Assessing Renewable Energy Practice in Turaki Ali House Kaduna-Nigeria

Habibu Sani
Department of Estate Management Kaduna Polytechnic
sanihavibu@gmail.com

Bilkisu Adamu Aliyu

Department of Estate Management Nuhu Bamalli Polytechnic Zaria
Bilkiadamu001@gmail.com

Siddique R. Nuhu
Department of Estate Management and Valuation, Kaduna Polytechnic
Nusid1965@gmail.com

Abstract

The research investigated tenant understanding and preparedness to embrace renewable energy
practice as alternative to public power supply during outage from national grid. International
standards of sustainable building occupation from BREEAM and LEED were adopted to form
parameters of investigation. The study covered knowledge and utilization of solar energy system
amongst tenant and their preparedness to embrace alternative energy systems as well as
incentives from the management Company of Turaki Ali House to encourage sustainable
occupation. Qualitative and quantitative technique was employed; interview was conducted with
two of the tenants’ representative and a member of staff from the management company who has
been the desk officer responsible for the property for twenty years. Fifty six questionnaires were
distributed among tenants between the floors; forty one questionnaire was returned and used for
the analysis. Results from the research revealed limited knowledge of the advantages in solar
energy system over generators; in addition, there were apprehension to embracing solar system
due to higher initial cost of acquisition and substandard solar systems and components. Managers
of the property are reported not have been performing their contractual obligation of the lease
thus justifying the action of tenant in littering everywhere with generators despite the inherent
dangers associated with the practice. The research concluded with recommendation to create
awareness, encourage utilization of sustainable energy sources through a review in the content of
tenancy agreement to ensure compliance to sustainable building occupation standards.

Key words:

Renewable energy, sustainability, sustainable occupation, BREEAM & LEED.

1.0 Introduction

Turaki Ali House is a 5 storey commercial building located within the New Nigeria Development
Company Head office Complex along Ahmadu Bello Way in Kaduna CBD. It has over time
grown to become a hub for private practitioner offices choice due to advantage of complimenting
professional services and proximity to city centre.

Figure 1: Approach View of Turaki Ali House

1.1 Justification

The researcher is a practicing estate surveyor and valuer in Nigeria who engage in estate agency
and property management in the last fourteen years, engaging in securing comfortable office
accommodation to clients as well as managing building entrusted to our firm, they include;
Kaduna city plaza hosting about twenty four thriving businesses including the Lapo micro
finance bank, others include lawal Tafida house wholly occupied by Nigeria’s ruling political
party (Apc) used as a state office. The Dou occupancy rate is averaged 70% and 100% within the
last four years. This made interaction with respondents easier as colleagues in practice, thus
making the study population easily accessible and readily available for the researcher.

1.2 Statement of Problem

Office operation is ineffective without an uninterrupted energy supply (Addy, et al 2017) while
the national power holding company performance in energy provision is weak. The company has
proven to be incapable of providing adequate energy to teeming users. This necessitated personal
effort by individual occupants to provide alternative to the national grid. Alternative energy
source within the building is wholly through mini generators ranging from 1kva to 5kva
depending on individual requirement and abilities. These sources are detrimental to global
environmental health and sustainability as they increase green house gases through carbon
dioxide emission from smokes, in addition to causing noise pollution to immediate environment
by making the entire premises noisy thus negating the requirement of sustainable building
occupation. Sustainable building occupation is trending world over with clear objective of
limiting green house emission; the research adopted a definition advanced by the LEED and
national environmental standards regulatory agency (NESREA). The agencies defined
sustainable building occupation as the usage of a building without causing harm to other users
and the environment.

Providing alternative energy by individual tenant is never friendly to the environment and
superficially costlier than collective arrangement, but much cheaper in the long run to embrace
cleaner renewable energy alternative as solar and wind energy sources since they are naturally
abundant in supply (Abdullahi, 2014).

Figure 2: Rear View of Turaki Ali showing individual Generators

Figure 3: Side view showing Generators

Having understood the dangers in using individual generators in Turaki Ali House, the aim of
this study is to determine tenants understanding and preparedness to accept renewable energy
practice, achieving this require collection of both qualitative and quantitative data, to determine
compliance to sustainable occupation and management of the property by answering some
pertinent questions as

1. What perception do the tenants holds about alternative energy sources

2. To what extent are the tenant and management prepared to embrace the concept of
renewable energy
3. What effort is in place by the management of Turaki Ali House to regulate tenants
occupation and utilization to achieve sustainable building occupation

2.0 Review of literature

Technological advancement has brought proliferation of new buildings for various uses including
office accommodation, associated with attendant increasing energy demand beyond what is
available (Addy et al, 2017). Generation of energy require exploration and utilization of
environmental resources causing some environmental consequences capable of not only affecting
present generation, but unborn generations. This necessitated the search for alternative renewable
energy sources intended to achieve sustainability. Researches were severally conducted by
scholars as Abdullahi (2014) who conducted a study in Nepal and concluded that renewable
energy sources do not only provide alternative energy but aid in climate change mitigation.

Alternative energy provision depends largely on availability of resources as sunshine, wind or

biomass which is evidently available in Nigeria albeit underutilized with heavy reliance on fossil
fuel to generate power for the past 45 years. All sources could be productive, but some are most
viable thus requiring choice and prioritization based on needs, resource availability, and
technological abilities as well as environment friendly option, since the market for renewable
energy is prime in Nigeria ( Ibrahim 2008, Groba & Breitschopf 2013 and Global legal insight
2018).

Energy provision is symbiotic to climate change and adaptation while the use of renewable
energy reduces vulnerability to climate change and variability, associated with attendant socio-
economic and health repercussions (Perera et al, 2015). In recent times, Nigerian government
has declared solar energy as a viable alternative due to the nature of our climate thereby
investing about $20 billion to build mini solar grids for rural areas, to reduce reliance on hydro
and coal. This concept is to be expanded by 2023 to produce 10,000 mega watts from solar using
a World Bank loan of $350 billion to cater for hospitals, schools and households in rural areas, to
achieve a set target of 90% access to uninterrupted energy by 2030.

Renewable energy concept and practice is relatively new to most Nigerians, mostly at
exploration stage due to associated high cost, limited technical expertise and skilled labour to
propel the operation of renewable energy practice especially at large scale. Awareness of it
existence and comparative advantage among Nigerians remain scanty and scary of financial
implication for individual users to procure, this is evident in the country’s power generation
profile having solar as the least contributor followed by thermal and nuclear power in ascending
order (Global legal insight energy, 2018).

It is worthy of note however, renewable energy source can be cost effective when it is properly
harnessed as reported by Malaudzi et al (2012), Roman, Votteler & Brent (2016) who conducted
a study on potentials of renewable energy sources in south Africa’s mining operation, it
concluded that cost of energy from photovoltaic and wind generation are considerably lower than
diesel generators in addition to lowering carbon emissions. The study further posited that self
generation of energy from renewable sources proved positive thus encouraging on-site own
investment to generate energy.

Alternative energy sources as solar and wind are adjudged sustainable, having limited negative
environmental consequences when compared with coal, gas flaring and hydro whose level of
carbon emission is considerably high (Perera et al, 2015). Solar and wind sources are natural
provisions requiring only a sustainable system to harness using some regulatory frameworks to
avert possible mis-use (Kawuwa et al, 2015)
Adoption of solar as alternative renewable energy source by Nigerian government ought to
reduce noise and air pollution caused by the use of petrol and diesel generators, which has
become order of the day even with public agencies including power distribution company
offices. Available literatures to me suggest no specific study conducted to establish volume of
pollution associated with the use of diesel and petrol generators in the study area, generalization
could be deduced from Klein et al (2015) thus concluding that presence and use of individual
diesel and petrol generators in Turaki Ali House for the purpose of generating power possesses
danger of air and noise pollution.

This study therefore intends to study tenants’ understanding and preparedness to accept
renewable energy practices, in conformity with existing policies to facilitate and promote
renewable and sustainable energy consumption (legislative research commission, 2009). Major
international rating standards as Leadership in Energy and Environmental Design (LEED),
BREAM and Australia’s Green Star guide lines were used as a guide to measure sustainable
energy practice in Turaki Ali house Kaduna.

2.1 Legislations to promote Renewable Practice in Nigeria

A national renewable energy action plan was unveiled in 2016 by the Honorable minister of
work, power and Housing (Babatunde Raji Fashola), in attendance were all ministries, allied
agencies, parastatals and state governments representative to promote the use of alternative
energy as solar, wind and biomass at a larger scale. The plan proposed an alternative energy
source contributing up to 16% of national energy requirement by 2030 to improve on the 0.8%
contribution in 2012. Achieving such improvement may be difficult without incentive thus the
rationale behind prioritizing energy purchase from alternative source by energy distribution
companies, in addition to tax incentives, financial aids, loans and grants for renewable energy
projects (Global legal insight, 2018). The action plan for renewable energy practice may not be
unconnected to clarion call for environmental sustainability aimed at reducing green house
gaseous emission. Building industry and building occupation accounts for 40% of world energy
demand (IEA, 2018) thus making building industry sector a priority sector to curb the menace of
green house gaseous emission.

Efficient utilization of energy is of paramount concern, requiring policies and regulations to

maintain appropriate environmental quality (Groba and Breitschop, 2013) especially in emerging
economies like ours where the demand is high relying on a narrow non-sustainable source
(Kawuwa et al, 2015), such policies, codes and standards on sustainable energy provision and
utilization merely exist on paper without actual implementation as reported by Deringer, Iyer and
Yu Jo Huang (2004), and are not holistic but selective such as the National energy policy
declaration in 2003 by the energy commission of Nigeria which specifically targeted industry,
agriculture and transport sectors thereby neglecting other sectors as the construction and built
environment, which is the focus of this study and a consumer of 40% of global energy generated
(IEA, 2008). Other legislation as the building codes of 2006 principally set minimum building
standards from pre-design, design, construction and post construction stages to ensure quality,
safety and proficiency without considering energy efficiency and sustainability (Global energy
insight, 2018). Energy efficiency and sustainability is a global clarion objective promoted by
international agencies as Building Research Establishment Environmental Assessment Methods
(BREEAM) and the Green Building Council Leadership in Energy and Environmental Design
(LEED). These concepts holistically address issues of sustainability from building design
through construction, operation and maintenance.

2.1 BREEAM

Breeam concept was first introduced in the 1990 in the UK and later some part of Europe before
extending to other parts of the world, the concept was severally updated up to the most recent
being that of 2014. Focus of BREEAM centers on health, wellbeing, energy, transport, water,
waste, land use, pollution control, ecology, innovation and management to achieve sustainable
building occupation (Tamaraukuro, Jubril & George, 2017).

2.2 LEED

Leed concept was founded in the US eight years after establishing BREEAM with its recent
version being that of 2014, recognized as the most widely used system of building assessment
and certification on reducing carbon dioxide [CO2] emission, energy saving, water efficiency,
improving indoor environmental quality as well as stewardship of resources and sensitivity to
their impacts (Tamaraukuro, Jubril & George, 2017 and Chatzimouratidis, 2015). LEED is
intended to provide owners and operators a workable framework for design, construction,
operation and maintenance solution in a sustainable manner for all manner of buildings use for
commercial, residential, industrial etc throughout their life cycle. Achieving LEED certification
signifies healthier productive places, minimal stress on the environment, capable of attracting
tenants/higher lease rates and decrease utility cost thus lower operating cost and happier
occupants (http://www.bu.edu/sustainability/what-were-doing/green-buildings/leed/). BREEAM
and LEEDS are different systems promoting the same principal objective of sustainability using
varying interrelated components presented in a table as thus adapted from (Tamaraukuro, Jubril
& George, 2017).

Table 1: Areas of coverage by BREEAM and LEED

Categories BREEAM LEED

Sustainable site and Ecology
Ecological status

Biodiversity protection Contaminated Land * *

Enhancing site Ecology * *
Ecological impact * *
* *
Construction site
Site protection * *
Site selection * *
Site Development * *
* *
* *
Energy
* *
Natural Resources * *
Renewable energy strategy
Energy performance
HVAC
Lighting (internal) * *
Lighting (external) *
Ventilation * *
Heat transmission * *
Operational * *
Energy monitoring * *
Optimizing energy * *
CO2 reduction strategy
*
Insulant GWP
Water and Waste management
Water * *
Water consumption *
Indoor water reduction *
Outdoor water reduction Irrigation system * *
Rain water harvesting * *
Water conservation/metering Grey water recycling * *
Waste water technology * *
Waste
Construction waste management * *
Waste treatment * *
Recycling Activities * *
Materials
Low environmental impact materials * *
Renewable natural materials * *
Insulation * *
Source of raw material * *
Re –use of structural material * *
Use of non- structural frame material * *
Use of finishing material * *
Efficient use of material over if life cycle * *
Economic Aspect
Operation and maintenance cost * *
Pollution
Prevention of refrigerant leakage *
NOx emission * *
Co2 emission * *
Night light * *
Noise pollution * *
Watercourse pollution * *
Natural disasters * *
Indoor Environment & Health
Ventilation

CO2 monitoring * *
Provision of natural ventilation * *
Ventilation system * *
Fresh air supply * *

Lighting and Illumination

* *
Daylight * *
View out and Glare control * *
Lighting control * *
Illumination level

Noise and acoustics

* *
Noise level
*
Sound insulation

Contaminate level

Volatile organic compounds (VOC) * *

Microbiological contaminate level * *

Thermal comfort
Cooling/heating and humidity control * *
Proper zoned control * *

3.0 Research Methodology

3.1 Interview

Participants to the interview were selected using a purposive sampling technique to achieve
elaborate and rich findings. Tentative findings were presented to respondents for validation
before it was finally transmitted as the research finding in line with interview protocol presented
in (Merriam & Associates, 2002).
Interview sessions were conducted with the property manager of Turaki Ali House (a subsidiary
of NNDC called NNCPL) to explore their understanding on the subject matter, as well as the
coverage and depth in content of their management agreement about alternative and sustainable
energy practices, because they are directly involved thus better qualified to give an in depth
information. According to Steinar 2007, Gre 1997 and Johnson 2002 ‘researcher seeking to
gather valid information on past and present practices should better consult those in actual
operations’, this solidified researchers' choice of property managers handling Turaki Ali house as
interviewees.

Interviewees signed a consent form, which introduces the researcher himself being the main
instrument in qualitative research (Merriam, 1998). All consented interviews were recorded on
audio recording device, thereafter transcribed verbatim; responses were coded to identify
emerging themes from which tentative findings were drawn.

Second phase of the interview was for the occupants of Turaki Ali House, two of the occupants
were selected on a non-probability sampling technique for the interview using a snowballing
approach to a saturation point, when no new themes were emerging. Respondents were selected
and contacted individually based on three criterion namely; willingness, availability and ability
to make meaningful contribution to the research.

Initial telephone contact was made to the respondents, during which introduction of the research
concept was made and initial consent to partake was sought and mostly granted except for two
people who declined on the basis of tight schedule, those who consented were sent a hardcopy of
interview consent form by the researcher to their various offices. Interviews were concurrently
held as consent were signed for those willing to respond while other preceded at their
convenience, all interviewees were interviewed in their offices at Turaki Ali house.

A total of 5 individuals were contacted to participate in the interview, 2 declined participation

and only one respondent requested for a soft copy.

Interview questions were formed on a semi-structured pattern to allow flexibility and compliance
to interview protocol and respondents were allowed to exhaustibly speak on every item for other
information to come up that were not ordinarily considered by the researcher in line with
(Merriam, 1998). Flexibility in the interview created free atmosphere for in-depth discussion
without limiting interviewee from relating authentic data with the researcher for final report of
the research to reflect the reality. Interview questions were circulated in advance for
interviewees to peruse and make observation if any with a view to making slight modification to
perfectly capture the subject matter. Few observations were received and corrections were made
before conducting the interview. The researcher recorded field notes while the interview was
taking place, responses were written against each interview item to compliment audio recordings.
3.2 The Questionnaire

A questionnaire was prepared from literature search, adapted some concepts from previous
related researches to suit subject of the research in acquiring first hand information from
occupants/users of Turaki Ali House in Kaduna-Nigeria, for they were at ease to state their true
opinion without having to disclose identities especially on areas of knowledge and awareness.
Openness in their responses had greatly assisted the research findings.

The building have 96 independent office suites thereby forming the sample frame from which
respondents were drawn using systematic and simple random technique by first allocating
numbers to each floor, respondents were selected at random thereby given equal opportunity for
everyone to be selected.

Contents of questionnaire focused on issues as respondents’ knowledge and understanding

alternative energy sources, the benefits to individual and environment as well as their willingness
to embrace alternative energy sources, prepared to collect quantitative data in order to enrich
findings that are experience and knowledge based from respondents (tenants and property
mangers) with a view to identifying critical responses in providing insight.

Questionnaire was prepared on a four point rating scale to guide respondent decision on some
item, with four points being the highest and one being the lowest signifying weakest position on
the item. Fifty six questionnaires were distributed personally by the researcher, collected forty
one filled questionnaires and analyzed the response from which findings according to research
question/objectives were deduced.

Analysis of questionnaire was done using a revised version of Likert scale of four point decision
rule with 4point being strongly accepted, 3point accepted, 2point rejected and 1point to mean
strongly rejected. Responses are presented in a tabular form in chapter four.

Table 2: Distribution of questionnaire administered

S/N Item Distributed Returned Percentage Response

1. Ground floor 8 7 12.5%
2. First floor 10 10 17.86%
3. Second floor 10 7 12.5%
4. Third floor 10 5 8.9%
5. Fourth floor 10 6 10.71%
6. Fifth floor 8 6 10.71%
Total 56 41 73.18%
3.3 Data Analysis Process

Interview responses were both written as field notes and recorded in audio recording device, later
played and transcribed in a computer to facilitate analysis. Transcribed data was coded using
colour coding to aid reference.

Coding is better achieved when data is transcribed verbatim (Bryman, 2012) and without getting
overwhelmed by data volume. Triangulation of data from various responses facilitated
identification of emerging terms which were noted to compare and contrast with a view to
signifying key issues from the data, thus forming the research themes. This subsequently led the
research from unknown to a known situation of the phenomenon.

Furthermore, data obtained from various sources as literature review, interview and document
review were cross referred to appraise coherence in findings (Creswell, 2014). The process of
comparing data from various sources enabled the researcher to identify areas of similarities and
difference as well as possible inconsistencies requiring further search. Triangulation of data
conducted did not suggest further search but coherence in data through close similarities in
findings though different sentences but connoting the same meaning thus strengthened validity of
finding.

Audit trail of all research activities were recorded and documented in a project plan table to keep
track of all the research activities (Blaxter, 2010).

Images of Turaki Ali House were snapped showing individual power generators displayed by
various occupants, which further attest to higher probability of carbon emissions, noise pollution
and evidence of non-sustainable building occupation due to poor management.

3.4 Ethical Consideration

Confidentiality of all research responses was paramount and was declared to respondents from
onset of the research, identities of respondents remained anonymous throughout the research
including reporting and all information obtained are classified information and only use as such.

The main purpose of obtaining written consent was for respondent to understand that information
supplied are treated with confidentiality it deserve and their participation to the research is not
under duress but willingly participated with a view to making contributions towards improving
the present situation .

Respondents also had the right to withdraw consent at any time before final report and therefore
not obliged to continue when no longer interested.

The researcher had throughout the research acted with ethical probity, maintained highest
standard of professionalism especially been the main instrument of research (Merriam, 1998). All
information and data obtained are treated with honesty devoid of personal opinion except that
which is formed from the data.

4.0 Presentation and Discussion of Findings

4.1 Qualitative Data

Interviews were conducted with two members of tenants’ committee representing the tenants
occupying office lots in the building, and one interview was conducted with desk officer
responsible for Turaki Ali house under NNCPL.

Interview responses about knowledge and awareness of tenant(s) on the concept of renewable
energy as alternative to generators was positive, with proven superficial idea on the concept
notwithstanding some reservation on the concept by interviewee 1, who opined that it is needed
by the developed economies engaging in industrial production and operations associated with
gaseous emission thus agreeing with (Abayomi, 2017). The perception that industrialized nations
need more of alternative energy to cut down emission is affirmed in a report where air pollution
is reported to be responsible for about 5.3% of death incidence in the UK as reported in
(https://www.assets.publishing.service.gov.uk/government/uploads/system/uploads).. Interviewee
1 further consider individual practices as insignificant contributor to carbon emission, while
interviewee 2 & 3 are of clear understanding that the concept is not limited to industrialized
countries but world over and thus need global regulation. This support the findings in Vilcekova
& Burdova (2014) who reported that building construction and occupation contributes to carbon
emission thereby debunking the notion of interviewee 1 that regulating carbon emission is only
for industrialized nation, because developing nations also engage in building construction and
occupation.

Besides, the three respondents accepted and attested that generators are the main and only
alternative source of power to their offices, while the researcher had personally observed smoke
exhumes from generators during interview session thus emitting carbon dioxides, adjudged
pollutant and contributory to heating ozone layer.

Interviewee 1 made further observation regarding noise pollution caused by generators as

disturbing to their peaceable and comfortable usage of their office, thus negating the principle of
sustainable building occupation enshrined in the LEEDS requirement (LEED, 2018).

Interviewee two further reported the use of generators not only during outage but also when they
have urgent and serious work to avoid disappointment from national grid, this invariably means
that there is likely to be a prolong period of generator usage thereby increasing amount of carbon
emission depending on duration of usage and patronage enjoyed by the company, this was not
without property managers consent in principle for individual to use generators as deemed fit and
required without limit.
Operating generators as alternative to public mains is not without cost, the three interviewees
reported their average monthly spending on generator to be in the range of N15,000 – N30,000
thus logically correct to put an average of tenant spending at N180,000 per annum to power
gadgets through generator. The said amount is enough to procure solar panels required to power
office computers and fans without air conditioners. This is not only economical but safe guarding
the earth from disasters thereby complying with a principle of “think globally” as declared in Rio
conference of 1992 cited in Vilcekova & Burdova (2014) and Nii et al (2017). Principle of think
globally is to reduce blame between developing and developed nation of pollution generation, it
requires everyone to think and act globally in the construction and occupation of a building
(UCEM, 2018).

The use of solar as alternative to generators have proven to be cheaper in the long run,
unfortunately, interviewee one and two never gave it a thought for fear of unknown and
rescinding attitudes to changes. In addition to seated optimism that genuine parts and
technologies are never sent to third world countries, therefore, available solar systems in the
market are only to exploit consumer without corresponding satisfaction and value for money.
Their assertion may not be wholly correct as there are both genuine and counter products sold for
prices of genuine although difficult for non-expert to differentiate between the two.
Consequently, discourage people from attempting or embracing it and other new technologies.
As a whole, there is clear lack of sincerity on the part of dealers and hesitation from users to
forgone generators for solar.

Availability of right technology at affordable price is another factor identified by respondent one
as a militating factor against the use of solar system; the technology is considered new
undergoing test and therefore associated with hick ups that accordingly may not permit trial since
he has no such resource to commit to test running technologies. More so, solar panels and
batteries have varying qualities of which supplier A’s best quality may be adjudged poor by
supplier B even though the same except for the company name and therefore requires
government intervention through consumer protection council to curtail such excesses (Kazem,
2017).

According to Interviewee 1, differentiating between original and fake product is not the only
challenge but also the cost, for a panel of 100kw is going for N25,000 while interviewee B has
no precise idea of the amount it is sold. Both Interviewee 1 and 2 converged on a position that
the technology is marred by fake components and sold at relatively higher prices than a common
user can afford thus beyond common man affords.

Although, federal government have made a pronouncement to encourage the use of solar by
providing incentives towards making the technology available and affordable, we are yet to see
that happen. Logical analysis from response of interviewees suggest that an office may require
up to 10 panels of 100kw to produce 1000kw, fairly enough to power office gadgets without air
conditioner. The cost is estimated at about N250,000 for only the panels without batteries, cables,
regulator and other accessories required in the operation of solar technology in a small scale
arrangement, thereby making it expensive from the beginning.

Maintenance of solar system was compared with generator, interviewee one and two are more
inclined to generators being the easiest to maintain due to presence of technical support within
reach and at comparatively lower price, even though both interviewee one and two never use
solar, yet were able to form an opinion from experiences shared on the subject by others who
may have tried the technology. Interviewee one made a remarkable opinion as thus “how do you
compare the frustration in spending your money without value for it and that spent with a value.
So for me, solar is spending money without value for it and therefore non-comparable with
generator even on maintenance cost with that of solar since it is not reliable”. However, a right
solar technology that is properly installed using genuine components ought to be cheaper to
maintain and cost effective in the long run even though the initial cost may be high as reported in
(Peerapong & Limmeechokchai, 2017) and (Hirth, 2014) further opined that the use of solar is
not only cost effective but reduce harmful emission from fossil fuels.

Concept of solar power was desired by all the interviewees, but had strong apprehension on
reliability and affordability of solar power equipment thus supported the idea with limited
willingness to embrace the use of solar system. This is therefore the reason behind continued use
of generator by occupants. Embracing solar power system in response to recent government call
and pronouncement is only feasible when quality control is guaranteed.

Although interviewee 1 and 2 appreciate solar technology as a batter substitute, substandard

servicing parts and poor technical assistance/expertise are reported hindrances to embracing the
concept thus making it difficult to abandon familiar for unfamiliar system bedeviled with
technical challenges. The use of generator is not without challenge but easier handled, due to
availability of technical support and spare parts for maintenance at a competitive market price.
Noise and Air pollution were collectively identified by the interviewees as environmental
pollution caused by emission from generators, thus willing to let go the use of generators if only
provided with viable alternatives

Environmental good practices protect the earth and avert environmental disasters, this should be
done collectively (Environment agency, 2018). Interviewee 1, 2 & 3 demonstrated willingness to
partake in protecting the earth through compliance to best practice standards. Interviewee 1
placed personal interest over the earth via a statement that “I should but not to the detriment of
my personal interest” thus likely to compromise. Interviewee two reported a need for collective
effort but dodging away from financial commitment associated with it. Conversely, interviewee
three acknowledged the need for collective effort although not disposed to taking decisions
towards curtailing global warming from within the case study due to bureaucratic requirements.
Amazingly, respondent one and two identified generators as gaseous emissions points, but sees
Africa as insignificant contributor to global warming let alone small generator units used.
Reducing gaseous emissions either from generators or other sources is geared towards achieving
environmental sustainability and must begin from individual property through sustainable
building occupation (UCEM, 2018), Interviewee one reported that; tenancy agreement being the
guide document to the relationship do not in any away provides for environmental sustainability
while interviewee two and three whose specialty is within the building industry holds contrary
view to that of interviewee one by making reference to a clause requiring tenants to keep
premises in good state of repair to continue to attract competitive rent from the market. As a
whole and going through the tenancy agreement, it is hardly explicit but may be implied as
posited by interviewee two while a non-building industry practitioner with limited exposure on
environmental management may hardly understand it on that perception. However, all the
respondents are prepared to make sacrifice towards protecting the environment.

Assessing management control of occupation through tenancy agreement revealed common

opinion by all the interviewees that the tenancy agreement does not provide for the use of
individual generators but do not equally prohibit it. According to interviewee 3, the use of
individual generators is known to the management but never sanctioned or regulated against it,
and generally seen as acceptable norms. Interviewee one went further to say the use of individual
generator is expected from tenants considering the epileptic supply from national grid.

4.2 Quantitative Data

This section involves analysis of questionnaire distributed among occupant of Turaki Ali, the
distribution was done in a systematic manner by stratifying the population based on floor level to
give equal opportunity to occupants in all the floors to stand the chance of being selected at
random, this conforms to quantitative sample selection methods in Firestone (1993).

There exist alternative energy sources having comparative advantage over generators even
though unexplored, most common options were provided in the questionnaire, the response
revealed higher mean in favor of those agreeing to use central and individual generators as
alternative sources of power thereby affirming the themes generated from interview. Biomass
and wind energy sources emerged the least slightly lower to solar energy. All the three alternative
sources falls within the class of disagreement based on the four rating scale adopted in the
analysis of questionnaire as presented:

Table 3: Source of power to compliment public power supply during outage

S/N Item SA A DA SD Mean Ranking

1. Solar system 2 3 30 6 2.02 3rd
2. Central generator 38 2 0 0 3.85 2nd
3. Individual Generator 36 5 0 0 3.88 1st
4. Biomass 0 0 28 13 1.68 5th
5. Wind energy 2 1 32 6 1.81 4th
Occupants of the building further confirmed their preferred patronage on individual generator
against other sources of alternative supply to compliment supply from public grid as revealed in
(table 3) by reporting a mean of 3.88 thus strongly agreeing to using individual generators
against all other sources thereby supporting Cicelsky (2009)

Using individual generators is not specifically the most viable option for occupants as presented
in (table 2) where it is shown that a simple majority of the response are in agreement to having it
cheaper when using central generator, although not in agreement that solar system is more
convenient than using generator but have agreed that generators are not environment friendly,
because generators causes air and noise pollutions thereby increasing global warming and thus
tantamount to property preservation and protection.

Table 4: Knowledge on solar system operations

S/N Item SA A DA SD Mean Rankin

g
1 Have adequate knowledge on solar 3 1 29 8 1.98 4th
system operation through
2. Through Formal Learning 3 1 37 0 2.17 3rd
3. Public campaign (Government and NGO) 0 9 30 2 2.17 3rd
4. Landlord briefs/strategies 0 1 21 19 1.54 6th
5. Production/Marketing companies 25 7 4 5 3.27 1st
6. Environmental practices 2 3 31 5 1.95 5th
7 Media campaign 11 7 19 4 2.61 2nd

Preference to using individual generators by most occupants can be related to limited knowledge
about the operation of solar energy system, thereby having limited confidence on the concept as
reported thereby supporting the findings in Limmeechokchai (2017) and likely to remain until
proper enlightenment on the subject matter is persued as a panacea to encouraging sustainable
energy utilization. Such mobilization is currently handled by marketing and promotion
companies with low participation from government and NGO despite the government recent
pronouncement to encourage solar energy consumption. Landlord’s brief and strategies towards
embracing solar energy source is reported the least thereby portraying poor environmental
management awareness and practice.

Table 5: Consequences of using generators

S/N Item SA A DA SD Mean Rankin

g
1 Using central generator is cheaper than 13 10 7 10 2.59 4th
individual generator
2 Using solar system is more convenient 22 7 9 3 2.20 8th
than generator
 3 Generators pollute the air 17 17 3 4 3.15 2nd
4 Generators causes noise pollution 22 12 5 2 2.34 6th
5 Generators are not environment friendly 5 15 11 10 2.37 5th
6 Using individual generator negate 6 9 10 16 2.12 9th
sustainable building occupation concept
7 Protecting the earth is a collective 14 22 5 0 3.22 1st
responsibility
8 Global warming is caused by gaseous 16 16 8 1 3.15 2nd
emission
9 Our individual generators contribute to 3 10 11 17 1.98 10th
global warming
10 The use of individual generators is 5 7 22 7 2.24 7th
harmful to the property
11 Individual generators supply cables can 4 32 3 2 3 3rd
ignite fire to the property when there is
electric voltage leakage

Table above reported overwhelming agreement to protecting the earth collectively by ranking
first amongst variables, and have agreed that global warming is caused by gaseous emissions
from various emission agents. Dangers of dandling cables conveying power from individual
generators to offices is ranking third among non-sustainable practices. Use of central generator is
ranking fourth thus agreeing to central generating system as a means of reducing emission
compared to individual generators. All generators are adjudge unfriendly to the environment by
causing not just air pollution but noise pollution thus reporting that the use of generators is
harmful to the property even though not strongly agreeing to the notion that the use of solar is
more convenient than generators, and the use of individual generator is harmful to the property.

Table 6: Reasons for using generators against solar system

S/N Item SA A DA SD Mean Rankin

g
1. Cost of acquisition is low 29 9 4 0 3.68 1st
2. Cheaper Operating/maintenance Cost 8 12 14 7 2.51 3rd
3. Availability of Technology 15 16 7 3 3.05 2nd
4. Availability of technical support 10 31 0 0 1.78 5th
5. Environment friendly 7 5 20 9 2.24 4th

Individual preference to using generator is influenced by its low cost of acquisition in addition to
availability of technology for routine maintenance, availability of product and cheaper
operational /maintenance cost compared to solar technology. Availability of technical support is
reported as the least of reasons behind their decisions to use generators, while the occupants
rejected the assertion that using generators is influenced by availability of technical support are
environment friendly by ranking 5th and 4th, this position may be related to their limited
knowledge on pollution consequences as reported in Li and Yu (2016).

Table 7: Management effort towards achieving sustainable occupation

S/N Item SA A DA SD Mean Ranking

5 There exist regulations guiding occupation of 7 5 22 7 2.29 3rd
the premises as management policy
6 The property managers undertake routine 2 4 12 23 1.63 7th
inspection to check user breach
7 Punishment are mated against breach during 3 11 21 6 2.27 4th
occupation as contained in agreement
8 Property managers do comply to their service 3 3 18 17 1.80 6th
agreement
9 Management is not proactive in embracing 30 7 3 1 2.88 1st
advancing solar system as alternative to solar
18 The tenancy agreement permits the use of 7 22 7 5 2.76 2nd
individual generator
19 Concept of sustainable building occupation is 3 5 30 2 2.17 5th
reflected in the tenancy agreement

Managers of the property are agents to the landlord and therefore responsible as if they are
owners, respondents accepted the existence of regulation guiding their occupation but rejected
that managers undertake routine inspection to check user breach; this can be corroborated by the
presence of multiple dandling supply cables to various offices without minding of the associated
risk with it. Respondent were not in support of punishing erring practice capable of subjugating
sustainable occupation. The situation may be connected to the fact that the property managers
themselves do not abide by their service agreement and would therefore have no moral
justification to insist on total compliance by the occupants.

Management should be the lead and coordinator amongst the tenant but have not been proactive
especially on solar system power supply knowing fully the central generator is out of use, yet,
have failed to procure or introduce solar system as alternative energy supply. Respondent three
who is employee of the managing company reported limited or no effort towards embracing the
technology. Although there was a proposal from a solar technology company which never went
beyond proposal. The use of individual generator in the building is not exclusively allowed by
the tenancy agreement but is impliedly allowed by way of silence thus the rationale behind the
responses from respondents that it is allowed in the tenancy agreement even though not the real
content of the agreement. Provision for sustainable building occupation in the tenancy agreement
is almost rejected by the responses because the mean stood at 2.17 of 4point rating scale thus
tenants leveraging on lapses in the agreement and poor management practices by managing agent
to promote ill-practices that are consequentially harmful to the property and users/occupants

5.0 Conclusion

Effort in seeking to establish knowledge and understanding of respondents about renewable

energy source revealed that respondents have limited knowledge of renewable energy especially
the solar system and the need for it, this has affected their thinking and practices as evidenced in
their occupation of Turaki Ali House by littering around the premises with all kind of generators
despite acknowledging the offensive noise and air pollution from generators during the day time,
this finding supports the finding in (Tong & Zhang, 2015)

Acceptance and readiness to embrace the use of solar was queried by cost comparison between
generator and solar system from acquisition through operation, all pointers from respondents
geared towards generators without clear vigor to accepting solar systems as a better alternative
source of power supply. Although, readiness to embracing solar system was shown, it was not
without a condition being the need for qualitative solar systems components at comparatively
affordable price or slightly cheaper than a generator of corresponding capacity, otherwise
readiness cannot be backed by action especially that it is seen as moving from known to an
unknown.

Attempt to identify efforts made by the property managers to regulate tenants’ occupation in line
with sustainable building occupation standard revealed limited and vague guide having heavy
reliance on tenancy agreement that is not explicit on sustainable building occupation guide, in
fact related provisions to achieve sustainable building occupation are implied relative to
individual interpretation and understanding. Breach of service responsibility by the property
managers has negatively affected sustainable building occupation in the property due to failure in
carrying out routine inspection, to identify faults and breaches in real property occupation which
the managers are reportedly in effective by the questionnaire responses. This practice have fallen
short of commercial property management requirement (UCEM, 2018)

5.1 Recommendations

Energy consumption in commercial building have become enormous and a necessity requiring
the use of multiple sources in Nigeria. Utilization of those sources largely depends on user
knowledge and understanding, which is weak amongst the study population. Awareness through
posters, bulletin and notices is required either by the property managers directly or through
various agencies as save the planet, Green environment, WHO pollution control and so many
others to increase general awareness not just around the property but across the country. This will
not only improve their knowledge but will expose them more to the inherent dangers caused by
generators smoke and glaring dangers of possible electrocution from dandling electric supply
cables capable of destroying the property at a slightest malfunction.

Providing comprehensive knowledge to occupants through the afore stated measures would not
only improve understanding but convince occupants to embrace sustainable building occupation
practice by avoiding unsustainable practice as the use of multiple generators all around the
premises, occupying spaces that should have been used for green to improve quality of air and
serenity. Achieving this would no doubt require a team work thereby involving every stake
holder to partake without jeopardizing the primary purpose.

Effective property management is best achieved when the tenancy agreement is enhanced to
include sustainable building occupation requirements in clear terms, and to ensure that every
party to the contract lives up to designated responsibility in the lease contract. Achieving it may
be difficult without strict and judicious contract enforcement by the administrators if sustainable
occupation is desired

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