AN EXAMINATION OF PROBLEMS ASSOCIATED

WITH THE MANAGEMENT OF PRIVATE

RESIDENTAL ESTATE.

(A CASE STUDY OF ALHAJI OSENI OLANREWAJU

ESTATE)

PRESENTED BY
OLADIPO ABDULGAFAR OLAWUMI

HND/11/EM/FT/002
A RESEARCH PROJECT SUBMITTED TO THE
DEPARTMENT OF ESTATE MANAGEMETN, INSTITUTE OF
ENVIRONMETAL STUDIES, (IES) KWARA STATE
POLYTECHNIC, ILORIN.

IN PARTIAL FULFUILMENT OF THE REQUIREMEBNT

FOR THE AWARD OF HIGHER NATIONAL DIPOLMA
(HND) IN ESTATE MANAGEMENT,

JULY, 2013.

i
 CERTIFCATION

This is to certify that this project is an original work

undertaken by Oladipo Abdulgafar Olawumi, and has been
prepared in accordance with the regulations governing the
preparation and presentation of project in Kwara state
polytechnic, Ilorin.

___________________ _______________

MRS. ALLI KEHINDE Date

Project Supervisor

_________________ _______________

MRS. ALLI KEHINDE Date

Project Coordinator

_________________ _______________

MRS. NWAZUOKE NGOSI Date

Head of Department

___________________ _______________

External Examiner Date

ii
 DEDICATION

This research work is dedicated to Almighty Allah for

his infinite mercy and wisdom throughout my course of study

in Kwara state polytechnic, Ilorin.

I also dedicated this work to my loving mum ALHAJA

ALIMAT OLADIPO. May Almighty Allah let her eat the fruit of

her labour.

iii
 ACKNOWLEDGEMENT

“It’s not easy for the head that wear, the golden crown

so goes the saying I most first and foremost thank the most

high God for his protection, wisdom, knowledge and

understanding and his showers of blessing he bestow upon

me during my academic project.

I wish to express my gratitude to my supervisor Mr. Alli

Kehinde who read through this project and made a lot of

useful suggestion, i am indeed grateful. Others are my

lecturers; Mrs. N. Nwazuoke, (Head of Department of Estate

Management) Mr. Afolayan, Mr. Lanre Hassan, Mr. W.

Durosinmi, Mr. G. O. Gbadeyan (Deputy Director Institute of

Environmental Studies) for their various assistance.

I own a lot to appreciation to my dearest mother Alhaja

Alimat Oladipo for her support in all ramifications, she is a

mother indeed, I pray she will eat the fruit of her labour.

iv
 This dissertation will not be complete id I fail to

appreciate my sibling Bro, Mr. Taofiq, Ismail, Moshood,

Ganiyu Ibrahim, my sincere appreciate also goes to Alhaja

Oseni Rauf, Mrs. Selm Ibrahimn, Alhaja Muibat Oladipo, Mrs.

Sefinat Yetunde Oladipo, Mrs. Bola Oladipo. Aljahi Hussein

Oladipo, Mr. Rauf Oladipo for their moral and spiritual

assistance. Rendered in the course of my education I will

forever be grateful.

I also wish to express my sincere gratitude to my

beloved friend; Mr. Steve Sunday, Seyi Oguntola, Bisoa

Adeniran, Niyi Babalola, Olajire Felix, Fatai Yinusa, Rukayat

Olanrewaju, Blessing Odunayo, I appreciate you all. Thanks

you so much my precious treasure for believing in me, I could

not have done it well without you being there for me. May

God richly bless you all.

v
 TABLE OF CONTENT

Title page i

Certification ii

Dedication iii

Acknowledgement iv

Table of content v

Synopsis vi

CHAPTER ONE

1.0 Introduction

1.1 Statement of problem

1.2 Aim and objective of the study

1.3 Significant of the study

1.4 Scope of the study

1.5 Limitation of the study

1.6 The study area

1.7 Definition of term

vi
CHAPTER TWO

2.0 Literature review/concept/theoretical frame work

2.1 general principle of management
2.2 Management functions
2.3 Concept of property management
2.4 Property maintenance
2.5 Functions of property manager
2.6 Concept of private resident estate

CHAPTER THREE

3.0 Research methodology

3.1 Research design

3.2 Data types and source

3.3 Instrumentation for data collection

3.4 Sample frame, sample size and sampling procedure

3.5 Method of data collection

3.6 Method of data analysis

CHAPTER FOUR

4.0 Data presentation and analysis

4.1 Facilities and services in the study area

vii
4.2 Management procedure employed in the management of
the study area.
4.3 Analysis of response in the facilities and services
4.4 Condition of the building and services

CHAPTER FIVE

5.0 Summary of finding, Recommendation and conclusion

5.1 Summary of findings
5.2 Recommendation
5.3 Conclusion
5.4 References
5.5 Appendix i-iii

SYNOPSIS

viii
 Developers and property ensure now realizes the close

relationship between property management and effectively

managed property and the income flow form which property,

termites too are becoming increasingly aware of their ringlets

and liabilities within the legal framework of their tenancy, a

situation which now makes property management practices

more technical and broad in operation.

This research work is therefore carried out to examine a

critical analyzes of the management procedure, associated

with private residential estate.

It also identifies the management problems and

recommends possible solutions to the problem.

Both Primary and secondary sources of data collection

will be adopted in the research work to get necessary

information about the research problem.

ix
 CHAPTER ONE

1.0 INTRODUCTION

Until recently, property management as an area of real

estate practice was considered as simple of rent collection

and attendance to minor repair works in building. Landlords

or their appointed surveyor in most cases, were involved in

this regard.

However, the national economy coupled with the

resultant effect of increasing cost of building material and

souring cost of capital caused a shift of attention to corporate

management in landed properties, the risk involved in real

estate development has inevitably increased. Consequently,

additions to existing stock of properties have reduced

strongly. In conforming to the attributes of capital

appreciation, rents and value on properties rise with multiple

years rent now being demanded.

1
 For new lettings, the market forces if supply and

demand are easily reflected in rents and other considerations.

However, requires professional experience to negotiate

comparative terms with “sitting tenants”, besides, vacant

possession is not easily obtained as it involves intricate legal

procedure.

For these and other related reasons property owners

and developers are beginning to appreciate the important

roles estate surveyor could pay ion realizing their investment

objectives of profit maximization while extending the

economic life of their properties.

1.1 STATEMENT OF PROBLEM

Inadequate management of most private residential

estate has load most of them being in a state o obsolescence.

This inadequate property management is largely due to non

discount attitude among Nigerians towards maintenance

culture. The owners of most private residential estate have

2
the full responsibility I entrusting their properties into the

hands of efficient property manager in other to enjoy

profitable returns which will allow the occupant a peaceful

stay in the property. But in most cases, it is affected by the

interview of those who need to be trained.

Alhaji Oseni Olanrewaju estate which is private

residential estate use for developing place have been facing

little management problem in view of the state of the

economy.

The problems which are connected with private

residential estate management include nature of electricity,

water supply, effect of inflation on rent, service charge

administration and maintenance culture.

1.2 AIMS AND OBJECTIVES OF THE STUDY

The aim of this dissertation is to certifiably examine the

management procedure associated with private residential

3
estate with or view to identify the management problems and

prefer solution.

The following objectives were pursued to achieve the

aim:

i. To determine the various hips of residential properties

with the estate.

ii. To examine the state and condition of the state

iii. To analyze the management procedure in the

management of Alhaji Oseni Olanrewaju estate.

iv. To identify problems of private residential estate

management.

v. To suggest ways that would enhance better

management of the estate.

1.3 SIGNIFICANT OF THE STUDY

The significant of the study is to analyze management

and maintenance procedure of a private residential estate. It

also provides an essential body of knowledge that will

4
encourage further research on ht4e topic. It also serves as a

valuable material to the general public to stop the non-chalet

attribute towards management and maintenance of landed

properties. Also the study maintenance of existing physical

facilities is part of the overall process of national

development.

1.4 SCOPE OF THE STUDY

There are various types of properties as we have various

types of land uses and will of the property types desire

efficient management for the purpose of this research

findings, shall be based on private residential estate notably

Alhaji Oseni Olanrewaju estate.

1.5 LIMITATION OF STUDY

Limitations of study are those problems that limit the

scope of coverage and quality of the output such as:

1. Financial constraint

5
2. Unwilling attitude of the tenants to reveal vital information

concerning the estate.

3. Scarcities of relevant textbooks on the topic really limit my

literature review on the concept of management.

4. Time is another factor fact served as constraint in this

course of the research work.

1.6 THE STUDY AREA

Ilorin is the capital f Kwara State of Nigeria; Ilorin was

founded by a hunter called Ojo-Isekuse who migrated from

Gambia. His descendant live up till today in a village called

Gambia in Likponrin. He was later followed by Emila (elci).

According to local history, the name Ilorin was derived from

an important stone used for shaping Kaives and cutlass. The

stone can be found today outside a compound called “Ile

Bamidele”.

Emila (ela) who was followed by a Kanisi man called

Solaegu and settled at Okesuna at the out sketch of Ilorin

6
town was later joined by Olufade a low rarer, who migrated to

Ilorin fromIresa in the Western state. Then came Afonja from

old Oyo (Oyo Ile) these were followed by Alfa Alimi (Shehu

ALimi) Sarkin Gambari, Surkin Gobis and a shehu Alimi

called Abdulsalam who became the first emir of Ilorin later

succeeded by his brother Mallam Shittu.

Ilorin was an area of 4, 164 square miles and a

population of over 30, 000.

People: The inhabitants of Ilorin are Yoruba, Nupe, Fulani,

Gobie and Huasa

Economic activities: These includes farming, petty trading,

cloth weaving, (Aso Oke) and plot making, others includes

carpentry, tailoring, bricklayer mechanic etc.

Industrial establishment: The industries in Ilorin include

global soap and detergent, coca-cola, 7up bottling company,

informational tobacco company, Kamwill Nigeria Limited,

7
Shelter setter limited etc. Ilorin is an essential cattle route of

the South of the country. Ilorin is a large sprawling nature

town.

Trade and commerce: It is a nodal centre of trade because of

its geographical position. The North to South railway line and

the truck and trunk a road linking the Southern states pass

through Ilorin. Dry seasonal and other feeder roads,

connecting Ilorin with the other towns in Kwara State are

properly maintained, Ilorin is an essential cattle route to the

South of the country.

Festivals: Because the greater numbers of people are

Muslim, the important festivals are those associated with

Islamic religion. These include id-elfitri (lesser helvan), id-el-

abir (bigger beirams), Maolud Nabiyy (the birth of the noble

prophet Muhammad).

Communication: Ilorin is well served with modern

communication facilities and postal facilities.

8
Institutions: Ilorin town has many primary and post primary

institutions owned by the government and by individuals.

And four (4) higher institutions namely, University of Ilorin,

Kwara State Polytechnic, Kwara State University (KWASU)

and Kwara state college of education. All in Ilorin.

CONSTRUCTION DETAILS

The property consists of 21 numbers of 4 and 3 bed

room bungalows of the same prototype.

Floor: The floor is concrete have core floor finished with

sound screed.

Wall: It is of hallow rendered and painted both inside and

outside with emulsion paint.

Door: The door sued is of flush doors, metal glaze door and

the window are of louvers type. There is a burglary for

security and mosquito net.

9
Roof: The roof is made of aluminum roofing sheet nail to

timber tresses with asbestos.

Service: Electricity is connected to the premises with a

transformer serving the whole estate and water form water

corporation and there is a well to serve as supplement.

Dimension: The length of the estate is 250 meters and depth

160 meters, fenced and with hollow blocks and render.

Age: The age of building is thirty two (32) years old i.e. from

December 1980 to 2013.

Accessibility: There is a tarred road from the main road to

the estate but less been eroded.

Waste disposal: This is done by an individual i.e. some

tenant make use of receptacle provided by the state

government outside the estate and some tenant burn their

refuse within the estate.

10
Types of foundation: Strip foundation is adopted for the

construction of whole block.

1.7 DEFINITION OF TERMS

Premium: This is a lamp sum of money paid by the tenant

(lesser) is the landlord (lessor) in consideration for a reduced

rent.

Outgoing: This is the term used in describe the annual

incurred by the landlord or tenant in order to keep the

property in state so as to command its open market value. It

can also be defined as the total amount of money spent

annually by lessor in order to make it property habitable.

Estate: Can be defined as the landlord property, residential

or industrial district planned as a unit.

Private: Can be defined as the property that belongs to an

individual.

11
Real property: This can be defined as the right ogf use of

physical land or building and the total of all tangible benefit o

ownership.

Lease: This may be described as a contract giving the

exclusive right of possession and use of landed property (IES)

for a fixed or determinable period of time to an individual,

organization or group of people.

Maintenance: This is defined as work embarked upon in

order to restore a building and all facilities therein, in a

currently acceptable standard.

Service charge: is a compulsory deposit made by all

categories of occupiers of a property in multiple occupations,

in addition to rent for the discharged of those obligations

which would be taken by each of such occupiers.

Rent: it can be described as the periodic payment made by

the tenant to the landlord for the use of property.

12
Management: Can be defined as the act or skill of directing

human activities and physical resources towards the aim of

achieving pre-determine or desire goals.

Landed Property: This can be defined as the immoveable

properties but can be seen, touched and acquired e.g.

building of different types if pattern example are bungalow,

mansion, duplex, semi detach, bungalow etc.

13
 CHAPTER TWO

2.0 LITERATURE

REVIEW/CONCEPTUAL/THEORETICAL

FRAMEWORK

2.1 GENERAL PRINCIPLE OF MANAGEMENT

Management can be defined as the selection of goals

and planning, procurement, organization, co-ordination and

control of the necessary resources for their achievement. It

can also be interpreted to mean a group of individuals in an

organization hat provide leadership and direction in the

areas of planning, organizing staffing supervising and

controlling if business activities Olayonwa, (2000).

Bello and Olajide (2003) as quoted in Okunola A.S etal,

(2012), in a simple form, defines management as the science3

of organization and operation or at practical level, the act of

dissecting and conducting affirms.

14
 According to Oxford Dictionary, Managements are

people engaged in managing a business.

Druker, (1965) sees management as a discipline dated

to the early 19th century when investigation were made into

the ways of rationalizing production techniques plant layout

and the flow of operation.

As the industrial revolution progressed studies in

management were focused on the problems relating to staff

moral and country with the rise of the United State, France

and Germany reviewed researchers are made in order to

boost the export market then. It was difficult for this

development and eventually a body of principles slowly

emerged in organization operation decision making process,

which of course now constitute in that we know as

management.

15
2.2 MANAGEMENT FUNCTIONS

A longer definition of management would be concerned

with how the tasks will be accomplished. The first task

involves setting objectives planning and setting up a formal

organization. The second tasks consist of motivation and

control (including measurement) and the development of the

people.

According to Okunola A. S, (2012) stated the list of

management functions planning, organizing staffing,

directing control, forecasting communication, coordinating,

motivation, innovation.

1. Planning: This is the process of setting organizational

goals and objectives analyze problems and make decision.

In other words, it is the process of formulating policy.

Some writers, knowledge say that setting objectives is the

16
 function of the director (leadership) the role of the manager

in setting objectives and formulating policy is very clear.

He presents objectives and policy options to policy to the

leadership of the organization for decision making.

2. Organization: Is the process of determining what activities

are necessary to achieve policy objectives. Managers

classified the work, divide it and assign it to group and

individuals.

3. Staffing: This involves the process by which managers

select, train, promote, and retire existing members of staff

that are subordinates in an organization.

4. Direction: The act of dincting in some management

literature is required to as supervising. Olayonwa, (2007)

confirms this to be process of providing employees with

adequate supervision, guidance and counseling in a

manner that allows for the achievement of company and

individuals objectives.

17
5. Control: This involves the continuous monitoring of the

work of the organization to make sure that approved

policies are being pursued.

6. Forecasting: This is made by the analysis and

interpretation of obtained fact and, partly by hunches and

guesses, in which there is often an element of sub-

conscious analysis.

7. Communication: This is the process whereby ideas are

transmitted to other for the purpose of producing a desired

result.

8. Coordinating: This refers to ht e process of relating

activities and responsibilities into an appropriate

structure.

9. Motivation: This is a way of meeting the psychological and

social needs of the employee so as to achieve the set up

organizational objectives. Good working environment,

remuneration, welfare packages etc are means of

motivating the employees.

18
10. Innovation: This is a process of replacing one way of

doing tings with another new ideas, new equipment, and

new system methods that will boost productivity of the

subject organization.

2.3 CONCEPT OF PROPERTY MANAGEMENT

The early origin of the landed property management

profession can be terraced to the factors and people who were

responsible for the supervision and running of large estate.

Oluwi, (1994) defines property management as the

upkeep of land and building, the provision and maintenance

of capital works, full and proper use of restoring them for the

good of the state and all those who may derive profit pleasure

or enjoyment form them.

Property management like any other business

enterprises is concerned with correct motivation of staff and

fairness of tenants by consulting information and

19
encouraging them so that sense of partners hip and joint

endeavors, Nwakwo, (1995) Lawal, (1997).

Thorn Croft, (1965) property management is the

direction and supervision of an interest in landed property

with the aim of securing optimum returm. The return may be

in terms if social benefit, prestige, political power, status or

some other goals.

Also, Odudu (1987) defines property management as

essentially concerned with decision to develop, maintain,

improves or replace building in their setting in order to satisfy

or provide physical framework form satisfying human needs.

Macey and Baker, (1973) defined property management

as the application of skills in caring for the property, its

surroundings and amenities and tenant and among tenant

themselves so that the property as well as the individual

premises would be able to give its fullest value both to the

landlord and the tenant.

20
 Lawal, (1997) identifies the five (5) major objectives of

property management as:

1. To return the value of investment.

2. To ensure the maximum return on investment

3. To ensure the economy of land use.

4. To ensure that the property fulfill the purpose of the users,

their needs and requirements.

5. To ensure that the utility of the property is preserved.

The property management must always consider

economic performance of the estate before taking ant decision

in action. The essence of property management can only be

justified by economic result of benefit that is produces.

Property management is a function that is crucial in enabling

the interest or in real estate to achieve expected objectives of

the ownership or manager management of property is need to

reflect in the following ways.

1. To prolong the life of the property.

21
2. To ensure the safety of residents

3. To secure the interest therein

Effective managements start with a clear understanding

of property aims and objectives. Property management shaves

the same principles in organization and administration with

any other aspect of management as it entails organization of

men and their expert knowledge to maintain building in an

acceptance condition Ajagbe (1993).

2.3.1 PRINCIPLES OF PROPERTY MANAGEMENT

The principles of property management cannot be

presented as a simple set of rules, partly there has been too

little research and methodical analysis of experiences to

formulate moiré than elementary generalization and partly

because ant attempt act such as statement of necessity.

Nevertheless such principles exist, some of them are various

and not exclusive to property management the need to keep

the physical, functional and economic efficiency of premises

22
 under surveillance in order to adopt and improve wherever

necessary, but are note readily apparent and only merge from

careful programmes of observation and study. However, the

practice of management will never be reduced to a

mechanical process of applying the correct principal,

judgment, practical experience but these are more effective if

they operate within a framework of reliable criteria. Indeed,

the advantages in understanding the principles of property

management is that they can to some extent fill the gaps in

experience and provide the basis for tacking new and untried

problems.

Therefore, the major principles of real property

management include:

i. Extending the productive life i.e. mechanizing space to

secure maximum income reducing operating and

maintenance cost.

23
ii. Variation and combination of receiving income and

securing a capital gain i.e. maximizing the productive level

of property.

iii. Reducing the financial burden.

iv. Adapting the property to environment and market charges

i.e. through change in management policy investing

additional capital in re-modeling to cope with change.

Olayonwa, (2000).

2.3.2 PROBLEMS OF PROPERTY MANAGEMENT

Ajagbe, (1993) viewed our perspective problem of

property management which re:

i. Problems of the property owner themselves.

ii. Problems relating to property attribute

iii. Problems of the tenants of managed properties

iv. More importantly, problems that are linked with the

activities of the fake agents popularly known as quacks.

i. Problems of the property owners

24
 Property owners known as client may create problems

for the property manager and there by frustrate the

achievement of the objectives of property management. Infact,

the success of the property manager depends on the

corporation of his client. Problem may arise where the client

always insist on having his way and preferences contrary to

the professional judgment of the property manager.

ii. Problems relating to property attributes

This include where the property manager finds it

extremely difficult to get spare part of replace broken down

components of a manager property or where several series in

the property have broken down due to incessant power

failure.

iii. Problems of the tenants of managed properties

This may also constitute stumbling blocks for the

manager most especially in case of chronic rent difficulties

25
 more so where there is no effective dept recovery or action

delinquent tenant eviction machinery.

iv. Problems that are linked with the activities f he fake

agents.

Apart from the above problems the serious concern is

the incursion of the fake agents into the noble profession is

estate management. Their increasing activities have been

traced to the buoyancy and profitability of real estate

marketing business n the last few years while the fake agents

themselves are the main cuprites of this problem, the

property owners themselves who utilize the service if these

quacks cannot be exonerated.

The ignorant property owner is no longer valid or

relevant taking to consideration the enlighten campaign and

26
propaganda of he Nigeria Institute of Estate Surveyor and

valuer.

2.3.3 Factor affecting the use of management of an estate

 Physical identity

 Economic condition

 Legal status

 Managerial aspect

i. Physical identity: The physical features of an estate or

property have great effect on the management of a

property. The size and the environment in which the

property is situated have obvious bearing on it mode of

management. Again the types of building and finishes

have effect on the management. Management of a

private residential estate differ form that of commercial

building coming (1994).

ii. Economic condition: Economic condition is one of the

aims of holding a property. Hence, economic features of

27
 a property govern the course of management, important

of economic aspects if a property can be determined by

the use of which it is paid, the extent to which it is

develop, the income and financial investment towards

physical obsolescence Lawal (2000).

iii. Legal status: Coming (1994) in his book said the types

if rights which is subsisting in a properties has the

effect in control and management of a property.

The bears of this management depend upon the

privileges and obligation contained in the property, which

should be employed to obtain optimum returns form the

property Lawal, (2000).

iv. Management aspect: The success of any organization

depends upon the sustainability of the organizations

appropriateness of the various unit of management

supervision and the smoothness of command from the

high level of the lower of the controlling hierarchy. The

28
 degree of the effective and efficient managements

determines the degree of success f the organization.

Hence, failure of any organization will bounce back to

the management department coming, (1994).

2.4 PROPERTY MAINTENANCE

Effective property management cannot be achieved

except by placing priority n maintenance of a property.

Odudu, (1987) Sees property maintenance as work

undertaken in order to service and surrounds to a currently

accepted standard and to sustain the utility ad value of the

facility.

The keywords, which are “kept” “restore and improve”,

can be interpreted to main preventive maintenance, corrective

maintenance and emergency maintenance.

29
i. Preventive maintenance: This is the maintenance

carryout to predetermine plan to as reduce the rate of

failure.

ii. Corrective maintenance: Is the maintenance carried

out after a failure has occurred and is intended to

restore on item to a stage in which is can perform its

required function.

iii. Emergency maintenance: This is necessary to avoid

serious consequence e.g. replacement of faculty doors.

2.4.1 IMPORTANCE OF MAINTENANCE IN AN

ESTATE

i. To maintain an acceptable equality standard particularly

to existing standard fabrics and facilities which have below

existing state and demand e.g. conversion of pit toilet to

water closet.

ii. To prevent building form obsolescence

iii. To Prolong the life span of a building

30
iv. To attract higher rental income.

2.4.4 MAINTENANCE ROLES IN PROPERTY MANAGEMENT

Maintenance is in identified by Allsop (1979) are as

following

i. Functional role

ii. Authentic role

iii. Financial role

i. Functional role: This is to retain the usefulness of the

property with the acceptable standard of a reasonable

user. Researcher user could include all those that have

legal authority to be in the premises and would include

tenants.

ii. Aesthetic role: It ensures that the appearances of the

property are acceptable. The acceptable in this way

could be referred to the followings.

a. Acceptability to the person paying for the work

b. Acceptability to the person receiving the benefit

31
 c. Acceptability to the enforcing aspect such as town

planning authority

d. Acceptability to the entire public or part of the

public.

iii. Financial role: Financial role of maintenance in an

estate is that of ensuring that property in a state

whereby its value to the owner does not diminish and

ensure that such values are achieved. A badly

maintained property not only reduce it won vale but

also has a bad and negative effect on the value of he

neighborhood properties.

2.5 FUNCTION OF PROPERTY MANAGER

Kuje, (2000) identifies the functions of property

manager as followings.

1. Estate agency: The valuer is his role as an estate agent

negotiates on behalf of his or her client for the purchase

sale or lease of property he offers advice on the market or

32
 rentals value of property. A typical example can be seen

where a landlord is willing to dispose a block of flats, he

will decide whether to lease out each flats to tenants or he

may be interested in the outright sale of the building. In

order to achieve this, he may therefore employ the service

of a valuer who will market the property, find it suitable

lessee and negotiate the terms of the sales or lease. Valuer

may also assist the client in purchasing or leasing property

for the client use.

2. Property management: The valuer plays an important

role in the management and maintenance of property. In

the case of leased properties after playing the role of estate

agent valuer may be further needed by the client to

monitor the physical condition of the property. Under this

function, the valuer duties include:

a. Routine management: This involves a serves of stepped

taken to successful run an estate, usually this is too

33
 tedious for the landlord to do on his own, and hence he

shifts the job to the valuer.

b. Rent collection: This may be done at different intervals

e.g. monthly as in the case of tenant buildings, quarterly,

and half-yearly, yearly etc payment can be done by cheque

cash.

c. Tenant complaint: A tenant may lodge or complaint

against the landlord or he ma complain about a co-tenant.

The valuer is then required to act on the landlord’s behalf.

In the case of a tenant versus the landlord, it may

necessary for the estate surveyor to try ad settle any

misunderstandings as amicably and as quick as possible.

However, in the case of a tenant versus another tenants,

the valuer is not expected to intervene except in a case

where the landlord’s interest is affected

d. Periodic inspection: Valuer normally carried out this

important exercise in order to keep him a breast of the

current situation of a property by carrying out this

34
 inspection he will be able to determine the extent of

disrepair and necessary action to be carried out.

3. Estate development finance: Valuer may act as a project

manager as co-ordinate in the development of property. He

constitutes part of the development team and his duties

entail the following activities.

i. Feasibility study and viability study

ii. Project supervision

iii. Securing development finance

4. Property rating: Valuer may work in the public sector e.g.

local government property rates are taxes which are levied

by the local government (i.e. rating authorities) on various

owners or occupiers of hereditament for the provision and

maintenance of public services.

5. Valuation: This can be described as the process of

determining het worth of a property, on the other hand, it

can also be described as the basic and attribute discipline

of the valuer because he ability to place monetary value on

35
 an interest in land and property underlines all the other

professional pursuits of agency, management development

and investment. Valuer’s social expertise is to asses the

capital or fair market value of any property act a certain

time.

Value ay embark on valuation for the following purpose.

a. Letting a property

b. For insurance purpose

c. For taxation purpose

d. For probate

e. For balance sheet

f. For mortgage purpose etc.

6. Advising the client on the rent: Rent can be defined as a

periodic payment made by the tenant to the landlord for

the use of property. To the tenant it is often seen as that

wasteful payment, he reluctantly makes to is shylock

landlord for the use of his return house. To the landlord it

36
 could represent his only means of livelihood a return for

wise spending in year gone by, or return an investment

and therefore the higher the better. Nwankwo, (1995).

2.7 CONCEPTS OF PRIVATE RESIDENTIAL ESTATE

Residential estates as defined by the law of recovery of

residential premises and rent control edict of Kwara State are

as follow:

i. Building approved by the authority for residential use

ii. Building used as residential as at the date of the edict

iii. Building used as residential either approved by

authority or not.

Residential property can be define as the property which

is gone for single family home, multi family apartments, town

houses, condominium and or co-ops. On the other hand, it

can also be defines as class of dwelling accommodation which

37
is otherwise known as housing. It could be rural, sub-urban

or urban housing.

Residential property comprises of different types which

are duplex mansion, terrace, house, detached Bungalow, flat,

rooming, apartment, bed single welling residential building

multi-dwelling residential building Lawal, (197).

i. Duplex: A middle/high income self contained single

store accommodation unit in a two family party wall

building.

ii. Mansion: From the word “mansion” means largely.

Therefore can be described as a mighty or large building

built separately on piece of land without any building

attached to it.

iii. Detached bungalow: A high income self contained

single story accommodation nit on its won ground.

38
iv. Flats: A low/middle income self-contained

accommodation units on one floor in a block or other

units.

v. Rooming apartment: A low income accommodation

unit sharing facilities with more than one household.

Traditionally referred to as tenant building.

vi. Bed sitting apartment: A middle income self-contained

accommodation unit on two or more floors in a block or

other units.

vii. Manonette: A middle income self-contained

accommodation unit on two or more floors in a block or

other units.

viii. Single dwelling residential building: These are free

standing (detached) individual houses and bungalows.

Also included with the rising price of development land

in urban area are semi-detached. Federal officer of

statistics in 1985, SDR building constituted 1.5% of the

dwelling occupied by urban household in Kwara state.

39
ix. Multi-dwelling residential building: These are

mansomettes, flats and rooming tenant building.

According to the federal office of statistics flat

constituted 51% of the dwelling occupied by urban

household in Kwara state while single rooms

constituted 93.5%

CHAPTER THREE

3.0 RESEARCH METHODOLOGY

3.1 RESEARCH DESIGN

In carryout a research of this kind, it is important t

adopt a particular method in giving a reliable and successful

work. In this regard, the chapter specifically highlights the

method adopted in the research work.

This research methodology described the procedure

followed in vesting the aims and objectives of the research.

40
 In this regards, the research took are sampling

techniques necessitating the administration of questionnaire,

oral interview and visual observation

3.2 DATA TYPES OF SOURCES

The sources of data collection for this research work

include:

a. Primary data/source: The primary sources of data

collection for this research work were obtained through

direct observation, personal interview and the use of

questionnaire.

b. Secondary data/source: The secondary data for this

research were obtained through a review of related

literature such as text books, journals and the use of

internet.

3.3 INSTRUMENTATION FOR THE DATA COLLECTION

The instruments used for this study consisted of

i. Questionnaire

41
 ii. Visual or physical observation

iii. Oral interview

3.4 SAMPLE FRAME, SAMPLE SIZE AND SAMPLING

PROCEDURE

The sample frame comprises of all tenant living within

the estate and surveyor managing the estate at offers garages,

Ilorin Kwara State for the sample size, a total number of 21

questionnaires were served to respondent living within the

estate. The researcher adopted a simple random technique

while administering the questionnaire.

3.5 METHOD OF DATA COLLECTION

In carrying out investigation of data collection many

methods were used for information and those sources include

primary and secondary source.

a. Primary source: These sources were collected through

interview, questionnaire and physical observation.

42
i. Interview: This is used a supplement to the

questionnaire, it is used to further investigated and

follow up answer given by the respondents, it is

concerned with individual client and which they are

experiencing in the estates and the aims is to have

direct discussion with the tenants and surveyor in

charge of the management of the estate.

ii. Questionnaires: This refers to the printed questions

designed by the researcher in relation to the research

question aims at finding solution to the problems of the

study, it also enable the respondents t supply all

necessary information require in respect of the

questionnaire. The questionnaire is of two types (1)

questionnaire to the tenants living in the estate in

which the question includes the name, address,

location, types of the property, age of the property, rent

paid etc and (2) questionnaire been forwarded to the

surveyor in charge of the management of the estate

43
 which include the name, address, problems

encountered, amount of rent paid by the occupier of

the estate etc.

iii. Physical observation: This involves physical

inspection of the estate in order to observe possible

obsolescence that may appear on fittings, fixtures,

installations and other facilities within the estate, it is

mostly useful and applicable in scientific research of

the project work.

b. Secondary source: This source involved obtaining

information from the existing academic work of various

authors on the project such as past project, textbooks,

seminars and journals to compliment primary data.

Information gathered from secondary source is very

helpful in the literature review.

3.6 METHOD OF DATA ANALYSIS

44
 The information gathered for this dissertation were

presented and analyzed through frequency distribution

represented by way of tables and percentage as shown in

chapter four.

45
 CHAPTER FOUR

4.0 DATA PRESENTATION AND ANALYSIS

This chapter is concerned with the analysis of data

collected of the purpose of the study, sources of data include

the returned questionnaire, personal interview with the

tenants and he estate surveyor and physical observation

made during the framework.

In gathered information o n the examination of problem

associate with the management of private residential estate

(22) twenty two questionnaires was distributed to the tenant

bur (21) twenty one questionnaires were collected back

during the study and (1) on questionnaire to the estate

surveyor in charge of the estate (Alhaji Oseni Olanrewaju

Estate).

46
No of questionnaire administered 22 100%
No of questionnaire to the surveyor 1 6.23%
No of questionnaire returned 21 93.7%

4.1 FACILITIES AND SERVICES IN THE STUDY AREA

These facilities are provided in order to give the

occupants of the estate maximum use and enjoyment of their

limits. The following facilities are provided for the occupants

of Alhaji Oseni Olanrewaju estate.

i. Electricity supply

ii. Good water supply which is been provided by the use of

water pumping machines.

iii. Parking space

iv. A generating set but which has been abandoned due to

some faults

v. Disposal of refuse/sewage.

4.2 MANAGEMENT PROCEDURE EMPLOYED IN THE

MANAGEMENT OF THE STUDY AREA

47
 The case study is being managed by Odudu and Co at

Km 5; Old Jebba Road Opposite Police Mobile barracks Ilorin.

The instruction to manage Alhaji Oseni Olanrewaju estate

was secured in September, 2000.

4.2.1 PRELIMINARY STUDY

Preliminary appraisal of the estate was carried out to

ascertain existing management patterns, terms and condition

of initial leases, the nature of service provided and the

characteristics of tenants therein. The study revealed total

neglect of maintenance of the houses and cell service by the

landlord. Tenant merely attended to such repairs as leakages

of roof, plumbing/electrical works as they affect the

individual units. Though cleaners and gardeners were

employed by all tenants they are not promptly remunerated

due to default in payment of service charge by some tenant.

Consequently, they hardly turned up for duty, generating set

48
provide by the landlord was also out of use due to

maintenance defects and negligence.

4.2.2 RENEWAL OF LEASE

The enduring lease agreement provides for three (3)

months, notice of intension of renewal from tenants. As with

most tenants, they fail to recognize the renewal option. They

were therefore reminded of the need to comply with the end of

lease obligation.

4.2.3 COLLECTION OF RENTS

Rental valuation of the units was carried out to

determine the proposed rennet by the surveyor in charge and

in view of the extreme repair work to be carried out by the

landlord (as property was I n bad state of structural and

external reports). Three (3) years advance rent was

demanded, the proposal was eventually agreed by the tenants

but not without an undertaken to affect all repairs.

49
4.2.4 LEASE AGREEMENT

The management surveyor lease with the company’s

appointed solutions in preparing standard agreement.

Information about rent and other conditions were contained

in the offer letter forwarded to and endorsed y the tenants. It

was the duty of the solicitors to stamp and register (where

necessary) after the agreement has been duely endorsed by

both parties. The agreement provides for external and

structural repairs including insurance to the landlord and

internal repair to tenants (see appendix).

4.2. PROPERTY MAINTENANCE

In view of the estate of properties, comprehensive repair

work is necessary by the landlord to command the asking

rent.

Thus, such major is internal redecoration including

painting, repairs of leaking roof; plumbing and electrical

50
faults were muted. The landlord would not agree to repair the

roofs as the properties developed by most of the tenants.

Since however, the properties were assembled to have been

handed over to him the expiration of the term of the

development lease, the argument was not tenable.

The landlord preferred to appoint is contactor for all

repair works although quotations has been received from

known contractors to the firm. Nevertheless, the job was

approved by the landlord to be supervised by Odudu and Co

Ilorin.

PROBLEMS

Problems experienced in execution has to do with slow

space of work by the contractor despite the availability of

funds, the contactor call for varia Aon in the contract sum

was rejected. The job was delayed for about (2) weeks until

the landlord was able to sort things out with the contractor.

51
 Unfortunately however, the leakages form je roof re-

occurred not long after the contractor was paid in full. The

tenants insisted that the work was not properly done while

the landlord was of opinion that the construction of the

properties was rather bad. The leakages again affected the

conduct wiring of the entire buildings.

With pressure on the landlord, he called for estimate of

works form the firm managing the property but he estimates

could not meet with him, one of the tenants who are into

construction eventually volunteered to negotiate repair cost

with the firm and which was duely carried out.

With these repair problems, it was difficult formulating

maintenance programme for the first two (2) years of the

management of the estate.

It is worth maintaining that all internal works obligatory

to the tenants were attended to promptly and a lot of

improvements were made by some tenants for their comfort.

52
4.2.5 ADMINISTRATION OF SERVICE CHARGE

The main facilities provide in the estate by the landlord

include 150 KVA standby generator but not functioning well

with pumping machine. Besides the maintenance of these

facilities they considered it appropriate to attend to other

services as security, cleaning and gardening and the road

that lead to the estate.

Realizing the non availability of service charge deposit

for successful take-off, the site supervisor with other personal

was placed on site upon tenant’s acceptance. From the

account, security men, cleaners and gardeners were

employed. Management personal structure adopted is a

charted below.

Management Surveyor

53
 Site Supervisor

3 nos Security 2 nos Cleaners 2 nos Gardeners Guards

4.2.6 SERVICE CHARGED ADMINISTRATION

With full appreciation of the firm and job by he tenants,

the deposit of N5, 000 (five thousand naira) was paid by each

tenant without much difficulties. This was for the period of 1 st

October 2000 to 23rd March 2001. Although the among was

later found to be inadequate due to the cost incurred in over

housing the generator then they wiling contributed an

additional N1000 (one thousand naira) each for some period

54
 of 1st April to 31st march was maintained. New budget was

prepared for the year (2002 to 2005) with each tenants leveled

the sum of 10, 000 (ten thousand naira) payment was

however spread over a period of (3) three months for

convenience due to economy of the country in 2005 to 2007,

N15, 000 was levied to the tenants, in 2007-2010, 20, 000

(twenty thousand naira), in 2010-2013 it increase to N25,

000 (twenty five thousand naira) and up to date they are

paying 25, 000 as service charge see table below for details.

2000- 2001- 2002- 2003- 2004- 2005- 2006- 2007- 2008- 2009- 2010- 2011- 20112-

2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012
3000 5000 6, 500 8000 10, 000 12, 500 15 16, 18, 20, 21, 000 23, 000 25, 500

000 500 000 000

Source: Field Survey, May 2013.

4.2.6.2 SERVICES PROVIDES

Cleaning of areas and gardening were carried out daily

as arranged and monitor by the supervisor. Fumigation of

55
entire estate was done quarterly, while servicing of water

pumping machines and generator depend on intensity of use.

4.2.6.3 SERVICE CHARGE ACCOUNT

Records or receipt and payments are kept by the firm’s

account department (Odudu and Co Ilorin) with separate

ledges account maintained on each of the service charged

properties. Statements of accounts are forwarded to the

tenants quarterly for their record. The statement shows a

breakdown of total expenditure for the quarter and the net

balance in the account.

4.2.6.4 PROBLEMS

Major problem experienced in service charge

administration emanate for the generating set provided. At

period when acute electricity shortage was experienced within

56
the neighborhood, major repairs were carried out almost

every week on the generator. Cost of servicing was also very

much with an average of 1000 liters of diesel oil been

consumed every monthly different services engineers were

called as different faults were discovered. It becomes apparent

that the generator was due for replacement and the landlord

was not prepared to hear the cost of new one.

Nature of the staff employed was another problem of the

security men and gardeners do not come to work regular and

also proved diffifult to control by the supervisor.

4.2.7 INSURANCE

The estate was valued in April 2000 at the sum of N22,

000.00 and premium of 0.25% was paid. The landlord was

57
advised to purchase chemical powder extinguishes for use in

case of any fire outbreak in the premises.

As contained in the lease agreements, tenants are to

insure and keep insured their personal effect in the premises.

4.2.8 PROPERTY RECORDS

Separate file termed “Main file” are maintained for each

tenants in relation with the landlord. The details of each lease

with al correspondence tenancy agreement and payment

receipts are filed there in.

Two (2) other files are opened for records of all repairs

and maintenance work obligators to the landlord and service

charge administration.

Receipts are issued in triplicate by Odudu & Co

accountant with payer obtaining the originals, a copy

returned by accountant department and the other kept in the

file.

58
 Records are also kept in ledger books on real, service

charge deposits and all maintenance work. By virtue of the

surveyors other deeties, records are kept by the accounts

department.

4.3 ANALYSIS OF RESPONSES IN THE FACILITES AND

SERVICES

4.3.1 WATER SUPPLY

Water is requires as one of basic need of non which a

man can not do without. The main source of water from

which water in collected by the use of water pumping

machine into over head tanks. The table below emphasis on

its adequate.

Table 1: Water supply

Variable Respondents Percentages

Adequate 18 86.7%
No adequate 2 13.3%
Total 20 100%
Source: Filed survey, May 2013

59
 From the above table 18 of the respondent which

constitutes 86.79% of the occupant agree that adequate and

2 respondents which constitute 13.3% of the occupant agree

that nor adequate.

4.3.2 ELECTRICITY

The study area was electrified by power holding

company of Nigeria (PHCN) which serves as a major source of

electricity supply to the area. It was gathered that there were

provision of generating set fort the use of the occupant. However, the

generator is not in a good working condition since year 2010. This is normally due to the

poor maintenance.

Variable Respondents Percentages

Adequate 6 40%
No adequate 14 60%
Total 20 100%
Source: Filed survey, May 2013

The above table shows that 6 respondents which

constitute 40% of the electricity supply are adequate and a

60
 respondent which constitute 60% of the electricity supply

are not adequate.

4.3.3 PARKING SPACE

This include the required space for parking o cars, there

is enough parking space for the occupant of the estate, see

table below for details.

Table 3: Parking space

Variable Respondents Percentages

Adequate 15 66.7%
No adequate 5 33.3%
Total 20 100%
Source: Filed survey, May 2013

The table shows that 33.35 of the respondents for the

parking space on the estate are inadequate while 66.7% of

the respondents in the estate are adequate.

4.3.4 SECURITY

61
 This sis a protection from risks or bad situation, it has

to be paramount important because of where the estate is

situated, 3 security guards were provided for the occupants

but they are not regular and faithful to their work.

Table 4: Security

Variable Respondents Percentages

Adequate 6 40%
No adequate 14 60%
Total 20 100%
Source: Filed survey, May 2013

From the table above, 40% of the respondents to the

security of the estate are adequate while 60% of the

respondent to the security of the estate are not adequate

which means there is no proper security for the occupant of

62
the estimate and this is very risky interms of life and

property.

4.3.5 DISPOSAL OF REFUSE/SEWAGE

Refuse are the solid waste while sewage are waste

matter from human body, factory etc. that flows away in

sewer.

Variable Respondents Percentages

Adequate 20 100%
No adequate - -
Total 20 100%
Source: Filed survey, May 2013

From the above table, the entire unit in the estate was

waste basket where they packed waste and provision of

private disposal agency is available or hem, this are been get

rid of, every week by the agency provided. It was gathered

that the disposal of refuse is 100% adequate sewage are the

63
 liquid waste, there is provision of septic thanks for the

occupant.

4.3.6 RENT

Rent is important to any owner of a property, the

surveyor in charge collect the rent from the tenant since this

is the major reason why the surveyor has been there. In the

study area, rents are paid in advance of (1) one year. The

occupants of the estate pay N150, 000 per annum per unit of

21 no 4 and 3 bedroom bungalow.

TABLE 6: PAYMENT OF RENT

RENT PAY PER ANNUM

2000- 2002- 2003- 2004- 2005- 2006- 2007- 2008- 2009- 2010- 201- 2012

2001 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013
48, 60, 66, 72, 78, 87, 96, 104, 112, 130, 140, 150,

000 000 000 000 000 000 000 000 000 000 000 000
Source: Field Survey, May 2013.

4.3.7 SERVICE CHARGE

64
 The service charge is determine by the manager after a

careful consideration of the previous expenditure on provision

and maintenance of service e.g. refuse disposal bill, security

men bills, maintenance of water pumping machine, the estate

collected from tenants to manage the service provision in the

estate, the amount charged for the service charge is N20, 000

for annum.

Table 7: payment of service charge

Variable Respondents Percentages

Adequate 6 40%
No adequate 14 60%
Total 20 100%
Source: Filed survey, May 2013

The table shows that 40% of the occupant pays their

service charge regularly while 60% of the occupant does not

pay regularly.

4.3.8 INSURANCE

65
 This is to prevent the estate and people from any fire

outbreaks. Tenants must be insured and keep insured their

personal effect in the premises.

Variable Respondents Percentages

Adequate 15 100%
No adequate - -
Total 15 100%
Source: Filed survey, May 2013.

From the above, it shows that 100% of the respondents

are being insured with adequate provision of 3nos 5kg fore

extinguishers, 2 sand buckets and 2nos 6kg chemical powder

extinguishers.

4.4 CONDITION OF THE BUILDING AND SERVICE

i. Leakages in the roof: Observation made of the building

and service provide revealed the followings.

ii. Abandonment of generating set: A generator was

provided for the occupant as at the inception of the

estate till year 2010 but due to some fault, it has been

abandoned.

66
iii. Cracking of walls: Some of the estate will have been

cracked.

iv. Drainage: It was observed that the estate has drainage

channel provided on the back and front of each block of

unit of the estate to drain the surface water, but

collapsed.

v. Septic tank: Septic tanks are also provided to

discharge domestic waste within the estate.

vi. Road: The estate road is tarred, but it has been eroded

vii. Fence: The estate is fenced round with hollow back,

rendered and printed both inside and outside with

emulsion paint, but has folded.

67
 CHAPTER FIVE

5.0 SUMMARY OF FINDINGS, RECOMMENDATIONS AND

CONCLUSION

5.1 SUMMARY OF THE FINDINGS

Management of a property is challenging but the

problems are not insurmountable depending on the

experiences of the property manager and measure of power

given to him by the property owner to take decision action.

Problems idenfication without solution has done

nothing to the problem and therefore remain unless treated.

From the management of the estate, it has shown that

the estate depend on proper handling of service charge in

order to maintain the facilities but here is no proper

maintenance of the facilities.

68
 It was discovered that there is no adequate management

of the estate in terms of repair because most of the repair

work in the building are carried out by the tenant.

There is no commitment by the staff employed, it was

reviewed that the security men dot not come to work

regularly and proved difficult to control by the supervisor and

this lead to improper security within the estate.

5.2 RECOMMENDATIONS

In this part of the dissertation, the following

recommendation will be made to cater for the problems and

likely related problems in the nearest future.

i. In administrating service charge, all tenants must be

able to comply with the amount charge and the

inspection and maintenance of the facilities provided by

the landlord must be thoroughly done. Good tenants

should not suffer induely for deficient service as was

69
 experience on generator provided at Alhaji Oseni

Olanrewaju housing estate.

ii. Based on the research carried out, I will recommend

that the estate surveyor in charge of the estate should

always endeavor to restrict the tenants form carryout

repairs which are not really necessary in the estate even

if there is a need for such repairs, the estate manager

should ensure that inspiration is carried out before and

after such work is carried out or done.

iii. Management of the estate should mark provision to

employ a completed and sincere man within the estate.

iv. Where any unit of management property is available for

letting, proper selection of tenant is important past

records of prospective tenants should be collected

properly from tenant (s) and landlord of the property

and this will reduce common case of improper use of

neglect of the property by the tenant.

70
v. Facility in the building such as generator, it is a

mechanical equipment which can only function well and

live long through regular serving of its component

should not wait until it breakdown and out of use before

calling the intention of competent lands to repair it.

5.3 CONCLUSION

Property management as and crest of estate surveying

and valuation profession demand the gunnies commitment

and special skills of surveyor. Success of a property

management demands largely on the style of operation of the

management firm.

The management of Alhaji Oseni Olanrewaju estate has

to be considered as a major priority because the study his

established that most property owner are not maintaining

their property so therefore, the estate surveyor needs to

71
improve and develop a management policy to effectively

perform their expected function.

Finally, the recommendation given, if property

considered and implementation will improve the state of the

estate.

72
 REFERENCES

Badiru I. A (2003): Principle of Practice of estate management.

Ibadan Tumid Printronix

Kuye Olusegun (2002): Property valuation principles and practice

in Nigerian (NIQS Journal presentation)

Lawal M. I (1997): Principles of practice of housing management

Lagos ELCO Book Publisher.

Lawal M.I (2000) estate development practice in Nigeria. Lagos;

ELCO book publisher.

Ajagbe Yaha (1993): Estate management student companion,

Ibadan, Commander Printing Press

Jack Coming (1994): Rental Management, London: Estate Gazette

Limited

Olayiwola G. O (2000): Property management principle and

practices, Iwo DPC Debo Publishing Company

Allsop (1997): Management in the profession, London Business

Book

Nwankwo (1995): Property management practice in Nigerian Lagos

Pelvin Limitation

73
Odudu W. O (1987): Problems of property management and

Maintenance paper delivered at the 17th annual conference of

Nigeria Institute of estate surveyor and valuer

Oluwi. J. B (1994): Introduction to estate management, Ibadan:

Oward Printing Press

Thorn Croft Michaels (1978): Principles of Estate Management,

London; Estate Gazette Limited

Ivor Seely (1991): Building Maintenance London; second Edition

Macmillan Press

Baker C. (1993): The practice of Management, London; Estate

Gazette Limited

Macey J. F (19976): the Principle of management, LONDON estate

gazette Limited.

Stapleton T. (1978) Estate management practice, London estate

gazette Limited.

INTERNET

David. N. Bewnyston and yeo Chang Youn (2000): www urban

containment policies and the protection of national areas,

the case of soul’s greenbelt.

74
 APPENDIX I

ODUDU AND COMPANY TENANCT AGRMMENT

THISA TENANCY AGREEMENT IS MADE THIS ------------- OF

------------------------- BETWEEN

OF ------------------------------ (here, in after refereed to as the

landlord which express representative and assigns) of the

other part.

And ----------------------- Of ---------------(here in after referred

to as the “tenant” which expression shall where the context

so admit include its successors in title and assigns) of the

second part.

Now this agreement witnessed as follows:

1. In consideration of the next rent hereafter reserved and

convenient and conditions on the part o the tenant to be

paid, performed and observed, the landlord hereby

demises unto the tenant ---------------- (hereafter referred

75
 to as “the demised premises”) for a term of

---------------------------- commencing form the

--------------------- day--------------------- of --------------- to

--------------day ---------------------------------------- paying

and yielding yearly rent of N------------------------ only) per

annum net of tax payable on advance, the sum of

N--------------------- representing payment of rent for the

term hereby granted having been paid for in advance by

the tenant before the execution of this agreement (the

receipt where the land lord hereby acknowledges).

2. The tenant hereby covenants’ with the landlord as follows

a. To pay the rent in the mister aforesaid.

b. To bear, pay and discharge all tenement and water levied

on the demised premises.

c. To pay for electricity consumed on the demised premises

during the term hereby granted.

d. To keep the interior of the demised premises in good and

tenantable repair and condition reasonable wear and hair

76
 excepted and to reprint the interior of the demised

premises at the determination of this tenancy.

e. To keep the fixture fitting, with the demised premises in

good and service enable condition reasonable wear and

tear excepted and in the event of any item. Becoming

damaged beyond repair or cost of replace same with a

similar item

f. To permit the landlord, his agents and all persons

authorized by hi at all reasonable times after reasonable

notice to examine the state and condition of demised

premises and to carry out structural repair or works for

which the landlord may be liable by virtue of the

covenants’ on his part hereafter expressing and of the

purpose to enter upon the demised premises or any part

there of.

g. Not to make or permit to be made only structural

alteration or addition to the demised premises or nay part

77
 thereof without the previous written consent of the

landlord or his agent.

h. Not to assign, sublet or otherwise part with the possession

of the demised premises or any part thereof without the

previous written consent of the landlord such consent

however, not to be unreasonably withheld in the case of

the tenant observing all his lease obligations.

i. At the expiration or sooner determination of the term

hereby granted to yield up peaceably and surrender to the

landlord the demised premises including the said fittings

and fixture (but not the tenant’s fitting) in such state of

repair, condition order and presentation as shall be in

accordance with this agreement.

j. To evacuate and discharges the soak way pit as when

necessary in collaboration with the other tenants on the

premises.

78
THE LANDLORD HEREBY COVENANTS WITH THE

TENANT AS FOLLOWS:

a. That the tenant observing and performing his covenants

under this agreement shall peaceably hold and enjoy the

demised premises during the term hereby granted without

any interception by the landlord or any other person righty

clamming in trust for him.

b. To keep the demised premises structural sound, wind and

water tight and exterior therefore in a reasonable state of

decorative repair.

c. To pay the rent and observe the covenant on his part

continued in the head lease or instrument under epic he

derived his title.

3. Provided always and it is hereby agreed as follows:

a. That if the tenancy shall at any time fail or neglect to

perform ant condition herein on their part contained, then

the landlord may any time thereafter within the confine of

the law apply to re-enter the demised premises or any part

79
 thereafter in the name of the whole and henceforth a hold

and enjoy the same as if this lease had been granted but

without prejudice to why or action or remedy on the part of

the landlord or tenant in respect of any antecedent branch

of covenants.

b. That in the event of the demised premises or any part

thereof act any time during the term hereby granted being

damaged or destroyed buy tornado, earthquake to any

cause other than the act of default of the tenants or visitor

are servant either wholly or partly so as to be unfit for

habitation then the rent herein before reserved or a fair

proportion thereof according to the nature and extent of

damage sustained shall be refined in respect of the period

during which the demised premises or any part hall

remain unfit for habitation or use.

c. If any parties shall desire to determine the lease before the

expiration of the term hereby created then it shall give to

80
 the other party three months notice in writing before the

cause anniversary.

d. If his tenancy determines by defluxion of time and the

tenants hold over it shall be sufficient to determine the

holding over by giving to the tenants thirsty (30) days

native to quit to be served on the tenant any time after sold

effusion of time.

IN WRITING THEREOF BOTH PARTIES HAVE EXECUTED

PRESENS AS AET OUT HERE UNDER THE DAY AND YEAR

PRIST ABOVE WRITTEN

SIGNED AND DELIVERED BY THE WTIHIN NAMED

LANDLORD:

IN THE PRESENCE OF

NAME: __________________________________

ADDRESS: ______________________________

OCCUPATION: __________________________

81
Signature: _____________________________

Signed, sealed and delivered by the writing names landlord:

In the presence of: ________________________________

Name: ____________________________________________

Address: ___________________________________________

Occupation: _______________________________________

Signature: _________________________________________

82
 APPENDIX II

THE DEPARTMENT OF ESTATE MANAGEMENT, INSTITUTE OF

ENVIRONMENTAL STUDIES KWARA STATE POLYTECHNIC,

ILORIN

TOPIC: AN EXAMINATION OF PROBLEMS ASSOCIATED WITH

THE MANAGEMENT OF PRIVATE RESIDENTIAL ESTATE.

(A CASE STUDY OF ALHAJI OSENI OLANREWAJU ESTATE

ILORIN KWARA STATE)

Dear Respondents,

This questionnaire is designed to collect relevant field

information (detain) as listed on the above academic project

dissertation. Information supplied will be purely for academic

purpose. You are implored to answer the questions with all

sincerity.

Yours faithfully,

OLADIPO ABDULGAFAR. O.

83
 QUESTIONNAIRE FOR THE ESTATE SURVEYOR

1. Name: ___________________________________________

2. Address: _________________________________________

3. State the categories of properties managed by your firm:

______________________________________________

4. For how long have you been managing the properties?

___________________________________________________

5. How many bedrooms are in the property?

____________________________________________________

6. Mention the problems encountered in the course of

managing the estate: ________________________________

i. _______________________________________________

ii. _______________________________________________

iii. _______________________________________________

7. How do you solve the problem? ______________________

_____________________________________________________

84
8. Apart from rent collection, what other management

function are you involves in?_________________________

______________________________________________________

9. Who is responsible for the maintenance/repair of the

property? __________________________________________

____________________________________________________

10. Is here any insurance for the occupier of the property?

(a) yes (b) No

11. If yes, what types of insurance? ___________________

______________________________________________________

12. Do the tenants pay service changes?

______________________________________________________

13. If yes, how often do they pay their service charges?

___________________________________________________

14. How much is the service charge? __________________

___________________________________________________

15. How do the occupiers of the estate pay their rent?

_________________________________________________

85
 (a) Monthly ( ) (b) annually ( ) (c) in advance ( ) (d)

in areas ( )

16. How much are they paying? ______________________

___________________________________________________

86
 APPENDIX III

THE DEPARTMENT OF ESTATE MANAGEMENT,

INSTITUTE OF ENVIRONMENTAL STUDIES KWARA
STATE POLYTECHNIC, ILORIN

TOPIC: AN EXAMINATION OF PROBLEMS ASSOCIATED

WITH THE MANAGEMENT OF PRIVATE RESIDENTIAL
ESTATE.

(A CASE STUDY OF ALHAJI OSENI OLANREWAJU ESTATE

ILORIN KWARA STATE)

Dear Respondents,

This questionnaire is designed to collect relevant field

information (detain) as listed on the above academic project

dissertation. Information supplied will be purely for academic

purpose. You are implored to answer the questions with all

sincerity.

Yours faithfully,

OLADIPO ABDULGAFAR. O.

87
RESEARCH QUESTIONNIARE

1. Name of the occupier of the property: ______________

___________________________________________________

2. Address of the property: ___________________________

3. Location: _________________________________________

4. Why did you choose to live in the location? _________

___________________________________________________

5. Types of the property (i) Mansonette ( ) (ii) tenant ( ) (iii)

Bungalow (iv) Flat ( )

6. What is the material used for the construction? (I ) Brick (

) (ii) Mud ( )(iii) Block ( ) (iv) other ( )

7. What is the age of the building? (i) 5-10 ( ) (ii) 10-20 ( )

(iii) 20-30 ( ) 9iv) 40 above ( )

8. Fro how long have you been living in this estate?

______________________________________________________

9. How do you pay rent (i) monthly ( )(b) Annually ( ) (iii) in

advance ( ) (iv) in arrears ( )

88
 10. What rent do you pay? ____________________________

11. Is the building accessible by road? (i) yes (b) no

12. If yes, why types of access road lead to the estate? (i)

tarred road ( ) (ii) untarred road ( ) (ii) foot path ( )

13. Who us responsible for the maintenance of the

properties? (i) Owner (ii) tenant (iii) both ( )

14. Do you consider the under listed adequate or not

Service Adequate No adequate none

I Water supply
Ii Electricity
Iii Disposal of refuse waste
Iv Parking space
V Telephone
Vi Security

15. What are the likely problems you are facing as a tenant?

__________________________________________________________

_________________________________________________

16. What are the financial records they give you as a

tenant? (a) ledger ( ) (b) invoice ( ) (c) receipt ( )

17. Do you consider the estate managed? (I ) Yes (ii) No

89
18. Who is the manager managing the estate?

__________________________________________________________

__________________________________________________

19. Do you pay service charge? (I ) yes (ii) No

20. If yes, how much are you paying?

_________________________________________________________________

_____________________________________

90