1. 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

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

3. 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 .

4. …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

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

6. …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

7. 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

8. …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)

9. 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

10. 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

11. 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

12. Thank you for listening