Housing is a fundamental human right and a cornerstone of a society’s well-being and economic development. However, in Nigeria, a nation of approximately 224.6 million people with an annual growth rate of 2.38 percent, housing conditions often fall far short of acceptable standards. This article explores the critical issue of poor housing conditions in Nigeria, examining the challenges, health implications, and potential solutions for creating sustainable and affordable housing for all.
The quality of our housing environments profoundly influences both health outcomes and overall well-being [1,2,3]. Housing extends beyond its function as a mere physical structure [5],it serves as a vital space that provides comfort, security, and a sense of control [6]. The longstanding link between housing conditions and public health is well-documented [7], with factors such as inadequate ventilation, substandard building materials, mold and dampness, and poor indoor air quality posing significant health risks. As global attention shifts towards sustainable living and environmental responsibility, the need for high-quality, health-conscious housing becomes increasingly imperative [8, 9].
Housing is an environment where individuals spend a significant portion of their lives [10]. However, the implications of housing conditions on health of the occupants have often been underestimated [11, 12]. This is attributed to changes in home usage patterns brought on by modern living dynamics, such as an increase in indoor time as a result of remote work, it is more important than ever to comprehend the potential health effects of these changing situations.
Aside the fact that house offers shelter, security, and privacy; it adequacy has been acknowledged as a component of the right to an adequate quality of living [13]. In addition to these essentials, the state of our housing has a significant impact on how well we are able to maintain our physical, mental, and emotional well-being [14, 15].
Interestingly, the idea of what qualifies as adequate housing has changed over time. Not only do we need a roof over our heads, but we also need to live in environments that support our health, comfort, and higher quality of life. A healthy living environment must have sufficient ventilation, appropriate lighting, and access to clean water, efficient sanitation, and protection from extreme weather.
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Over time, housing conditions have always reflected society values [16] as well as technological developments [17], and economic realities [18]. Housing has evolved continuously to accommodate changing demands, from the simple structures used by ancient civilizations to the contemporary idea of energy-efficient dwellings. Though not everyone has access to the best housing options, especially in this modern, technologically evolving world, as poor living conditions are frequently the outcome of socioeconomic inequalities, which maintain health disparities.
The World Health Organization (WHO) approved the term “sick building syndrome” (SBS) in recent years [19]. It has become a crucial issue in the field of public health, highlighting the complex link between the built environment and people’s well-being. SBS is a term used to describe a variety of symptoms that building occupants may encounter. With symptoms frequently include headaches, weariness, respiratory problems, and skin irritability [20, 21]. SBS has several different root causes, many of which are related. According to Aziz et al. [23], poor ventilation, careless cleaning methods, and the presence of contaminants are some of the main causes of poor indoor air quality.
The accumulation of volatile organic compounds (VOCs) from furnishings, construction materials, and cleaning supplies inside a building can cause respiratory troubles as well as other health problems [24, 25]. Hope [26] and USEPA [27] added that this aggreviate mild development brought on by water damage that releases mycotoxins and allergens into the air.
Housing issues and sick building syndrome have complex dynamics. The indoor environment is influenced by a number of variables, including building design, occupant density, climate, and maintenance procedures. Furthermore, the nature of altering work and lifestyle habits has an impact on housing conditions. For instance, the popularity of remote work has raised awareness of the value of home surroundings. The desire for cozy and healthful living spaces has grown as more people use their homes as workspaces.
Our housing conditions have a significant impact on our physical and mental health as well as our general quality of life. The complicated link between the built environment and human health needs to be addressed, as evidenced by the advent of sick building syndrome. Striking a balance between energy efficiency and occupant health is crucial as our knowledge of house design, construction materials, and maintenance procedures continues to advance.
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A slum in Lagos, Nigeria. Source: Wikipedia
Challenges and Shortcomings in Nigeria's Public Housing System
Nigeria, home to about 224.6 million people with an annual growth rate of 2.38 percent, is marked by various challenges and shortcomings surrounding its public housing system. The Centre for Affordable Housing in Africa (CAHF) posits that about 58.8% of the urban populace in Nigeria dwell in slums, stipulating a need to reform the housing sector as a considerable proportion of the country’s population lacks access to decent and affordable housing.
Issues plaguing the Nigerian housing sector include insufficient infrastructure, poor road networks, and limited access to essential services. There has also been a reduction in the overall durability of housing units. This can be attributed to substandard construction practices, further exacerbating concerns as they pose safety risks. Another major challenge is non-affordability due to high construction costs and limited financial resources, which prevent a sizable portion of the population from attaining suitable homes. Developers and constructors also face inadequate funding, bureaucratic bottlenecks, and corruption, leading to delayed or incomplete housing projects. Rapid urbanization has also amplified housing challenges by placing immense pressure on existing infrastructure and increasing demand for affordable and sustainable housing solutions. The lack of policy coordination at different government levels also indicates a pressing need for reform in the housing sector.
The 2018/2019 Nigeria Living Standards Survey, as reported by the National Bureau of Statistics (2020), revealed that more than 49% of urban households in Nigeria lived in rented houses and that the majority of these households resided in compound houses, which account for over 42% of households in the country. Flats/apartments were the least occupied, accounting for 16.3% of the households surveyed.
Despite political developments like the (FHFL), access to basic infrastructure that supports human settlement is limited for a significant percentage of the Nigerian population. In 2021, the World Bank ranked Nigeria with the most significant energy deficit, as only about 57% of the population had access to grid electricity, leaving about 85 million Nigerians without access. Following a declaration of a state of emergency by the government due to the inadequacy of appropriate infrastructure, amongst other challenges, in 2019, about 60 million people were recorded in Nigeria as lacking access to essential drinking water, while 80 million people lacked access to adequate sanitation facilities.
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Data revealed that Nigeria's housing sector reform predominantly targets upper-class families, causing the housing shortfall to expand from 20 million in 2018 to 28 million in 2023, mainly affecting lower-class and middle-class households. In 2023, a newly constructed and decently priced 42m2 one-bedroom unit developed by Millard Fuller Foundation was sold at ₦5,560,000 (US$7,312). With a monthly mortgage repayment rate of thirty-three percent, a minimum wage of ₦33,000, and an estimated 50 percent of household expenditure on food items, the vision of decent housing for all Nigerians seems quite distant.
Similarly, the surge in rental prices across the country, resulting from increased production costs for developers and landlords, has worsened the already fragile state of the Nigerian housing system. In the second half of 2022, agreed rent increased by 35.5 percent in Nigeria's formal retail market. The average achievable rent of core locations in Lagos and Abuja increased to $56/m2 annually in the second half of last year from $35/m2/annum in the first half.
To bridge the persistently widening housing gap, the United Nations recommended adopting Sustainable Development Goal 11 to address the nation's housing shortage and provide everyone with high-quality, reasonably priced homes by 2030. According to research by the World Bank, Nigeria's growing population will require the construction of around 700,000 housing units each year for 20 years to meet its housing needs. The World Bank, cited by the Central Bank of Nigeria, further suggested that N59 trillion in investment is needed to address the housing deficit in Nigeria. An increase in investment in the real estate sector can help reduce the housing deficit and contribute significantly to Nigeria's GDP.
Key Obstacles to Affordable Housing Provision
Several factors contribute to the challenges in providing affordable housing in Nigeria:
- High Interest Rates: The prime lending rate in the banking industry remains high, making it difficult to secure funds for home development.
- Land Documentation Issues: Uncertainty surrounding land documentation and delays in the approval process hinder real estate market growth.
- Land Use Act Impediments: The 1978 Land Use Act (LUA), intended to make land accessible, has become a barrier to housing development.
- Infrastructure Deficit: A shortage of essential infrastructure, such as roads, water, and power, increases construction costs.
- High Construction Costs: Reliance on imported materials and the high cost of cement contribute to expensive housing.
- Lack of Foreclosure Legislation: The absence of foreclosure legislation discourages some entrepreneurs and local banks from participating in the housing market.
Lagos Housing Deficit. Source: Estate Intel
Nigerian Public Housing Reforms
There is a need for a significant increase in infrastructure investment. Government authorities should prioritize the development of reliable road networks, water supply systems, and power infrastructure in public housing projects. This will not only enhance living conditions for residents but also contribute to the overall sustainability and attractiveness of these communities. These developments have been implemented across several states in Nigeria, which can be optimized for holistic development. For instance, the federal government, in a bid to decongest transportation bottlenecks, established the second niger bridge in Anambra state in 2023, thereby boosting urban development and economic development in general. Likewise, Enugu and the FCT have improved access to clean water by establishing suitable water supply systems. This initiative enhanced public health and the quality of life of the citizens. The electricity challenges faced in Nigeria are being addressed gradually with the establishment of geometric plants in states like Abia and mini power grids in Oyo to support the electricity being supplied from the national grid.
Suggested Pathway for Progress
To address the housing crisis effectively, the following steps are recommended:
- Enforce Stringent Regulations: Ensure that construction in public housing adheres to high-quality standards. Strict enforcement of building codes will reduce structural issues, enhance safety, and prolong the lifespan of housing units.
- Promote Innovative Financing Models: Explore public-private partnerships and low-interest housing loans to make homeownership more accessible.
- Streamline Land Use Planning: Simplify land acquisition processes and amend the Land Act to ensure accountable land management and sales.
- Implement Comprehensive Housing Policy: Adopt digitalisation at all levels of government to ensure consistency, transparency, and clarity in addressing housing challenges.
Implementing a comprehensive and well-coordinated housing policy framework, like adopting digitalisation at all levels of government, will also ensure consistency and enhance transparency and clarity in addressing the housing challenges. These could be in the form of online portals, centralised housing databases that are accessible to citizens, government agencies and developers and spatial analysis tools that aid in the allocation of housing areas.
Sustainable housing model. Source: Twitter
In conclusion, addressing the challenges of poor housing conditions in Nigeria requires a multifaceted approach involving government reforms, private sector participation, and community involvement. By prioritizing infrastructure development, enforcing quality standards, promoting innovative financing models, and streamlining land use planning, Nigeria can move closer to providing sustainable and affordable housing for all its citizens.
