University of Jos, Nigeria Understanding the Determinants for Choice of Rented Housing in Jos, Nigeria Maren Mallo Daniel University of Jos, Nigeria Being a presentation at the Early Career Stream of the 2016 Housing Studies Conference at the University of York April, 2016

Presentation Outline Background to the study Problem statement Rationale for the study Research questions Proposed methods

Background to the study The study is interested in understanding the determinants for choice of rented housing in Jos Jos is the admin capital and commercial centre of Plateau State, one of the 36 states of the FRN Pop of Jos was est at 1.3m in 2007 Recent census indicates that 148,897 HHs were in Jos 68,081 (45.7%) were renting .

…Background The supply of rental in Jos comes from two sources: Government and the Private Sector Govt supply comes from: Housing Corp. Govt Agencies and Depts. Local Govt Councils In 2006 the stock of public housing rented across the 37 states of Nigeria stood at 559,561 77,411 were in Lagos, the former capital of Nigeria 28,062 in Abuja, the present capital 6089 in Jos

…Background Key issues with public rented housing Supply has stopped Stock is aging Houses are dilapidated Less attractive to renters

…Background The private supply of rental housing comes from corporate org. and individuals The arrangement for the supply could be formal or informal Detached bungalows Block of flats Students hostel

Problems affecting private housing investment Description Policy & Regulatory issues Land Use Act, Tax Legislations, Zoning Laws, Building Approvals etc Infrastructure concerns Electricity, road, drainages, water, sewage Treatment etc Funding constraints High Interest rates, Loan tenures, Inflation, Exchange rate, absence of long term sources of finance etc Socio-political issues Ethno-religious conflicts; urban violence; elections and transition tensions etc

…problem During the last two decades, the city of Jos has witnessed series of ethno-religious conflicts Conflicts have become more pressing than any other issue, resulting: in segregation and polarisation (Higazi, 2011) massive residential mobility and relocation (Aliyu et al (2012) in excessive demand for land and housing in areas where there was limited or no supply (Dung-Gwom & Rikko, 2009) in unoccupied houses in locations where demand was relatively lower, compared to supply (Dung-Gwon & Rikko, 2009)

Rationale for the study Literature suggest that: Investors have not fully understood how conflict influence choices of rented housing in Jos Most investors tend to rely only on the following factors Quality of the neighborhood; Property Taxes; Availability of Schools; Level of Crime; Job Market; Amenities; Rents and Nature Disaster The impact of conflict on rental housing market is often not taken into account by investors Preliminary field survey indicates that: Estate agents are increasingly finding it difficult to let out houses in some locations in Jos It is these gaps that motivate the study

Research objectives To identify the variables that influence the choice of rented housing across the city of Jos To analyse and provide understanding on the most critical variables that influence the choice of rented housing at different locations in Jos

Methods and Approach Research Strategy Data sources Survey Cross-sectional survey Data sources Residential Neighbourhoods Low Density Areas Medium Density Areas High Density Areas Real Estate Professionals REDAN NIESV Estate Agents Data collection instrument Questionnaire Analysis Descriptive analysis Determination of relationships and Factor Analysis Cluster Area Sampling Random Sampling

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