CHAPTER ONE
         INTRODUCTION
The land use Decree No. 6 of 1978 otherwise popularly called Land Use Act was promulgated on 29th March, 1978, the effective date of the commencement of its operation in Nigeria. It is a statutory approach or device used by the federal government to consolidate and harmonize the diverse tenures prevalent in the country before the promulgation. It aims at ensuring the protection of the rights of all Nigerians to enable them to provide for the sustenance of themselves and their families.
It abolished the age long tradition of private ownership of land in the south and introduced a uniform system of land tenure through out the country.
Land tenure under this dispensation means that; one can not have an interest in land beyond the terms granted to him by the statute (usually 99 years) and such interest is renewable on expiration.
The act vests all land comprised in the territory of each state (except land vested in the Federal Government for its agencies) solely in the hands of the military governors of the state who would hold such land in true for the people. The promulgation of this Act was as a result of two main factors;
Firstly, was the diversity of customary laws on land tenure and difficulty in applying the various customs of the different peoples.
The second factor was the rampant practice in southern Nigeria with regards to fraudulent sales of land. The same land would be sold to different persons at the same time giving rise to so many litigations.
1.1     BACKGROUND OF THE STUDY
Land being the most universal, most valuable, probably the most controversial assets, the one and the only foundation of all human activities, requires a planned system of holding, control and regulations so as to avoid misuse and abuse of rights thereof.
In the words of Taslim O. Elias, (2010) “The indigenous system does not admit that land can ever be without an owner” indeed, if land (Real property), were to be a “res nullius” (something belonging to none), it will be valueless in the economic sense, there will be no question of compulsory acquisition, purchase, revocation and subsequent compensation. It way not be out of place to suggest that without valid control and regulation, ownership of land may depend purely on the physical strength of an individual or how violent the person can be. Such situation will definitely be anchoretic.
This work therefore unraveled The Impact Of Land Use Control Measures On Real Estate Development
Since its promulgation however, the land use Act has been under intense fire as virtually almost every part of it has been criticized. The Act hardly went down well with traditional Nigeria, mainly because of the factors of interest in communal land ownership comprising several dead ancestors, relatively few living members and countless unborn generations. Many of their forefathers and mothers lost their lives in the process of acquiring the lands and were buried there. Unless their bodies and bones are exhumed, it remains a taboo to leave those lands. One therefore observes the existence of several motives and circumstances attracted to land ownership. In traditional Nigeria, many of which are non – economic and therefore cannot assuaged monetarily since the owners do not sale, alienate or part with land as freely or easily as other commodities.
Professionally speaking, land and its attributes, features and components embodies value – in – encounter.
1.2     STATEMENT OF THE PROBLEM
From the above discussions, certain questions might be identified that certainly, needs answers. They include;

1. Is the land use decree 1978 (now Land Use Act) implemented to its fullest apart from over use of such powers by state governors?
2. What are the problems associated with the techniques for valuing properties compulsorily acquired for compensation under the act?
3. What is the effect of the Act on compensation?
4. What adjustments should be done to the compensation, revocation of rights of occupancy for overriding public interests, allocation of land for Agriculture and grazing sections of this Act?
5. What should be the appropriate technique for valuing properties compulsory acquired for compensation purposes under the Act?
6. What should be the appropriate technique for zoning of land and building and valuing properties compulsorily acquired compensation purpose under the Act?
7. What effect has the Act posed on the price mechanism of land and buildings?

 
1.3     AIMS AND OBJECTIVES
The objectives of this research would be as follows:

1. a) To ascertain whether the powers exercised by the state governors under Land Use Act and the general over – view of this Act pose a threat to effective land use.
2. b) To identify the possible problems associated with property development as a result of the Act.
3. c) Suggesting the necessary adjustments that need to be made to the revocation, compensation of rights of occupancy in sections of this Act, in order to promote property development.
4. d) Suggesting an appropriate technique for valuing properties compulsorily acquired under the Act.
5. e) To suggest the right professional capable in assisting the government on land transactions and other improvements on land.
6. f) Suggesting towards ensuring adequate compensation for a revoked right of occupancy.
7. g) Finally, proffering ways of reflecting the realities of social, traditional and economic norms posed by the Land Use Act to the modern society.

1.4     SCOPE OF THE STUDY
This work is on Examination Of  The Impact Of  Land Use Control Measures On Real Estate Development. A Study Of Calabar, Nigeria
 
1.5     LIMITATIONS OF THE STUDY
This research work was highly tedious, though extremely educative. The researcher therefore, encountered constraints during the course of this project especially finance, which made him redistrict the study to certain areas.
Again time factor limited this study as I shared time among the project and other academic work. More so, the commitments of the researcher to the welfare of Estate Management Association (EMA) as the president slightly delayed this work.
The provisions of the Land Use Act are too extensive to be compressed into few pages. For the purpose of this study, only the arrangements of sections and the provisions pertaining to valuation and its effects are covered.
Although the scope of this work was limited by time and finance, the researcher was able to carryout the work to completion.
1.6     SIGNIFICANCE OF STUDY
The study of the Land Use Act No. 6, 1978 with eight (8) parts and fifty one (51) sections is the most significant land policy currently in force in Nigeria. The study will be of benefit to the government o its planning control and property acquisition procedures.
Most intending property development are scared by the compensation technique if a property is revoked by the governor for overriding public interest, hence, this study will assist the developers for prudent appraisals.
State surveyors and values coded apply the result of this research. Work in their future valuation for compulsory acquisition and in their advisory role to the public. Students and lecturers in Estate management Professional will not find this work insignificant as it explained areas of controversy in this act.
With this input in Estate Management Professional, property developers will increase geometrically as recommendations preferred in this work will improve the compensation receivable by them in the event of revocation of their property rights by public bodies.
1.7     BASIS OF THE RESEARCH STUDY
The basis of this research is solely on land use. The speculators, private investors, the estate surveyors and valuers, farmers etc. who normally perform daily activities on land to earn their livings.
With these cadres of works of life, one can easily detect the negative and positive impacts of the Land Use Act to the entire society.
TABLE OF CONTENTS
CHAPTER ONE
1.0 Introduction
1.1 Background of Study
1.2 Statement of the Problem
1.3 Aims and Objectives of the Study
1.4 Scope of the Study
1.5 Limitation of the Study
1.6 Significance of the Study
CHAPTER TWO
2.0 Literature Review
2.1 Highlights of Land Use Act, No. 6. of 1978
2.2 The Land Tenure law of Northern Nigerian, 1962
2.3 The Effects of Land Use Act on Valuation Practice
2.4 The Roles of Valuers as Put Forward in Land Use Act, 1978
2.5 Effects of Zoning land and Buildings
2.6 Compensation for Valuation
2.6.1 General Basis of Compensation Assessment Under the Land Use Act
2.6.2 Disturbance Compensation
2.6.3 Under Compensation
2.7 Valuation for Compensation
CHAPTER THREE
3.0 Research Methodology
3.1 Source of Data
3.2 Methods of Investigation/Instruments of Data Collection
3.3 Research Approach
3.4 Basis of the Research Study
3.5 Population
3.6 Sample Strength
3.7 Development of Questionnaires
CHAPTER FOUR
4.0 Presentation and Analysis of Data
4.1 Distribution of Real Property Ownership in Calabar Urban
4.2 Data on Population Figure within Calabar Urban, 1998 – 2005
4.3 Presentation of Data on the Distribution of Questionnaire
4.4 Respondents Appraisal on Property Investment in Calabar Urban
CHAPTER FIVE
5.0 Findings
5.1 Recommendation
5.2 Conclusions
5.3 Samples of Questionnaires
References
 

CHAPTER ONE
INTRODUCTION
 
 
BACKGROUND OF STUDY
 
The demand for and provision of housing is as old as the history of man. Due to the harsh weather condition, wild animals, need for security and privacy, it became necessary for man to provide shelter for himself and members of his family. Though, the type of houses built in those historical times, served its primary purpose of shelter but lacked the modern amenities, as a result of underdevelopment in the society (i.e. society with no industry). Construction processes were limited to the locally available materials, labour and technology. However, with civilization and technological advancement, man was exposed to a new life (i.e. access to modern amenities).
 
Therefore, in recent times, there are various types of houses as a result of the numerous types of designs by the architects and the houses not only serve the primary purpose of shelter alone, but also have the modern amenities. There are different types of materials, plants and equipments produced to suit the modern constructions. There are also professionals like Architects, Builders, Quantity surveyors, Engineers, among others, trained in their respective field for proper execution of projects. Also, we have the skilled and unskilled labours, who contribute grossly towards the execution of a project. All these are as a result of civilization and technological advancement which have impacted the construction industry. Hence, the construction industry is regarded as one of the largest industries in the world, as it contains the highest number of people, ranging from the clients, professionals, skilled labours, unskilled labours and suppliers of different building materials etc.
 
Despite all these, dilapidated building projects still litters our society, causing problems like security threats, promotion of illegal activities, unemployment, waste of human resources, poor landscaping, etc. Therefore, I will start by defining the dilapidation of building project, as an act of giving up or stopping a building project with no intention of returning to it. Nobody initiates a building project for dilapidation, because an uncompleted building project is always a source of sorrow to its owner, an unfulfilled hope and aspiration – a failure to achieve a purpose (Olateju, 1997).
Unfortunately in Nigeria, when projects are dilapidated there are no conscious efforts to ensure completion, instead, new projects are embarked upon, putting money, materials, time and effort to waste, and also, causing problem to the nation as whole.
 
In Nigeria, the situation of dilapidated projects is further compounded by the continuous award of new contracts which eventually suffers the same fate (Frisch, 1996).
 
We must really lay emphasis on the issue of dilapidation of building projects, because, it creates a lot of problems for everyone, both within and outside the construction industry and even on the economy as a whole. Likewise, the resources required to execute the projects, which include: labour, equipment, time, material and money, are wasted and the accommodation problem remains unsolved.
 
Therefore, this dissertation attempts to examine the causes, effects and possible solutions to dilapidation of building projects in the State of Osun.
1.3     STATEMENT OF RESEARCH PROBLEM
In Nigeria today, the landscape is littered with dilapidated building projects. Therefore, the research work focuses critically into the causes and effects of dilapidated building projects which have littered the Nigerian landscape. Every nation aspiring to attain development must utilize its resources effectively; develop its industrial base, energy sectors among other things (United Nation, 2006). Unfortunately, Nigeria has suffered a set-back in following these principles to development.
 
Every year, government announces a huge amount of money to be spent on capital projects, only for all to be put to waste as a result of corruption (e.g. embezzlement), leaving the projects dilapidated. Also, both the public and the private sectors experience the dilapidation of building projects which makes it pronounced, in the harsh economic climate, in developing countries like Nigeria. As a result of the involvement of the private sector, this has threatened job opportunities, rendering our economic development effort to suffer continuous set-back.
 
Solving this problem, might really be of help and having a gross contribution to the economic development.
 
AIM AND OBJECTIVES
 
The Aim Of This Dissertation Is On Effect Of Dilapidated Buildings On The Technology System In Nigeria
.
 
The objectives are:
 
To examine the causes of dilapidated building projects.
 
To examine the effects of the dilapidated building projects on client, the professional, the contractor in the construction industry and the economy.
To propose possible solutions.
 
SCOPE AND LIMITATION OF STUDY
 
The State of Osun is considered for the study. Hence, this dissertation will be limited to some selected towns in the state. These are:
 
Oshogbo.
Ilesa.
Ile-Ife.

TABLE OF CONTENTS
DECLARATION DEDICATION ACKNOWLEDGMENT TABLE OF CONTENTS LIST OF TABLES
LIST OF FIGURES ABSTRACT CHAPTER ONE INTRODUCTION
Background
An Overview of the Nigerian Situation
Trend Analysis of Environmental damageand Economic Growth in Nigeria
Environmental Conservation Initiatives in Nigeria
Statement of the Problem
Objective of the Study
Specific Research Objectives
Hypothesis
Justification of the Study CHAPTER TWO LITERATURE REVIEW
Theoretical Literature Review
Empirical Literature Review
Overview of Literature Review CHAPTER THREE METHODOLOGY
Theoretical Framework
Empirical Model
Data Types and Sources
Definition of Variables
CHAPTER FOUR , 26
EMPIRICAL RESULTS 26
Introduction 26
Empirical Findings 26
Causality Testing 27
Cointegration Analysis 28
CHAPTER FIVE 4 33 SUMMARY, CONCLUSION AND POLICY RECOMMENDATIONS 33
Summary 33
Conclusion 34
Policy Implications 34
Limitations of the Study 36
Areas for Further Research 36
REFERENCES 38 APPENDIX

CHAPTER ONE

 
 
INTRODUCTION
 
 

• Background

 
 
The environment is one of the pillars of sustainable growth and development since it fulfills developmental needs such as increasing the asset base and their productivity and also provitling various goods and services. In addition the environment empowers women, the poor and marginalized communities thus playing a crucial role in enhancing intra- and  intergenerational equity (Bass 2006).
 
In the process of economic development, physical, natural and human capitals all contribute to overall wellbeing by supporting the production of goods and  services.  Natural  capital  provides raw materials for production and is the backbone of core sectors such as agriculture, tourism and manufacturing. Natural capital also provides various ecological services (Fisher 2002).
 
According to the Millennium Ecosystem Assessment (MEA) there are four core beneficial ecosystem services provided by natural resources. Provision of food, fiber, timber and water; regulation of climate and floods; supportive services which includes nutrient recycling and the provision of cultural services which provide aesthetics and recreational benefits (MEA 2005).
 
Therefore, in order to make development sustainable, these resources must be utilized  in  such  a way that there is enough for the present as well as the future generation.
 
Evidence from literature suggests that the relationship between economic growth and the environment is controversial. Traditional economic theory posits a trade-off between economic growth and environment (Bennett et al. 2008; Hediger 2006; Sawmill 1993 and Scherr 1999).
 
 
Since the early 1990s, however, the rapidly expanding empirical and theoretical literature on the Environmental Kuznets Curve (EKC) has tended to  suggest  that  the relationship  between economic growth and the environment could be positive and hence growth is a prerequisite for environmental improvement (Kuznets 1955). The EKC depicts the empirical pattern  that  at relatively low levels of income per capita, pollution level (and intensity) initially  increases  with rising income, then reaches a maximum and falls thereafter.
 
Panayotou (1993) and Arrow et al. (1995) argue that the implied inverted-U relationship between environmental damageand economic growth also implies that at low income levels environmental damageis attributed to subsistence activities as  well  as  plant  and  animal wastes. As agriculture and resource extraction intensifies and industrialization takes off, both resource depletion and waste generation accelerate (Rowstow 1960). According to the EKC hypothesis as a nation attains higher levels of  development  degradation  slows  down  and eventually declines with further growth in income (Kamande 2007).
 
However, De Bruyn et al. (1998) and  Vincent (1997)  argue that the  inverted  U  shape  does not  hold in the long run as it would only hold at  the  initial  stage  of  the  relationship  between  economic growth and environmental degradation. They argue that above a certain income level, there would be a new turning point when environmental damagewould increase  at  higher growth levels leading to an N shaped curve.
 

                     Statement of the Problem

 
Economic growth is partially dependant on exploitation of natural resources for the generation of economic rents. While people have to exploit the environment and natural resources to alleviate poverty and raise their standards of living, such  exploitation  is  not  without  cost.  These  costs which are the unintended outputs of natural resource exploitation may reduce the options for economic growth and development available currently and for future generations.
 
The degradation of natural resources directly affects household food  security as  it has  an  impact on food production. A decline in soil nutrients and fertility leads to decline in grain harvest while rangeland depletion results in reduction in livestock production and loss of biodiversity while the deterioration of water quality adversely affects fish stock and catch. These shortages in food production may lead to lower nutrition levels and thus affect the overall productive population composition. Environmental damage can  also  lead  to  health  related  illnesses  through prolonged exposure to toxic substances which negatively affects labour productivity through reduction in both the labour force and productive labour hours  and  thus  negatively  affecting output. Overexploitation and abuse of natural resources could not only lead to environmental damage, but also increase in food insecurity, health and nutrition challenges and could thus exacerbate the very poverty people seek to alleviate.
 
In addition, extreme environmental damage can lead to permanent loss or reduction in the  volume of natural resources which can lead to the closure  of resource dependent industries which  are core contributors to national output and this would be detrimental to the overall economy.
 
Environmental damage therefore if not addressed results in both  economic  and  social challenges that hinder the attainment of national goals and deter  economic  growth.  There  have been no exhaustive studies that have been undertaken on the Applicability Of Economic Value In The Valuation Of Damaged Environment. This study tends to break the jinx in this area of  research.
 

        Objective of the Study

 
The primary objective of this study is to determine Applicability Of Economic Value In The Valuation Of Damaged Environment

                      Specific Research Objectives

 
 
The specific objectives of the study are:
 

1. To determine the impact of economic activities on the environment in Nigeria

2. To establish whether economic value is detrimental or beneficial to the environment in
3. Based on 1 and 2 above, recommend policy interventions for improving environmental conservation in Nigeria towards

 Hypothesis

 
The hypothesis of the study is that environmental damage  does  not  influence  per  capita growth. The hypothesis can be formulated as follows:
H₀ = a =0: environmental damage does not influence per capita growth Hi = a =1: environmental damagein fluences per capita growth
 

 Justification of the Study

 
The interaction of the economy and the environment is  unique  in  that  the  economy  relies  and uses natural resources for the generation of economic rents through production and trade. This depletes and degrades natural resources. However, these economic activities are beneficial and provide critical benefits and services which can be invested in the physical and human capital necessary to increase  production and  conserve the environment.  This would  in turn  increase the  net wealth of the nation and the well-being of its people (Fogel, 2004).
 
In practice, however, resource-rich poor countries remain poor  and  polluted  because  these  resource rents are inefficiently captured, imprudently spent, poorly reinvested, or wasted in rent- seeking conflicts (Pearce et al. 1990; Barbier 2005).
 
At present the Nigerian government is under tremendous pressure to pursue environmental conservation and economic growth, but there  exists  no  empirical  evidence  which  shows  the nature of the relationship between environmental damageand economic growth within the perspective of the Nigerian economy. The uniqueness of this study is  that  it  situates  this  relationship within the Nigerian context and sectors thereby providing empirical  evidence  upon which macroeconomic policies can be formulated. Additionally, stakeholders in  various  sectors, and civil society organizations, will utilize the findings of this study to  understand  and  target priority factors that would enhance economic growth and environmental sustainability

CHAPTER ONE

INTRODUCTION

Background of the study

Public physical infrastructure constitutes a high share of the country’s investment and is managed and controlled by the state for public consumptions. It varies from road, railways, harbors, recreational centers, and others. Baldwin and Dixon (2008), divided infrastructure into three groups: machinery and equipment, buildings, engineering structures. These infrastructures are called the public infrastructure since it creates benefits for a large number of users. According to San SI (2012), public infrastructure such as building and other facilities are to be satisfied social and administrative needs as a means to the fulfillment of economic responsibilities of the general public. Better quality and quantity of infrastructure can directly raise the productivity of human, physical capital and hence growth through many channels (Agénor and Moreno 2006 ).
Infrastructures frequently devalue with time so appropriate continuance management needs to be conducted regularly to keep it to the original state. According to the U.S. Congressional Budget Office (CBO), operations and maintenance expenditures are generally needed to provide required service for infrastructures to serve its purpose and also needed to enhance the existing infrastructures from deteriorating (Congressional Budget Office 2007). Maintaining existing infrastructures though comes with a cost but it‟s a prudent investment that saves cost than erecting new ones. Infrastructure maintenance in advanced countries is not really impressing, however, there seems to be a vast difference in the maintenance and consequently the economic life of infrastructures projects in developing countries (Matthew Dornan, 2012). In the US, 57% of total spending on infrastructure in 2014 has been towards the operation and maintenance of existing infrastructure assets and this has been rising by about 6% since 2014 (Congress 2014).
Over the years, there have been improvements in public infrastructure maintenance through heavy investments but most developing countries still bear the brunt of insufficient infrastructure access, quality, and reliability due to improper maintenance. Nahimah (2008), as cited by (Kumar and Kumar 2018) conducted a research on the state of Nigerian Aviation Industry, opined that the flaws in the Nigerian Aviation sector were ascribed to lack of maintenance culture and the training of expertise engineers. The author further argued that acquiring aircraft is not as relevant to the industry as good maintenance of the existing ones, adding that a well-maintained aging aircraft is as good as a poorly maintained new aircraft. The condition of infrastructure is very much related to the achievement of the Millennium Development Goals set by the United Nations (Lee, Wang et al. 2018). From this, it is clear that proper maintenance and management of public infrastructure are very keen on ensuring its lifespan to serve its main purpose. Efobi and Anierobi (2014) further explained that the practice of maintaining prevailing public infrastructures have been abandon to the building of new infrastructures in developing countries. Most developing countries are only interested in erecting new structures to the total neglect of placing measures in place to sustain the existing ones. Inadequate maintenance in developing countries has resulted in rapidly increasing deterioration of public infrastructures to prevent it from serving its purpose.
The Government of Nigeria is currently engulfed with enormous challenges in infrastructure improvement which are proving to be a constraint on growth and development. Though the country is doing well economically, there stay serious shortfalls with the provision of infrastructure and maintenance of the present ones. This can be attributed to the negative attitude of stakeholders in the direction of rehabilitation and maintenance of its constructions and facilities. In fact, the country is facing a heavy infrastructural deficit and apparently poor maintenance of existing public property (Nkrumah et al 2017). The Nigerian community is failing to restore the actual functioning of an asset to prolong its lifespan and the maintenance of infrastructure has to with drawing up foolproof maintenance programme, instituting schedule of inspection, establishing schedule of work, supervision of maintenance of work and preparation of schedule of dilapidation (de la Fuente, González -Prida et al. 2018). There is no refuting the fact, the spirit of sustainability and maintenance culture among developing countries is very atrocious which Nigeria is no exception. This bad attitude is obvious not only amongst those exercising authorities or political powers, however, the ordinary man on the street. It‟s very disgusting upon entering some premises in the country to see that repair and maintenance are absent in the minds of those in charge of the infrastructure.
The Nigeria public infrastructures such as stadia, are sickening and have led to plug of the death trap. These are attributed to the problem of over-centralization of maintenance decisions. The channels through which decisions are made are very cumbersome which delays the maintenance practices. Also, there is inadequate fund and delays in the release of funds have contributed significantly to the present state of public infrastructures.(Agbenorku 2018) A number of newspapers, political leaders and the citizens have lamented over the state of misery of the public infrastructure but the zeal to execute is very slow. This is quite clear that the issue of poor maintenance culture in Nigeria has enjoyed debate but without the necessary actions. However, most studies have been done on the maintenance practices in Nigeria and Africa at large but there is no substantial extent of research addressing the problem of public infrastructure management and how to improve the maintenance practices of public infrastructure. This study, however, aims to unravel the infrastructure maintenance practices being hired in public infrastructures that can be improved.
The study focuses on maintenance practices of public infrastructure in general with particular reference to the Accra Sports Stadium, Kumasi sports stadium, tamale sports stadium and Essippong stadium. The stadia each had a capacity of 20,000, and was once renovated into an edifice to meet FIFA criteria to host the 26th edition of the African cup of nations (Local Organizing Committee, 2008) as cited by (Fuseini, Yaro et al. 2017). The government of Nigeria purportedly spent close to GH30 million for renovation and constructions of new ones. These includes the refurbishment of the State box, replacement of the broken seats, re-grassing of the pitch which was in a tremble state, replacement of the broken and weak iron gates, provision of ultra-modern scoreboard, provision of toilet facilities as well as painting of the entire stadium Unfortunately, the modifications at the stadia were short lived. The various sporting infrastructural facilities of the stadia are in the very deplorable state with some not just requiring renovation but replacement. The detrition of the facility commences from the two iron gates and other major iron gates which serves as the entrance. Most of the seats in the stands have broken down and the football pitch is nearly shunned of grass. The scoreboards are not working and the metal pillars that keep it have additionally. The effects on these are not minimal and have caused the loss of a huge sum of money.
This paper assesses the maintenance practices of the traditional public stadia. It seeks to evaluate the current state of public infrastructure and maintenance practice by the stadia. In this regard, the discussions cover the major causes and effects of poor maintenance practice of public infrastructures, suggesting and recommending the appropriate maintenance management to the stakeholders.
The rest of the paper is organized as follows. The next section provides the literature review and formulates hypotheses. The third section provides the methodology for the study. The fourth section analyzes the results, and the final section concludes the paper by providing implication

Statement of the Problem

Calabar are experiencing rapid urbanization rates which exert pressure on the existing housing stock, with an estimated growth rate of between 8% at independence to about 34% currently, and a projection of about 60% by 2030 GoK (2002). Provision of adequate housing thus remains a daunting challenge in the country particularly in urban areas considering the high demand for housing
Despite the challenge of housing shortage the sector is also faced with deteriorating quality housing particularly for the low income residents and Public residential units, characterized by a poor state of maintenance. Lee (1987) indicates that evidence suggests that in general, buildings are under-maintained and that a substantial part of the building stock is in danger of deteriorating below the point of economic repair. A study by Aluga (2001) confirms that local council buildings in Nigeria are deficient of maintenance with the building fabrics being unattractive and of unacceptable standards to the users. GoK (2004) further confirms that institutional housing has not been spared either, and especially those developed for public servants. They have greatly deteriorated and in deplorable conditions.

Objectives of the Study

The main objective of this study is to assess An Examination Of  Maintenance Culture Employed In Urban Structure In Calabar. A Study Of Calabar Stadium
Significance of the study
The information provided by the study will be useful to policy makers in government as well as the general public. The study will provide empirical evidence on how to execute maintenance for institutional housing by first identifying the gaps and areas that require strengthening within existing frameworks. It will also contribute towards the efforts of ensuring effective maintenance of housing stock, ultimately resulting in the improvement of existing housing stock. It will also result in improving the living conditions of beneficiaries who reside in institutional housing. Thirdly, the study will be of use to academicians and researchers as it will open opportunities for further research in the area of housing maintenance.

Scope of the Study

The study was conducted within Calabar, cross river state with interviews administered to technical officers within top management, middle and operational
Limitations of the Study
A major limitation in the research was the respondent’s attitude towards the study. This would have been a major barrier to accuracy of information in that, the respondents were suspicious about the objectives of the study. Lack of trust for the researcher and the study could result in wrong information being obtained. To minimize this, the researcher sensitized the respondents on the objectives of the study in advance to get them acquainted. Another limitation may have been low response rate which would do more damage in rendering a survey’s results questionable than a small sample. To deal with this challenge, the researcher persuaded the respondents who were hesitant and made several follow ups to ensure most of the questionnaires were filled.
Poor targeting may arise as a major limitation when not properly done. Errors in defining and selecting the sample during data collection would bias the results by making the sample less representative of the target population. This can be due to non-inclusion errors where people are supposed to be included in the sample are not included. To avoid these errors, the researcher ensured correct research and sampling designs were used to ensure correct selection of the appropriate target and sample populations for the study.

DEFINITION OF KEY TERMS

Adequate Housing is shelter that encompasses social, economic, cultural, climatic, and ecological factors among others.
Central Government is system of administration that operates nationally and handles matters affecting the whole country
Employee culture involves employee attitudes, standards, motivation, work ethics, rites and rituals within the organization.
Facilities management is administrative process of managing buildings beginning with design, leasing, operations, maintenance and repair
Governance culture is the framework of rules and practices that ensure accountability, fairness, and transparency in managing of organizations affairs
Institutional Housing is residential premises provided by an organization to its employees
Local Authority is an administrative body for a small geographic area like a city,town, county or state.
Maintenance of public housing is making regular inspections with an aim of preventing or correcting defects in state owned houses.
Maintenance-Culture is the sustained practice of providing support or upkeep to property
Organizational culture is the values and behaviors that form the unique social and psychological environment of an organization and entails attitudes, beliefs, customs, and written and unwritten rules

Chapter One Introduction

      Background to the study

Land is a significant factor and an indispensable asset that determines the quality of life of not only the rural communities but also that of the urban dwellers. From the land needed for cultivation by the rural farmers, the site required for urban housing, the workshop needed by roadside auto mechanics and spaces required by various government and developmental agencies, land has proved not only to be central to man’s needs and activities but also as the most crucial factor of production. Consequently, the land exchanges and its accessibility have continued to be a tool for obtaining social prestige, economic security and even political power. But with the increasing world population, now estimated at 6.789 billion (United States Census Bureau, 2009), not all people have direct access and legal ownership of land. About 90% percent of the world populations are poor and so they do not have the financial capacity to acquire land on the open market.
In Africa, Nigeria inclusive, the question of landownership (acquisition) and land rights is at its centre stage in every country today. This has been escalated by the increasing urbanization and industrialization. In addition, the character of the land tenure is complicated and has varied in different countries at different periods of history. While the landlord tenant system prevails in some countries, the peasants’ proprietorship is predominant in others. In fact the concept of land ownership has gradually moved from that of possession and presence on the land as a place to live and cultivate or capture food for survival, to the act of possessing land as a property (Kermundu, 2008). Land ownership in Nigeria determines where families and particular communities settle. This has greatly affected the customs and religion, occupation, planning, investment decisions and it is a major factor in social cohesiveness and stability or vice versa.
According to Stephen (2009), the difficulty of securing reasonably priced land is the greatest single constraint to the private sector’s ability to provide well-located urban housing opportunities for low and moderate income families in developing countries. This has resulted in the private sector’s tendency to construct higher income housing in such well-located and well-serviced areas while forcing housing for low and moderate income families to the peripheries of urban areas where they may incur substantial costs, both in time and money, in commuting to employment opportunities in the urban centre and where infrastructure and urban services are often lacking or deficient. It is this situation that resulted into the increasing informal/unplanned settlements in most parts of Calabar.

Problem Statement

Land values are very high excluding the urban poor and some middle income group from accessing tenured land of their own and thus are left to seek land in urban peripheries where they develop informal (unplanned) residential settlements.
 
In fact, most land in Cross River is developed with informal settlements compared to planned settlements. This was confirmed by Pareto (2004) who noted that only 30% of the developments in South South are formal while the rest can be referred to as informal.
 
With all these existing informal residential settlements, a question arises as to how land markets perform in such settlements. Land speculation, difficulties of formally transferring land or appropriately developing it are common phenomena in such settlements Cross Rivers state. This has consequently affected the proper performance of the land markets in Calabar metropolis, in that the informal settlements have perpetuated and championed the increased land transactions in the informal land markets and hindered the efficient performance of the formal land markets. This study is therefore guided to Formal Land Market On Housing In Calabar, Cross River State and make substantial recommendations which if adopted will ensure peaceful co-existence of all stake holders and efficient functioning of the land markets hence the need to undertake this study.
 

1. 3 Objectives of the study

                   General Objective

 
The main objective of this study is on Assessment Of The Formal Land Market On Housing In Calabar, Cross River State
 

                   Specific Objectives

1. To explore the formal settlements in Calabar, Cross River State.
2. To establish the type of land tenure system that is prone to informal

• To evaluate the performance and operation of land markets in Calabar, Cross River State.

1. To give recommendations as to how the challenges caused by informal settlements on the land markets can be

      Research Questions

1. What are the causes of formal settlements in Calabar, Cross River State?
2. What are basic characteristics of these settlements?

• What is the type of land tenure system that is prone to formal settlements?

1. What is the performance trend of the land markets in Calabar, Cross River State?
2. What are the challenges that have been caused by informal settlements on the performance of the land markets in the parish?
3. What recommendations can you suggest to solve such challenges?

      Significance of the Study

Continued access to land in urban areas is an important element for continued physical development of the urban space. Lwasa (2006) notes that the exchange or non exchange of land between individuals and individuals and/ or institutions is thus a key element in the development of urban areas. This exchange is also important in influencing the kind of use for an urban space.
 
These studies suggest that most cities in developing countries suffer from land market distortions caused by poor land development and management policies including poor planning, slow provision of infrastructure and services, poor land information systems, cumbersome and slow land transaction procedures, as well as under regulation of private land development, leading to unplanned development of land in the urban periphery.
 
Most of the land in Calabar  is developed with informal settlements compared to planned settlements. This was confirmed by Pareto (2004) who notes that only 30% of the developments in South-South are formal while the rest can be referred to as informal. This means that land transactions are now taking place in these informal settlements hence the need to carry out a profound study to establish the impact of informal settlements on the general performance of the land markets. This research was intended to establish the relationship that exists between informal settlements and the performance of the land markets. This study was mainly intended to fill this gap.
 
The study significantly acts as a guide to policy makers, legislators and implementers in formulating all the necessary legal frameworks regarding real estate/land ownership, use and rights appurtenant to it.
 
It also adds more onto the existing knowledge for reference purposes Assessment Of The Formal Land Market On Housing In Calabar, Cross River State
 
The study is also a useful source of information for the general public/ stakeholders in real estate and even academicians (students and other researchers)

      Scope of the Study

The study looked at Assessment Of The Formal Land Market On Housing In Calabar, Cross River State