionprojects.
High compensation expectation, poor communication relationship between sub-cities and

property owner, and misunderstanding about compensation policy were identified as other
root causes of property owner and sub-cities related ROW conflict on road construction
project.
The cause of these conflictshave a number of influence that are related to that of ROW
management. The research found out that the following influences namely,unwillingness
of the community to leave from their original parcel MS=3.71, poor coordination among
the party MS=3.6 and complainof property owner for low compensation MS=3.58,are the
three major influences on ROW management.
In addition to this both property owners and sub-cities specify as unbalance or low
compensation payment related to current market value, distrust and disagreement with the
sub-cities appraiser, unwillingness their original parcel, delay of updated property
valuation process,reconstruction or rework, relocation of utility, resource wastage and
redesign of the earlier plan and slow negotiation process are identified as another main
influence of ROW conflict.
Finally, based on the questionnaire survey, this researchgotsuggestions from different

respondents to improve the situation including,revise their schedule periodically MS=4.02,
prioritize parcels according to complexity MS=3.98 and formulate tangible binding and
obligatory policy MS=3.92 were possible solution of ROW conflict resolution system.
As the main factor worsening the relationship between the sub-cities and property owners,
inadequate payment for the property compensation they pointed out during both the
survey and interviews by respondents this relation gap from the amount of compensation
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Addis Ababa
fixed. The potential solution related with the sub-cities as suggested to settle the conflict
specify as offer training, evaluate the appraiser performance, participate volunteer
representative, consider appraiser estimation and utilize most appropriate technology were
some of the potential solution of or the sub-cities.
Schedule revision between the stakeholders, plan and design revision between AACRA
and utility company and prevent ROW side violate activity was another solution for ROW
conflict management.
On the other hand the conflict between the utility company and AACRA is
communication and revising problem of their plan and schedule was very poor among the
parties. This led to redesign, relocation and reconstruction on the completed project and
also cause project delay. High compensation payment expectation by property owner
encompasses as an important cause of conflict with sub-cities on road construction project
and other projects in Addis Ababa.
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Addis Ababa
5.2. Recommendations
The Addis Ababa City RoadsAuthority had implementedhuge and complex road
construction project with a purpose of addressing safely, quality and functional road
facility. However, this implement faced a number of challengesrelatingright of way. ROW
conflict was one of the most delay situationsfor executionof road construction project in
Addis Ababa.This problem comesrelating property owner compensation claim and
communicationproblem between the parties who perform on a common right of way.
Based on the above finding of cause of ROW conflict the research recommends the
following point in additionto the above recommendation for better ROW conflict
management.
 Before displacing the people from their original parcel the city Administration should
be provide the basic infrastructuresuch as road, water, electric light and
telecommunication on the redevelopment area or site.
 Inaddition to the above recommendation from the respondent, the compensation
amount shall be subjected toperiodical adjustmentbased on current market value and
the minister office shall be put some adjustment rate for claimant people.
 Use modern technology for evaluating the property and give training on how to use
this innovationtechnology for sub-cities appraisal staff to improve theirability
fairevaluation of property and reducing complain and dispute on ROW Management.
 Creating guidebook to assist both the stakeholders who perform a common ROW and
the property owner who displace road project is an important aspect to get safe and
quality ROW act ivies and acquisition so that the authority should be prepared
tangible and obligatory binding for executing on the ROW.
 The management of the road quality and safety could be controlled by incorporating a
contract mandatory to use a ready mix concrete any building or other types of
construction which execute in the inner city. It might be reduced walk ways to
holding damped construction material and activity that facilitate the situation.
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Addis Ababa
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2. BARBARA, I., De Anza College Susan Dean, De Anza College 2013. Introductory
Statistics, Houston, Texas, Rice University.
3. BUREAU, M. D. O. T. R. O. W. 2011. RIGHT OF WAY HANDBOOK VOLUME I.
New Mexico Department of Transportation Right of Way Bureau.
4. C.A. O'FLAHERTY, M. G. H. B., P.W. BONSALL, G.R. LEAKE, C.A. NASH
AND A.D. MAY 2006 Transport Planning and Traffic Engineering,
AMSTERDAM Elsevier Ltd.
5. CHUNG, C. H. C. Z. Z. K. M. K. K. R. P. D. V. M. E. J. 2006. Synthesis of Best
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6. COMMISSION, N. P. 2016. Growth and Transformation Plan II (GTP II) (2015/16-
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7. DAVID, J., Douglas D. Gransberg, Heedae, Park, and Nikhil, Shelar 2016. Barriers to
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8. DESIGN, T. A. T. C. O. G. 2005. A Guide for Accommodating Utilities Within
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9. FBC. 2017. Right of way Managment problem[Online]. unpublished Available:
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11. FRAME, J. D. 2002. The New Project Management,San Francisco, Jossey-Bass Wiley
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12. GUIDE, P. 2013. A Guide to the Project Management Body of Knowledge, United
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Pitoro 2015. Ethiopia Land Administration and Nurture (LAND) Project. Addis
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Appendix 1
Appendix 1 Questionnaire
Questionnaire Survey for MSc. Thesis on the Assessment of Right o way conflict
management performance on Road construction Project in Addis Ababa.
Part A
This research undertaking a research on the title, Assessment of Right of Way

conflict Management performance on Road construction Projects in Addis Ababa as
partial fulfillment of MSc. Degree in Construction Technology and Management.
Theobjective of this research is to identify those cause conflict, effect and influence of this
potential problem and indicate the ROW acquisition, valuation, compensation process for
better resolution. I would like you to participate in this important survey and provide me
with your valuable opinions. The time required to complete this form is approximately 15
minutes.
If you have any questions, please feel free to contact me via email or phone. The
confidentiality of this questionnaire will be maintained. The identity of the person who
will provide the information will remain anonymous. The data obtained during this survey
will not be linked in any way to the participant‟s name.
* Please answer all questions to the best of your knowledge. However, you may skip some
questions if you are not comfortable with answering them.
This questionnaire consists of four part the first part contain general background, the
second part include about the cause of right of way conflict, the third part include the
effect of right of way conflict and the last part contain the recommendation that is possible
to get a better solution. Pleas indicate your response by ticking (X or √) in the appropriate
box.
Right of Way: -isa path that anyone has the legal right to use on foot, and sometimes
using other modes of transport. Right-of-way components includehighways, railways, and
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sidewalks, waterways at the surface: subways, pipelines, and cables below the surface:
communication lines and transmission lines above the surface.
General Background Information
a. Name of organization (Optional)

b. Gender
Male Female
c. To which one of the parties is your organization categorized
Employer Contractor Consultant
d. Origin of your company
Local Foreign
e. The organization‟s experience in road construction projects in Addis Ababa road
construction projects
More than 10 years 5-10 years Less than 5 years
f. Your experience on road construction projects
More than 10 years 5-10 years Less than 5 years
g. What is your position in your company
Director Supervisor Project Manager Site Engineer Office
Engineer
Others
h. What is yours educational level
Diploma BSc MSc PhD
Contact info:
Wondwesen Tesfaye
Post Graduate Student, Construction Technology and Management
Bahir Dar University, B.D Institute of Technology, Faculty of Civil & Water Resource
Engineering
Tel: 251-939-181513/251-985-078463E-mail: wondtesfaye222@gmail.com
Bahir Dar, Ethiopia
The following questions are aimed to assess the performance of road projects in
Addis Ababa. Please think in terms of your organization„s experience and/or your
knowledge and indicate your response by ticking (X or √) in the appropriate box (es).
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Addis Ababa
Moreover, could you please give further explanation and suggestion on the area that needs
improvements at the space provided under each question?
1= Never 2 = Rarely3 = Sometimes 4 = Often 5 = Very often
Part B Cause of the ROW conflict
This section of the survey identifying the cause or reason of ROW conflicts encountered
on AACRA road construction project. Please indicate how much each item is
cause/reason to ROW conflict increase.
1 2 3 4 5
a. Poor communication among the different utility companies, property owner, sub-cities and AACRA
b. Absence of tangible guidance and provision use for working a common right of way
c. The absencespecify guidance to communicate and perform in a common Right Of Way
d. The absencecommon schedule to perform in a common Right Of Way
e. Due to poor scheduling review among utility companies, sub-cities and AACRA
f. Incapable supervision in AACRA management
g. Poor communication among the property owner and the sub-cities appraiser
h. Due to owner claim because of misunderstanding about compensation
i. Due to right of way plan changes, revisions and design change during utility relocation
j. Conflict of interests between different among private company,utility companies and AACRA
k. The absence of any provision forbidden an activities on the highway
l. Illegal displace and relocation of the property‟s owner
m. Biased property valuation management system in sub-cities appraiser
n. Absence of motivation for property owners to settle early
o. little cooperation between the ROW acquisition team and the engineering team
p. Property owners has no interest to leave their original parcel
q. Property owners expect high amount of compensation
r. Poor quality of appraisals produced by fee appraisers
s. Inconsistencies among appraisal reports (e.g., significantly different values for the same parcel)
t. Lack of qualified payment appraisers
u. Damage of existing gas and water pipeline
v. Damage of existing storm sewer and sanitary sewer line
w. Damage of existing underground and above ground communication line
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Addis Ababa
x. Damage of existing underground and above ground electrical line

y. Damage of existing underground and above ground cable
Please indicate are there any other problems that cause/impact of conflict as you have
experienced during the road construction project? Please describe these
here:………….........................................................................................................................
Part C effect and influence of ROW
Please indicate the approximate effect and influence in which you have experienced the
following problems during the negotiationprocess. Please check the appropriate box
1 2 3 4 5
a. Property owners complaining of low payment
b. Property owners distrust of sub-cities and/or appraisal methods
c. Property owner distrust of sub-city and/or disagreement with appraised values
d. Property owners complaining of a slow negotiation process
e. Property owners complaining delay of updated valuation property process
f. Property owners complaining of ROW brochures being too technical and hard to understand
g. Property owners summit their estimation extremely high than the sub-cities estimation
h. Unwillingness of the community to leave from their original parcel
i. Negotiator contacting the property owners in person
j. Negotiator being courteous (polite) or professional
k. Negotiator keeping owners updated of the status of the process
l. Repeated ROW plan changes and revisions influence nature and extent of acquisition on many
parcels
m. Insufficient ROW staff is not obtain appropriate appraisals in a timely manner
n. The level of coordination low between utility companies and AACRA department of ROW
o. The level of coordination low between utility companies and designers outside the AACRA
p. Increase corruption during property management and appraisal
q. Delays in the delivery of appraisal reports
r. Unbalance property compensation payment for property owner related to current market value
s. Appraisers do not want to meet with property owners personally
t. Disagreement over prioritization criteria used by outsourced appraisers to select which parcels will be
appraised first
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Please indicate are there any other problems that effect/influence of because of those
conflict as you have experienced during the road construction project? Please describe
these here:
………………………………………………………………………………………………
Part D improve ROW management and Recommendation
This section contain the recommendation which use for the management of the right of
way it may support the system of AACRA and other utility companies as your great
experience what would you recommendation for good management of ROW conflict.
1= Strongly Disagree 2= Disagree 3= Neutral 4= Agree 5=strongly agree
1 2 3 4 5
a. Offer training courses for staff, fee appraisers, and appraisal reviewers
b. Create a guidebook to assist property owners on writing an appropriate counteroffer
c. Evaluate outsourced appraisers annually on their performance
d. Encourage ROW staff to meet property owners in personduring acquisition process
e. Tight schedules for ROW complete tasks
f. All stakeholder Revise their schedule periodically who perform a common right of way
g. Encourage periodical valuation of propertydepending on current market situation
h. Assign projects according to appraiser’s experience
i. Reduce the time-lapse between appraisal valuation date and the initiation of negotiation
j. Use a modernized process to provide immediate payment to property owner for low value property rights
k. Use the same agent (e.g. consultant) for the valuation and negotiation process
l. Prevent the side woke from stoking any material and Penalize who violate use of the ROW by high
payment
m. Revise periodic schedule of all company with AACRA and work together during design
n. Share and discuss the project‟s preliminary ROW map with all property owners
o. Assign representative voluntarily and routinely of complete appraisal reports with property owners
p. Give the property owner (or the owner's designated representative) an opportunity to accompany the
appraiser during the appraiser's inspection of the property
q. Assign projects according to appraiser‟s experience
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Addis Ababa
r. Prioritize parcels according to complexity/appraisal difficulty and contract appraisals for most complex
first
s. Utilize most appropriate technology (e.g. mobile device, GIS) to expedite appraisal production
t. Allow the same person to perform the valuation and negotiation for any given parcel
u. Reduce the time-lapse between appraisal valuation date and the initiation of negotiation
Please indicate how often the following practices are used to improve the ROW
management process. Please check the appropriate box
Please indicate are there any other important and relevant recommendation that you have
experienced that used to improve the ROW management process? Please describe these
here
Some Very
No Description Never Rarely times Often often
Poor communication among the different utility companies, property
1 owner, sub-cities and AACRA 6 10.4 28.4 19.4 35.8
Absence of tangible guidance and provision use for working a
2 common right of way 6.1 18.2 25.8 30.3 19.7
The absence specify guidance to communicate and perform in a
3 common Right Of Way 7.6 21.2 22.7 31.8 16.7
The absence common schedule to perform in a common Right Of
4 Way 4.8 20.6 28.6 22.2 23.8
Due to poor scheduling review among utility companies, sub-cities
5 and AACRA 9.1 19.7 16.7 37.9 16.7
6 Incapable supervision in AACRA management 11.1 17.5 39.7 17.5 14.3
Poor communication among the property owner and the sub-cities
7 appraiser 4.4 13.2 39.7 27.9 14.7
Due to owner claim because of misunderstanding about
8 compensation 7.5 9 32.8 28.4 22.4
Due to right of way plan changes, revisions and design change
9 during utility relocation 3 17.9 26.9 31.3 20.9
Conflict of interests between different among private company,
10 utility companies and AACRA 7.6 24.2 30.3 16.7 21.2
11 The absence of any provision forbidden an activities on the highway 8.5 18.6 33.9 18.6 20.3
12 Illegal displace and relocation of the property‟s owner 18.5 30.8 13.8 15.4 21.5
Biased property valuation management system in sub-cities
13 appraiser 9.1 18.2 43.9 16.7 12.1
14 Absence of motivation for property owners to settle early 7.6 15.2 30.3 33.3 13.6
15 little cooperation between the ROW acquisition team and the 1.6 22.6 35.5 27.4 12.9
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engineering team
16 Property owners has no interest to leave their original parcel 4.5 6.1 18.2 31.8 39.4
17 Property owners expect high amount of compensation 6 4.5 28.4 29.9 31.3
18 Poor quality of appraisals produced by fee appraisers 9.2 13.8 41.5 26.2 9.2
Inconsistencies among appraisal reports (e.g., significantly different
19 values for the same parcel) 10.9 10.9 42.2 25 10.9
20 Lack of qualified payment appraisers 7.8 21.9 45.3 14.1 10.9
21 Damage of existing gas and water pipeline 11.3 17.7 24.2 32.3 14.5
22 Damage of existing storm sewer and sanitary sewer line 12.7 17.5 23.8 28.6 17.5
Damage of existing underground and above ground communication
23 line 9.4 18.8 35.9 18.8 17.2
24 Damage of existing underground and above ground electrical line 10.9 17.2 29.7 28.1 14.1
25 Damage of existing underground and above ground cable 9.4 23.4 23.4 28.1 15.6
71
Addis Ababa
Some Very
No Description Never Rarely times Often often
1 Property owners complaining of low payment 3.1 12.3 13.8 43.1 27.7
2 Property owners distrust of sub-cities and/or appraisal methods 4.8 14.3 31.7 34.9 14.3
Property owner distrust of sub-city and/or disagreement with appraised
3 values 6.2 10.8 29.2 36.9 16.9
Property owners complaining of a slow negotiation and construction
4 process 3.2 12.9 25.8 40.3 17.7
Property owners complaining delay of updated valuation property
5 process 1.6 8.1 29 46.8 14.5
Property owners complaining of ROW brochures being too technical
6 and hard to understand 6.3 12.7 44.4 31.7 4.8
Property owners summit their estimation extremely high than the sub-
7 cities estimation 12.7 9.5 28.6 33.3 15.9
Unwillingness of the community to leave from their original parcel
8 3.1 7.7 20 32.3 36.9
9 Negotiator contacting the property owners in person 13.1 9.8 32.8 18 26.2
10 Negotiator being courteous (polite) or professional 10 10 33.3 26.7 20
11 Negotiator keeping owners updated of the status of the process 8.3 18.3 35 33.3 5
Repeated ROW plan changes and revisions influence nature and
12 extent of acquisition on many parcels 1.6 15.6 42.2 25 15.6
Insufficient ROW staff is not obtain appropriate appraisals in a timely 3.2 7.9 36.5 36.5 15.9
13 manner
The level of coordination low between utility companies and AACRA 3.2 4.8 35.5 37.1 19.4
14 department of ROW
The level of coordination low between utility companies and designers 3.5 8.8 31.6 36.8 19.3
15 outside the AACRA
16 Lead to close and damage walkway by different market construction material stoking 10 10 28.3 30 21.7
17 Increase corruption during property management and appraisal 12.9 21 29 21 16.1
18 Delays in the delivery of appraisal reports 9.4 10.9 29.7 21.9 28.1
Unbalance property compensation payment for property owner related 8.2 11.5 24.6 32.8 23
19 to current market value
20 Appraisers do not want to meet with property owners personally 15.5 10.3 46.6 19 8.6
Disagreement over prioritization criteria used by outsourced
21 appraisers to select which parcels will be appraised first 4.9 6.6 24.6 54.1 9.8
72
Addis Ababa
Strongly Strongly
No Description Disagree Disagree Neutral Agree agree
Offer training courses for staff, fee appraisers, and appraisal 3 9.1 30.3 27.3 30.3
1 reviewers
Create a guidebook to assist property owners on writing an
2 appropriate counteroffer 1.5 13.6 15.2 31.8 37.9
Evaluate outsourced appraisers annually on their performance

3 7.7 10.8 15.4 30.8 35.4
Encourage ROW staff to meet property owners in person during
4 acquisition process 18.2 10.6 19.7 28.8 22.7
5 Tight schedules for ROW complete tasks 4.4 8.8 30.9 29.4 26.5
All stakeholder Revise their schedule periodically who perform a
6 common right of way 0 12.1 16.7 34.8 36.4
Encourage periodical valuation of property depending on current
7 market situation 13.8 27.7 23.1 35.4
8 Assign projects according to appraiser‟s experience 1.5 13.6 21.2 28.8 34.8
Reduce the time-lapse between appraisal valuation date and the
9 initiation of negotiation 4.4 5.9 29.4 30.9 29.4
Use a modernized process to provide immediate payment to
10 property owner for low value property rights 3 11.9 19.4 31.3 34.3
Use the same agent (e.g. consultant) for the valuation and negotiation
11 process 10.8 13.8 41.5 10.8 23.1
Prevent the side woke from stoking any material and Penalize who
12 violate use of the ROW by high payment 6.2 13.8 21.5 24.6 33.8
Revise periodic schedule of all company with AACRA and work
13 together during design 3.1 9.2 24.6 24.6 38.5
Share and discuss the project‟s preliminary ROW map with all
14 property owners 2.9 11.8 22.1 29.4 33.8
Assign representative voluntarily and routinely of complete appraisal
15 reports with property owners 4.6 9.2 21.5 35.4 29.2
Give the property owner (or the owner's designated representative)
an opportunity to accompany the appraiser during the appraiser's
16 inspection of the property 5.9 11.8 22.1 32.4 27.9
17 Assign projects according to appraiser‟s experience 12.1 30.3 31.8 25.8
Prioritize parcels according to complexity/appraisal difficulty and
18 contract appraisals for most complex first 1.5 6.2 27.7 26.2 38.5
Utilize most appropriate technology (e.g. mobile device, GIS) to
19 expedite appraisal production 1.5 10.3 25 27.9 35.3
Allow the same person to perform the valuation and negotiation for
20 any given parcel 10.6 16.7 33.3 10.6 28.8
Reduce the time-lapse between appraisal valuation date and the
21 initiation of negotiation 3.2 7.9 33.3 23.8 31.7
73
Addis Ababa
Appendix 2 More findings
Interview for ROW
To get better understanding of the current problem of ROW conflict during acquisition
and implementing of the road project the research prepare additional interview for the
respondent that have more experience on management of ROW and key person on road
construction
What are the main cause of conflict in ROW during road construction project in Addis
Ababa?
Cause Yes No
1 Unfair compensation payment
2 Low compensation payment
3 Unfair exploration
4 Management system problem
5 Plan and design change
6 Not Timely supply replace parcel
7 Not safe the replace parcel
8 Outskirt of the replace parcel
9 Coordination problem
10 Schedule difference
11 Rout or alignment problem
12 Corruption
13 Appraiser ability problem
14 Absences of tangible policy
15 Carelessness of the party during design, planning, scheduling and
construction
16 Political matter
What are the influence of those cause on the construction of road project in Addis Ababa?
Influence yes No
1 Unwillingness to leave the original parcel
2 Low compensation payment
3 Delay of the project completion
4 Complain the society about the management
5 Inadequate compensation for property
6 Distrust between the property owner and the sub-city
7 Distrust between the party who perform on ROW
8 Disagreement between the property owner and the sub-city
9 Disagreement between the stockholder
10 Improper demolition asset
74
Addis Ababa
11 Loss of income opportunity in a society

12 Absences of basic needs such as utility
13 Forced Plan and schedule change
14 Activity loaded on appraiser
15 Corruption
What are the possible solution or recommendation to reduce or avoid all this problem
associating ROW management in Addis Ababa?
Possible solution or recommendation Yes No

1 Increase the compensation payment for property owner
2 Facilitate all basic need the outskirt or replace area
3 Establish binding policy to work together all stakeholder on
ROW
4 Communicate all part during planning, designing and scheduling
of road project
5 Formulate additional system to manage the ROW activity
6 Formulate a policy to force all stakeholder coordinate each other
7 Check the current sub-cities appraiser system
8 Use modern software system the management of ROW
9 Give training for the appraiser regularly
10 Give full information for the society about the project
11 Update the valuation of the property depending current market
value
12 Compensation shall be possible by rating some amount for high
estimation property
13 Control corruption
14 Collect essential information before planning and designing
15 Discus the possible solution with the community
75
Addis Ababa
76
Addis Ababa
77
Addis Ababa
78

Right of Way Conflict MNGT Practice of Road Cons Projct in AA

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Assessment of Right of Way Conflict

ASSESSMENT OF RIGHTOF WAY CONFLICT MANAGEMENT

Wondwesen Tesfaye Gebre Michael

Bahir Dar, Ethiopia

Wondwesen Tesfaye Geber Michael

Advisor Name: Denamo Addissie(PhD)

Bahir Dar, Ethiopia

ALL RIGHTS RESERVED

busy schedule to fill my questionnaire and answer interview.

Key words: conflict, management, right of Way, acquisition, Road Construction

LIST OF ABBREVATIONS AND ACRONYMS ......................................................... XI

CHAPTER TWO ................................................................................................................ 8

Literature Review ............................................................................................................... 8

CHAPTER THREE ......................................................................................................... 24

CHAPTER FOUR ............................................................................................................ 28

Results and Discussion ..................................................................................................... 28

Conclusions and recommendation .................................................................................. 58

Appendix 1 Questionnaire ............................................................................................... 65

Appendix 2 More findings ............................................................................................... 74

Figure 1 Questionnaire survey response rate ..................................................................... 29

Table 1 Complain appeal related with road construction projects .................................... 5

AACRA Addis Ababa City Roads Authority

Today,the ever increasingconstruction of infrastructure such as road transportationwhich

The possibility of two or more networks occupying a common rightofway or intersecting

The Federal Republic of Ethiopia established Federal Integrated Infrastructure

1.2. Statement of the Problem

Infrastructure development ofpublic facilities in Ethiopia especially in cities demands

AACRA‟sDepartment of ROWhas a management system which records and manages

Table 1Complain appeal related with road construction projects

No Complaint related to Complaint in number

It has been observed thatmost delays of road projectsaredue to ROWconflict and

1.3. Objectives of the study

1.4. Research questions

The study tries to address the following questions:

1.5. Scope of the study

1.6. Significance of the study

includingunwillingness from the property owner to leave their parcel.Project preparation

2.2. Land acquiring procedure

According to Proclamation No.455/2005 under Arc 4,where a woreda or an urban

A number of social factorswillinfluencethefuturechanges which come with the growth of

The Federal Democratic Republic of EthiopiarecognizingRoW related problems,

2.3. Acquisition and negotiation procedure

During Right of Way Acquisition practices it is possible to make successful property

Effective communication is one of the most important factorscontributing to

Proclamation No 455/2005 Article 4(1) about Notification of Expropriation Order states

2.4. Valuation of the property

Effective valuation attempts to make the process as objective as possible.One way to do

 Relocated persons shall be entitled to fair compensation payments;

Regulations No. 135.12007the amount of compensation for a building shall be determined

2.6.Conflict Management Practice

Conflict management does not necessarily imply avoidance, reduction, or termination of

2.7. The Effect ROW Conflict

According to A Guide for Accommodating Utilities within Highway Right-of-Way to

2.7.1 Safety Related Consideration

 Utility accommodation should not adversely affect highway constructability,

2.7.2 Design Related Consideration

2.7.3 Location Related Consideration

2.7.4. Preservation and Restoration Related Consideration

2.7.5. Visual Quality Related Consideration

3.2. Research design

3.3. Sampling technique of the research