By Femi  Oyelola

 

There is no doubt that in Nigeria, access to affordable housing has largely remained a pipe dream for the vast majority, particularly the middle and lower classes which make up about 80% of the populace.

Housing deficit according to experts, generally refers to a deficiency or lack in the number of houses needed to accommodate the population of an area.

Some experts simply assume a housing deficit is a dearth or lack in the number of houses required to accommodate the population of an area.

Explaining housing deficits, a Kaduna-based Surveyor, Deacon Musa Ephraim stressed that it occurs when a country’s housing units are in limited supply.

He stressed that the causes of the housing deficit include a lack of favorable government policies, high costs of construction materials, high property costs, and a lack of access to credit for potential homeowners.

The Surveyor lamented that housing, like food and clothing, is the most fundamental of the three basic human needs, its availability is critical to the well-being of all people.

The lack of adequate housing affects people’s health, safety, and productivity, as well as their ability to access education and other essential services and the performance of the real estate industry is one of the yardsticks used to assess a country’s health.

The matter of housing deficit has gotten worse over time, with successive governments grappling with it. Findings by Peoples Daily Weekend revealed that only 10% of those who want to own a home in Nigeria can afford it, either through purchase or personal construction.

In Nigeria, household expenditures and rental payments are rising faster than overall inflation, and with inflation currently at an all-time high of 21.91%, the overall cost of construction has increased sharply.

The market’s composition of available homes for purchase and rental has been irreversibly moving towards expensive homes, which has only made matters worse. However, a significant portion of the population yearns for and seeks affordable housing, both for purchase and for rent, which is contrary to actuality.

Authenticating this, the Executive Director of Bridge That Gap Initiative, Gloria Kasang Bulus expressed dismay that large numbers of the citizens are currently facing a significant housing deficit, estimated to be around 17 million units, and growing as a result of various challenges including rapid urbanization, population growth, and insufficient funding for housing projects.

The Climate Change Advocate stressed that the lack of affordable and sustainable housing has led to the proliferation of informal settlements and slums, with many Nigerians living in substandard conditions that are vulnerable to the impacts of climate change.

To effectively address the housing deficit in Nigeria, Gloria Bulus said the Federal and  State governments should consider the complex socio-economic factors at play.

She opined that the government should consider a multifaceted approach that prioritizes sustainable and climate-resilient housing solutions.

“The government should consider implementing a comprehensive national housing policy that emphasizes not only the construction of new homes but also the improvement of existing ones.”

“Incorporating sustainable building practices (Eco-friendly Housing) is crucial, as it aligns with environmental protection efforts and addresses climate change concerns.”

“Utilizing locally sourced materials and green technology can reduce the carbon footprint of new housing projects. Moreover, the government could incentivize private sector participation through tax breaks and subsidies, which would stimulate investment in the housing sector.”

“Furthermore, the government’s role in facilitating affordable financing options cannot be overstated. Initiatives like the Federal Mortgage Bank of Nigeria (FMBN) and the National Housing Fund (NHF) are steps in the right direction, providing mortgage financing and funding for housing projects. However, these initiatives need to be scaled up and made more accessible to the average Nigerian.”

“Investment in infrastructure is also a critical component that supports housing development. Adequate roads, electricity, water, and sanitation are essential for new housing areas and can significantly improve the quality of life for residents.”

“Lastly, addressing the housing deficit is not just about quantity but also quality. Ensuring that housing is not only available but also habitable, affordable, and culturally appropriate is essential for the well-being of citizens.”

“The government’s commitment to the United Nations’ Sustainable Development Goal 11, which aims to make cities inclusive, safe, resilient, and sustainable, is a positive step towards achieving this,” She said.

However, the Managing Director of the Federal Housing Authority (FHA,) Hon. Oyetunde Ojo who was in Kaduna recently to receive the Right of Occupancy (RoO) for 157 hectares of land given to FHA by Kaduna State Governor, Senator Uba Sani, said the challenge of housing deficits did not start today.

However, he said that Nigerians are about to smile as President Bola Ahmed Tinubu’s administration is planning massive housing projects across Nigeria.

He disclosed that the Federal Housing Authority will be building, the Federal Ministry of Housing and Urban Development will be building and even private developers will be building.

“That is why the Federal Executive Council has recently passed the infrastructural fund in which FHA is going to be a major beneficiary.”

“We are assuring Nigerians that, in one year from now, they won’t be able to count the number of housing units that Emily’s have been delivered,” he said.

He however stressed that the housing would come with a mortgage of 25 years, which would make it affordable for both the formal and the informal sector, especially, since the lands were being provided free by the state governments.

He gave the example that the Federal Government will build 500 housing units in Kaduna state to address the challenge of the housing deficit in Nigeria.

Hon. Ojo explained that the housing project which will start before the end of this year, will be delivered in phases, saying that, “with 157 hectares of land, we can assure the residents of Kaduna that, in phases, we will do more than 500 housing units in different categories.”

According to him, “Though, this land is in three locations, on the land, we are going to create diaspora cities. Our first point of consideration on the building is for the people, we will make sure we build massively because this is the message of Mr. President to make sure we deliver houses for Nigerians at an affordable rate.”

“This is why we keep telling Nigerians to be patient a little bit because this is a journey. We were here in Kaduna two months ago and we have seen the result of the journey. His Excellency Governor Uba Sani especially to say a very big thank you for making sure the land is available.”

Similarly, Kaduna State, Senator Uba Sani opined that building affordable houses is one of the key focuses of his administration, adding that, his government had in the last year allocated over 1,000 hectares of land to developers both private and government agencies who are willing to build affordable houses to people of the state.

Governor Uba Sani described housing as not just a luxury but a necessity and a fundamental human right for everyone to have a house. “Here in Kaduna, we have made it clear that, in our time, we will try as much as possible to ensure that, people who are underserved and poor have at least a roof on top of their heads.

“Because of our effort, we have also attracted people who are willing to Kaduna to build houses for us even for free. You may be aware that Qatar Charity Foundation is doing one of the majors, I think the biggest. Today they are building hundreds of houses for the underprivileged in Kaduna.

“For me, the reason they have decided to focus here is that they realized that the Kaduna State government is very serious about ensuring that we build affordable houses,” he said.

Governor Sani assured the Managing Director that Kaduna State has absolute confidence in him with his team because of his commitment and reaffirmed the determination of the state government to provide all the necessary support to the Federal Housing Authority to fully commence the project soon.

He encouraged the Managing Director and his team to inform him of any support they may require that could help in facilitating the groundbreaking of the project in the next two weeks.

Reacting to this, Arc. Timothy Dambuku said it is not as easy as the Government wants the citizens to believe because the country’s housing deficit has grown progressively from 7 million housing units in 1991 to 12 million in 2007, 14 million in 2010, and subsequently 28 million housing units in 2022.

According to him the combination of a growing urban population, lack of an efficient mortgage system, poverty, increasing construction costs, high inflation, and declining household income, have made access to decent and affordable housing difficult for many Nigerians.

He added that the security challenges bedeviling some parts of the country are not helping matters and the climate change factors cannot be overlooked.

But in a sharp reaction  Vice-Chancellor of Ahmadu Bello University Zaria, Prof. Kabiru Bala, opined that the housing and infrastructure deficit in the country provides enormous opportunities for professional builders to actively participate in building the national economy considering Nigeria’s level of development.

Speaking at the two-day maiden retreat of the Northern Builders’ Forum (NBF) of the Nigerian Institute of Building (NIOB) held at Ahmadu Bello University, Zaria, the Vice-Chancellor explained that the construction industry in Nigeria presented significant opportunities for all professionals despite its numerous challenges.

“With an estimated housing deficit of 28 million units in 2023, and over 50 percent infrastructure deficit, builders and other professionals must prepare themselves to effectively harness the industry’s potential to achieve prosperity,” he urged.

Prof. Bala also stressed that they must organize and reposition themselves strategically to take maximum advantage of these opportunities.

The Vice-Chancellor, who commended the organizers for the choice of the retreat’s theme, described it as “very apt” as it sharpened their understanding of the current economic reforms concerning their professional practices.

He challenged the Northern Builders’ Forum (NBF) to explore avenues for improving the capacity development of their members, enhancing their cohesion, and ensuring strong partnership development.

Prof. Bala urged them to pay significant attention to mentorship to appropriately nurture a generation of younger colleagues, who were going to take over the professional space from them.

He explained that the retreat came at a time when the activities of the professionals in the Nigerian built environment were put into question based on professional competence, diligence, and capacity to deliver a safe built environment for human habitation.

The Vice-Chancellor also said that the spate of building collapse in Nigeria called for concerted efforts of all professionals to save the built environment from quackery and the use of inferior construction materials.

Corroborating this, Dr Abayomi Smith of Grey Group said President Bola Ahmed Tinubu has taken significant steps to address Nigeria’s housing deficit, focusing on making affordable housing more accessible to the Nigerian populace.

The initiative, according to him is aimed at eliminating legal obstacles that have long hindered the development of affordable housing, marking a pivotal shift in the country’s approach to solving one of its most persistent challenges.

But in a sharp reaction, Kelvin Uzomah, a legal practitioner based in Lagos observed that any move that will not provide affordable and habitable houses for Nigerians is not what the citizens want to hear from any government.