AN ASSESSMENT OF POOR FACILITY MANAGEMENT ON THE RESIDENTIAL

PROPERTY IN IREWOLEDE ESTATE, ADO EKITI

 ABSTRACT

The aim of this study is to assessed the impact of poor facility management
on residential properties in Irewolede Estate, Ado Ekiti. To achieve this
aim, the study seek to identify the various types of residential properties,
assess impact of poor facility management on residential properties,
compare the rental value of dilapidated residential properties with well
maintained residential properties and evaluate the impact of poor facility
management on the rental value of residential properties. Survey design
was employed in obtaining data necessary for the study and were
presented using tables, percentage and descriptive analysis. The study
revealed that poor facility management of residential properties have
significant impact on residential property in Irewolede Estate, Ado Ekiti
state. Finally the study recommends that property developers and investors
should carryout feasibility study to know the types of residential properties
that is more viable in the study area so as to make more profit from their
investments and that the government should make policies and laws that
force property owners or manager to maintain their properties properly for
safety of life and properties; invariably impacting positively on the quality
of life in the area.
 TABLE OF CONTENTS

Title page - - - - - - - - - - i

Approval page - - - - - - - - - - ii

Declaration - - - - - - - - - - - iii

Acknowledgement - - - - - - - - - - iv

Dedication - - - - - - - - - - v

Abstract - - - - - - - - - - - vi

Table of contents - - - - - - - - - - vii

CHAPTER ONE

1.0 Introduction 1

1.1 Background of the study 1

1.2 Statement of problem 2

1.3 Aim and objectives of the study 3

1.4 Research questions 4

1.5 Significance of the study 4

1.6 Scope and limitation of the study 5

1.7 Operational Definition of terms 5

CHAPTER TWO

2.0 Literature Review 9

2.1 Introduction 9

2.2 Concept Of Facility Management 9

2.3 Concept Of Residential Property And Rental Value 11

2.4 Maintenance Type And Strategies 15

2.5 Maintenance Needs And Its Impacts On Residential Properties 20

2.6 Residential Property Managment And Its Associated Challenges 23

CHAPTER THREE

3.0 Research Design And Methodology 26

3.1 Introduction 26

3.2 Research Design 26

3.3 Population 26

3.4 Sample and Sampling Techniques 27

3.5 Instrument for Data Collection 28

3.7 Method of Data Collection 28

3.7 Method of Data Analysis 30

CHAPTER FOUR

4.0 Data Presentation and Analysis 31

4.1 Introduction 31

4.2 Demographic Characteristics of Respondent 31

4.3 Types of Residential Properties in Irewolede Estate, Ado Ekiti

34

4.4 Poor facility management of Residential Properties 35

4.5 Rental Value of Dilapidated Residential Properties and the Well Maintained

Residential Properties 39

4.6 Impact of Poor facility management On The Rental Value Of Residential Proper1ties 40

CHAPTER FIVE
5.0 Summary, Recommendations And Conclusion 43

5.1 Introduction 43

5.2 Summary Of Findings 43

5.3 Recommendations 44

5.4 Conclusion 44

References 46

Appendix 48
 CHAPTER ONE

1.0 INTRODUCTION

1.1 BACKGROUND OF STUDY

The efficient management of residential facilities is crucial for ensuring the sustainability

and livability of residential communities (Gibson & Gebken, 2015). Facilities

management encompasses various aspects such as maintenance, security, waste

management, and utilities provision, all of which are essential for maintaining the quality

of residential properties (IFMA, 2018). Inadequate facility management can lead to a

plethora of issues, including deteriorating infrastructure, safety hazards, and decreased

property values (Smith & Green, 2019). Thus, understanding the dynamics of facility

management within residential properties is imperative for addressing challenges and

improving living conditions for residents.

Sustainability and utmost utilization of capital investments in residential properties or

real estate investment of any nation has been a major and global dialogue most especially

in developing countries where infrastructural development is still at the infancy. This is

because most of government expenditures and investments focus on infrastructural

development such as road, power, water and housing even though the challenges in the

developed nations is sustainability. One of the ways for sustainability is the maintenance

of the existing stock of infrastructural facilities and services especially in residential

properties (Odediran, Opatunji and Eghenure, 2012).

Maintenance according to BS 3811 is the construction of all technical and associated

administrative actions intended to retain an item in or restore it to a state in which it can

perform its required function. Oladimeji (2016) further described maintenance as the

combination of any actions carried out to retain an item in or restore it to an acceptable

condition. Onwuka (2014) stated that maintenance management is concerned with the

planning and control of construction resources to ensure that necessary repairs and

renewal are carried out with maximum efficiency and economy. According to Smith

(2013), maintenance is the work or a combination of actions associated with initiation,

organization and implementation carried out to retain an item in or restore it to an

acceptable standard. Nevertheless, residential properties / building maintenance becomes

more difficult according to age of the structure and this depends on the quality of the

original building coupled with the rate of maintenance of the structure Adenuga (1999).

Generally, maintenance of residential properties received little attention from the users,

designers and contractors. The users do not always make use of the property and the

services in good condition, often users do not obey the information contained in the

maintenance manual of the property if at all it exists. Most property owners sometimes

endeavor to keep maintenance expenditure to the least, eliminating the consequent of the

long-term effect of such action. On the part of the designers, they may forget the

durability of the materials and its serviceability before including them in their designs.

Residential communities worldwide face similar challenges related to facility

management, and Nigeria is no exception. In urban areas like Lagos and Ado Ekiti, rapid

urbanization exacerbates these challenges, putting immense pressure on existing

infrastructure and services (Oyedele et al., 2017). Irewolede Estate, situated in Ado Ekiti,

serves as a microcosm of these challenges. Despite being a well-established residential

community, Irewolede Estate grapples with issues such as poor maintenance, inadequate

security, and inefficient utilities management. These challenges underscore the need for a

comprehensive assessment of facility management practices within the estate.

Scholarly research has increasingly highlighted the significance of effective facility

management in residential properties. Studies have demonstrated the direct correlation

between well-maintained facilities and residents' quality of life, emphasizing the

importance of prioritizing facility management initiatives (Okonkwo & Ibrahim, 2020).

By identifying specific challenges and areas of improvement, research endeavors

contribute valuable insights for enhancing facility management practices and addressing

the unique needs of residential communities like Irewolede Estate. Therefore, this study

aims to delve into the intricacies of facility management within Irewolede Estate, Ado

Ekiti, to provide actionable recommendations for improving the overall living conditions

for its residents.

The management of residential properties have significant impact on the rental value such

properties command as neglect of maintenance has accumulated consequences in rapid

increase in the deterioration of the fabric and finishes of a building, accompanied by a

harmful effect on the contents occupants (Seeley, 1997). Inadequate maintenance culture

is a peculiar feature of almost every building in Nigeria, according to Rotimi and Mtallib

(1995) is partly due to poor maintenance culture on one hand and partly due to the

absence of an appropriate benchmark. It is against this background that this study seeks

to analyse the impact of poor facility management on residential properties in Irewolede

Estate, Ado Ekiti.

1.2 STATEMENT OF THE PROBLEM

Despite being a well-established residential community, Irewolede Estate in Ado Ekiti

faces significant challenges related to poor facility management. These challenges

manifest in various aspects of the estate's infrastructure and services, leading to

detrimental effects on the quality of life for its residents. The primary issues include:

1. Inadequate Maintenance: There is a noticeable lack of routine maintenance and upkeep

of essential infrastructure within Irewolede Estate, including roads, sidewalks, drainage

systems, and communal facilities such as parks and playgrounds. This neglect results in

deteriorating conditions, safety hazards, and a decline in aesthetic appeal.

2. Security Concerns: Residents of Irewolede Estate express concerns regarding the

effectiveness of security measures implemented within the community. Instances of

unauthorized access, theft, and vandalism raise questions about the adequacy of security

personnel, surveillance systems, and perimeter fencing in ensuring the safety of residents

and their properties.

3. Utilities Management: The provision of essential utilities such as water, electricity, and

gas within Irewolede Estate is marred by inconsistencies, service disruptions, and

infrastructure deficiencies. Residents experience frequent outages, inadequate supply, and

infrastructure failures, leading to inconvenience and compromising their daily activities.

4. Waste Management Issues: Irewolede Estate struggles with inefficient waste

management practices, including irregular waste collection schedules, inadequate

disposal facilities, and instances of illegal dumping. Overflowing bins, littering, and
 uncollected waste pose health hazards and detract from the overall cleanliness and

sanitation of the estate.

5. Communication and Feedback Mechanisms: There is a perceived lack of effective

communication channels between residents and property management within Irewolede

Estate. Residents encounter difficulties in reporting maintenance issues, seeking

assistance, or providing feedback, leading to frustration and a sense of disconnection

from the management processes.

According to Mbamali (2013), maintenance culture is an attitude which is sadly lacking

in Nigeria, whether in the home, office, school or factor. He further added that poor

maintenance culture has become a widely recognized problem in Nigeria. Maintenance

culture in Nigeria is the lowest around the World, especially, in our principal towns and

cities. According to Wahab (2015) the nation accords low priority to property

management. Mbamali (2013) also asserted that we have no maintenance policy and

therefore no such culture exists. Neglect of maintenance has accumulated consequences

in rapid increase in the deterioration of the fabric and finishes of residential properties

and decrease in value, accompanied by a harmful effect on the contents occupants

(Seeley, 1997). Gurjit (1990) asserted that lack of proper maintenance culture bring the

life of a building last before reaching the total obsolescence state. The declining

maintenance culture in Nigeria and its effect on residential properties has become a major

problem to both the public and private sectors. This study therefore seeks to analyze the

impact of poor facility management on residential property in Irewolede Estate, Ado

Ekiti.
1.3 AIM AND OBJECTIVES OF THE STUDY

The aim of this research is to assess the impact of poor facility management on

residential properties in Irewolede Estate, Ado Ekiti. To achieve the stated aim, the

following objectives are to be pursued;

i. To identify the various types of residential properties in Irewolede Estate, Ado

Ekiti

ii. To assess poor facility management of residential properties in the study area.

iii. To compare the rental value of dilapidated residential properties with well

maintained residential properties in the study area.

iv. To evaluate the impact of poor facility management on the rental value of

residential properties.

1.4 RESEARCH QUESTIONS

i. What are the various types of residential properties common in Irewolede Estate, Ado

Ekiti?

ii. What is poor facility management of residential properties in the study area?

iii. What are the differences between the rental value of dilapidated residential properties

and a well maintained residential properties in the study area?

iv. What is the impact of poor facility management on the residential properties in

Irewolede Estate, Ado Ekiti?

1.5 SIGNIFICANCE OF THE STUDY

The findings of this study will be important as it would not only contribute to the theory

and knowledge but will also contribute to the effectiveness of maintenance of residential
 property. This is because the study will attempt to find out the impact of poor facility

management of residential properties and its impact on rental value.

The finding of this study will be relevant to residential property owners and investors as

it will enlighten them on the importance of imbibing the culture of good maintenance for

their properties, as the state of the property greatly impact on the rental value it

command.

The stakeholders such as government agencies and law makers will find the findings of

study relevant as it will enable them know the effect of poor maintenance of residential

properties in cities and urban centers on the environmental qualities, thus enable them to

make policies that will compel property owners to maintain their properties thereby

enhancing healthy environment.

This research work would be of great significance and relevance as it will serve as a

source of information for further into the impact of maintenance on the residential

properties and other related topics.

1.6 SCOPE AND LIMITATIONS OF THE STUDY

The scope of this study is limited to the assessment of poor facility management on

residential properties in Irewolede Estate, Ado Ekiti State. This study will be further

limited to only residential properties such tenement building, flats and bungalow.

Limitations

The following problems were encountered in the course of carrying out this research:
 a. Financial constraint- Insufficient fund tends to impede the efficiency of the

researcher in sourcing for the relevant materials, literature or information and in the

process of data collection (internet, questionnaire and interview).

b. Time constraint- The researcher was simultaneously engage in this study and other

academic work. This consequently will cut down on the time devoted for the research

work

c. Un-cooperative attitude and Ignorance of some respondents- As a result of the

above limitation and constraint, the research was based on the available information

and data at my disposal and the people made it difficult for me to collect important

information for the research.

1.7 DEFINITION OF OPERATIONAL TERMS

Facility Management: Facility management refers to the holistic approach of managing

and maintaining physical assets, infrastructure, and services within a built environment to

support the needs of occupants and stakeholders. It encompasses various functions such

as maintenance, security, utilities management, waste disposal, and space planning to

ensure the effective operation and optimization of facilities.

Residential Property: A residential property is a type of real estate intended primarily

for occupation as a home by individuals or families. These properties include single-

family homes, apartments, condominiums, townhouses, and other dwellings designed for

residential purposes.

Poor Facility Management: Poor facility management refers to deficiencies or

inadequacies in the management and maintenance of facilities within a residential

property. This may include neglect, lack of maintenance, ineffective security measures,
inefficient utilities management, substandard waste disposal practices, and inadequate

communication channels between residents and property management.

Infrastructure Maintenance: Infrastructure maintenance involves the regular

inspection, repair, and upkeep of physical assets and systems within a residential

property. This includes but is not limited to roads, sidewalks, drainage systems,

buildings, utilities infrastructure, and communal facilities such as parks and playgrounds.

Waste Management: Waste management pertains to the collection, disposal, and

recycling of waste materials generated within a residential community. This includes

organizing waste collection schedules, providing adequate disposal facilities (e.g., bins,

dumpsters), promoting recycling initiatives, and addressing issues related to littering and

illegal dumping.

Maintenance: According to Ajayi (1998), define maintenance as a “work undertaken in

order to keep or restore every facility, i.e. every part of a site, building and contents to an

acceptable standard”.

Rental value: According to Bergel (2002), define fair market value of property while

rented out in a lease. More generally, it may be the consideration paid under the lease for

the right to occupy, or the royalties or return received by a lessor (landlord) under the

license to real property.

 CHAPTER TWO

2.0 LITERATURE REVIEW

2.1 INTRODUCTION

This chapter review past literatures on poor facility management on residential property.

The chapter covers the concept of the facility management, concept of residential

property and rental value, maintenance type and strategies maintenance needs and its

impacts on residential properties and residential property maintenance and its associated

challenges.

2.2 CONCEPT OF FACILITY MANAGEMENT

Facility management (FM) is a multifaceted discipline that encompasses the strategic

planning, coordination, and management of physical assets, infrastructure, and services

within a built environment to support the operational needs and objectives of an

organization or community (IFMA, 2018). It involves the integration of people,

processes, technology, and resources to optimize the functionality, efficiency, and

sustainability of facilities throughout their life cycle.

Facility management involves various functions and activities aimed at ensuring the

effective operation and maintenance of facilities. These functions include maintenance

management, space planning, environmental sustainability, safety and security

management, utilities management, and workplace services (IFMA, 2018). Each of these

functions plays a crucial role in enhancing the performance, productivity, and satisfaction

of occupants and stakeholders within the facilities.

Central to the concept of facility management is the recognition of facilities as strategic

assets that contribute to the overall success and competitiveness of an organization or

community (IFMA, 2018). Facilities serve as the physical environment where core

business activities, operations, and services are conducted, making their efficient

management essential for achieving organizational goals and objectives.

Furthermore, facility management emphasizes the importance of adopting a proactive and

holistic approach to address the diverse needs and challenges associated with managing

facilities (IFMA, 2018). This includes the implementation of preventive maintenance

programs, risk management strategies, sustainability initiatives, and continuous

improvement processes to optimize the performance, reliability, and longevity of

facilities while minimizing costs and environmental impacts.

Maintenance is generally defined as the work that is done on regular basis to keep the

building in good working condition; sweeping the halls, lubricating hinges and locks, or

servicing the burner and boiler annually. Most maintenance tasks are performed by the

building’s super, but certain jobs may be done by the officers, the maintenance and repair

committee, outside contractors, or the tenants themselves.

According to Sidney (1991), asserted that no building can exist throughout its life span

without any form of maintenance or the other, it is to say that much can be done at the

design stage in other to reduce the amount of subsequent maintenance work. According

to Seeley (1997) maintenance work on a building should commence from the day the

contractor leaves the site. The necessity for maintenance work on building is noted in the

fact that all buildings, as well as the materials and components therein, deteriorate or
suffer loss in aesthetic, strength and or functional value, with exposure to the elements of

weather over time. The appearance and life span of a building and also the quality of the

materials would be affected depending on the manner to which maintenance is adhere to,

in the building (Seeley, 2010). If the design process is to be enhanced, the building teams

need to come together and contribute towards the building’s maintainability at the project

inception rather than leaving it for the maintenance personnel at the end of construction

to battle with the curative measure (Adejimi, 1998). This sometimes according to

Seeley(1997) causes frustration and annoyance to maintenance personnel when taking

over new buildings and finding themselves faced with bad details, poor choice of

finishes, materials and components and lack of basic information about the building and

its services.

Maintenance as a service covers every aspect of building environment particularly the

building assets and infrastructural facilities, such facilities spread across projects in

several sectors of the national economy which include agriculture, health, education,

commerce, industry, environment and defence. The spread also extend to social sector

such as housing, electricity and telecommunication. It is noteworthy that such project has

implication of regular maintenance for sustainability. Maintenance has been a neglected

field of technology in Nigeria (Amobi, 2006); yet every infrastructure or equipment

requires being maintained to remain functionality and up-to-date standard. Buildings and

infrastructures are the nation’s most valuable assets, providing people with shelter and

facilities for work and leisure. Maintenance start the day the contractor leaves the site,

having completed the project. The design material specification, construction including
 workmanship, function and use will determine the amount of maintenance required

during the life time of the building.

2.3 CONCEPT OF RESIDENTIAL PROPERTY AND RENTAL VALUE

2.3.1 Residential Property
Residential properties are those properties that are occupied for the purpose of providing

shelter to the occupants and serves as a habitation for them. The major consideration

according to William, et al (1980), which determines the rents of residential properties, is

accommodation and situation. They further argued that when dealing with

accommodation, the prospective occupier will consider the nature and extent of the

accommodation offered in terms of number and arrangement of bedrooms for

convenience in use, water supply, electricity, sewerage disposal and the condition of

repair of all parts of the building while in respect of situation the prospective occupier

will consider the property in relation to general amenities of life, time of travel, proximity

to work, school and recreational facilities.

Residential properties include the totality of the surroundings and infrastructural

facilities that offer human comfort, improve the quality of human health and

productivity as well as enable them to sustain their psycho-social or psychopathological

balance in the environment where they find themselves. Agbola, (2008) considered

Residential properties as a multidimensional bundle of services and a bundle of

contradictions and paradoxes. Hence the roles of housing in the context of urban

development are crucial, as it help to provide accommodation and protection for both

human and material resources as one of the key factors affecting the long term growth

of a nation, any action targeted at improving the Residential properties condition is

considered an action in the right direction. The linkages between housing and property

rental are varied and complex. Housing quality does not only affect quality of life of the

inhabitants and rental values but also creates many direct and indirect externalities.

Types of Residential Property

There are many types of residential properties but the following will be considered,

i. Maisonettes: These are buildings offering accommodations for single family units.

Provision made include living room, kitchen room, children playroom and

conveniences, They are usually found in high income earners area that is, low density

areas. They could either be detached or semi detached.

ii. Duplexes: These are homes designed on two floors for single family. The construction

is such that the living room, guests room and every other convenience are located

down stairs) while the bedroom is situated up stairs. Duplex may be detached or semi

detached, It is semi detached where a block has two identical wings on each of the

floor with each serving as a self contain apartment. They are also found in low density

areas.

iii.Bungalows: These are block of buildings containing three or more bedroom and also

having utility rooms and kitchen. It is usually a one storey building housing a single

family built on specified parcel of land or plot .They are usually found in low density

areas and at times in medium density areas.

iv. Flats: These are blocks of building that are partitioned into individual family dwelling

units, and each unit contains living room, bedrooms, store, kitchen, toilet and bath

room.
 v. Tenements: These are buildings that are design in such a way that they are let out to

tenants on room to room basis. They are also referred to row houses. Tenant or

occupiers share common services and facilities like kitchen, passage, toilet, bathrooms

etc and these facilities are usually separated from the building. These are usually found

in high density areas.

2.3.2 Rental Values

The word ‘VALUE’ does not have a specific and restricted meaning as it may mean

different thing to different people. Value by its ordinary definition particularly in basic

economics is the utility or satisfaction which goods and services offer. The Oxford

Advanced Learners English Dictionary defined ‘VALUE’ as the ‘worth of something in

terms of money or other goods for which it can be exchanged for something being useful

or important’.

But the Estate Surveyor and Valuer is concerned with the economic concept of value. He

tries as much as possible to translate value into monetary terms.

He looks at it as “the worth of an investment in landed property”. Real Estate Appraisers

defined value in the manner “value is intrinsic; it is created in the mind of the people who

constitute market”.

Millington (2009) sees property value as the money obtainable from a person(s)

willing and able to purchase property when it is offered for sale by a willing

seller, allowing for reasonable time for negotiation and with the full knowledge of the

nature and uses which the property is capable of being put. Ajibola (2013) considered

property rental values as an essential aspect of property markets worldwide and

determined by a variety of factors and the determination of those factors is a significant

part of property valuation. Therefore, the usefulness and uniqueness of real property lies

in its ability to command effective demand, satisfaction of wants, relative scarcity and its

heterogeneous characteristics. Olusegun, (2003), concluded that it is the collective

desire of man to hold and to use property that gives rise to value.

There are many classes of value as there are many classes of wants. Some kinds of value

in common usages in every business are as follows: Aesthetic value, scientific value, sale

value, religion value, salvage value, rental value, purchase value, mortgage value, probate

value, value for compulsory purchase and compensation, developmental value, value for

insurance purpose, value for rating, value to the owner.

For the purpose of this study, market value and rental will be considered in detail.

1. Market Value: This is the worth of an interest in property which reasonable buyers

and sellers would agree to, when referred to market with existence of condition for

competitive market application. Market value can also be defined as “the highest price

in terms of money which a property should bring in a competitive or open market

under all conditions requisite to a fair sale. The buyer and seller each acting prudently,

knowledgeable and assuming the price is not affected by undue stimulus.

Similarly, the Royal Institution of Chattered Surveyors (RICS) in its guidance note of

valuation of assets (1992), defined market value as “the best price at which an interest in

property might be expected to be sold at the date of valuation either by private treaty,

public auction or tender as may be appropriate assuming:

i. A willing seller;

ii. A reasonable period within which to negotiate the sale taking into account the

nature of the property and state of the market;

 iii. Values will remain static during the period;

iv. The property will be freely exposed to the market;

v. No account is to be taken of an additional bid by a special purchaser;

2. Open Market Value: This is the worth of an interest in property which reasonable

buyers and sellers will agree to when referred to the market with all existence of

conditions for competitive market applicable. It is also defined by the Royal Institute

of Chartered Surveyors (RICS) as ‘the best price at which an interest in a property

might reasonably be expected to be sold at the date of valuation.

3. Rental Value: This is the worth on lease of a property on a periodic basis. When this

sum is equivalent to what any similar property will attract, such rent is called Open

Market rent i.e. the rental value, therefore is the worth of the property on periodic

occupational basis. The process of determining the rental value is similar to the

process of determining the capital value of a property. This is by comparative method

taking into consideration the condition and terms of the lease being assessed. Such

rental value can be described as “Open Market Value”.

Therefore, open market value worth of a property is the rent such a property would attract

or a similar one when offered in the market on the usual tenancy or lease terms and

conditions characterizing the marketing of such class and type of property.

2.4 MAINTENANCE TYPE AND STRATEGIES

Maintenance is primarily to preserve buildings in their initial functional, structural and

aesthetic states so that they continue to remain as such and retain their investment value

over a long period of existence. According to Musa (2002), it denotes all actions carried-
 out on a building after completion to preserve it in its initial state, starting from the

defects liability period of the building to its disposal. With appropriate maintenance, the

building’s economic life is prolonged. However, a cursory look into some public

buildings around reveals array of abandoned and epileptically functioning facilities. The

malfunctioning of the facilities in most public buildings is a consequence of inadequate

maintenance and/or poor management of the facilities. Adejimi (1998) posits that theories

and hypotheses are postulated and propounded daily, but maintenance problems still

remain adamantly unyielding and so unsolved and this is why there is a serious need to

look at the problem from another perspective. He therefore opined that maintenance

issues can be resolved together by professionals at the project inception and planning (i.e.

project conception, design, construction to completion) stages through preventive rather

than corrective or emergency approach against expected or avoidable facility failures.

2.4.1 Maintenance Types

a. Corrective Maintenance: This is the simplest type of maintenance. It is often adopted

where the element of the building is used until it breaks down. It is necessitated by

deterioration of the materials and components of building(s) and its environment. This

form of failure based corrective maintenance according to Kenley et. al., (2009) can (in

certain instances) be more expensive for two reasons:

ii) Failure of an item can cause a large amount of consequential damage to other

elements/parts of the building, and;

iii)Failure of an item can occur at a time, when it is inconvenient to both the user and the

operator. Significant costs can be incurred obtaining emergency manpower and very

often it is difficult to obtain spare parts at short notice.

 Corrective maintenance will be applied to

- Non-significant items of works;

- Items of works whose conditions cannot be monitored and

- Which the cost of employing time-based preventive maintenance is more than the cost

of employing corrective maintenance.

b. Preventive/Planned Maintenance: Preventive, Pre-Planned Maintenance is used to

overcome the disadvantages of corrective maintenance, by reducing the probability of

and likelihood of failure of an element. Preventive maintenance tasks are undertaken in

accordance with a predetermined plan at regular but fixed intervals.

The advantages of preventative maintenance over corrective maintenance according to

Sai Kung District Council (2011) are:

i) Maintenance tasks can be planned ahead and performed when convenient to building

user/operator;

ii) Maintenance costs can be reduced by avoiding the cost of consequential damage and

use of emergency resources;

iii)Down time’ (the time that an element of the building or whole building is out of

service) can be minimised so the occupancy and income of the building is maintained

and can be increased;

iv)Health and Safety of user and operator can be improved.

However, there are some disadvantages to consider with preventive maintenance:

i) Planned maintenance will be performed irrespective of the condition of the

item/element (i.e. some tasks will be performed on elements that may have remained

in a safe/acceptable operating condition for a longer period of time).

 ii) Planned maintenance tasks can be more costly in terms of spare parts and labour costs

if it is carried out without control or when not required.

c. Condition Based Maintenance: This form of maintenance is carried out in response to

a significant deterioration of the item. This deterioration is indicated by a change in the

monitored parameter of the condition and performance. Condition based maintenance is

similar to Pre-Planned Maintenance in that regular inspections are made and the

condition recorded however no work/replacement would be undertaken until there was a

significant change in condition/performance of the item. Condition based maintenance

will be applied to;

i) Health, Safety and significant items whose condition can be monitored and for which

‘online’ condition monitoring techniques are available and cost effective.

ii) Items whose condition can be monitored and for which the cost of applying condition-

based maintenance is less than the cost of applying corrective or preventive maintenance.

2.4.2 Maintenance Strategy

The choice/selection of an appropriate maintenance method strategically depends on

sound and informative investigation and initial appraisal. After the physical assessment of

the building and identification of agents and degree of deterioration in the building, the

next stage is the evaluation of means of implementing the maintenance works. According

to Musa (2002), the choice of maintenance strategy is influenced by one or more of the

following factors:

a) Age, character and prospective life of the building;

b) The physical condition of the building and its elements;

c) Environmental conditions;
 d) Tenants (users) and clients requirements;

e) Government policy and

f) Financial requirements and available fund.

However, no matter the strategic choice adopted, Kwong (2005) opines that the

maintenance works should:

i) Meet statutory obligations in relation to the maintenance of the building,

ii) Maximise the physical life of the building,

iii) Secure the well-being of its users/occupants,

iv) Protect and enhance the investment value of the building,

v) Achieve value for money for all expenditure

vi) Facilitate and encourage tenant participation in the maintenance operation and

vii) Cause minimum inconveniences to the occupants/users.

In view of these, Esenwa (1999) inferred that an optimum maintenance strategy will not

only engender quality improvement and satisfy the needs of the occupants/users but also

carried out promptly at most cost-efficient price with minimum inconveniencies to the

users/occupiers.

2.4.3 Nature of Maintenance

According to the British Standard Institution (1993), the nature of building maintenance

encompasses many aspects of work depending on the condition of maintenance. It may

be divided into four categories which are:

a. Servicing: This is essentially a cleaning operation. The frequency of cleaning varies

and is sometimes called day to day maintenance e.g. floors are swept daily, windows
 washed monthly and painting done every 3-5 years. As more sophisticated equipment

is introduced so more complicated service schedules become necessary.

b. Rectification Work: Usually occurs fairly early in life of the building g because of

design shortcomings, inherent fault in use of materials or faulty construction. These

short-comings often affect the performance of the component. Rectification represents

a point at which to reduce the cost of maintenance, because it is avoidable. All that is

necessary is to ensure that components and materials are suitable for their purpose and

are correctly installed.

c. Replacement: Service conditions cause materials to decay and there is need to

consider replacement. Much replacement work stems not so much from physical

breakdown of the materials or element as from deterioration of appearance. The

frequency of replacement could often be reduced by the use of better quality materials

and components.

d. Renovation or Modernization: This is concerned with alteration, addition and

enhancement to existing buildings, on both small and large scale. It also includes all

work designed either to expand the capacity of a facility or to enable the facility to

perform some new functions

2.5 MAINTENANCE NEEDS AND ITS IMPACTS ON RESIDENTIAL PROPERTIES

2.5.1 Maintenance Need

The primary aim or purpose of carrying out maintenance work on buildings is to preserve

the building in its initial state as far as practicable in order to effectively serve its desired

purpose. Al-Zabaidi (1997) identified some of the main purpose of maintaining building

as follows:
 i. To preserve a building in its initial state as long as practicable so that it serve

effectively the purpose for which it is built.

ii. To maintain an acceptable quality standard in term of structural stability to meet

the current taste and demand.

iii. To attract higher rental value whenever such buildings are to be placed on

commercial use.

iv. To assist in the minimization of production cost

v. To keep down time and maintenance costs themselves to a minimum.

vi. To maintain and retain aesthetic value

vii. To improve the general condition of such buildings.

viii. It must also be stressed that in as much as it is hardly feasible to produce building

that are maintenance free, the amount of necessary building maintenance work

could still be kept to a minimum through improved method of design,

specification and construction as well as feedback of maintenance data to the

designer (Akingbohungbe, 2002).

In addition, effective management embrace much skill, this include the technical

knowledge and experience necessary to identify maintenance needs and to specify the

right remedies an understanding of modern techniques of management, knowledge of

property and contract law and an appreciation of sociology.

2.5.2 Impact of Maintenance on Residential Properties

It was asserted that residential properties maintenance was of great significance to the

economy, not only because of the sealed of expenditure involved, but also because it is

important to ensure that the nation stock of buildings. Both as a factor of production and
 accommodation are used as effectively as possible. The standard of maintenance

achieved as an important influence on the quantity of the built environment and there

seems little doubt that secretly will continue to expect higher standard in new and

existing building consequently, for many years to come maintenance will remain a

significance and important part of the construction industry. Residential properties

owners consider the planned maintenance as a matter of serious apprehension, and yet

buildings to perish over a period of time. As it is undoubtedly unfeasible, and even

detrimental to restore all the older properties, everybody apprehensive with those

buildings, whether as the owners, builders or the end users ought to take a serious

attention in this infinite dilemma of building. Now and then, they have a certain amount

of budget to handle or cover this problem and only waiting for the liable person.

Residential properties maintenance progression was on reservation and restoration

commotion for the building of structural and components. Building maintenance

envelops every part of buildings, for example, rooms, toilet windows, wall and their

furniture. Building is a worldwide problem and extremely measured for the untimely

route of construction that the superiority of the building can be guaranteed.

The aim and objective of maintenance to buildings and related infrastructures had been

examined but there still exists the economic and social significance which includes:

a. A dilapidated and unhealthy building depresses the quality of life and in some ways

contributes to certain anti- social values. For instance, uncompleted abandoned buildings

have continued to serve as hide out to criminals and social miscreants.

 b. Maintenance as has been shown arrests decay and failures thereby extending the physical

life of a building and thereby delays replacement and deters expenditure on new

construction.

c. The appearance, quality and general physical conditions of a building normally reflect

public pride or indifference, the level of prosperity in the area, social values and

behavior.

d. Certain buildings and infrastructural facilities by their appearance and location in the

vicinity or street add or improve the beauty of the environs. So, any action geared

towards the maintenance of such a structure will normally draw public attention and

sympathy.

2.6 RESIDENTIAL PROPERTY MANAGEMENT AND ITS ASSOCIATED

CHALLENGES

Residential property management involves the oversight, operation, and maintenance of

properties intended for residential purposes. It encompasses various tasks and

responsibilities aimed at ensuring the well-being and satisfaction of tenants while

maximizing the value of the property for owners or investors. However, residential

property management comes with its share of challenges, including:

Tenant Relations: Managing tenant relations can be challenging, as it involves

addressing tenant complaints, resolving disputes, and ensuring tenant satisfaction. Issues

such as late rent payments, property damage, and noise complaints can strain landlord-

tenant relationships and require effective communication and conflict resolution skills.
Maintenance and Repairs: Maintaining residential properties in good condition requires

regular inspections, preventive maintenance, and prompt repairs. Property managers must

address maintenance issues promptly to ensure the safety and comfort of tenants.

However, coordinating repairs and managing maintenance schedules can be logistically

challenging and may require working with contractors and vendors.

Vacancy and Tenant Turnover: Minimizing vacancy rates and managing tenant

turnover are key concerns for residential property managers. Vacant units represent lost

rental income, while frequent turnover can incur costs associated with marketing, leasing,

and preparing units for new tenants. Property managers must implement effective

marketing strategies and tenant retention programs to attract and retain tenants.

Rent Collection and Financial Management: Ensuring timely rent collection is

essential for maintaining cash flow and meeting financial obligations associated with

property ownership, such as mortgage payments, property taxes, and maintenance

expenses. Property managers must implement robust rent collection processes and

enforce lease terms effectively. Additionally, they must manage the property's financial

accounts, budgets, and expenses efficiently.

Legal and Regulatory Compliance: Residential property management is subject to

various legal and regulatory requirements at the local, state, and federal levels. Property

managers must stay informed about landlord-tenant laws, fair housing regulations,

building codes, and zoning ordinances to ensure compliance and avoid legal liabilities.

Failure to adhere to legal requirements can result in fines, lawsuits, and damage to the

property's reputation.
Security and Safety Concerns: Ensuring the security and safety of tenants and the

property is a top priority for residential property managers. Implementing adequate

security measures, such as secure locks, lighting, and surveillance systems, is essential

for preventing unauthorized access and criminal activity. Property managers must also

address safety hazards, such as fire hazards and structural deficiencies, to maintain a safe

living environment for tenants.

Community and Neighborhood Dynamics: Residential property managers must

navigate the dynamics of the surrounding community and neighborhood, which can

impact property values, tenant satisfaction, and the overall desirability of the property.

Addressing neighborhood issues such as crime, noise pollution, and infrastructure

deficiencies may require collaboration with local authorities and community

organizations.

EI-Haram and Horner, (2002) and Ali et al., (2010) summarise the aims and objective of

properties/facilities maintenance as:

- To guarantee that properties/facilities and their associated services are in a safe

conditions

- To maintain a property/facility in an acceptable condition and required standard

- To guarantee that properties/facilities are fit for use

- To guarantee that conditions of properties/facilities meet all statutory requirement

- To maintain or improve the quality of the property/facility

- Retaining investment value

- Conserving historical and architectural value of building

 As desirable as carrying out building maintenance, it is generally an undeniable fact that

this comes with varied challenges which when not resolved or minimised defeat the aims

and objectives of building maintenance and subsequently result in loss of return on

investment. Some of the challenges identified by several researchers includes adequate

maintenance policy framework, high cost of building maintenance, and input of facilities

management experts. The following sections of literature discusses in detail some of the

challenges associated with building maintenance management.

Many property owners are not aware of many problems associated with property

maintenance. Some problems are created before the property is created some during

creation and many other completions i.e. at the maintenance level. At any levels of this

problems the professional’s maintenance officials seeks at ensuring the up keeping of the

property under his/her portfolio. At this junction he is to contend with the following

challenges as it affects the property maintenance.

1. Economic challenges: the professional maintenance officer is always ready to

accommodate any repairer request as at when due. He is to meet this by seeking

immediate financial response from his client or landlord to meet such a demand. This at

time poses a problem for the managers because some landlord allows the property to

suffer from maintenance attention due to either the landlord is a distant client or is not

willing to give approval to repair works. All these put a great challenge to the property

2. Technology/material: use of poor quality or wrong materials builds in maintenance

problems, instance, poor quality electric initially but virtually maintenance free

thereafter. The long span aluminum on pitched roofs should resent fewer problems than

flatted concrete scab roofs tile.

3. Environmental challenges: some maintenance problems created by natures. Some

building materials can be affected by harsh weather condition sometime the

geographical location of the property, for example, a property location in marshy area

which is liable to flooding. At time soil condition can affect the maintenance.

4. Soil challenges: the roles that exist between the landlord professional maintenance

officer and the tenants cannot be over emphasized as far as property maintenance is

concern. This is also because some landlord/ property owners are very friendly to their

agent while some hostile and are not approachable. It is crystal clear now that the

property of a hostile client will definitely supper neglect whereas the friendly one will

enjoy full supervision of the property by maintenance officer.

Similarly, some tenants are friendly while some are hostile whichever is the case, how

cordial the relationship between tenants and the professional manager goes to the root of

maintenance efficiency. If the relationship goes sour, it will reflect on the property, as

client may not fulfill their obligations.

5. Obsolescence: obsolescence, be it physical or economical, can have immediate effect or

impact on the maintenance of property.

 CHAPTER THREE

RESEARCH DESIGN AND METHODOLOGY

3.1 INTRODUCTION

Research is simply the process of arriving at dependable solutions through the planned

and systematic collection, analysis and implementation of data. The research assess poor

facility management on residential property in Irewolede Estate, Ado Ekiti. This chapter

therefore contains the research design, population, sample size and sampling techniques,

research instruments, method of data collections and analysis.

3.2 RESEARCH DESIGN

According to Azika (2006), a research refers to a construction of investigation aimed at

identifying variables and their relationship with one another, it is used for the purpose of

obtaining data to enable the researcher test hypothesis, or answer research questions.

According to Nachiams (2018) a research design is a logical model of proof that allows

the researcher to draw inferences concerning the relationships among the variables under

investigation. It is usually the blue print that addresses the problem of scientific inquiry.

In carrying out work the survey design was adopted which enable the researcher to study

and analyze the study population. The survey methods employed in obtaining data and

information necessary for this research are semi-structured interview, structured

questionnaires and review of relevant literatures.

3.3 POPULATION

According to Akpa and Angahar (1998) population is the universal, aggregation or entire

group whose characteristics are to be studied. The study population for this study
 comprises tenants/landlords residential properties in Irewolede Estate, Ado Ekiti,

professionals in real estate (these include estate surveyors and valuers and other property

managers), urban and regional planners.

3.4 SAMPLE AND SAMPLING TECHNIQUES

Ndagi (1984:75) defined sample size as “a limited number of elements selected from a

population which is a representation of the population.” Hence, Sample size

determination involves showing how the representative of that population was selected.

This sample size is an important feature of any empirical study in which it helps in

choosing the number of observations or replicates to be included in a statistical sample.

The Yaro Yamani statistical formula was adopted for this Research work. This formula is

thus:

N
n= 2
1+ N (e)

Where, N= population of study

n= sample size

e= level of significance or margin of error

I= unit (a constant)

Therefore,

N= 1,582,102

e= 10% = 0.1

n=?

Where;

N is number of population which was 1,582,102 (The population of Kaduna metropolis

according to 2006 as projected to 2018 @ 2.6% growth rate)

 N
n= 2
1+ N (e)

1,582,102
n= 2
1+ 1,582,102(0.1)

1,582,102
n=
1+ 15821.02

1,582,102
n=
15822.02

n = 99.99 ≈ 100

3.5 INSTRUMENT FOR DATA COLLECTION

Owing to the area covered by this study, questionnaire was designed for data collection.

The questionnaire was personally designed and administered to the respondents while

retrieval was equally through the same process. It consists of a set question designed to

gather information data for analyzing the result of which are used to answer the question

or test relevant hypothesis. The questionnaire was prepared in brief structure with

multiple choice close ended answer and simple opened questions. The questions were

clear and concise. Pilot test was used to determine the strength of work.

3.7 METHOD OF DATA COLLECTION

The researcher makes use questionnaire and oral interview and field survey to collect

data from the research population.

Questionnaire: The questionnaire is a method of data collection in research which

consists of series of question and other prompts for the purpose of gathering information

from respondents. In designing the questionnaires for the project, the questions were

designed in such a manner as to attract vital answers which are expected to help the
researcher in analyzing the situation at hand. They were distributed through direct contact

with the respondents and ample time was giving to the respondents at various times to

complete the questionnaire to provide adequate information. The responses were

collected on individual basis in respect of the distributed questionnaire which was also

numbered to help keep tracks and to prevent them from being misplaced. The information

that was collected from questionnaire was analyzed to find out the appropriateness of the

questionnaire items, which bother on the assessment of poor facility management on

residential property in Irewolede Estate, Ado Ekiti. Importantly the questions in the

questionnaires were designed with the objective of the project in mind.

Oral Interview

This involves asking the respondent questions in a listed order. The inquiring could be

made personally (Personal interview), or by the use of telephone (Telephone interview).

Responses to questions are being recorded by the interviewer to generate the require data.

The nature and level of this project has necessitated a call for oral interview which was

conducted in some places apart from the questionnaire been distributed. Also a project of

this nature would have been inconclusive without people interview in the study area.

Field survey

Field survey involves the collection and gathering of information at local level by

conducting primary surveys (field survey). The primary surveys also called field surveys.

They are an essential component of geographic enquiry. It is a basic procedure to

understand the earth as a home of human kind. It is carried out through observation,

sketching, measurement, interviews, etc.

3.7 METHOD OF DATA ANALYSIS

For the purpose of further clarity and simple understanding, the data collected will be

assembled, organized and presented using tables percentage and pie chart for proper work

to be achieved at the end of the project.

 CHAPTER FOUR

4.0 DATA PRESENTATION AND ANALYSIS

4.2 Introduction

This chapter present and analyze data collected for the purpose of this study. The chapter

contains the demographic characteristics of respondent, types of residential properties in

Irewolede Estate, Ado Ekiti, poor facility management of residential properties, rental

value of dilapidated residential properties and the well maintained residential properties

and impact of poor facility management on the rental value of residential properties. The

data were presented and analyzed using frequency table, percentage and descriptive

statistics. A total of one hundred (100) questionnaires were distributed to the respondents

and ninety (90) copies of the questionnaires were correctly filled and returned.

4.2 Demographic Characteristics of Respondent

Table 4.1: Age of Respondents

Variables Frequency Percentage (%)

20 – 30 13 14.44
31 – 40 32 35.56
41 – 50 20 22.22
51 & Above 25 27.78
Total 90 100
Source: Field Survey, 2024

Table 4.1 shows the age distribution of the respondents, 13 respondents representing

14.44% fall between 20 – 30 years of age, 32 respondents representing 35.56% falls

between 31 – 40 years age bracket, 20 respondents representing 22.22% fall between 41 –

50 years age bracket while 25 respondents representing 27.78% fall between 51 years and
above age bracket. The analysis reveals that the respondents were evenly distributed

across all the age group.

Table 4.2: Gender of Respondents

Variables Frequency Percentage (%)
Male 68 75.56
Female 22 24.44
Total 90 100
Source: Field Survey, 2024

Table 4.2 shows the gender distribution of the respondents, 68 respondents representing

75.56% of the total population of the respondents were male while 22 respondents

representing 24.44% were female. This revealed that the majority of the respondents were

male.

Table 4.3: Marital Status of Respondents

Variables Frequency Percentage (%)
Single 33 36.67
Married 57 63.33
Total 90 100
Source: Field Survey, 2024

The table 4.3 shows the marital status of the respondents, the table indicate that 33

respondents representing 36.67% were single while 57 respondents representing 63.33%

were married. The analysis revealed that majority of the respondents was married.
Table 4.4: Qualification of Respondents
Variables Frequency Percentage (%)
SSCE 15 16.67
ND/NCE 35 38.89
HND/BSC 24 26.67
MSC 6 6.67
Others 10 11.11
Total 90 100
Source: Field Survey, 2024

Table 4.4 shows that 15 respondents representing 16.67% have SSCE qualification, 35

respondents representing 38.89% have ND/NCE qualification, 24 respondents

representing 26.67% have HND/BSC academic qualifications, 6 respondents representing

6.67% have MSC while 10 respondents representing 11.11% have other types of

academic qualification. The analysis reviews that the total populations of the respondents

are educated enough to make relevant input to the research.

Table 4.5: Duration of Occupation of the Property

Variables Frequency Percentage (%)

0 – 5 years 20 22.22
6 – 10 years 13 14.44
11 - 15 years 24 26.67
16 years & above 33 36.67
Total 90 100
Source: Field Survey, 2024

Table 4.5 shows that 20 respondents representing 22.22% have occupied the property

between 0- 5 years, 13 respondents representing 14.44% says they have occupied the

property between 6 – 10 years, 24 respondents representing 26.67% have occupied the

property for 11 years to 15 years while 33 respondents representing 36.67% have been
 occupying the property for 16 years and above. The results here suggest that all the

respondents have occupied the property long enough to know poor facility management

and its impact on the residential properties.

4.5 Types of Residential Properties in Irewolede Estate, Ado Ekiti

Table 4.6: Types of residential property common in the study area

VARIABLES FREQUENCY PERCENTAGE (%)

Tenement building 36 40
Self-contain 18 20
1bedroom flat 11 12.22
2bedroom flat 12 13.33
Bungalow 13 14.44
Total 90 100
Source: Field Survey, 2024
Table 4.6 shows the common types of residential property found in the study, 36

respondents representing 40% said the common types residential property in Ungwan

Rimi is tenement building, 18 respondents representing 20% goes for self-contained, 11

respondents representing 12.22% goes for 1bedroom flat, 12 respondents representing

13.33% goes for 2bedroom flat while 13 respondents representing 14.44% goes for

bungalow. The analysis revealed that among all the types of residential properties in

Ungwan Rimi, majority of the respondents were occupying tenement buildings.

 Table 4.7: Facilities available in the residential property
S/N Reasons Frequency of response No. score Mean
1 2 3 4 5
a. Electricity 0 0 0 21 69 90 429 4.77
b. Water supply 23 33 7 12 15 90 233 2.59
c. Access road 15 18 4 28 25 90 300 3.33
d. Burglary proof 12 5 0 40 33 90 347 3.86
e. Toilet (WC) 19 9 12 21 29 90 302 3.36
f. Kitchen 17 29 22 15 7 90 236 2.62
g. Drainage system 39 30 0 13 8 90 191 2.12
Key: 1= Strongly Disagree, 2= Disagree, 3= Undecided, 4= Agree, 5= Strongly Agree
Source: Field Survey, 2024

Table 4.7 shows the available facilities in residential property in Ungwan Rimi, majority

of the respondents (mean score = 4.77) supported the idea that all properties have

electricity as the respondents, other facilities such as access road, burglary proof, toilets

have a mean value of 3.33 – 3.86 which implies that they available in the residential

properties while facilities such as kitchen, drainage and water supply have a mean value

of 2.12 – 2.59 which implies that they are not readily available in residential properties in

the study area.

4.6 Poor facility management of Residential Properties

Table 4.8: State of Maintenance of Residential Properties in Ungwan Rimi

VARIABLES FREQUENCY PERCENTAGE (%)

Very Good 9 10
Good 18 20
Bad 49 47.78
Very Bad 20 22.22
Total 90 100

Source: Field Survey, 2024

Table 4.8 shows poor facility management of residential properties in Ungwan Rimi, 9

respondents representing 10% were of the opinion that poor facility management of the

properties is very good, 18 respondents representing 20% agreed poor facility

management of residential properties is good, 49 respondents representing 47.78% said

the state of the properties is bad while 20 respondents representing 22.22% said it is very

bad. The analysis revealed that majority of residential properties in Ungwan Rimi are in

need or maintenance and repairs

Table 4.9: The state of facilities available in the residential property

S/N Reasons Frequency of response No. score Mean

1 2 3 4 5
a. Electricity 24 30 3 11 22 90 247 2.74
b. Water supply 23 33 7 12 15 90 233 2.59
c. Access road 9 11 4 28 38 90 345 3.83
d. Burglary proof 16 5 3 35 31 90 330 3.67
e. Toilet (WC) 22 6 12 21 29 90 299 3.32
f. Kitchen 17 29 22 15 7 90 236 2.62
g. Drainage system 41 30 0 13 6 90 183 2.03
(1=Very Bad, 2=Bad, 3=Undecided, 4=Good, 5=Very Good) No.= Number of
respondents
Source: Field Survey, 2024

Table 4.9 shows the state of facilities available in the residential property. The table

reveals that the neighbourhood have an access road to the various residential properties as

it have a mean of 3.83, facilities such burglary proof, toilet (WC) with mean value 3.32-

3.83 area readily available and a good state while facilities such as water supply,

electricity, kitchen, drainage system have a mean value of 2.03 – 2.74 which implies that

they not in their best state or readily available in the residential properties.
Table 4.10: Respondents opinion on Frequency of Maintenance

VARIABLES FREQUENCY PERCENTAGE (%)

Whenever fault is detected 36 40
Always 18 20
Quarterly 12 13.33
Annually 8 8.89
Not at all 16 17.78
Total 90 100
Source: Field Survey, 2024

Table 4.10 shows the respondents opinion on frequency of maintenance carried out on the

residential properties in the study area, 36 respondents representing 40% were of the

opinion that maintenance work is only carried out whenever faults are detected on the

property, 18 respondents representing 20% were of the opinion that maintenance work

are always carried out on the properties, 12 respondents representing 13.33% said

quarterly, 8 respondents representing 8.89% said maintenance work is carried out

annually while 16 respondents representing 17.78 said maintenance work were never

carried out at all even the residential properties are in the state of disrepair.
Table 4.11: Factors affecting maintenance of residential property

S/N Reasons Frequency of response No. score Mean

1 2 3 4 5
a. Lack of funds 9 1 4 30 46 90 373 4.14
b. Lack of maintenance culture 10 7 0 43 30 90 346 3.84
c. Indiscipline/Ignorance 11 35 0 32 12 90 269 2.99
d. Bad Economy 9 2 0 45 34 90 363 4.03
e. Death of owner of building 16 22 15 10 27 90 280 3.11
m Quality of building materials 0 10 6 37 37 90 371 4.12
g. Lack of skilled maintenance 10 14 3 36 27 90 326 3.62
h. Remoteness of the building 26 43 0 17 4 90 200 2.22
i. Absence of the owner / Family 33 27 18 10 2 90 191 2.12
quarrel
Key: 1= Strongly Disagree, 2= Disagree, 3= Undecided, 4= Agree, 5= Strongly Agree
Source: Field Survey, 2024

Table 4.11 shows the factors affecting maintenance of residential properties, factors with

a mean 4.0 are considered as the most influential factors which include lack of funds, bad

economy and quality of building materials, factors such as lack of maintenance culture,

death of owner of the building, and lack of skilled maintenance personnel’s with mean

value between 3.11 – 3.84 were considered more influential while factors such as

indiscipline / ignorance, remoteness of the building and absence of the owner or family

quarrel with mean value of 2.12 – 2.99 were least influential factors affecting

maintenance of residential properties in Ungwan Rimi.

4.5 Rental Value of Dilapidated Residential Properties and the Well Maintained Residential Properties

Table 4.12: Rental Value of Dilapidated Residential Properties and the Well-Maintained Residential Properties

Types of Residential Rent Paid on Dilapidated Rent Paid for Maintained Residential
Property Residential Properties
Tenement building 35,000 50,000

Self-contain 70,000 85,000

1bedroom flat 120,000 140,000

2bedroom flat 160,000 200,000

Bungalow 240,000 260,000

Source: Field Survey, 2024

Table 4.12 shows the rental value of dilapidated residential properties and the well-maintained residential properties in

Ungwan Rimi of Kaduna state. The table indicates a variation of rental value of the same type of residential properties in the

same location. For instance, tenement building not well maintained goes for 35,000 while those one that are well maintained

goes for 50,000 likes other types of residential properties such as self-contained, 1 bedroom flat, 2 bedrooms flat etc.
4.6 Impact of poor facility management on the Rental Value of Residential Properties

Table 4.13: The attitudes of landlords and tenants towards property

maintenance
S/N Reasons Frequency of No. score Mean
response
1 2 3 4 5
a. Maintenance/repair works are carried out 23 20 8 10 30 91 277 3.08
promptly by the landlord
b. I am satisfied with the level of 10 55 0 10 15 90 235 2.61
maintenance in your rented property
c. Maintenance work are carried out by the 38 22 9 17 4 90 197 2.19
tenant, but calculated in the subsequent
rent subject to the landlord’s consent
d. I am satisfied with the response of your 33 28 2 18 9 90 212 2.36
landlord in undertaking maintenance to this
property
e. The landlord makes visit to the property as 30 19 17 7 17 90 232 2.58
regular intervals to detect maintenance
problems
f. Long intervals are experienced before 0 10 6 37 37 90 371 4.12
landlord undertakes maintenance/ repair
works
g. Delay in getting the landlord to report 10 14 3 36 27 90 326 3.62
maintenance failures is responsible for
maintenance problems
h. Misuse of property by the tenants is a 12 22 0 17 39 90 319 3.54
major cause of maintenance problems
i. Lack of budget for carrying out 3 9 0 10 68 90 401 4.46
maintenance work by landlords is a major
cause of maintenance problem.
j. I am satisfied with the current state of 30 22 0 16 22 90 248 2.76
repairs in this property
k. The landlord/owner is only seen/available 23 20 8 10 30 91 277 3.08
when rents are to be collected
Source: Field Survey, 2024

49
Table 3.13 shows the attitude of landlords and tenants towards property maintenance,

the table indicates that maintenance / repair works are carried promptly by the landlords

with mean value 3.08, there is long intervals between when landlords undertakes

maintenance or repair works on the properties (mean =4.12), there is lack of budget for

carrying out maintenance work by land lords (mean = 4.46), the table also indicates that

there is delay in getting landlords to report fault in the properties (3.12), most of the

respondents were not satisfied with the respondents of the landlord as regards

maintenance of the residential properties and that the landlords did not make regulate

visit or supervision of the properties and that the landlord/owner is only seen/available

when rents are to be collected.

Table 4.14: Impact of poor facility management on the Rental Value of Residential

Properties

S/N Variables 1 2 3 4 5 No Score Mean

1 Rental Value of the residential 0 21 0 23 46 90 364 4.04
property is affected by the state
maintenance
2 Tenants are not willing to pay 12 5 7 32 34 90 341 3.79
rent as a result the state of
disrepair of the properties
3 Dilapidated residential 8 17 0 25 40 90 342 3.8
properties command low rental
value
4 Well maintained property 3 12 2 18 55 90 380 4.22
command higher rental value
Source: Field Survey, 2024
Table 4.14 shows the impact of poor facility management on the residential properties in

Ungwan Rimi. Item one with mean value 4.04 shows that rental value of the residential

properties is affected by the state of maintenance. Item two with mean value shows that

tenants are not willing to pay rent as a result of the state of disrepair of the properties, in
50
the same vain item three with mean value 3.8 indicates that dilapidated residential

properties command low rental value while item four with mean value of 4.22 shows that

well maintained properties command higher rental value.

51
 CHAPTER FIVE

SUMMARY, RECOMMENDATIONS AND CONCLUSION

5.1 Introduction

This chapter summarizes the findings on the analysis of poor facility management on

residential properties in Irewolede Estate, Ado Ekiti. This covers summary of findings,

recommendations and conclusion.

5.2 Summary of Findings

The findings of the study revealed that:

i. The types of residential properties in Irewolede Estate, Ado Ekiti tenement buildings,

self contains, 1bdroom, 2 bedrooms flat and bungalow with tenement buildings

being the most common types of residential properties. And that most of these

properties have the basic facilities such as electricity, toilet access road, and burglary

proof.

ii. With respect to poor facility management of residential properties the research

revealed that revealed that majority of residential properties in Irewolede Estate, Ado

Ekiti are not completely in their best state of repair as they lack one facility or the

other. The factors affecting maintenance of residential property in the area include

lack of funds, lack of maintenance culture, bad economy, death of owner of the

building, quality of building materials and lack of skilled maintenance.

iii. The study shows a variation of rental value of the same type of residential properties

in the same location. For instance, tenement building not well maintained goes for

35,000 while those one that are well maintained goes for 50,000 likewise other types

of residential properties such as self-contained, 1 bedroom flat, 2 bedrooms flat etc.

iv. Finally, the study revealed that poor facility management of residential properties

have significant impact on residential property in Irewolede Estate, Ado Ekiti state.

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5.3 Recommendations

The following recommendations were proffered

i. Property developers and investors should carryout feasibility study to know the

types of residential properties that is more viable in the study area so as to make

more profit from their investments.

ii. Property owners and managers should ensure that their properties are well

maintained as these have serious impact on the rental vale of such properties.

iii. Government should make policies and laws that force property owners or

manager to maintain their properties properly for safety of life and properties;

invariably impacting positively on the quality of life in the area.

iv. The designers must take into account the problems of future maintenance at the

design stage.

5.4 Conclusion

This study analyzed poor facility management on residential property in Irewolede

Estate, Ado Ekiti. From the findings of the study, one can conclude that poor facility

management of residential properties have significant impact on residential property in

Irewolede Estate, Ado Ekiti as maintenance ensures that buildings retain their structural

and aesthetical qualities throughout its life span and minimize unnecessary expenditure.

53
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 APPENDIX

RESEARCH QUESTIONNAIRE
√
Instruction: Please tick ( ) where applicable
1. How old are you?
a. 20 – 30 ( )
b. 31 – 40 ( )
c. 41 – 50 ( )
d. 51 & ( )
Above
2. What is your gender?
a. Male ( )
b. Female ( )
3. What is your marital status?
a. Single ( )
b. ( )
Married
4. What is highest level of academic qualification?
a. SSCE ( )
b. ND/NCE ( )
c. ( )
HND/BSC
d. MSC ( )
e. Others ( )
5. How long have you stayed in this area?
a. 0 – 5 years ( )
b. 6 – 10 years ( )
c. 11 - 15 years ( )
d. 16 years & above ( )
6. What are the common types of residential property in Ungwan Rimi?
a. Tenement building ( )
b. Self-contain ( )
c. 1bedroom flat ( )
d. 2bedroom flat ( )
e. Bungalow ( )
7. Rate on the scale of 1 – 5 the types facilities available in the residential property?
S/ Variables 1 2 3 4 5
N
a. Electricity
b. Water supply
c. Access road
d. Burglary proof
e. Toilet (WC)
f. Kitchen

56
 g. Drainage system
Key: 1= Strongly Disagree, 2= Disagree, 3= Undecided, 4= Agree, 5= Strongly
Agree
8. What is poor facility management of Residential Properties in Ungwan Rimi?
a. Very Good ( )
b. Good ( )
c. Bad ( )
d. Very Bad ( )
9. Rate on the scale of 1 – 5 the state of facilities available in the residential property?
S/ Variables 1 2 3 4 5
N
a. Electricity 2 30 3 1 22
4 1
b. Water supply 2 33 7 1 15
3 2
c. Access road 9 11 4 2 38
8
d. Burglary proof 1 5 3 3 31
6 5
e. Toilet (WC) 2 6 12 2 29
2 1
f. Kitchen 1 29 22 1 7
7 5
g. Drainage system 4 30 0 1 6
1 3
(1=Very Bad, 2=Bad, 3=Undecided, 4=Good, 5=Very Good) No.= Number of
respondents
10. What is your opinion on the frequency of maintenance carried out on the properties?
a. Whenever fault is ( )
detected
b. Always ( )
c. Quarterly ( )
d. Annually ( )
e. Not at all ( )
11. On the scale of 1 – 5 rate the factors affecting maintenance of residential property
S/N Factors affecting maintenance 1 2 3 4 5
a. Lack of funds
b. Lack of maintenance culture
c. Indiscipline/Ignorance
d. Bad Economy
e. Death of owner of building
m Quality of building materials
g. Lack of skilled maintenance
h. Remoteness of the building

57
 i. Absence of the owner / Family quarrel
12. What is the rent paid on dilapidated residential properties and the Well Maintained
Residential Properties?
Types of Residential Rent Paid on Dilapidated Rent Paid for Maintained
Property Residential Residential Properties
Tenement building
Self-contain
1bedroom flat
2bedroom flat
Bungalow
13. On the scale of 1 - 5 rate the attitudes of landlords and tenants towards property
maintenance?
S/ Attitudes 1 2 3 4 5
N
a. Maintenance/repair works are carried out promptly by the landlord
b. I am satisfied with the level of maintenance in your rented property
c. Maintenance work are carried out by the tenant, but calculated in the
subsequent rent subject to the landlord’s consent
d. I am satisfied with the response of your landlord in undertaking
maintenance to this property
e. The landlord makes visit to the property as regular intervals to detect
maintenance problems
f. Long intervals are experienced before landlord undertakes maintenance/
repair works
g. Delay in getting the landlord to report maintenance failures is responsible
for maintenance problems
h. Misuse of property by the tenants is a major cause of maintenance
problems
i. Lack of budget for carrying out maintenance work by landlords is a
major cause of maintenance problem.
j. I am satisfied with the current state of repairs in this property
k. The landlord/owner is only seen/available when rents are to be collected
Key: 1= Strongly Disagree, 2= Disagree, 3= Undecided, 4= Agree, 5= Strongly
Agree
14. On the scale of 1-5 rate the impact of Maintenance on the Rental Value of Residential
Properties?
S/N Variables 1 2 3 4 5
1 Rental Value of the residential
property is affected by the state
maintenance
2 Tenants are not willing to pay
rent as a result the state of
disrepair of the properties
3 Dilapidated residential
58
 properties command low rental
value
4 Well maintained property
command higher rental value
Key: 1= Very low impact, 2= Low impact, 3= Undecided, 4= high impact, 5= Very high
impact

59