ABSTRACT

Shelter has been universally accepted as the second most important essential
human need after food. Housing in all its ramifications is more than mere shelter
since it embraces all the social services and utilities that go to make a community
or neighbourhood liveable environment. Efficient housing design is becoming
increasingly imperative in Nigerian urban centres; this is because housing is an
essential and fundamental component of the overall land use activities in both rural
and urban centres. Besides, it has a tremendous positive influence on the health,
safety and welfare (economic and social) of residents of any community. A country
where the per capital income is at its lowest point, a low-income environment
explains the low take home pay, which does not permit savings. It follows that
where the poor manages to feed and may be, cloth himself and members of his
family, he may never be able to pay his rents or own a house of his own. The study
is an attempt to uncover the various constraints and prospects of management of
multi-tenanted properties in Nigeria using Abibatu mogaji plaza as a case study.
Management of multi-tenanted properties, not only covers rent collection, repairs
and maintenance but also other aspects of good management. The importance of
management of multi-tenanted properties has become so technical that the
knowledge and services of competent property managers are required to perform
the task. The research adopted case study and serve research methods. The study
was based on Abibatu mogaji plaza. A total of 77 respondents who are occupying
the property and 5 property manager were randomly selected. Only 150 out of the
82 participants responded, representing 60% of the distributed questionnaire. Being
a survey design that tested the correctness of the observed frequency of responses,
percentage distribution was initially used to describe the pattern of responses of the
participants while non parametric binomial test statistics was used to test the
statistical significance of the observation. Results of the study revealed that a
significant number of the participants do not know what property management
practices are and therefore it is not sought for or employed. Furthermore, a cross
section of multi-tenanted yielding property owners prefers to manage their
properties themselves. They also want to use new materials for aesthetic purposes
or in effort to reduce construction cost do not have thought for future maintenance.
Lack of fair rent to cover maintenance cost and non periodic rent to arrest the
effect of galloping inflation in the economy poses a lot of problem for the property
manager. This was seen by the fact that most participants supported the
management of multi-tenanted properties. The research concluded that property
management is as important as property development as the lack of it eventually
diminishes the national housing stock, apart from constituting a waste of scare
economic resources.

MANAGEMENT PROBLEMS IN MULTI-TENANTED MIXED USE

PROPERTY (CASE STUDY OF ABIBATU MOGAJI SHOPPING PLAZA)

1.1 CHAPTER ONE

INTRODUCTION

Shelter has been universally accepted as the second most important essential
human need after food. Housing in all its ramifications is more than mere shelter
since it embraces all the social services and utilities that go to make a community
or neighborhood live able environment. Efficient housing design is becoming
increasingly imperative in Nigerian urban centers; this is because housing is an
essential and fundamental component of the overall land use activities in both rural
and urban centers. Besides it has a tremendous positive influence on the health,
safety and welfare (economic and social) of residents of any community.
Residential land use is the largest single land use in any community and a larger
proportion of land is usually devoted to it. However, the desire to own houses has
eluded the bulk of the Nigerian population in the urban centers. This can be
attributed to a number of reasons like poor economic situation in the country,
rising cost of building materials, explosive increase in urban population and
absence of effective housing policy.
Landed property ownership is regarded as a great success and achievement; and
this mentality has great influence on landed property itself. After the construction
of buildings, most property owners tend not to care for it again as all that matters to
them is that they have a property which they can call their own. This is because
most Nigerians lack maintenance culture. However, the effective management of
properties is very important, due to its nature and the capital involved in its
construction. Properly managed properties will not only maximize the income
realized from the property where the property is built for investment purpose, but
will also ensure that the property is in a good physical and structural state for it to
continue performing the purpose for which it was built.
Most people dwell in buildings in places of work as well as domestic life, and
made things or sold things from their own homes. Most buildings were not divided
into discrete functions on a room basis, and most neighborhoods contained a
diversity of uses, even if some districts developed a predominance of certain uses
such as metal workers, textiles or footwear due to socio-economic benefits of
propinquity. People lived at very high densities because the amount of space
required for daily living and movement between different activities was
determined by workability and the scale of human body. This was particularly true
in cities, and the ground floor of buildings was often devoted to some sort of
commercial or productive use, with living space upstairs.

Though the countries of the world differ greatly in their levels of industrial and
social development and the nature of their economic and political systems, the
importance of housing and its related facilities as vital elements in determining the
standard of living and as integral parts of the development process and the need for
the government to take a major share of responsibility for improving the level at
which they are provided and generally recognized.

Management of Abibatu mogaji shopping plaza, not only covers rent collection,
repairs but also other aspects of good management, such as facility management,
property management and maintenance services.

The importance of management of properties has become so technical that the

knowledge and services of competent property managers are required to perform
the task for instance. There is need to meet the expectations of the various classes
of tenants properties. Most often the needs of different classes of tenants properties
at variance or in direct opposition in extreme cases.
The failure of the property manager to achieve a harmonious balance of the
accommodation needs of all types of tenants properties works against realization of
investment objectives.

In view of the above, the property manager occupies a prominent position in the
direction, coordination and supervision of management functions, to keep, restore
and improve the value of the property being managed.

1.2 STATEMENT OF THE PROBLEM

Abibabtu mojaji shopping plaza imposes a lot of problems in its management.

There is great struggle to meet up with the investments objectives, the cost of
preserving the building and satisfying the tenants occupying the property.

The problem of this study therefore is to examine the problems encountered in the
management of this class of property and proffer possible solutions to the problem.

1.4 RESEARCH QUESTIONS

To achieve the aim and objectives of the study, the following questions were put
forward;

The research questions are

1. What are the conditions of Abibatu mogaji shopping plaza?

2. What are the problems associated with the management of Abibatu mogaji
shopping plaza?

3 What are solutions to be identified in the management of Abibatu mogaji

shopping plaza?

4. What are the relationships between property management problems

accommodation voids and tenant congestion in Abibatu mogaji shopping
plaza?
 5. What are the strategies adopted in the management problems in Abibatu
mogaji plaza?

1.3 AIM OF THE STUDY

The aim of the study is to examine property management practices used in

achieving harmonious balance among the conflicting tenant needs in Abibatu
mogaji plaza for optimal rental income flows

The specific objectives are:

1. To examine the conditions of Abibatu mogaji shopping plaza

2. To identify the property management problems associated with Abibatu
mogaji shopping plaza.
3. To proffer solution to the identified problems in the study area
4. To assess the relationships between property management problems,
accommodation voids and tenant congestion in Abibabtu mogaji shopping
plaza
5. To ascertain the property management strategies adopted in solving
management problems in Abibatu mogaji shopping plaza.

1.5 HYPOTHESIS OF THE STUDY

To arrive at veritable finding and conclusions, the following hypotheses were

formulated:

Ho: There is no significant relationship between property management problems,

accommodation voids and tenant conflicts in Abibatu mogaji shopping plaza

1.6 SIGNIFICANCE OF THE STUDY

This work will be carried out with the aim that its outcome will be of great value to
several interest groups; the academia, investors and government at all levels.

For the academics, the literature review, findings and recommendations will enrich
the scanty literature of this topic and also serve as further researchers in the study
area. This study will also benefit the occupiers and property managers on how to
carry routine management practices in the study area.
It will equally benefit the investors; hence the research will provide a good insight
into the viability of other property investments in Lagos metropolis

1.7 SCOPE OF THE STUDY

This study on management problem in Abibatu mogaji plaza is focused on big

shopping complex in large acres of land.

The decision to focus on shopping complex on large acres of land is based on

accommodation users, classes and typologies; each with their peculiar occupancy
needs. There are various purposes in which properties are been used for example
shops, offices, markets, financial markets, banks etc.

1.8 STUDY AREA.

Abibatu mogaji shopping plaza is located at iponri in surulere local government

area of lagos state. The shopping mall was built after the late iya oloja of lagos
chief mrs mogaji Tinubu. The shopping plaza is a multi-tenanted property which
comprises of markets, offices and banks.

The shopping plaza is confronted with lots of management problem such as

maintenance, repairs, renovation and painting.

REFERENCES

Allsop [1979]: Management in the Professions Business Books, Business Books,

London.Arnold Encyclopedia of Real Estate [1978]: London.Belo, M. A. &
Agbatekwe, A . C. [2002]: Property Management in Property Development: The
Nigeria Experience. University Press, Ibadan. Chapman [1983]: British Standard
3811. London. Fraser W. D. [1993]: Principles of Property Investment and Pricing,
Macmillian Building & Surveying Series: 2nd Edition London. Hornby, A. S.
Oxford Advanced Learners Dictionary of Current English, Fourth Edition. Oxford
University Press, Oxford. Iloabuchi, K. E. O. [2004]: Principles of Property
Management, Unpublished Lecture Notes, UNEC Enugu. Lawal, M. I . [1997]:
Principles and Practice of Housing Management, ILCO books and Publishers,
Lagos. Lee, R. [1981]: Building Maintenance Management, Crossby Lockwood
Staples, London. Martin Hoesli & Brayan D. MacGregor [2000]: Property
Investment, Pearson Education Limited, Harlow. Nwanekezie, F. [1996]:
Principles and Practice of Estate Management, Avan Global Publication, Owerri.
Nwankwo, P. C. [2004]: Property Management Practice in Nigeria, Pelin Limited,
Lagos.Olusegun, Kuye [2004]: Estate Office Practice, Mangroove Publishers,
Lagos.

CHAPTER TWO
LITERATURE REVIEW

2.0 INTRODUCTION
This chapter deals with the related literature reviews and conceptual framework on
the topic of the study

2.1 PROPERTY AS AN INVESTMENT Property is one of the main investment

assets, the others being shares and bounds. Shares (also known as stocks or
equities) and property (also known as real estate) entail ownership rights and are
known as real assets. In contrast, bonds are financial assets. Shares represent a
claim to a proportion of a company and, so are a form of joint ownership. Direct
property investment involves the rights of ownership to a piece of land, typically
with a building.
Investment can be defined as the act of laying out money now in order to receive
financial recompense in the future. This recompense or reward may be received in
the form of future flows of income or by the receipt of a single capital sum. It may
or may not be a guaranteed return; equally it may or may not involve the investor
in further action to obtain the return. The essential factors are thus only two,
namely a money outlay and future money receipt/receipts. Apart from these
common ingredients investment differ in their characteristics, rendering some
media more suitable for particular investors than others. The first prerequisite of
successful investment is the choice of investments that are appropriate to the
requirements of the investor, that is to say, investments should display the qualities
most sought after. In addition to looking at the individual investment opportunity,
the effect of that investment upon the entire portfolio must be considered. Baum
and Crosby (1988) state that a good investment is one which produces high levels
of return (from income, capital and psychic income) in comparison with the price
paid. However, these characteristics are only a few out of many identified in
literature, but the potential investors concern should be to select the investment
type which offers him the best overall package in terms of
2.2 INVESTMENT QUALITIES
2.2.1 Capital Security Will the capital sum remain intact, such as with an
investment in a building society or bank account or is there a chance that the whole
sum spent will never be recouped? In general, capital security is a quality regarded
as a high priority for most investors.
2.2.2 Capital Growth Capital growth is a desirable quality but frequently difficult
to achieve. Few investments offer a guaranteed capital growth in real terms: many
purporting to offer capital growth guarantee it only in money terms, which may or
may not provide a net growth in real terms.

2.2.3 Income Security Some investment media produce no income at all. A

collector of antiques may purchase a fine piece of furniture which over time may
yield a high capital return but will not produce an income. With property the
degree to which income is secure will depend, among other factors, upon the
quality of the tenant: is he reliable and has he the financial resources being the first
questions a letting agent answer.

2.3 CHARACTERISTIC OF THE PROPERTY INVESTMENTS

2.3.1Heterogeneity and fixed location Properties are heterogeneous, that is, each
property is unique. They vary by location, use, size of plot, size of building, age,
construction, maintenance and tenant. The great importance of location in property
investments stems from their immobility. Factors external to the property, such as
access to infrastructure and quality of the area, fundamentally affect its value.
However, the importance of location varies by use.

2.3.2The long-term nature of the holding

Land is, generally speaking, indestructible and buildings have a long
economic life expectancy, so it is seen as a long-term investment.
Another important factor is that it is a real asset with long-term real
returns linked to the economy.

2.3.3Management Investment in property is required not only on buying

and selling as it is for all forms of investment, but also on day- to day
management because the owner has significant management obligations.
These include maintenance, rent collection, rent reviews and lease
negotiations. Although they can be subcontracted (for example to firms
of surveyors), this means additional costs compared to other investments.
These management obligations vary depending on the type of property.
Some of the obligations can be seen as opportunities. Properties can be
refurbished or redeveloped, and adjoining sites can be purchased to
release extra value. These decisions can be timed according to market
conditions to have maximum impact on value. Management of leases and
rent review can also affect income and thus value. In these and other
ways, a property owner can add to the value of his/ her property
investment.

i) 2.3.4 Depreciation comprises two parts. The first is deterioration over

time as a result of wear and tear and the effects of elements. This results
in a decline in the income earning capacity of an investment, over time,
when compared to an identical new investment. The second part is
obsolescence which is related to changes in building technology and in
the functional requirements of property occupiers.
However, the assets of a company also deteriorate and its capital
equipment and products become obsolete. The fundamental difference is
one of management. For a company these are the problems for the
managers rather than the owners of the shares, whereas for property it is
the responsibility of the owner.
 2.3.5Government intervention The fixed nature of property, its
relationship with neighbourhood and environmental quality, its
importance in economic enterprises and the quality of life households
have all led to substantial government intervention in the property
market. Examples include planning and environmental controls, building
regulations, rent controls in housing subsidized housing rents,
development incentives in particular in run-down areas and restrictions
on ownership. These add to the management obligations.

2.3.6Lack of Knowledge It flows from the lack of a central market place

that there is a lack of knowledge of transactions. Despite increasing use
of public auction as a method of marketing property, a good deal of
secrecy surrounds most deals. Even where prices are published, the full
facts are seldom known, and without these a full analysis cannot be
undertaken. For example the basic published details will not reveal the
condition of the building, the exact lease terms and whether any special
relationship existed between purchaser and vendor or lessor and lessee,
yet such factors can have a profound effect, upon the price realized.

2.3.7Complexity Unlike most other markets, transactions in the property

market are often dependent upon complex finance agreements so that one may
involve several parties each of whom has a different legal interest. Inevitably
this means that the time taken to complete any deal can be lengthy and cause
additional expense. A beneficial side effect of this is that the market is less
volatile than the stock market, for example, where transactions are quick and
easy to effect.

2.3.8Fixed Supply Although over time the supply of land (within a given
location) for any use can increase, subject to planning consent, within the
short term it is fixed. This can result in monopoly power amongst vendors and
lessors.

2.4 PROPERTY MANAGEMENT Diverse definitions have been given to

management by different scholars. These scholars see management from different
point of view depending on the school of thought they belong to and their
background. According to Lawal (1997), management is responsible for attaining
an objective i.e. for providing a policy for decision or economic direction,
establishing an organization either simple or complex with plans and programmes
for production and distribution, planning accommodation, equipment, material
supply, storage or transportation facilities, teams of operatives and staff
appropriate to the work to be done, motivation of such teams, co-ordination of
efforts and outcome, financial provisions and means of assessing results.
Management is a decision making process. It entails selection of goals and the
planning, procurement organization, co-ordination and control of the necessary
resources for their achievement. Allsop (1979) simply defined management as the
science of organization and operation; or at a practical level, the act of getting
things done in an efficient manner. According to Hall (1977), management is the
coordinating process which involves planning, coordinating, directing, motivating
and controlling, simply put, management involves converting policy into action.
Property management is the direction, supervision and controlling of an interest or
interests in landed properties with the aim of obtaining optimum returns.
These returns need not only be financial but includes prestige, political power or
some other goals or group of goals ( Thorncroft 1976). It emphasizes the need to
economize the use of resources and time so that the predetermined objectives are
achieved. According to Douglas (1976), property management seeks to control
property interest having regard to short and long term objectives of the estate
owner and particularly to the purpose for which the interest is held, to negotiate
rent reviews and lease renewals, to oversee physical maintenance and enforcement
of lease covenants, to be mindful of the necessity of upgrading and merging
interests where possible to recognize opportunities for the development of potential
and to fulfill the owners legal and social duties to the community. Also in the
view of Harper (1969), property management consists of three separate
components which are: servicing, rectification and replacement. Similarly, Macey
and Baker (1965) were of the opinion that property management is the application
of skill in the caring for a property, its surroundings and amenities, in developing a
sound relationship between a landlord and a tenant, and between tenants, so that
the property may give its fullest value to both the tenant and the property owner
(landlord). In the view of Wikipedia (2008), property management is the operation
of commercial and/ or residential real estate and that its functions are akin to the
role of management in any business. Tomori (1997) viewed property management
as another business enterprise that is mainly concerned with correct motivation of
staff and fairness to tenants by consulting, informing and encouraging them so that
a sense of partnership and joint venture is established.
In conclusion therefore, one would define Property management as the provision
and control of residential property with its related facilities, to ensure its proper
care, its maximum use and enjoyment, and optimum benefit to the landlord,
lessee/tenant and others residing in the neighbourhood. When a property is not
properly managed, the satisfaction derived by its owner and users will be minimal,
the building suffers rapid obsolescence and its value is lost.

2.5 PROPERTY MAINTENANCE

According to Oxford Advanced Learners Dictionary fourth edition, maintenance
means cause to continue keep in existence at the same level, standard, etc.
Maintenance is the combination 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. Maintenance of property involves a number of issues. Some
of these issues are technical, financial and managerial. These three must be
employed harmoniously to achieve the desired results. Most often the situation is
such that one or two of these components may be lacking and as such a little can be
achieved. In Nigeria, for example, the culture of maintenance is very low except in
emergency situations when it might have become too late and even costly to
achieve the desired results. The poor maintenance culture may manifest either in
the landlord not approving maintenance estimates or unnecessarily delaying the
release of funds or in the form of destructive and improper usage on the part of
occupiers.

2.6 MANAGEMENT OF MULTI-TENANTED PROPERTIES

Multi-tenanted properties are those properties that are multi-occupied and rents
accrue from them. Examples of such properties are multi tenanted block of offices.
Management of Multi-tenanted property is a challenging aspect of property
management as it requires properly coordinated, methodical and result oriented
approach at all times. According to Umezuruike (1997), the need for property
management is derived from the huge cost of financing and which require to be
managed to justify the myriad of investment decisions. This in essence means that
management of multi-tenanted properties becomes inevitable in order to
adequately harness the potential resources that land is capable of yielding to those
who endeavor to invest in it. Furthermore, landed property attracts greater
emphases due to its general characteristics in terms of its uniqueness, durability,
huge capital outlay and sentiments attached to it owners. Consequently, in order to
prolong its functional and economic life, it is essential to put an effective
management programme in place that would be devotedly carried out. This will
ensure that the multi-tenanted property retains its functional state and thus ensuring
continuous returns as initially anticipated. It is for this reason that adequate
management of multi-tenanted properties becomes imperative in order to guarantee
the socio-economic returns from its investment.

2.7 OBJECTIVES OF MANAGEMENT OF MULTI-TENANTED

PROPERTIES
It could be deduced that management of multi-tenanted properties are undertaken
in order to achieve the following major objectives:
The need to prolong the useful life span of the property by controlling the
incidence of obsolescence and consequently ensuring that the subject
property retain the investment value and expected returns with particular
reference to their security and regularity.

It is to ensure that the property remains in a good physical condition, such

that it is well maintained and habitable to its users at any material time.

Adequate programme of management will help ensure that the subject

property continues to perform its design function and thus ensuring that the
purpose for which the property was built is achieved.

Adequate programme of management will help sustain the periodic income

realizable from the subject property thus ensuring that the owner meets all
contractual / financial obligations.

To meet all statutory obligations that may exist as it may concern the
property.
 The enhancement of the social life of the end users through better
accommodation, infrastructure and healthy environment thereby promoting
their status and pride which may be derived as a result of its use.

2.8 CHALLENGES COMFRONTING OF ABIBATU MOGAJI PLAZA

2.8.1 Financial Aspect The little rental income from the various units of
accommodation in a multi-tenanted low income residential property comes at
different times. This is not easy to accumulate funds to affect needed repairs
because most often no service charge account is maintained. Apart from the fact
that some tenants may be unable to pay their rents several months after their
tenancies have become due, the property may also be the only source of income for
the landlord. In such a situation, the property manager will constantly be under
pressure from the landlord to remit to him whatever amount is realized to solve his
personal and family problems while all outstanding maintenance request are
shifted to a later date. Such repairs if ever they are affected may take place some
months or even years after they were detected especially when they are not of
emergence nature, like leaking roof.

2.8.2 Improper Usage

Improper use of property may again lead to deterioration which if not promptly
checked could prove fatal for the building. Due to acute problem of housing
especially in urban cities, an accommodation unit meant for three (3) persons often
end up accommodating ten (10) persons. The first noticeable effect is usually a run
on the amenities apart from the long-term effect on the building members and
structure. The result is constant breakdown and before long it will become
uneconomical to continue to repair it. If there is no alternative source of water in a
building, the effect on the building is immediate and may be in the form of
unflushed toilets, blocked sinks and drains.

2.8.3 Lack of Infrastructural facilities

There has been general inadequacy of infrastructural facilities in multi-tenanted
properties. The erratic and fluctuation supply of electricity and acute shortage of
water have in most cases affected residential property management. It causes a
drastic increase in the maintenance cost. The maintenance cost of the facilities is
very high on the overall, increased costs of maintenance reduce income accruing to
the property. All these problems however make the responsibility of managing low
income residential properties time consuming, laborious and less rewarding.

2.8.4 Service Charge account In most multi-tenanted mixed use properties, no

service charge account is maintained. Essential services such as lightening and
cleaning of common parts, clearing the drains and gutters, etc pose serious
problems for the property manager. Service charge account should be maintained
for such properties. This will ensure that the property is well taken care of, as the
money in the service charge account would be used to maintain the facilities and
other services.

2.8.5 Wanton Destruction of Property

Some tenants vandalize the property before vacating it. When some tenants vacate
their premises, it is often peculiar to find out that the property is deliberately left in
shambles and in an un-let table condition. Some tenants go as far as removing all
fixtures and fittings which they met in the premises. Sometimes electric wires and
cables are left exposed dangerously in most parts of the premises. Such acts of
destruction regrettably make the responsibility of the property manager
burdensome. Legal actions taken against such irresponsible tenants by the property
manager normally takes time to remedy the situation. In a situation where the
tenant packed and left the town completely, there is nothing the property manager
can do.

2.8.6 Nuisance to other Tenants From time to time, multi-tenanted properties

encounter tenants whose behavior constitutes nuisance to other tenants. Examples
are careless attitudes, quarrelsome, noise making, dirty habit and wrong parking of
cars thereby causing obstructions to other tenants.

2.8.7 Lack of co-operation from the tenant Ignorantly, some tenants see property
managers functions as only to protect and enforce landlords wishes on them
without any consideration for the rule of law or recourse to the covenants between
the parties. Importantly they see property managers as instrument by the landlord
to increase rent or eject tenants. This view is however very parochial. Thus they
tend to frustrate the efforts by the property manager to have reasonable co-
operation from them at initial stage of take over. In fact, some will openly declare
before the landlord and the representative (s) of the landlord (property manager)
not to give necessary co-operation.

2.8.8 Technical Factor

Getting qualified and experienced technical manpower to carry out certain types of
repairs poses a lot of problems. Many building technicians claim to be experts in
repairs yet a single roof leakage may take several attempts before the leakage is
stopped. Sometimes, the property manager may be negligent in supervising the
artisans while they are working. This is because the income accruing to the
property manager from the property is so meager that it cannot pay for his services
to constantly and adequately supervise the ongoing repairs. Supervision of ongoing
repairs to ensure not only that the job is completely and thoroughly done but that
the right types of materials are used is very essential. Furthermore, due to low
motivation or very tight work schedule, the property manager may fail to visit a
particular building despite repeated complaints from tenants. By the time he
eventually gets there, the situation may have either gotten out of hand and a great
deal of damage may have occurred which could have been curtailed.

i) Problem of rent increase at tenancy renewal Overtime, some tenants

have enjoyed payment of rent below market rates, due to landlords
ignorance of market rentals, familiarity with the landlord or lack of
proper maintenance, hence, rental increment cannot be contemplated
thus, where a professional manager take rent over, encounters problem
upon introduction and/or demand for market rent from sitting tenants.
Consequently the tenants form a union: to combat the property manager
on the new rent whilst also listing several demands on repairs as
ridiculous as internal decoration which is primarily a tenants
responsibility. Their demand could also include improvement on
available facilities within the premise.
j) Problems of outstanding claims and / or expenditure made on the property
by tenants. Due to several factors including shortage in accommodation supply,
many tenants take up properties in a hurry without necessary checks on issues such
as repairs, accumulated bills consumed by the past tenants and so on. Some of
these issues always drag for some time and mostly cause a lot of argument and
problems between the landlord and tenants; in most cases, the landlord would insist
that the new tenant carry out the repairs while the tenant would reluctantly agree,
only to deduct the cost from the subsequent rent. This act would definitely be
rebuffed by the landlord, which would then lead to a dispute. It now becomes a
task for the property manager to resolve the resultant impasse thereof. How this is
resolved would also depend on the skill and experience of the property manager.

2.9 GAINS OF EFFECTIVE MANAGEMENT OF MULTI-TENANTED

PROPERTY.
It is imperative at this juncture to note that in as much as there are problems
encountered in the management of properties, there are also gains in the effective
management of such properties. They include:
2.9.1 Financial protection: It ensures that the property owners interest in the
property i.e. financial is well protected. This involves ensuring optimum returns
accrues to the owner from his property through proper lease control.

2.9.2 Legal protection: This involves protecting the property owners interest
through preparation and interpretation lease agreement(s).

2.9.3 Good relationship between landlord and tenant: It promotes and fosters
good and cordial relationship between landlord and tenant.

2.9.4Prolonged lifespan of the property: The useful lifespan of the property is

prolonged as a result of effective planning and successful implementation of
management plan.

2.9.5 Protection against economic risk: Effective management of a property

protects the property from becoming obsolete as out dated or damaged
components of the building would be promptly replaced.

2.10 FUNCTIONS OF THE PROPERTY MANAGER. The function should be

that of managing the property in the best interest of the business. The property
manager not only optimizes running costs of building, but also raises the efficiency
of the management of space and related assets in order that the mission and goal of
the firm may be achieved at the best combination of efficiency and cost. Some of
his other functions include:-
2.10.1TAKING CONTROL OF THE PROPERTY The property manager
should endeavor to know the property, its strengths and weaknesses. He should
also know the building to enable him keep the owner informed about impending
action that needs to be taken so that his client (the owner of the property) can plan
ahead for maintenance including saving money for future expenditure.

2.10.2 REGULAR INSPECTION The manager, to safeguard his clients property

and keep himself and his client property informed on its state, must inspect it
regularly. Otherwise, he will not be aware of changes and when the tenant
branches clauses in the lease or when there are clients obligations to be attended to.
Reasons for regular inspection include
-Viewing the condition of the property.
- To maintain the interior of the demised premises.
-To prepare a proper schedule of dilapidation
-To stop unauthorized installations
-To monitor the tenants in case of subletting.
-To stop alteration of any part of the property.

2.10.3 LETTING AND RENT Spaces become vacant when they are newly built
or an intention to move out has been given by an outgoing tenant without any
option to renew his tenancy or during void periods. The marketing strategies are
planned for the vacant spaces before potential tenants arrive. Rental expectations
of the lessor and any other terms or condition that will apply to the letting are
determined. After this, the property manager looks out for a good tenant in order to
reduce management problem to the barest minimum. Rent is payment for the use
of property. To the tenant it is often seen as that payment he reluctantly makes to
his shylock landlord for the use of his decrepit house. To the landlord it could be
his only means of livelihood, a return for wise spending in years gone by, a return
on investment and therefore the higher the better. The rental amount to be collected
is usually stated in the lease agreement and the period covered.

4) PREPARATION OF A LEASE AGREEMENT

A lease is a document creating an interest in land or landed property for a fixed
period of certain duration usually on consideration for payment of rent.
The interest so created is called in term of years but often referred to as a leasehold
interest. The two basic features of lease agreement are: - The right of exclusive
possession must be given - It must incorporate a fixed period of time made certain
or fixed term of certain duration, for example 99 years.

5) REPAIRS are carried out by the property manager on the account of either the
tenant or the landlord depending on the provisions of the tenancy agreement.
Usually he represents the landlord under his structural repairs covenant and the
tenants under the service charge clause. Whether for the tenant or for the landlord
or the cost is debit able to service charge, the manager must ensure that repairs are
carried out promptly otherwise small defects could, with time, become major
problems.

6) Accounts and Records A good account and record keeping are the property
managers greatest assets and tools and for achieving his objectives. The records
whether computer diskette, hard disc stored, or manually kept (correspondence
files) should contain information about the tenants, landlord, lease terms payment
of rents, lease expiry dates, obligations under lease, rates insurance premium etc.
The rules of the Nigerian Institution of Estate Surveyors and Valuers compel its
members to keep two distinct accounts a clients account and a partnership or firms
account.

7) SELECTION OF SUITABLE TENANTS

Records of request from prospective tenants are kept with a view to selecting there
from suitable tenants when accommodation becomes vacant. The ability of the
property manager to select a tenant is of paramount importance in the overall task
of market space. The most significant in the criteria used in the selection of tenants
is the ability of the tenants to pay the agreed rents as and when due. Other factors
adopted include:
i) The ability of the tenants to accommodate future increases in rental
values.
 ii) ii) The nature and reputation of prospective tenant with a view to
determining his ability to pay in the future and carry out tenancy
obligations.
iii) As much as possible past records of prospective tenants are obtained
especially as it concerns dealing with rental properties.

2.11 LEASES AND TENANCIES A lease has been defined as a contractual

arrangement giving or transforming the exclusive right of possession and use of a
land or land and building for a fixed and specific period, usually for a
consideration known as rent. It can also refer to the document creating such a
leasehold interest land. Usually, the period of the contract spans for five or more
years but never in perpetuity. The interest is, therefore, commonly referred to as a
term of years. If the duration for which the grant is made is one year or less, the
right created is not regarded as rights in property. (i.e. rights in rem) but mere
personal contracts (i.e. rights in personam).
When an owner of land or landed property (lessor) grants the term of years to the
other party (i.e lessee) retains some rights in the property as the owner. His
ungranted interest in the property is referred to as the reversion. Payment of rent is
very fundamental in the lease arrangement as it goes to indicate acknowledgement
of the superiority of the interest of the lessor in the subject property by the lessee.
Because of the shortness of the duration of the period of the grant of the right to
possess and use the property in the case of tenancy, the grantor and the grantee are
not called lessor or lessee respectively, as is the situation with a lease relationship.
They are rather referred to as landlord and tenant, respectively. A lessee can assign
his whole interest to another or grant part of his interest in the form of a lease to
another person for a period of at least a day less than the duration of his own lease
duration. The lease so created is differentiated from the original one granted by the
land owner himself by describing it as a sublease. The grantor is known as the sub-
lessor while the grantee is called the sub- lessee. Further creation of lease
arrangement by the sub-lessee lead to what is described as a sub-under lease, and
the parties are referred to as sub-under-lessor and sub-under-lessee, respectively. It
is pertinent to distinguish between a lease and an assignment. Assignment entails
transfer or grant of the total rights of the person making the assignment without
any reservation to the other person. In the case of a lease, the lessor reserves some
ungranted rights (i.e. reservation) to himself. The person making an assignment is
known as the assignor while the person taking up the assignment is referred to as
the assignee. Assignment is more or less an outright sale of or disposition of ones
interest in land or landed property. It could be made by both a freeholder and a
leaseholder. The assignor or seller exchanges his position with the assignee or
purchaser with regard to the subject land or landed property.
Also, there is big difference between a lease and a license. While the former is an
estate with certain tenure, the latter grants only the permission to enter the
premises for the specified purposes. A license does not create an estate or interest
in the land. A lease or term of years can be either a building lease or occupational
lease. A building lease arises when an owner of a bare site (i.e. parcel of land),
which is ripe for development grants is to someone else under a lease arrangement
for erection (construction) of a suitable building. Such leases are usually for very
long period such as 99 years, 999 years, or even longer time. Building leases are
generally long-term investments. The long period is necessary to allow the lessee
sufficient time to not only recoup the capital he expended on development of the
land but also to make reasonable profits on his investment. This is essential
because at the end of the term, the land together with the improvements thereon
revert to the freeholder if the lease is not renewed. However, the freeholder or
lessee may, after developing a suitable building on the land (site), grant a lease of
the building or part thereof together with the supporting land to another person.
The lease so created of land and building is referred to as occupational lease. The
term of such leases range from 5 to 27 years or more. The lease agreement may
provide for revision of the amount of rent payable to the lessor after a certain
number of years into the term. This is particularly important to enable the rent paid
for occupation and use of the property to reflect inflationary impact on the property
values.
2.11.1 Lease Term and Covenants
The terms of a lease refer to the component make-up of the leased agreement (i.e.
the provisions in the lease contact) which create obligations for the parties under
the lease. If there is breach of such provisions, the innocent party may sue in
respect of it. The terms of a lease may either be neither expressed in the lease
document nor deemed to be implied in the document. The terms that are usually
expressed in the lease document include the periodic rent and the methods of its
calculation where it is not fixed; the date of commencement of the lease, and the
duration of the lease. Any purported lease agreement, which fails to specifically
express the aforementioned, is to say the least, invalid. There are implied on
2. 12THE NEED FOR MAINTENANCE Property maintenance means much
more than mere carrying out of a renovation work. It encompasses the entire
administrative and managerial activities required in ensuring that a property
continues to perform its function. Maintenance according to British Standard 3811
is defined as work undertaken in order to keep or restore any part of a building or
machinery to an acceptable standard. These acceptable standards are set by law
and these are primarily directed at health and safety of occupants of a building.
British standard further explains that where there are statutory requirements for
maintenance, the acceptable standard must not be less than that which is necessary.
The main purpose of maintenance is to keep a property in a good and tenantable
condition, whereby it can effectively continue serving the purpose for which it was
built, and also present a good appearance. In addition, property maintenance is
meant to prolong the life span of the property and preserve its value. Effective
property maintenance requires technical knowledge and experience, which are
necessary in identification of maintenance need and specification of the right
remedy to this defect. It also involves activities such as funding, assembling of
experts to do the job, supervision, etc. Most times, property owners try to keep
maintenance expenditure at a minimum, by ignoring the long or neglecting the
adverse long term effective of such a policy. Availability of funds for new projects
its becoming increasingly insufficient; hence there is a need for continuous
maintenance and rehabilitation of existing but fast dilapidating buildings. Regular
maintenance of properties helps in reducing deterioration and improves the
functional and aesthetic qualities of the building. When a building is left in a state
of disrepair for too long, little faults affect other parts of the building and the
problem is aggravated. If remedial measures are not taken, these problems can
even affect the structure of the building which may render it unfit for habitation. At
this stage it will cost a fortune to restore the property to a habitable state. In the
past, the culture of maintenance was almost non-existent in Nigeria. Even now, a
lot of enlightenment is required in order to reap the bountiful rewards of property
maintenance. Therefore a sound property maintenance management policy which
is geared towards creating the desired awareness that the cost of maintaining a
property in its near peak performance level is money well spent and usually far
below the resources required to execute new projects should be inculcated in the
minds of all property owners and managers.
Although property maintenance demands more managerial and technical process of
genuity and skill than those of new work, buildings are too valuable assets to be
neglected and not maintained, considering the amount of capital outlay involved in
its construction. Having analyzed the factors responsible for building decay or
deterioration, it is pertinent to outline the reasons why building owners and users
should imbibe a good maintenance culture. Some of these reasons are
- Reduction in the rate of equipment and structural failures

- To retain and / or improve the value of investment and make it attractive

- Reduction of facility depreciation

- To preserve the initial state and good appearance of the building as far as it is
economically viable and practicable, so that it can effectively continue to serve the
purpose for which it was designed and built.

- Reduction of maintenance cost and at the same time increasing financial returns.

- To escape legal sanctions or conform to town planning regulations.

- To improve the aesthetic appearance of the property.

In the case of an investment property, the success of a maintenance policy is

gauged by the actual and expected income accruing there from. The need for
maintenance cannot be over emphasized and the property owner or manager should
ensure that from the initial stages, adequate steps are taken to avoid or minimize
certain errors which will lead to future maintenance problems in the property. In
this regard, a sound knowledge of the nature and causes of problems is very
essential for an effective maintenance policy.

13.1 TYPES OF MAINTENANCE

1. Preventive maintenance:
Maintenance carried out at predetermined intervals, or corresponding to prescribed
criteria, and intended to reduce the probability of failure or performance
degradation of an item.
 Iii Response maintenance: Maintenance work carried out as a result of a
request from the building user.
ii) iii) Emergency maintenance: Maintenance which is necessary to put in
hand immediately to avoid serious consequences. This is sometimes
referred to as day to day maintenance resulting from such accidents as
gas leakage, storm damages, fallen trees, blown off roofs, etc.
iii) iv Planned maintenance: Maintenance organized and carried out with
forethought, control and the use of records to a predetermined plan based
on the results of previous condition surveys.
iv) Breakdown maintenance: The operation of restoring an item to a state
in which it can fulfill its original function after a failure in its
performance.
v) Condition - based maintenance: Preventive maintenance initiated as a
result of knowledge of an item condition gained from routine or
continuous monitoring.
vi) Corrective maintenance: The maintenance carried out after a failure
has occurred and intended to restore an item to a state in which it can
perform its required function.
vii) Routine maintenance The preventive maintenance such as sweeping and
cleaning, checking run-off, water gutters, roof gutters and servicing
mechanical and electrical installations.

14.0 TYPES OF TENANCIES

Tenancy could be defined as occupation of property for very short period, such as
occupation of property on weekly, monthly or yearly basis. As a distinction of
tenancy from a lease, the grantor is referred to as the landlord while the person to
whom the right of occupation and use of the premises are given is known as the
tenant as against lessor and lessee, respectively, in this case of a lease. The
following are different types of tenancies recognized by the law and practice of
property management.
Periodic (Yearly) Tenancy this is in other words described as a property from year
to year. It refers to occupation of property for very short period of one year or less
by a tenant in return for payment of rent. However, the tenancy enjoys automatic
renewal for the same period at the same end of an existing tenancy without fresh
letting, unless either of the parties gives notice to the other of his intension to end
the relationship. Periodic tenancy is usually created by an agreement between
landlord and tenant. Such agreement may be written or implied, but essentially it
specifies the amount of periodic rent to be paid and other obligations of the parties
without specifying the duration of the relationship. Again, periodic (yearly)
tenancy is deemed to have been created where a lessee took possession of the
premises under a void lease. Another method of creating periodic tenancy is where
a tenant under a lease continues to remain in occupation of the premises with the
consent of the landlord even though he has not renewed the lease. The tenant holds
over and pays periodic rent which is accepted by the landlord. However, these
conditions cannot be deemed to have created periodic tenancy where the tenant had
a right to remain in possession as a stationary tenant. Depending on the
measurement of the rent and frequency of payment and acceptance, periodic
tenancy can be of the following kinds.

- Yearly tenancy (tenant from year to year) where rent is paid on yearly basis.

- Quarterly tenancy (i.e. tenant from quarter to quarter).

- Monthly tenancy (i.e. tenant from month to month) and
- Weekly tenancy (i.e. tenant from week to week).

Periodic tenant is legally protected. The tenant cannot just be ejected from the
premises without adequate prior notice. The parties may agree on any length of
notice to be given to terminate the relationship. A provision denying the landlord
the rights to give notice to quit at all or so long as the tenant meets his undertakings
is void at law. This is because it is repugnant to the nature of the tenancy. Where
the parties have not specified the periodic of notice, a yearly tenancy required at
least half of the tenancy. Similarly a quarterly tenancy requires a quarters notice
expiring at the end of one of the quarters of the tenancy. A weekly tenancy requires
one-week notice expiring at the end of a week of the tenancy. The periods of notice
must be strictly compiled with as court will not grant equitable relief against the
consequences of forgetfulness or mistake in giving the notice.

Tenancy at Will
This tenancy arises where the tenant is staying in the premises at the will of the
landlord. The main features of this tenancy are rent free occupation and indefinite
nature of the tenure. Either party may determine the tenancy at any time. However,
it is the law and practice in many countries that a tenant at will requires sufficient
time (i.e. 30 days or one month) to quit the premises should the landlord desire to
re-enter. Tenancy at will arises from two different sources, namely: by express
agreement, and by implication of the relationship between the parties. The landlord
who wants to sell his property vacant and free of occupation may agree with the
tenants to vacate and yield up possession anytime he finds a purchaser who wants
to pay for the property. Even where the agreement between the parties did not
contain the clause, but the landlord made the tenant to be aware that the house was
being sold their tenure becomes tenancy at will (in-so-far as the landlord does not
receive rent anymore from them). Tenancy at will is also created where:
- an employer gives accommodation to his employee without charging him any
rent even though the employer is not under any obligations to do so.
- A tenant whose lease has expired holds over with the consent of the landlord but
has not yet paid rent on a periodic basis.
- A tenant takes possession under a mere agreement for a lease but has not paid any
rent yet.
- A purchaser takes possession before completion of payment, among other
situations. However, tenancy at will can metamorphose into a periodic tenancy if it
was created without any agreement to payment of rent, but the tenant subsequently
pays rent upon some regular basis and the accepts the same.
Tenancy at will can be determined when either party gives the other notice to
terminating the tenure or when either party behaves in a manner incompatible with
the continuance of the tenancy, like where the tenant commits voluntary waste or
the landlord serves a writ claiming possession of the property. The tenancy can
also come to an end with the death of either party or where either assigns his
interest in the premises. However, the landlord is entitled to compensation for the
use and occupation of his premises, unless he agreed with the tenant that the
tenancy shall be rent free.

Tenancy at Sufferance A tenancy at sufferance arises where a tenant (lessee) who

entered the premises under a lawful tenancy, continues to occupy the premises
even though his tenure has expired without the landlord consent or approval. The
tenant may or may not be aware of the determination of his former tenure.
However, the most important issue is that the landlord does not know that such a
tenant is holding over and therefore he has not exercised his re-entry rights. This
tenancy only obtains by operation of law and can never be by express grant. There
is no tenure between the parties (i.e. landlord and tenant) in his relationship.
Nevertheless, it cannot be said to amount to a trespass because the tenants original
entry into the premises was lawful. Consequently, such tenant cannot be sued for
damages for trespass but he is very much liable to a claim for use and occupation.
Also, the tenant at sufferance cannot be sued for rent, as there are no privities
between the parties between the parties (i.e. landlord and tenant). However, a
tenancy at sufferance can be converted into a periodic tenancy if the tenant paid a
rent measured on certain basis (e.g. weekly, monthly, quarterly, yearly, etc) and the
landlord accepted it. Even though the tenant is staying in the premises at the
sufferance of the landlord, he still requires adequate notice to quit the premises at
any point when the landlord discovers the mistake.
There are stationary penalties for tenants who obstinately hold over after receiving
a notice to quit. For instance, where the tenant continues to stay in the premises
after receiving a written notice to quit from the landlord, the tenant is liable to pay
the landlord double (twice) the annual value of the premises as at the same time for
the period he willfully holds over. On the other hand, if the holding over is after
the expiration of a written notice to quit given by the tenant himself to the landlord
he will be liable to pay double rent for the period he holds over. In the case of the
former instance, the landlord can only claim for the payment by action and never
by distress. And for the latter situation, enforcement of payment can be by action
or distress.
Statutory Tenancy Statutory tenancy is a creation of the Rent Control and
Recovery of Residential Premises Law, 1976 of Lagos State, and other equivalent
laws in other states of Nigeria. Statutory tenancy commences at the termination of
the contractual lease or tenancy agreement between the landlord and the tenant and
runs until the landlord recovers possession of the premises either, by peaceable re-
entry or by court order. According to Idigbe, J.S.C., statutory tenancy is a
compendious expression to describe the right of a tenant of protected premises to
remain in possession of the premises, notwithstanding the determination of his
contractual interest until such time as either he voluntarily gives up possession, or
the court, on cause shown, makes an order against him to deliver up possession.
The contractual lease or tenancy is terminated by notice on the tenant in the case of
a periodic tenancy. A tenant holding the premises under statutory tenancy is
referred to as a statutory tenant.
According to Idigbe, JSC, a statutory tenant who retains possession by virtue of the
Rent Acts and not as being entitled to tenancy, his possession of the premises is
contrary to the will of the landlord who strongly desires to run him out. Statutory
tenancy arises by operation of law, which restricts the landlords right to recovery
of possession of the premises, until due legal process is availed. Unlike a
contractual tenant, a statutory tenant does not have an estate or property in the
premises but only a right to possession of the property concerned. Nevertheless, a
statutory tenant is entitled to statutory notice of the owners intention to recover the
premises. The written notice must satisfy the requirements, of Section 15 of the
1976 Rent Control and Recovery of premises law, (Lagos State) which notice as in
form E will contain among other things.
i) That the term of years or interest in the premises granted to them had
ended; ii) that they have neglected or refused to quit and deliver up possession of
the premises; iii) the landlords intention to recover possession on date not less than
seven days from the date of the service of the notice, and signature of the landlord
or his agent. It is however, pertinent to mention here that a statutory tenant is liable
to pay manse profits to the landlord for the use and occupation of the premises for
the period he held over the possession.
Squatter or Trespasser
A squatter or trespasser is one who takes wrongful possession of another land
without consent or permission of the actual owner. His possession of the land is
adverse to the property and interests of the actual owner. However, inaction of the
actual owner to recover his land from the squatter promptly may legalize the title
of the squatter in the land. By operation of the British Limitation Act, 1939, the
right of the actual owner to bring action for recovery of possession from a squatter
or trespasser on his land is barred after twelve years. The owners title in the land is
thus extinguished by limitation. Hence, prompt action by the actual owner to
recover possession from a squatter or trespasser is very essential to avoid the
possibility of being barred and his title to the land lost to the squatter.

2.15 NATURE AND CAUSES OF PROBLEMS IN BUILDING

 2.15.1 Dampness Damp penetration is one of most serious defects in buildings. It
causes deterioration of the structure and also results in damage to furnishing and
contents of the building. It can also affect the health of the occupant.

2.15.2 Roof leakage

This is one of the commonest defects complained of by the occupier. Apart from
causing considerable inconvenience to the users, it can lead to accelerated
deterioration of the other parts of the buildings such as ceilings, floors and walls,
and can cause serious damage to decoration and electrical installation.
2.15.3 Cracks

These are generally caused by tensile stresses in excess of the tensile strength of
the materials. Produced by externally applied loads or internal movement arising
from temperature or moisture changes. Cracks frequently give rise to air
infiltration, heat loss and reduced sound insulation, all of which results in reduced
efficiency of the building.
2.15.4 Efflorescence
This consists of deposits of soluble salts formed on the surface of new brick work,
and it usually appears as loose white power or feathery crystals, or more
occasionally as a hard glossy deposit penetrating the brick faces. It can occur on
internal as well as external surfaces, causing damage to decoration where applied
before the walls have dried out.
2.15.5 Painting defects

Decorations enhance the appearance of buildings and in many cases also protect
materials which would otherwise deteriorate. Common defects in painting are
flaking and peeling of paints which give the property a shabby appearance and
make it unsightly and unacceptable to the occupants.

2.15.6 Plumbing defects

Plumbing defects are also one of the major defects in buildings. Leaking taps and
waste water is a nuisance. Burst pipe leaks water into the walls or floors and cause
dampness on the property. Plumbing defects are very destructive to the building if
not attended to on time.
2.16 CAUSES OF PROBLEMS IN BUILDING Problems in building are a
gradual deterioration or physical obsolescence of building structure through wear
and tear of the fabrics. The common factors identified for this are:-
2.16.1Standard of construction: - Some defects originate from the building
process during design and construction stages. Use of low quality materials and
labour in construction will lead to a quick deteriorating of the building.
2.16.2 Intensity of use: - The higher the intensity of use, the higher the degree of
wear and tear. Moreover, a building with uses that requires heavy traffic or
installation of heavy machinery is more likely to wear out at a faster rate than a
similar one with ordinary users.
2, 16.3 Climate/natural factors: Weather elements particularly affect the external
components and elements of the building and this varies in severity according to its
location in items of the natural condition of that environment, and the orientation
of the building. But where standard materials and adequate designs are
incorporated into the building, climatic effects will be checked and minimized,
subsequently reducing maintenance costs. The cumulative effects of rain, wind,
solar radiation, atmospheric pollution and chemical action cause corrosion of
building structure. Moisture which comes in many forms: rain penetration,
condensation, leakage from water carrying devices or drainage and rising damp,
is a common decay causing factor of building components. Damp proof course
and water resisting points are often used to keep moisture off the floors and walls.
Natural forces like storm, food, land side and earthquake may also strike the
property.
2.16.4 Biological factors: These include activities of human beings and animals.
Such activities as excavation, sinking of wells and blasting of rocks can lead to
settlement resulting in cracks in the floors and walls of buildings and eventual
collapse of these components. Insects like beetle and termite, and also rodents like
rat and mouse can attack building components to cause a quick deterioration.
2.16.5 User Activities: - This includes both human and mechanical agencies,
and authorized and unauthorized usage. Also tenants could be very destructive to
building components.
2.16.6 Standard of workmanship: This determines the building level of future
maintenance. If low level workmanship is used, maintenance problems come up.
Therefore qualified contractors must be employed.
2.16.7Changing standards and tastes: This creates a damage to be carried out
more often than functionally necessary. Therefore the ability of the designer to
consider future needs will reduce such damage. Also property managers can check
unauthorized alterations by tenants which have negative effects on buildings.

2.16. 8Interdependence of building components: Deterioration rate of some

components can be speeded up by the failure of other elements. For example the
cracking of plumbing works buried in walls due to age, may result in leakage of
water and subsequent dampness of wall and timbers resulting in organic growth
and vote respectively.
2.16.9Design consideration: Inherent design problems include wrong decisions,
incorrect assessment of soil and load capacity. Complex specification, misjudged
layout, etc. conflicts may arise between environmental factors designers own bias,
client requirement, nature of materials, etc correct judgment and better
understanding will therefore provide the necessary rational and balance
compromise. Sometimes design and location of some fittings may make
accessibility to them difficult when maintenance is required. This results in
external costs and may lead to damage of other parts when trying to gain access.

2.16.10 Building Occupancy: Where the occupancy ratio of building is higher

than planned for, facilities in the building will be over used and thus results in a
faster rate of deterioration. This result in a high frequency of maintenance works
resulting in high maintenance costs.

CHAPTER THREE

RESEARCH METHODOLOGY
3.1 INTRODUCTION
This chapter describes the plan and method by which the research activity
is carried out. Rajasekar, Philominathan, and Chinnathambi, (2006) defined
methodology as a systematic way to solve a problem. According to the
study, it is the procedure by which researchers go about their work
describing, explaining and predicting phenomenon.
 This chapter provides details on the method for conducting the study. Areas
considered include the research design, the population, the sample and the
technique for its selection, the research instrument, data collection
procedure and data analysis procedure. The chapter concludes with the
statistical techniques utilized for the data analysis.

3.2 RESEARCH DESIGN

Research design is the detailed outline of how the research is conducted
which include how data is collected, what research instrument is used, how
it is used and the means for analyzing the data collected.
The research design employed in this study is a descriptive and quantitative
survey, which was used to achieve the outlined objectives and structured
questionnaires as the most suitable technique for such a survey. The survey
research collects information from the population for intensive analysis by
the researcher.

3.3 RESEARCH AREA

Abibatu mogaji shopping plaza is located at iponri in surulere local government
area of lagos state. The shopping mall was built after the late iya oloja of lagos
chief mrs mogaji Tinubu. The shopping plaza is a multi-tenanted property which
comprises of markets, offices and banks.

The shopping plaza is confronted with lots of management problem such as

maintenance, repairs, renovation and painting.

3.4 POPULATION OF STUDY

Population refers to the totality of a universal set contained in particular study area
i.e. prospective respondents that possess the characteristics or that have the
knowledge of the particular study in question from which a sample would be
selected. In this study Abibatu mogaji shopping plaza was confined to a subset of
the entire population.
3.5 DATA TYPES AND SOURCES
The data for the study was obtained from primary and secondary sources.
The primary data was sourced from structured questionnaires administered
to respondents during field surveys, where respondents recorded their
responses to the questions asked by the researcher. The result of the
analysis of the data collected is presented in chapter four of this research.
The questionnaires were self-administered.

3.6 SAMPLE SIZE

Sample size determination is the act of choosing the number of

observations to include in a statistical sample. The sample size is an
important feature of any empirical study in which the goal is to make
inferences about a population from a sample frame. The sample size used in
a study is determined based on the expense of data collection, and the need
to have sufficient statistical power. In complicated studies there may be
several different sample sizes involved in the study.

Practically speaking, sample size can be determined with the use of a

formula (as used in this research) or by objective and deliberate selection so
as to ensure adequacy of the sample units assessed and also the marginal
error and confidence level (of the sample units assessed), should be taken
into consideration.

3.6.1 SAMPLING METHOD

This was done in order to arrive at an efficient estimate from each

respondent who is situated within the study area. The method of
determination of sample size adopted is the Taro Yamani formula, which is
used for a finite or infinite population. The formula is given as:

n = N / 1 + N (e) 2

Where:

N=signifies the sample size

 N= signifies the pops under study

E = signifies the margin error

N=90/ (1+90(0.05)2)

N=90/ (1+1)

90/2

N=45

The sample size is approximately 45.

3.7INSTRUMENTS OF DATA COLLECTION

The nature of the environment was taken note of through observation,
including the conditions of the amenities, housing and other infrastructural
facilities. Then, a total number of 90 questionnaires will be distributed to the
tenants and managing firm in the study area and questionnaires will be given
out and the information on the field of study. The questionnaire will be
analyzed to find out the appropriateness of the questionnaire items and research
questions and objective of the study. Then also oral interviews will be
conducted and the information will be contained in the returned questionnaires.

3.8 REINSTATEMENT OF RESEARCH OBJECTIVES

1. To examine the conditions of Abibatu mogaji shopping plaza
2. To identify the property management problems associated with Abibatu
mogaji shopping plaza.
3. To proffer solution to the identified problems in the study area
4. To assess the relationships between property management problems,
accommodation voids and tenant congestion in Abibabtu mogaji shopping
plaza
5. To ascertain the property management strategies adopted in solving
management problems in Abibatu mogaji shopping plaza.
 3.9 METHOD OF DATA COLLECTION

The data gathering procedure will be accomplished by administering the

questionnaires to the respondents who are residing on the property.
Personal interviews will also be conducted to supplement the questionnaire
and get the respondents view on salient points.

3.10 METHOD OF DATA ANALYSIS

Data realized from administration of the research instruments was analyzed and
processed with the aid of Statistical Packages for Social Sciences (SPSS 2016).
Data measured on nominal scale was analyzed using descriptive statistics such as
frequency distribution tables and percentages. In the analysis, the Mean Score
method was adopted to establish management problem of Abibatu mogaji
shopping plaza. This will enable the researcher assign positions (rank) these
effects, with the most sensitive effect ranked first, while the least sensitive effect is
ranked at the bottom of the table.

CHAPTER FOUR

Data Presentation and Analysis

4.1 Introduction

The objective of this chapter is to present, interpret and discuss the result of the
analysis of the occupier and estate surveyors questionnaire survey conducted on
Abibatu Mogaji Plaza in Lagos base on the Management problem of multi-
tenanted property. The chapter is divided into two main sections; the first section
presents and discusses the results of data derived from the survey of the occupier
of the property which examined the respondents profile. These results were
presented with percentages and frequency tables.
The second section is the presentation and discussion of the results of the analysis
of the questionnaire survey of rate of satisfaction of the property manager of the
plaza. The results were presented with percentages, frequencies and mean item
scores.

The chapter ends with a summary of findings from the study of the rate of
satisfaction of the users with the buildings and its facilities.

4.2 Response Rate

Table 4.1

S/N Administered Retrieved Percentage

1 Occupier 80 77 96
2 Property manager 10 6 45
Total 90 83 65
Source: Field Survey 2017

Eighty (80) questionnaires were administered to the personnel involves in the study
areas (eighty (80) to the occupant while Ten (10) were administered to the property
manager), seventy seven (77) were retrieved from the occupant and six (6) from
the property manager), Eighty three (83) were found usable. This presented an
effective 65% response rate in total; that is to say a 96% response rate from the
occupant and 45% response rate from the property manager. The discarded
responses were from respondents who failed to meet the required quality and
consistency checks used in the screening processes.

4.3 Profile of Respondents (Occupier)

Table 4.2

4.3.1 Gender of Respondents

S/N Gender Frequency Percentage
1 Female 45 58.4
2 Male 32 41.6
Total 77 100
Source: field survey 2017
This table shows that 58.4% of the respondents are female while 41.6% are male; it
suggests that more than half of the respondents are female.

Table 4.3
4.3.2 Marital Status of Respondents
S/N Marital Status Frequency Percentage
1 Single 19 24.7
2 Married 53 68.8
3 Divorced 5 6.5
Total 77 100
Source: field survey 2017
This table shows that 24.7% of the respondents are single while 68.8% are married
and 6.5% of are of divorced; this implies that more than half of the respondents are
married

Table 4.4
4.3.3 Age of Respondents
S/N Age Frequency Percentage
1 20 30 34 44.2
2 31 40 30 39
3 40 above 13 16.9
Total 77 100
Source: field survey 2017
This table shows that 13% of the respondents are in the age range of 40 years and
above, 39% are within 31 and 40 years while 44.2% are within 20 and 30 years
old; it implies that most of the respondents are between the ages of 20 and 30 years
old.
Table 4.5
4.3.4 Occupation of Respondents
S/N Occupation Frequency Percentage
1 Civil/public 7 9.1
2 service 24 31.2
3 Private sector 46 59.7
Selfemployment

TOTAL 77 100

Source: field survey 2017

This table shows that 9.1% of the respondents are civil/public service, 31.2% are
private sector while 59.7% are self-employment; it implies that more than half of
the respondents are self-employed.
Table 4.6
4.3.5 Highest Educational Qualification of Respondents
S/N Educational Frequen Percentage
Qualification cy
1 FSLC 15 19.5
2 WAEC/GCE 11 14.3
3 OND 13 16.8
4 HND/B.Sc 29 37.7
5 Other 9 11.7
Total 77 100
Source: field survey 2017
This table shows that 19.5% of the respondents are holders of FSLC, 14.3% holds
an WAEC/GCE, 16.8 holds an OND (Ordinary National Diploma), 37.7% holds a
HND/B.Sc and 11.7% are holders of a Other certificate; this implies that all the
respondents are well educated. Also, it indicates that the responses gotten in this
research work are valid as the respondents have the knowledge to answer the
questions asked.
 Table 4.7
4.3.5 Number of Years in the property by the Respondents
S/N Number of Years Frequen Percentage
cy
1 15 23 29.8
2 6 10 39 50.7
3 10 above 15 19.5
Total 77 100
Source: field survey 2017
This table shows that 29.8% of the respondents have been occupying the property
for 1 - 5 years, 50.7% have been in the property for 6 10 years, while 19.5% have
been in the property for 10years and above. This implies that more than half of the
respondents have at least been in the property for more than 10 years.
Table 4.8
4.3.6 Means of payment by Respondents
S/N Response Frequen Percentage
cy
1 Bank 43 55.8
2 Cash 34 44.2
Total 77 100
Source: field survey 2017
This table shows that 55.8% of the respondents pay their rent through bank while
44.2% pay by cash to the property manager; this implies that half of them pay their
rent through bank.
Table 4.8
Satisfaction with the rent paid by Respondents
S/N Response Frequen Percentage
cy
1 Yes 31 40.3
2 No 36 46.7
Total 77 100

Source: field survey 2017

This table shows that 40.3% of the respondents are satisfied with the rent paid in
used the property while 46.7% of the respondents were not satisfied with the rent
paid at one time or the other and this indicates that responses from them are valid
as they know the condition of the building and its facilities.
Table 4.9
4.3.8 Condition of multi-tenanted properties by the Respondents
S/N Response Frequen Percentage
cy
1 Good 16 26
2 Fair 41 53.3
3 Bad 20 20.8
Total 77 100
Source: field survey 2017
This table shows that 26% of the respondents properties are in good condition,
53.3% of the respondents properties are in good condition while 20.7% of the
respondents properties are in good condition; this implies that most of the
properties in the case study are in fair condition.

Table 4.10
Rate of at which property manager pay visit to the property by Respondents
S/N Response Frequen Percentage
cy
1 Regularly 7 66.3
2 Any time 19 24.6
3 Yearly 51 9.1
Total 77 100
Source: field survey 2017
This table shows that 66.3% of the respondents said the property manager visit for
inspection on yearly bases, 24.6% f the respondents said the property manager visit
for inspection at any time while 9.1% f the respondents said the property manager
visit for inspection on regularly bases; this implies that most of the property
manager of the case study visit the property on a yearly bases

Table 4.10
Assessment of the property by Respondents
S/N Response Frequen Percentage
 cy
1 Very good 2 2.6
2 Good 20 26
3 Fair 45 58.4
4 Poor 10 13
Total 77 100
Source: field survey 2017
This table shows that 2.6% of the respondents assessed the property manager on
very good performance, 26% of them assessed the property manager on good
performance, 58.4% of them assessed the property manager on fair performance
13% of them assessed the property manager on poor performance; this implies that
most of the property manager are on fair performance.

4.4 PROFILE OF PROPERTY MANAGER

Table 4.11
4.4.1 Register status by respondent
S/N Status Frequen Percentage
cy
1 Yes 4 66.7
2 no 2 33.3
Total 6 100
Source: field survey 2017
This table shows that 66.7% of the respondents are Register property manager
while 33.3% are no register property manager; this implies that most of the
respondents are property manager in the subject property.

Table 4.12
4.4.2 The number year been in practice
S/N Range Frequen Percentage
cy
1 Below 10 year 3 50
2 11-15 year 2 33.3
3 Above 20 year 1 16.7
Total 6 100
Source: field survey 2017
This table shows that 50% of the respondent have been in practice below 10 years,
33.3% of the respondent are in practice between 11 to 15 years while 16.7% of the
respondent are in practice above 20years; this implies that most of the respondent
have been in practice below 10 years.

Table 4.13
4.4.3 Involvement on multi-tenanted property of Respondents
S/N Response Frequen Percentage
cy
1 Yes 5 83.3
2 No 1 16.7
6
TOTAL

Source: field survey 2017

This table shows that 83.3% of the respondents have been involved in multi-
tenanted property while 16.7% of the respondents are not involved in the multi-
tenanted property single; this implies that since most of the respondents are
involved in multi-tenanted properties the information gather will be useful to the
research work

Table 4.14
4.4.4 Objective of multi-tenanted property of Respondents
S/N Response Frequen Percentage
cy
1 Financial motive 3 50 b) Social motive
2 2 33.3
Social motive
3 1 16.7
Continuity
4
Independence 0

Total 6 100

Source: field survey 2017

This table shows that 50% of the respondents said that the objective of multi-
tenanted property is finance, 33.3% of the respondents said that the objective of
multi-tenanted property is for social and independent motive while 16.7% of the
respondents said that the objective of multi-tenanted property is for continuity.
This implies that the at most aim of multi-tenanted properties is for money.

Table 4.15
4.4.5 Factor that influence rent of Respondents
S/N Response Frequen Percentage
cy
1 Market forces 4 66.7
2 Reserved rents 2 33.3
Total 100
6
Source: field survey 2017
This table shows that 66.7% respondents response that the rent is been effect by
market forces factor while 33.3% respondents response that the rent is been effect
by reserved rent factor; that is the major factor that influence rent is the market
force.

Table 4.15
4.4.5 Means of maintaining the property of Respondents
S/N Response Frequen Percentage
cy
1 Tenants 1 16.7
2 Fund Generated 5 83.3
Total 6 100
Source: field survey 2017
This table shows that16.7% respondents maintain property through the tenant
while 83.3% respondents maintain property through the fund generated from the
property; therefore most of the maintenance is carried out by the property manager.

4.5 Analysis of Performance

Table 4.22
4.5.1 Condition of Infrastructure in the study area
EXCELLEN GOO POO MEA RAN
S/N ITEM FAIR
T D R N K
Ventilatio
2 0.87 1.37 0.35 0.15 2.74 1st
n
1 Roof 0.26 0.65 1.09 0.17 2.17 2nd
3 Drainage 0.52 0.85 1.09 0.04 2.50 3rd
4 Water ------- 0.98 1.09 0.13 2.20 4th
5 Elevator -------- 0.59 1.35 0.13 2.07 5th
6 Floor -------- 0.72 1 0.26 1.98 6th
7 Wall ------- 0.26 1.04 0.39 1.69 7th
Source: field survey 2017
Note: Excellent range within 4 3.00
Good range within 3.99 2.00
Fair range within 1.99 1.00
 Poor range within 0.99 0.00
The table above shows that ventilation quality ranked 1 st in the Good rate with roof
and drainage 2nd and 3rd respectively while elevator, floor and wall fair with as
they ranked 5th , 6th and 7th respectively as stated by the respondents.

Table 4.22
4.5.1 Factor for poor housing conditioning
S/ EXCELLE GOO MEA RAN
ITEM FAIR POOR
N NT D N K
1 Feasibility 0.78 1.89 0.35 ----- 3.02 1st
2 Attitude to
0.7 1.76 0.48 ----- 2.93 2nd
usage
3 Weather 0.61 1.63 0.61 ----- 2.85 3rd
4 Cost of
0.43 1.7 0.65 ---- 2.78 4th
material
5 Poor usage 0.52 1.5 0.74 ---- 2.76 5th
Source: field survey 2017
Note: Excellent range within 4 3.00
Good range within 3.99 2.00
Fair range within 1.99 1.00
Poor range within 0.99 0.00
The table above shows that Feasibility quality ranked 1st in the excellent rate while
Attitude to usage, Weather, Cost of material, Poor usage are rank in the good
quality they ranked 2nd, 3rd, 4th, and 5th respectively as stated by the respondents.
CHAPTER FIVE

5.0 DISCUSSION, FINDINGS CONCLUSION AND RECOMMENDATIONS

5.1 DISCUSSION

Most Nigerians aspire to own landed property, whether thatched huts, iron sheet
sheds, mansions or magnificent plazas from which to collect rents or simply to
have roofs over their heads. The aspiring property owner may extract thirty five or
forty blocks instead of twenty-five or thirty blocks out of a bag of cement.
Afterwards, he employs labour, not necessarily expert and often without approved
drawings or proper advice, proceeds to build a house, store or tenement block as
cheaply as possible. This procedure not only applied, and still applies, to some
properties in the rural areas but many buildings especially multi-tenanted buildings
in townships were built and are still being built, like that.

The development of a maintenance culture, a popular government jingle,

unfortunately had not much attention itself but it is now being forced on property
owners. Property owners are waking up to the complications of property
ownership, the need to seek advice at all stages of putting up buildings, and
afterwards, the need to maintain the properties and keep them in the condition to
continue yielding income or adequately meeting the need for which they were
constructed. They are, therefore availing themselves of the services of professional
property managers.

5.2 FINDINGS

The findings of the study include the following:-

1. It was revealed that a lot of repair requests are often neglected at the
initial stage until the problem has deteriorated to a level where repairs
 will involve large sums of money. At this stage, landlords find it difficult
to bear the cost of effecting repairs.

(2) The use of inferior building materials during construction causes a lot of
problem on the building.

(3) Quite a number of properties especially the multi-tenanted yielding ones

lack basic amenities.

(4) Lack of fair rent to cover maintenance cost and non periodic rent review to
arrest the effect of galloping inflation in the economy poses a lot of problem for
the property manager.

(i) It was discovered that many landlords who reduce construction cost do
not have thought for future maintenance.
(ii) A case section of multi-tenanted yielding property owners prefer to
manage their properties themselves. This is because of the low income
generated from these properties.
(iii) Most landlords in a bid to recover some money spent in their building
through rent collection and agency always let the properties out
themselves before seeking the services of a property manager.
(iv) Estate Surveyors and Valuers who are also project managers are not
involved right from the initial stage of a project.

5.3 CONCLUSION

It is relevant to conclude that the Nigerian Institution of Estate Surveyors and

Valuers should mount an intensive awareness campaign to educate Nigerians on
the duties and services provided by members of her noble profession. The
misconception that property management is merely rent collection and can be
carried out by anybody should be corrected. Many Nigerians equate Estate
Surveyors with quack local agents whose duties end in letting rooms, parlor and
shop spaces. Property management practices are not widely known and therefore
not sought for or employed. Management and maintenance problems become less
if the services of a property manager are employed at the initial stage of
development as he can render useful advice from the onset. Finally, property
management and maintenance is as important as property development as the lack
of it eventually diminishes the national housing stock, apart from constituting a
waste of scare economic resources.

5.4 RECOMMENDATION

In view of the findings, the following recommendations are made to facilitate the
management and maintenance of multi-tenanted property. Landlords should ensure
that good and superior building materials should be used so that it can withstand
the climate conditions and soil type. The general practice in property letting in
Nigeria leaves the responsibility for all repairs of structural nature, including
external painting to the landlord. However, as we have seen the fact that the rents
from these properties sometimes are unable to cover the cost of such maintenance,
makes it impossible for such landlords to live up to their responsibilities. Qualified
professionals should be employed in the construction of building and also there
should be a strict supervision of the artisans. This may be costly in the short run,
but the long term benefits cannot be quantified. In Nigeria, the theory of sinking
fund seems to be an academic exercise only. Landlords should be advised and
encouraged to imbibe the practice of setting aside part of their rental income in a
separate maintenance account for the sole purpose of carrying out repairs on their
buildings in same manner that service charge funds are operated. Estate Surveyors
and Valuers should take up the management and maintenance of multi-tenanted
properties with enthusiasm not minding the meager returns from it. It will help to
block the avenues for quacks.
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Macmillian Building & Surveying Series: 2nd Edition London. Hornby, A. S.
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University Press, Oxford. Iloabuchi, K. E. O. [2004]: Principles of Property
Management, Unpublished Lecture Notes, UNEC Enugu. Lawal, M. I . [1997]:
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Lawal, M. I . [2010]: Principles and Practice of Housing Management, ILCO

books and Publishers, Lagos.

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London.

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Education Limited, Harlow.

Nwanekezie, F. [2013]: Principles and Practice of Estate Management, Avan

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Seeley H. Ivor [2003]: Building Maintenance, Macmillian Press: London.

Spedding, Alan [2005]: CIOB Handbook of Facilities Management, Pearson

Education Limited: England.

Stapleton T. [2009]: Estate Management Practice (Third Edition), Estate Gazette

Limited: London.

Thorncroft, [2013]: Principles of Estate Management, Estate Gazette Ltd, London.

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Development Studies, UNEC Enugu.

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Publications, Enugu.

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the 28th Annual Conference of the Nigerian Institution Of Estate Surveyors and
Valuers.

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Presented at the 17th Annual Conference of NIESV held at Enugu.
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Management, The Estate Surveyors and Valuer, Vol 11 No 2.

QUESTIONNAIRE

Department of Estate Management,

Faculty of Environmental Science,

University of Lagos,

2nd August, 2017.

Dear Sir\Madam
I am final year student of Estate Management at the above mentioned University.
As part of the requirements for the award of Bachelor of Science (B.Sc) degree, I
am currently carrying out a research titled; Management problems of multi-
tenanted mixed use property. (Study of Abibatu Mogaji Plaza).

I therefore humbly request you to render assistance towards the success of

the student by objectively completing this questionnaire. Please be assured that
information supplied will be treated in utmost confidence. Note also that this
research is purely for academic purpose and would not under any circumstance be
used otherwise.

Thanks for your Co-operation.

Amanze Precious

OCCUPIER/ TENANTS
QUESTIONNAIRE
1. Name of respondent (optional)________________________________

2. Sex of respondent (a) Single (b) Married (c) Divorced

(b) Male (b) Female

3. Age of the respondent? (a)20-30yrs b) 30 -40yrs c) 40-above

4. Occupation of respondents

a) Civil/Public Service b) Private Sector

c) Self employment
5) What is your qualification?
a) FSLC b) WAEC/GCE c) National diploma/Diploma Certificate
d) Degree/ HND (e) others
6. How long have you been a tenant in this building?
a) Less than 10 years b) 11-20 years c) 20 years and Above

7. How do you pay rent?

a) To the bank b) To the property manager

8. Are you satisfied with the rent paid?

a) Yes b) No

9. What are the conditions of multi-tenanted properties?

a) The properties are not in good tenanted condition

b) Facilities are not well maintained

c) Lack/ Unsteady Supply of amenities
d) All of the above
10. Do you experience any room of discrepancy in the property occupied?
a) Yes b) No
11. If yes who takes care of the repair
a) Property manager
b) Tenant
12. How often does the property manager pay visits to inspect the building?
a) On regular b) Yearly
c) Anytime they like
13. How long does it take to attend to your complaints?
a) Very bad b) Long c) Short
14. Do you pay service charge?
a) Yes b) No
15. If yes, do you pay Service Charge?
a) Yes b) No
16. Do you have adequate waste disposal facilities?
a) Yes b) No
17. How will you describe the relationship between the tenants and the property
manager?
a) Cordial b) Not Cordial c) I dont know
18. How do you access the performance of the property manager?
a) Very good b) Good c) far d) poor

TO THE PROPERTY MANAGER

1) Are you a property manager
a) Yes b) No
2) Are you registered?
a) Yes b) No
3) If Yes, How long have you been in practice?
a) Below 10 years b) 10-20 years c)30 years and above
4) Have you ever been involved in the management of a multi-tenanted
building?
a) Yes B) No
5) How long have you been involved in the management of multi-tenanted
properties?
a) Below 5 yrs (b) 5-10 yrs (c) 11 years and above
6. What are the conditions of infrastructures in the study area?
Root Excellent Good Fairly Fair Poor

leakage

Floor

Ventilation

Water

Drainage

Elevator

Wall

Window

7. What are the factors responsible for poor housing condition in the study area?

Very satisfied Satisfied Fairly satisfied Not satisfied

Cost of material

Poor usage

Weather

Attitude to usage

Feasibility
8) Do you think there are problems encountered in the management of multi-
tenanted property?
a) Yes (b) No
9) If yes, what are they?
a) Improper usage of facilities.
b) Poor quality management and maintenance.
c) Technical factor.
d) Finance.
e) Effect of climate.
f) Low rental income.
e) Location of property
I) Lack of amenities.
j) All of the above.
10) What are the objectives of managing multi-tenanted property?
a) Financial motive b) Social motive
c) Continuity d) Independence
11) What management strategy do you adopt in the realization of the above
objectives?
a) Reactive style b) Proactive style c) both
12) What is the rent charged on different categories of accommodation units per
annum?
a) Shops b) offices c) markets
13) What factor influenced the rent charge in the property?
a) Market forces b) reserved rents
14) How do you maintain to the carry out repairs on the building?
a) Tenants b) from funds generated through rent
15) Is the money always available and enough to maintain/ carry out the
repairs?
a) Yes b) No
16) Are you hindered by any form in carrying out your management functions?
a) Yes b b) No
17) If yes, which of these
a) Administrative problem b) low rent
c) Lack of cooperation d) all of the above