Builder Kenneth Nduka is the President of the Nigerian Institute of Building (NIOB). In this interview with TOPE SUNDAY, he identifies some of the challenges facing the housing sector, and proffers the way forward.
As the president of the Nigerian Institute of Building (NIOB), what is your assessment of built environment?
An ideal built environment should be the envy of every Nigerian, judging from the resources the country has and the impressions Nigeria commands. It is unfortunately this is not the case because resources that could otherwise be plugged into developing the built environment have been denied through corruption.
The built environment as it is suffocating under the negative pressure of poor quality materials, quackery, and non-recognition of the profession by policy makers. As at today,we have deliveries that do not enjoy the professional touch of people who otherwise are trained to do so. So, you see preponderance of abandoned projects, sick buildings, and lack of sufficient skilled manpower to drive the good intentions for the built environment.
What should be done to correct these challenges you have identified?
I will start with the issue of resource deployment. Let us hope that what the government is doing now is tackling corruption. If corruption is tackled and resources are made available, then the alternative cost or resources available could be deployed. We will then have minimum of abandoned projects. If we forego the current trend of employing unskilled men from neighbouring countries, we will have made-in-Nigeria by Nigerian buildings that will satisfy the bounds and tenents of quality. We will be thinking of how do we anchor the delivery of building projects. If all these things are done and there is a sincerity on the part of professionals, if they can avoid cutting corners and have quality materials for building projects, and if the federal government institutes a proper legislative framework, order and control building projects, then we will be home and dry.
What do you think is responsible for the large numbers of unoccupied houses in Abuja and some major cities in Nigeria despite the huge housing deficit in the country?
When you have a building for a family of two in Abuja occupying a hectre of land, we are not solving housing problem. One of the reasons many people are coming to work in Abuja from the outskirts is because houses are affordable there. You can’t just move into a three bedroom duplex in Abuja when you are just coming to find your feet. Housing in Abuja is not designed to recognise the classes of people in terms of income. Beautiful houses in Abuja are occupied by lizards, spiders, rats and rodents because people can’t afford the rent.
What’s the way out of this?
Professionals should be drafted into the processes of housing delivery both at its design and the implementation. Someone has to ensure that the ‘right’ needs of occupants are provided. That’s the only way to ensure that needs satisfaction can be interfaced so that houses will be built and people will be able to occupy them.
What you do think is responsible for a large number of Nigerians unable to build their own houses?
With the nature of our economy, people can’t afford houses. That’s why government is looking at social housing. In the definition of the scenario, committing the mortgage banks to reduce interest rates to single digit is not easy. This is where public-private partnership comes in. Government alone cannot provide housing, entrepreneurs, developers have to go into the business of providing housing. The investment in housing has a short gestation period. The return on investment should not be looked at in the short term. It should be long term so that income will trickle in, people can invest and the investment can be recycled. Mortgage and affordability of land processes and approval system have to be relaxed so that people can invest even with the little they have,and have the hope that they can pay off their mortgage loans with time, that they can build and enjoy living in their houses.
How do we bridge the 17 million housing deficit the country is faced with?
We have to do our best and sustain the momentum. A journey of a thousand miles starts with a step. In the wisdom of government, if it is building 2000 housing units and doubles it every year the deficit will eventually reduce. Then the availability and affordability of houses will increase because the demand will at the end of the day meet supply.
Do you support the call for an alternative to cement in building houses?
We have our own natural local content or input which is the mud. What is required is to stabilize the mud for use in building. Cement is a wonderful product that is yet to be surpassed, but there is a wonderful method that is coming up and is supported by technology; that is developing buildings from products. It is called system building,where buildings are designed, used and dryfixed and supplied to sites. It is made of polythene material, fibre-reinforced cement and factory conditions are met. Wherever there is a housing demand, they go there and assemble it. Just like metal containers that are fitted with all necessities. But so far, there is no material to beat cement because it is tried and tested and it is working.
How do we address the high cost of building materials, which is responsible for the non-affordability of houses in the country?
The cost of building materials can’t just be brought down because simple economics demands that if the demand is high and supply is limited, the cost will be high. We will just pray that our scientists will continue to research on what to use to reduce the cost of building materials.
