CHALLENGES ASSOCIATED WITH MAINTENANCE OF

PUBLIC BUILDINGS IN NIGERIA (LAGOS STATE).

by
NJOKU UCHECHI OLUWAFOLAKEMI
(19CB026351)

Supervisor
DR OWOLABI

Institution
COVENANT UNIVERSITY, OTA.

Department
BUILDING TECHNOLOGY

JANUARY 2023

1
 TABLE OF CONTENT
1. CHAPTER 1: INTRODUCTION
ABSTRACT
1.1 BACKGROUND OF STUDY
1.2 STATEMENT OF PROBLEM
1.3 AIMS
1.4 OBJECTIVES
1.5 SIGNIFICANCE OF STUDY
1.6 SCOPE OF STUDY

2. CHAPTER 2
2.1 LITERATURE REVIEW
2.1.1 NEED FOR MAINTENANCE
2.1.2 MAINTENACE CULTURE
2.1.3 CAUSES OF POOR MAINTENANCE CULTURE
2.1.4 PAST METHODS USED IN MAINTENANCE
2.2 DEFINITION OF TERMS

3. CHAPTER 3
3.1 REASEARCH METHODOLOGY
3.2 TARGET POPULATION
3.3 TARGETING SIZE AND TECHNIQUES
3.4 QUESTIONAIRE
3.5 FIELD OBSERVATION
3.6 VALIDITY OF RESEARCH INSTRUMENTS
3.7 RELIABILITY OF RESEARCH INSTRUMENTS
3.8 METHOD OF DATA PRESENTATION AND ANALYSIS
REFERENCES

2
 ABSTRACT
The maintenance of public buildings in Nigeria has suffered from lack of fund and total
negligence. So much emphasis is placed on aesthetics and infrastructures such that the
maintenance takes the back seat.
This research examines maintenance culture on public buildings in Nigeria with Lagos State
as a case study. The study further assesses the factors considered during design and
construction stage and the extent of maintenance works on public buildings. These factors
were identified and classified using a structured questionnaire that explains the relationship
between factors and the elements. Findings were validated and supported by case study
projects. This research equally pointed to ways of managing maintenance activities in the
construction industry with a view of understanding the occurrence.
Keywords/ Terminologies : Maintenance, Maintenance Culture, Public Buildings

CHAPTER 1
1.1 BACKGROUND OF STUDY
Building maintenance according to (Anderson, 1996, Lee, 1991) as cited by (Owolabi, 2014)
is an important aspect of building management that is often neglected. Maintenance assists
retaining economic life of buildings. Moreover, it is an activity that requires high level of
productivity at the private and the national levels. At the private level, proper maintenance
leads to lower depreciation costs (due to longer economic life) and consequently leads to
higher profitability. While at the national level, proper maintenance leads to lower
expenditures on replacement. Thus, allowing more expenditure on expansion into new
productive investment.
Building maintenance includes a variety of tasks that help create a safe and comfortable
work or living environment for a building’s tenants. Ranging from anything inside a building,
like cleaning bathrooms and maintaining electrical systems, to anything outside a building,
like lawn care and landscaping, routine maintenance services are performed to keep
properties in tip-top shape.
Typically, maintenance teams are broken up into different positions based on specific
maintenance services. This structure usually looks something like:

 Janitorial: Common daily tasks include keeping the building clean by mopping the
floors, emptying the trash, cleaning the bathrooms.
 Maintenance Technician: Responsible for the regular upkeep and repairs of building
systems including HVAC, electrical, and plumbing.
 Maintenance Supervisor: Responsible for the timeline and delegation of tasks that
need to be completed for overall building maintenance. Maintenance supervisors
are also responsible for the management of staff including hiring and reviews.

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Building maintenance is the back bone of a building and without it, a structure will not be
able to me sustained.
Now looking at the deplorable state of public buildings across the country for decades, a
large chunk of the country’s resources have been channelled towards Transportation
Infrastructure, Government administrative. Buildings for ministries and Parastatals, Colleges
of Education, Universities, Primary and Secondary Schools. All are geared toward
repositioning the underdeveloped economy. However, one remarkable action according to
needed to ensure sustainability of these varieties of infrastructure has not been given the
right and sufficient attention in terms of how to carry out its maintenance operations.
Adenuga and Iyagba, (2005) submitted that public buildings are in very poor and deplorable
conditions of structural and decorative disrepairs. In spite of millions of Naira spent to erect
all these buildings, they are left, as soon as commissioned to face premature but steady and
rapid deterioration, decay and dilapidation (Adenuga, 2012).
Building maintenance is referred to a way to preserve or keep the economic value of
building. BS3811 (1984) defines maintenance as “the construction of all technical and
associated administrative actions intended to retain an item in or restore it to a state in
which it can perform its required function”. According to Oladapo (2006) cited in Adenuga
(2012) as seen in Samuel et. al. (2016). Buildings are required to provide a conducive and
safe environment for various human activities. This, essentially, is the question of function.
The extent to which the buildings provide the required environment for the required activity
is measure of the functionality of the building. Buildings once constructed are expected to
provide this major function of sheltering for a number of years. It is highly desirable to
produce buildings that are maintenance free for the expected life span, however, this is very
difficult to achieve owing to the rate at which buildings deteriorate overtime because of its
initial design, construction techniques, the environmental conditions and the use or
intensity of use of the building.

1.2 STATEMENT OF PROBLEM

The problem being addressed in this research paper is the poor building maintenance
practice in Nigeria, and how it has affected the citizens and the country as a whole.

1.3 AIM
 To study the management techniques and repair methods used in rehabilitation of
concrete structures.
 To analyse the defects in the existing building.
 To understand the latest repair methods and materials used for repair and
rehabilitation of the structures.
 To find out the ways to repair and increase the durability of the building.

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 1.4 OBJECTIVES
 Prevention of damages due to natural agents such as wind, etc and keep them in
good appearance and working condition.
 To repair the defects occurred in the structures and strengthen them if necessary.
 To extent the useful life of the building and prevent premature capital outlay of
replacement.
 To provide a safe secure and efficient working and living environment and to avoid
deterioration of physical assets.
 To maximize the aesthetic and economic values of the building as well as increase
the health and safety of the occupants.

1.5 SIGNIFICANCE OF STUDY

This study will be mostly beneficial to contractors, anyone who owns a property or house,
the government and builders in general
In this paper, contractors and builders would be able to reflect and start using methods of
construction that will be efficient, durable and long lasting. Owners of public properties or
houses would learn effective ways to keep and maintain their buildings and lastly the
government would be more intentional about maintaining various federal and public
structures so that they may be more appeasing to both the citizens and tourists of our
country Nigeria. And so that our public structure will stand long for many years to come and
become relics in the future times.

1.6 SCOPE OF STUDY

The study was delimited to mostly public buildings in Lagos state, methods of repair,
maintenance strategies, modes of construction, the factors that limit the maintenance of
buildings, tourist and some designated citizens in Lagos through the pre-colonial era till
present day (2023).

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 CHAPTER 2

2.1 LITERATURE REVIEW

From a recent research carried out in the University of Lagos, the major finding was that
Maintenance problems in buildings could be prevented or minimized by optimizing
processes of design, using certain tested components which give maintenance strength to
buildings. By properly resolving these components as design inputs at the planning stage,
the architects can fully arm the buildings against future maintenance problems.
Sustainability of capital investments of any nation has been a major and global dialogue
most especially in developing countries where infrastructural development is still at the
infancy. This is because most of government expenditures and investments focus on
infrastructural development such as road, power, water and housing even though the
challenges in the developed nations is sustainability. Most governments concentrate on the
award of contracts for new infrastructures, giving near-to-nothing attention to the
maintenance of existing ones. One of the ways for sustainability is the maintenance of the
existing stock of infrastructural facilities and services. The level of dilapidation of facilities
such as kerosene cooking system, flush toilet, generator installation, well water , gas
cooking system , bath facilities, in-house portable tap water, public portable tap water,
private bath facility, public bath facility, electricity cooking system, spring and stream, pit
latrine and pail system were identified by.
Companies undertake efforts to reduce costs and at the same time improve quality and
productivity. These efforts include an examination of the maintenance requirements. The
production system of any company requires effective maintenance attention necessary for
its continuous functioning (Omotehinshe, et al., 2015a). This will increase equipment life,
availability and retains its proper functioning. Poorly maintained equipment may conversely
lead to more frequent failure of the equipment, low utilization rate and delaying of
production schedule. Equipment that is malfunctioning or misaligned may cause a higher
scrap rate or produce products with a questionable quality. Swanson (2001) considered
poorly maintained equipment as a necessary evil. This is contradicted by Alsyouf (2007) who
saw regular facility maintenance as a source of profit making rather than just unavoidable
and unpredictable expenses.

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 2.1.1 NEED FOR MAINTENANCE
Following a well-defined and developed maintenance strategy will take care of facility breakdown or
malfunction, allowing facility managers to focus on capitalisation (Omotehinshe et al., 2015a;
Akinyemi, Gambo, Ankeli, & Dabara, 2016). In the absence of this, it will take measurable time to
develop and define a maintenance strategy, communicate it, and then focus on the tactical options
for how to achieve it.

Tactics are the actual activities required to put the strategy into action, which involves the
management of processes, people, and physical asset infrastructure (Camphell & Reyes-Picknell,
2006). The management's objectives must be met while adhering to safety and environmental
regulations, as well as being cost effective. The incorporation of machines, men, methods, and
means into a well-designed strategy necessitates essential managerial ability (Waeyenberghad).

The following are some of the potential benefits of embracing a maintenance culture in our society:

• Maintaining assets in optimal working order to reduce downtime and service disruption.

• Keeping facilities in good repair for the owner's health and safety

• Keeping facilities in good repair for the owner's health and safety • Keeping assets from
deteriorating in appearance and aesthetics

• Keeping facilities so that they can optimally achieve their full potential serviceability

• Leveraging efficiencies that can be reflected on the owner's statement of financial position

• Satisfying a legislated duty owed to owners, occupants, and guests on the property

Fig. 1: Classification of Maintenance

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 2.1.2 MAINTENANCE CULTURE
Maintenance culture According to Suwaibatul et al. (2012), Maintenance culture is the
values, way of thinking, behaviour, perception and the underlying assumptions of any
person or group or society that considers maintenance as a matter that is important
(priority) and practices it in their life. When a person or group has maintenance culture, they
would have the attitude to maintain, preserve and protect the public facilities. Maintenance
culture is not universal in nature, Florence (2011) postulated. It is usually derived or learns
through a person making maintenance a natural daily practice that can be followed and
emulated by others. According to Mark et al. (2006), the concept of maintenance culture is
the internal environment between management and staff in ensuring effective maintenance
through the sharing of ideas, beliefs, and values of each member in an organization.
Developing and embracing maintenance culture through effective leadership, sound policy,
attitudinal development among others would not only enhance national development but
also enlist our country among the comity of developed nations.
Maintenance culture is an attitude which is sadly lacking in Nigeria, whether in the home,
office, school or factory. Mbamali (2003) added that poor maintenance culture has become
a widely recognized problem in Nigeria which has poorly affected the quality of public
properties.
Public property is property that is dedicated to public use and is a subset of state property.
The term may be used either to describe the use to which the property is put, or to describe
the character of its ownership (owned collectively by the population of a state). This is in
contrast to private property, owned by an individual person or artificial entities that
represent the financial interests of persons, such as corporations. State ownership, also
called public ownership, government ownership or state property, are property interests
that are vested in the state, rather than an individual or communities (Wikipedia, 2015).
Maintenance culture in Nigeria is one of the lowest around the world, especially, in our
principal towns and cities where the majority of public properties are located. In the rural
areas, the story is different and pleasant to hear. The traditional practice of communal
clearing of community owned places such as market playground is in almost every village
and in private homes. Also, it is customary to refurbish building interiors with mixtures of
cow dung or natural red clay. The end result is attractive and totally indigenous. According
to Wahab (1995) the nation accords low priority to property management leading to neglect
of public properties. Mbamali (2003) asserted that we have no maintenance policy and
therefore no such culture exists. Neglect of maintenance has accumulated consequences in
rapid increase in the deterioration of the fabric and finishes of a building, accompanied by a
harmful effect on the contents occupants Seeley, (1987). Inadequate maintenance culture is
a peculiar feature of almost every public building in Nigeria. According to Rotimi and Mtallib
(1995) is partly due to poor maintenance culture on one hand and partly due to the absence
of an appropriate benchmark. Gurjit (1990) asserted that lack of proper maintenance
culture bring the life of these public building last before reaching the total obsolescence
state. The declining maintenance culture in Nigeria and its effect on public buildings and all
other properties has become a major problem to the government at various levels. This

8
study examines ways of improving maintenance culture and its effect on quality of public
properties. A great portion of a nation wealth is evident in the total value of its public
properties and buildings; it is also an important factor in the production of the building to be
preserved. A poorly maintained building in a decaying environment depresses the quality of
live and contributes in some measures to anti-social behavior which threatens the socio"
political environment it finds itself in.
According to Stephen (2002) public properties services rarely perform as well as desired.
The causes emanate from deficiencies in design, construction, commissioning and
maintenance, many researchers have also observed that the generators of maintenance
problems could be looked upon has caused during the design stage or construction stage or
initiated during the usage stage or the user’s carefree attitudes (Bad maintenance culture)
which will eventually deteriorate the condition of the property.
He further said that all these could be planned for during the design stage. Maintenance
problems though do manifest during the use of the building, their causes might be during
the design stage. These made Dekker (2002) to assert that thinking on the maintenance
should start in the design phase. According to Speight (2000), it is at the design stage that
the maintenance burden can be positively influenced for better or for worse. Where the
designer fails to make adequate consideration for minimizing maintenance problems, it
always turns out to be a big problem when the building is eventually occupied for usage, the
consideration for effective maintenance as one of the parameters for the building design.
Seeley (1997) also said that a skillful design can reduce the amount of maintenance work
and also make it easier to perform, since good maintenance begins on the drawing board.

2.1.3 CAUSES OF POOR MAINTENANCE CULTURE

The following are some of the identified factors responsible for the poor maintenance
culture in our society:

 Corruption: Obayelu (2007) defines corruption as an effort to secure wealth or

power through illegal means for private gain at public expense; or a misuse of public
power for private benefit while Lipset & Lenz (2000) compared the growth of corrupt
practices, in all its manifestations with human race. Ogundiya (2009) in his work saw
corruption as the exploitation of public position, resources and power for private
gain. Corruption is not only found in democratic and dictatorial politics, but also in
feudal, capitalist and socialist economies. Christian, Muslim, Hindu and Buddhist
cultures are equally bedevilled by corruption (Obayelu, 2007). Corruption has
threatened our national development because there is no effective and functional
mechanism that can control the menace. A sitting government awards projects
(without means of its completion) only to be abandoned by its successor due to
personal gain. One government would award projects and build infrastructural
facilities while successive government who should maintain and consolidate on

9
 existing ones would totally abandon them because they believed that awarding new
projects at inflationary cost would profit the administration rather than the public.
 Leadership: Good and effective leadership is essential to national development.
Ability to formulate policy, transform potential to reality and proper leadership to
subordinate are the major features of a sound leader. Leadership is the process of
influencing others to understand and agree about what needs to be done and how
to do it, and the process of facilitating individual and collective efforts to accomplish
shared objective (Yukl, 2006). Leadership also is the shifting of owns vision to high
sights, the raising of man’s performance to higher standards, the building of man’s
personality beyond its normal limitations (Peter, 1977). Few among our leaders are
up to the tasks whereas majority of them really have no ingredient of effective
leadership which may account for why most of the Nation’s facilities are in shambles
and decay. It is a general believe that one cannot give what one doesn’t have. Most
of our leaders lack maintenance culture, vision, passion and empathy (Omotehinshe
et al., 2015b) which are some of the leadership ingredients required to influence and
stimulate people’s behaviour towards maintaining and sustaining existing facilities.
 Attitudinal problem: More worrisome is Nigerians attitude towards government
property as well as their private properties. Public office holders, according to Peter
(1977), hardly rehabilitate their official buildings or facilities until when such assets
stand the danger of risking the life of the users. It is common knowledge in Nigeria
that most incoming governments make little or no efforts in keeping existing facilities
in a proper shape through maintenance and rehabilitation rather they would
abandon the inherited facilities and embark on new ones with a view to draining the
little resources of the state. Nonchalant attitude, noted Omotehinshe et al. (2015a),
of individuals towards their health, building, cars amongst other had made them to
spend huge amount of money on things that ought to have been prevented or
rehabilitated through the act of maintenance program.
 Lack of policy: Another reason why most of our public and private facilities are in
total state of mess is non-existence of maintenance policy. Policy is a law, regulation,
procedure, administrative action, incentive or voluntary practice of governments and
other institutions. There is no single blue print, program or scheme is it federal or
state level on how public facilities should be maintained. Our elected legislators,
both at the federal and state levels, are yet to take concrete steps in promulgating
effective laws that would take cognisance of major maintenance problems
encountered in the administration of public facilities. On their own part, executive
arms are busy inaugurating ad-hoc committees or agencies on how to sustain,
maintain and rehabilitate the nation’s facilities in order to handle the national
development.

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 2.1.4 PAST METHODS USED IN MAINTENANCE
 Pre-Colonial Era: Before the advent of the Europeans into West African sub-region,
traditional houses were built, for both public and private uses. Most of these houses
used locally available materials, on their readily available family land, and by the
assistance of a readily available family members and friends to help build using their
own local method of construction. During these times, there was no noticeable
problem of maintenance, even though they were built with mud, thatch, bamboo,
wood and other locally available materials. (Akin, 2005)
 Colonial era: During the colonial era, foreign building designs started coming in.
These came in different forms and styles that looked too complex for the local
builders and owners to handle in copying or maintaining. These buildings were built
and maintained by the Europeans with the assistance of few local artisans as labours.
Some of the artisans ended up getting some skills on the technology of these
buildings. However, this technology transfer was negligible if one looks at the
replication of such foreign buildings which were limited to the homes of the
Europeans and some glorified indigenous civil servants who enjoyed the
Government Rest Houses.
 Post-colonial era: With the oil boom of the 70s various modern and post-modern
structures in form of high-rise and skyscrapers started springing up in Lagos and
many of the State capitals. Materials and technology used in their construction were
mostly imported. At this same time, population explosion struck the country which
she has never recovered from even till now.

2.2 DEFINITION OF TERMS

 Maintenance: the process of preserving a condition or situation or the state of being
preserved.
 Public buildings: a building or facility on government owned property that is owned
or operated by a governmental entity, or operated by a third party operator. The
building or facility must provide waterway related information, public meeting
space, or educational services and be open to members of the public on a continual
basis without discrimination.
 Infrastructural development: It involves improvement of the quality of the various
components of infrastructure, such as roads, power, ICT, water and sanitation.
 Maintenance culture: The term may be used either to describe the use to which the
property is put, or to describe the character of its ownership (owned collectively by
the population of a state)
 Deterioration: the process of becoming progressively worse.
 Population explosion: a rapid increase in the size of a population caused by such
factors as a sudden decline in infant mortality or an increase in life expectancy.
 Facilities: means any structure, open area, or object which accommodates or is
intended to accommodate Residential, Civic, Commercial, Industrial and/or Mixed
Use Activities.

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 CHAPTER 3

3.1 RESEARCH METHODOLGY

The type of research design applied for this study is descriptive survey design. According to
Ezejelue, Ogwo, and Nkamele (2008), descriptive survey research design describes a method
of gathering data from usually a large number of respondents, who themselves constitute
the sample. According to Mugenda and Mugenda (2003), descriptive survey describes the
characteristics of existing phenomenon, and provides insights into the research problem by
describing the variables of interest. The study used the descriptive survey to define and
examine associative differences and relationships. This method provides useful and accurate
information that answers questions regarding who, what, when and how (Kombo & Tromp,
2006). For purposes of this study, it was used to describe who undertakes maintenance,
how it is conducted and how the maintenance policies influence building maintenance.

3.2 TARGET POPULATION

A population can be defined as the complete set of subjects that can be studied: people,
objects, animals, plants, organizations from which a sample may be obtained (Shao, 1999).
Shao, (1999) describe population as the entire group or set of cases that a researcher is
interested in generalizing. For the purpose of this research, the population consists of users
and tourist of selected 200 public buildings in Lagos state. The current population of Lagos
State is 15,946,000. Also included in the study are one hundred and one (101) respondents
from the two study areas who are technical officers from the Government Estate
Department (GED) of the Ministry of Housing that is mandated to undertake housing
maintenance. This is the department mandated to undertake and oversee management and
maintenance of public housing. The technical officers were drawn from three categories of
staff namely estate management officers who were in the top management, estate
management assistants who were middle level managers and Artisans who were at the
operational level.

3.3 SAMPLING SIZE AND TECHNIQUES

Sampling is defined as the selection of a part of a whole population for a study; unlike a
census, which is the study of the whole population (O’Leary 2004). In this particular
research, the targeted population that were studied were drawn from users of the selected
public buildings, Estate Management Officers, Estate Assistants and Artisans that are in
charge of managing and overseeing government properties of the selected study area as
stated in the population of the study. This research employs both random sampling
techniques and stratified sampling technique. In the selection of the district for the
research, convenience sampling is the main method considering the time and financial
implications involved. The random sampling technique is going to determine the users of

12
the selected public buildings to be sampled. The users of the selected public buildings in
Lagos metropolis is estimated to be over 100 buildings obtained from South West States
Housing Authority (FHA) (2018). Thus, Cochran’s sample size estimation was employed to
determine the appropriate sample size in this study.

3.4 QUESTIONAIRE
Since this research were limited in resources (time), in addition to the need to protect the
confidentiality of information sources, it were appropriate to use questionnaires for
gathering data. The questionnaires were used to investigate the four key areas which was
developed in chapter one to answer the four research questions.

3.5 FIELD OBSERVATION

The researcher to ensure the physical conditions of public buildings is carrying this out. This
should ensure a first-hand assessment of the physical conditions of the buildings at the time
of the field study.

3.6 VALIDITY OF RESEARCH INSTRUMENT

Validity testing which is accuracy and meaningfulness of data obtained in respect to the
variables of the study were measured using content validity test. In this case, construction
professional experts did the assessment of content validity from the ministry of housing and
the supervisor of the project. The experts evaluated the tool and made recommendations
accordingly. They both concurred that the research instruments (Questionnaire) would
measure the desired objective and could be used in the industry. They however, suggested
changes to be incorporated in the questionnaire, which were effectively done. The
questionnaire was reviewed through restructuring and reduction of the questions.

3.7 RELIABILITY OF RESEARCH INSTRUMENT

The instruments were subjected to a test of internal consistency to ensure its reliability. In
the test of reliability, Cronbach Alpha is being used to determine the level of internal
consistency of the responses of respondents. This was used to determine the consistency of
the respondents for decision-making. Inconsistent responses cannot be used for decision-
making as may lead to wrong conclusion. Using Cronbach Alpha at 5% level of significance,
Alpha value less than 0.60 is said to be weak and value greater than 0.60 is said to be strong.
Hence, Cronbach's alpha of respondents from Lagos is 0.827, which indicates a high level of
internal consistency for the scale of the questionnaire, while Cronbach's alpha of
respondents from Imo is 0.903, which indicates a high level of internal consistency for the
scale of the questionnaire.

13
 3.8 METHOD OF DATA PRESENTATION AND ANALYSIS
The data collected for the study was analysed using descriptive statistics such as mean and
Relative Importance Index (RII), standard deviation and T-test. The formula is show below:
RII = ∑𝒇𝒙/ ∑𝒇 × 𝟏/𝒌
Where, ∑fx = is the total weight given to each attributes by the respondents.
∑f = is the total number or respondents in the sample.
K = is the highest weight on the likert scale.
The rating of all the items for extent of significance was based on the value of their
respective relative importance index (RII). The mean and standard deviation were used to
answer the four research questions. Any item with the mean value of 3.0 and above were
considered as agree, while any item with the mean value that is less than 3.0 were
considered as disagree. The three null hypotheses were tested using Ttest at 0.05 level of
significance (the computation was done with SPSS package version 25). Any item where the
calculated significance value is greater than 0.05, the hypotheses of no significance different
were up-held at probability of 0.05 level of significance, but where the calculated
significance value is less or equal to 0.05, the hypotheses of no significance difference were
rejected at 0.05 level of significance.

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