AN EVALUATION OF HOUSING AFFORDABILITY FOR CIVIL SERVANTS UNDER PUBLIC PRIVATE PARTNERSHIP (PPP) HOUSING DEVELOPMENT

AN EVALUATION OF HOUSING AFFORDABILITY FOR CIVIL SERVANTS UNDER PUBLIC PRIVATE PARTNERSHIP (PPP) HOUSING DEVELOPMENT

ABSTRACT

Niger state government achievement in Public housing delivery for its citizen since its creation in 1976 has been very minimal–with just 3,000 houses provided for a population of 3,954,772 so far. Changing its delivery strategy from being the sole provider of housing, the government in 2007 opted for a new strategy of Public-Private Partnership (PPP) which was to provide affordable housing for all workers under a private sector driven mechanism. Since 2007, some houses have so far been allocated to the planned beneficiaries–mostly state civil servants. However, the challenge has been to ascertain how affordable the provided houses were to the state civil servants who are earning various salaries within the state‟s wage system. The study conducted affordability analysis of the housing products for the various levels of civil servants allotees. Data used for the analysis were sourced from the project record files, government approved wage table and a questionnaire survey. The purposive sampling technique was employed in administering the questionnaire to a sample of 187 beneficiaries. The analysis revealed that applying the standard housing affordability yardstick of not more than 30 percent of gross household income, only civil servant allotees from level 10 to 16 can afford the 2-bedroom housing at a total cost of N1.9M and a monthly repayment amount of N10,000.00 while 3-bedroom houses were not affordable to any of the allotees at a total cost of N2.9M and a monthly repayment amount of N19,000.00.This probably explains why 44 percent were partially satisfied while 68 percent respondents stated that their dissatisfaction was due to the monthly repayment amount. The study by way of sensitivity analysis was able to recommend that if the cost of 2-bedroom house is reduced to N1.2M and mortgage repayment interest rate reduced to 3 percent for an extended period of 25 years every workers from level 1 to 16 could afford the houses in such modified scheme.

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THE ROLE OF SOCIAL MARKETING IN HOSTEL TRANSACTION

Background to the Study

Soial marketing is the “application of commercial marketing technologies to the analysis, planning, execution and evaluation of programs designed to influence the voluntary behavior of the audience in order to improve their personal welfare and that of the society”, (Andreasen, 1995). It is a program-planning process that applies commercial marketing concept and techniques to promote voluntary behavior change, (Kotler, 2002). The definition of social marketing also includes the analysis of the social consequences of commercial marketing policies and activities (Hastings 2003).

 

The defining features of social marketing emanate from marketing conceptual framework and include exchange theory, audience segmentation, competition, the marketing mix, consumer orientation, and continuous monitoring. Although social marketing shares many features with other related public health planning processes, it is distinguished by the systematic emphasis marketers place on the strategic integration of the elements in  the marketing conceptual framework. By the use of marketing mix, products could represent behavior or idea, the price of the behavior change could be the monetary cost (exchange theory), the place could be where the medical or educational services are offered, promotion could be public announcements, media, community outreach and people could be the target audience.

 

Social marketing focuses on resolving social problems. It focuses on influencing peoples behaviors from ways of acting or lifestyle that are designated as leading or contributing to social problems and towards other ways of acting and lifestyle that will improve these peoples well being and does not expect a customer to pay a price equal to the cost of producing a product or a service as compared to commercial marketing (Webster 1975).The primary aim of social marketing is not to promote some other commercial aims by means of advancing the resolution of certain social problems rather it’s to resolve these problems.

In contrast, marketing influences behavior by offering alternative choices that invite voluntary exchange. Marketing alters the environment to make the recommended health behavior more advantageous than the unhealthy behavior; it is designed to replace and then communicates the more favorable cost-benefit relationship to the target audience.

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Comparative Analysis of the Relationship between Inflation and Indirect Real Estate Investments in Nigeria

Comparative Analysis of the Relationship between Inflation and Indirect Real Estate Investments in Nigeria

Chapter one/ Introduction

Background to the Study

The impact of inflation on investment returns of various asset classes have remained a primary challenge  to investors  in  both developed and developing economies. Previous studies have shown that during periods of inflation, some investment assets were observed to underperform, some  co-moved at  the  same rate  with inflation,  others outperformed specified benchmarks, while others provided negative return values (Arnason and Persson, 2012; Akpan and Ogunba, 2015; Dabara, Tinufa, Soladoye, Ebenezer and Omotehinshe, 2018).  Analysis  of specific  investment assets  in  respect of  their  response  to inflation becomes very important to help investors in making informed investment decisions.

 

This is because a wrong investment decision in an inflationary environment could lead to the erosion of the value of investors’ corporate earnings and devaluing of the purchasing power of  investors’  funds  (Bello,  2004;  Park  and  Bang,  2012).  Furthermore,  such  analysis becomes more imperative for specifically real estate investments because of their dynamic nature  and  localization  of  property  market  characteristics  across  divers  geographical locations.

 

The major theory underpinning the impact of inflation on investment returns is the Fama and Schwert (1977) theory on inflation hedging. The debate on inflation and investment returns pioneered by Fama and Schwert (1977) have produced an extensive literature (most of which is based on investment performance of asset classes in developed economies, creating a gap for studies from developing economies). Studies that made up such  literature includes  investigations  of the  inflation hedging  characteristics of  asset classes such as: investments in real estate, REITs (Real Estate Investment Trusts), gold, stocks, commodities, bonds, antiques, equities, and shares among others (Dabara,  Ogunba and Araloyin, 2015). The results of these studies have shown a varying pattern, indicating that there is no consensus on the hedging characteristics of various asset classes in different parts of the world.   An asset is said to be a hedge against inflation if it provides certain degree of immunization (protection) against a rise in the general level of prices of goods and services in an economy (inflation)  over  a period  of  time  (Arnasosn &  Persson,  2012).  The  inflation-hedging characteristics of real estate markets all over the world are of special interest to individual, institutional or portfolio investors because investors who do not give careful consideration to the inflation hedging characteristics of their investments risk  inflation eroding their investments’ real income streams.

 

Inflation hedging studies in  emerging countries are of increasing interest to investors and researchers because of the globalization of investment practices and  the fact that emerging markets  are characterized by a highly speculative nature, economic instability, and lack of liberalization/integration into global real estate markets as well as dearth of literature in this field. Nigeria is presented in this paper as a case study of an African emerging country where the property market is opaque with a high degree of property market immaturity and dearth of literature on hedging capabilities of indirect  investments  in  real  estate  (REITs  and  non  REITs  real  estate  equities)  for prospective investors’ consideration.

 

In the real estate sector, investors have the option of investing in either direct or indirect real estate investment assets (Blau, Nguyen and Whitby, 2015; Ankeli, Dabara, Oyediran, Guyimu  and  Oladimeji,  2015).  Investments  in  direct  real  estate  assets  implies  the acquisition and management of physical properties such as  residential and commercial buildings among others (Lee and Ting, 2009). Investments in indirect real estate on the other hand, denotes investing in a product whose performance is based on some measure of property performance; this includes buying shares or equities in a publicly quoted real estate company such as REITs or non REITs listed property companies (Kim, 2009, Li and Chow, 2015).  Dabara (2015) asserted that ‘one of the reasons for investors’ preference for real  estate  investment  is  its  seeming  ability  to  protect  the  purchasing  power  of  the  investor’s investment funds’. This has made investments in specifically indirect real estate assets such as Real Estate Investment Trusts (REITs) and other real estate equities gain global attention in recent times. Unlike investments in direct real estate assets which were observed to be hampered by its need for huge capital outlay and maintenance cost; the indirect form of investment in real estate was rather seen to be characterized by a more flexible  financial  requirement  which  accommodates  different  categories  of  investors irrespective of  their financial  capabilities. Furthermore,  it was observed  to have  been providing an  encouraging investment  performance that  makes them  very attractive  to investors (Devos, Ong and Speiler, 2016). The Nigerian listed property market is made up of both  REITs and non REITs listed  properties. In Nigeria  currently, there  exist three REITs companies  namely: Skye shelter  fund REITs, Union  Homes REITs and UPDC REITs. Similarly there is only one listed non REITs property company which is the UACN Property  Development  Company.  These  companies  are  listed  on  the  Nigerian  Stock Exchange (NSE) with a combined market capitalization of about ₦72,050,847,955 which is equivalent to $234,693,316 (Dabara, et al. 2018).

 

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APPLICABILITY OF ECONOMIC VALUE IN THE VALUATION OF DAMAGED ENVIRONMENT

TABLE OF CONTENTS

DECLARATION DEDICATION ACKNOWLEDGMENT TABLE OF CONTENTS LIST OF TABLES
LIST OF FIGURES ABSTRACT CHAPTER ONE INTRODUCTION
Background
An Overview of the Nigerian Situation
Trend Analysis of Environmental damageand Economic Growth in Nigeria
Environmental Conservation Initiatives in Nigeria
Statement of the Problem
Objective of the Study
Specific Research Objectives
Hypothesis
Justification of the Study CHAPTER TWO LITERATURE REVIEW
Theoretical Literature Review
Empirical Literature Review
Overview of Literature Review CHAPTER THREE METHODOLOGY
Theoretical Framework
Empirical Model
Data Types and Sources
Definition of Variables

CHAPTER FOUR , 26
EMPIRICAL RESULTS 26
Introduction 26
Empirical Findings 26
Causality Testing 27
Cointegration Analysis 28
CHAPTER FIVE 4 33 SUMMARY, CONCLUSION AND POLICY RECOMMENDATIONS 33
Summary 33
Conclusion 34
Policy Implications 34
Limitations of the Study 36
Areas for Further Research 36
REFERENCES 38 APPENDIX

CHAPTER ONE

 

 

INTRODUCTION

 

 

  • Background

 

 

The environment is one of the pillars of sustainable growth and development since it fulfills developmental needs such as increasing the asset base and their productivity and also provitling various goods and services. In addition the environment empowers women, the poor and marginalized communities thus playing a crucial role in enhancing intra- and  intergenerational equity (Bass 2006).

 

In the process of economic development, physical, natural and human capitals all contribute to overall wellbeing by supporting the production of goods and  services.  Natural  capital  provides raw materials for production and is the backbone of core sectors such as agriculture, tourism and manufacturing. Natural capital also provides various ecological services (Fisher 2002).

 

According to the Millennium Ecosystem Assessment (MEA) there are four core beneficial ecosystem services provided by natural resources. Provision of food, fiber, timber and water; regulation of climate and floods; supportive services which includes nutrient recycling and the provision of cultural services which provide aesthetics and recreational benefits (MEA 2005).

 

Therefore, in order to make development sustainable, these resources must be utilized  in  such  a way that there is enough for the present as well as the future generation.

 

Evidence from literature suggests that the relationship between economic growth and the environment is controversial. Traditional economic theory posits a trade-off between economic growth and environment (Bennett et al. 2008; Hediger 2006; Sawmill 1993 and Scherr 1999).

 

 

Since the early 1990s, however, the rapidly expanding empirical and theoretical literature on the Environmental Kuznets Curve (EKC) has tended to  suggest  that  the relationship  between economic growth and the environment could be positive and hence growth is a prerequisite for environmental improvement (Kuznets 1955). The EKC depicts the empirical pattern  that  at relatively low levels of income per capita, pollution level (and intensity) initially  increases  with rising income, then reaches a maximum and falls thereafter.

 

Panayotou (1993) and Arrow et al. (1995) argue that the implied inverted-U relationship between environmental damageand economic growth also implies that at low income levels environmental damageis attributed to subsistence activities as  well  as  plant  and  animal wastes. As agriculture and resource extraction intensifies and industrialization takes off, both resource depletion and waste generation accelerate (Rowstow 1960). According to the EKC hypothesis as a nation attains higher levels of  development  degradation  slows  down  and eventually declines with further growth in income (Kamande 2007).

 

However, De Bruyn et al. (1998) and  Vincent (1997)  argue that the  inverted  U  shape  does not  hold in the long run as it would only hold at  the  initial  stage  of  the  relationship  between  economic growth and environmental degradation. They argue that above a certain income level, there would be a new turning point when environmental damagewould increase  at  higher growth levels leading to an N shaped curve.

 

                     Statement of the Problem

 

Economic growth is partially dependant on exploitation of natural resources for the generation of economic rents. While people have to exploit the environment and natural resources to alleviate poverty and raise their standards of living, such  exploitation  is  not  without  cost.  These  costs which are the unintended outputs of natural resource exploitation may reduce the options for economic growth and development available currently and for future generations.

 

The degradation of natural resources directly affects household food  security as  it has  an  impact on food production. A decline in soil nutrients and fertility leads to decline in grain harvest while rangeland depletion results in reduction in livestock production and loss of biodiversity while the deterioration of water quality adversely affects fish stock and catch. These shortages in food production may lead to lower nutrition levels and thus affect the overall productive population composition. Environmental damage can  also  lead  to  health  related  illnesses  through prolonged exposure to toxic substances which negatively affects labour productivity through reduction in both the labour force and productive labour hours  and  thus  negatively  affecting output. Overexploitation and abuse of natural resources could not only lead to environmental damage, but also increase in food insecurity, health and nutrition challenges and could thus exacerbate the very poverty people seek to alleviate.

 

In addition, extreme environmental damage can lead to permanent loss or reduction in the  volume of natural resources which can lead to the closure  of resource dependent industries which  are core contributors to national output and this would be detrimental to the overall economy.

 

Environmental damage therefore if not addressed results in both  economic  and  social challenges that hinder the attainment of national goals and deter  economic  growth.  There  have been no exhaustive studies that have been undertaken on the Applicability Of Economic Value In The Valuation Of Damaged Environment. This study tends to break the jinx in this area of  research.

 

        Objective of the Study

 

The primary objective of this study is to determine Applicability Of Economic Value In The Valuation Of Damaged Environment

                      Specific Research Objectives

 

 

The specific objectives of the study are:

 

  1. To determine the impact of economic activities on the environment in Nigeria

 

  1. To establish whether economic value is detrimental or beneficial to the environment in
  2. Based on 1 and 2 above, recommend policy interventions for improving environmental conservation in Nigeria towards

 

 Hypothesis

 

The hypothesis of the study is that environmental damage  does  not  influence  per  capita growth. The hypothesis can be formulated as follows:

H0 = a =0: environmental damage does not influence per capita growth Hi = a =1: environmental damagein fluences per capita growth

 

 Justification of the Study

 

The interaction of the economy and the environment is  unique  in  that  the  economy  relies  and uses natural resources for the generation of economic rents through production and trade. This depletes and degrades natural resources. However, these economic activities are beneficial and provide critical benefits and services which can be invested in the physical and human capital necessary to increase  production and  conserve the environment.  This would  in turn  increase the  net wealth of the nation and the well-being of its people (Fogel, 2004).

 

In practice, however, resource-rich poor countries remain poor  and  polluted  because  these  resource rents are inefficiently captured, imprudently spent, poorly reinvested, or wasted in rent- seeking conflicts (Pearce et al. 1990; Barbier 2005).

 

At present the Nigerian government is under tremendous pressure to pursue environmental conservation and economic growth, but there  exists  no  empirical  evidence  which  shows  the nature of the relationship between environmental damageand economic growth within the perspective of the Nigerian economy. The uniqueness of this study is  that  it  situates  this  relationship within the Nigerian context and sectors thereby providing empirical  evidence  upon which macroeconomic policies can be formulated. Additionally, stakeholders in  various  sectors, and civil society organizations, will utilize the findings of this study to  understand  and  target priority factors that would enhance economic growth and environmental sustainability

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