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THE
ROLE OF CO-OPERATIVES SOCIETIES IN HOUSING DELIVERY (A CASE STUDY OF ENUGU
STATE)
ABSTRACT
A profession is a vocation whose practice is founded upon an understanding of
the theoretical structure of some departments of learning and upon the
capabilities accompanying such as understanding. This understanding and these
capabilities are applied to, vital practical affairs of man. The practices of
the profession are modified by knowledge of a generalized nature and by the
accumulated wisdom and experience of mankind, which serves to correct the vital
needs of man considers its first ethical imperative to be altruistic service to
the client K. F. Andrews.
The act of investing in Housing co-operative is only the first step towards the
investment of capital. In order to achieve its objective the Housing
co-operative enterprises must be successfully and profitably operated as a
business.
Moreso, thee is a need to crate this inevitable awareness that Housing
co-operative business should be managed effectively, profitability and
professionally.
Therefore, this work seeks to identify what development is all about and
attempts an evaluation of the level of involvement of professional Housing
co-operatives in Enugu using Trans-Ekulu and Abakpa Housing Estate as a test
case.
TABLE
OF CONTENT
CHAPTER ONE
1.0
Introduction
1.1
Statement of the problem
1.2
Background and needs for the study
1.3
Aims and
objectives
1.4
Significance of study
1.5
Scope of study
1.6
Research question
1.7
Limitation
1.8
Definition of terms
CHAPTER TWO
2.0
Literature review
2.1
Definition of co-operative societies
2.2
Functions of housing co-operative
society
2.3
Types of co-operative societies
2.4
Sources of founds for housing
co-operative societies
2.5
Sources of factor input for housing
delivery
by
co-operation societies
2.6
The role of co-operative societies in
housing delivery
2.7
Problems of housing co-operative
societies
2.8
Operation of housing co-operative
societies in banks
2.9
Functions of housing co-operative societies
in housing delivery
2.10
Findings
CHAPTER THREE
3.0
Research methodology
3.1
Restatement of problems
3.2
Study area
3.2.1
Population
3.3
Research population and sample size
3.4
Data presentation procedure
3.5
Sample and sampling procedure
3.6
Method of data collection
3.7
Data presentation and
analysis
CHAPTER FOUR
4.0
Introduction
Presentation of data
on the distribution within the
two
local government areas in Enugu east and Enugu west
4.1
Distribution of questionnaires within
two income groups in
the
two L.G.A
4.2
The contribution of the actors to the
operations of
cooperative
societies
4.3
Presentation of data on size and
structure of household
4.4
Information on the present
accommodation of respondents
4.5
Interest in cooperative activities
4.6
Types of housing cooperative favoured
4.7
Savings propensity of respondents
4.8
Readings of respondents to offer self
help
CHAPTER FIVE
5.1
Findings
5.2
Summary
5.3
Conclusion
5.4
Recommendations
Bibliography
CHAPTER
ONE
INTRODUCTION
Co-operative
societies in Nigeria are believed to have started between the period of the
first and second world wars and more especially in the (Beer 1976). The
operation of co-operative societies was first regulated by the coming into
being of the co-operative societies ordinance of 1935. But even before the
above stated period, there were successful attempts by indigenous groups at the
traditionally styled co-operative societies commonly known as “Isusu”. The
success of co operative in Nigeria is such that, by 1965 there were about
5,5000 co-operative societies with a total of 358,000 members. To further
assist in the smooth operation of co- operatives, specialized banks have long
been established across the country to cater for their banking needs.
One
school of thought said that a co-operative society is a group of people
organized to provide housing to members of he group. The co-operative may cover
financing of the project by group contribution actual participation. The
government or any institution may provide finances and materials, while the
individual member of the co-operative society will provide the labour.
FUNCTIONS OF
HOUSING CO-OPERATIVE SOCIETIES
1. Provision of loans and credit
facilities to member:
Housing co-operative society links
co-operative members to financial institutions. Banks government and other
institution find it easier to deal with group interested in housing development
instead of individual basis. The housing co-operative society scrutinizes
individual members credit wordiness for housing loans negotiates better terms
for loans and undertakes to generate such housing loans. Supervises or monitors
the use of the housing loans/credit o avoid diversion, mismanagement or
misapplication etc. in most cases, the problem is checked through the provision
of building materials in kind to members by their housing co-operative society.
ii.
Refund or Repayment of Housing Loans.
Co-operative society
involved in housing scheme ensures that loans credits with interest are timely
repaid to financial institutions that made it available by members. The society
ensures this through early notification of beneficiary member of the
due/maturity date.
1.1
STATEMENT OF THE PROBLEM
The housing problem in Nigeria is more
pronounced in the urban areas, which have been growing in he member of housing
units available for occupation.
Low and middle-income earners
constituting over 95% of urban work force wee the most affected. The role of
housing co-operatives in housing delivery and established ways of using the
co-operative societies to increase the number of residential houses for low and
middle income dwellers in our urban center. The Nigeria building and road
research those of its study institute (NBRRI) made in Nigeria a prototype
houses that can be funded by urban housing co-operatives.
The role of co-operative societies was
first regulated by the member of the co-operative societies. The group forms
what might be regarded as the traditional styled co-operative society commonly
known as “Isusu”.
May definition have been proffered for
co-operative by scholars and researcher but perhaps the most encompassing is by
Savage and Volkin (1965) which states that co-operative society is a voluntary
contractual organization or persons having a mutual ownership interest in
providing themselves a need service (s) on a non profit basis. In a
co-operative, the investment and operational risk, benefits gained or losses
incurred are shared equitably by its members in proportion to their use of the
co-operative services.
The definition applies generally to any
co-operative society, but when a society serves the purpose of constructing
owning managing dwelling and also for common and acquisition or for maintenance
of completed houses, it can be refereed to a housing co-operative (Levin 1981).
Some
of the problems include
1.
Galloping inflation, which led to every
increase in price of building materials.
2.
Low in disposable income available, its
members to contribute.
3.
In adequate release of funds due to
bottle need in the parent company by The National Housing Programme (NHP)
1994/95, imitated by the immediate paste minister of works/housing Alhaji (Dr)
Lateef Kayode.
1.2 BACKGROUND AND NEEDS FOR THE STUDY
In most developed countries, the
housing (shelter) sector contributes significantly to the performance of their
economics. An increase in the housing market activities usually indicates a
strong economy while a decrease in the market shows weakness in the economy.
Most countries have often increased, investment in the housing sector as a way
of boosting domestic economic growth, and as a tool to fight domestic
recession.
Over the past decade the potential of
the housing sector in enhancing the social and economic development of
developing countries have become very apparent. Housing construction is labour
intensive. It creates employment, especially of unskilled and semi-skilled
labour. The construction of low – income housing in particular, relies, most of
its inputes on locally produced materials, while crating demand for other good
and services. This is in addition to developing the necessary infrastructure
required for economic expansion and healthy living environment of the people.
However, the seeming intractability of
the housing problem in Enugu shows clearly that as a state, we are yet to
commit our selves to a purposeful and consistent housing delivery system.
This is dispute the irritation and
application of many innovative laws and policies at federal and state levels
and the setting up of numerous agencies charged with the responsibilities of
implementing various aspects of the national housing policy. The state earlier
but federal and state government had established agencies and enacted
legislation armed at establishing a sustainable basis for providing housing for
low – income families in particular and other income groups. At the federal
housing authority (FHA), the housing division of the federal ministry of works
and housing (FMWH) and the urban development bank of Nigeria (UDBN) Plc have
been established, similarly policies such as mortgage institutions Decree No 53
of 1992, urban and Regional Planning Decree, as well as the land use were
enacted. At the state level, most have established, Housing Corporation,
Housing development in ministries of works and housing and more recently, has
come to the promulgation of rent edicts. However, despite all the effort, the
housing problem has remained seemingly intractable.
1.3 AIMS AN OBJECTIVES
The aimed ways of using the
co-operative to increase the number of residential house available for low and
middle level income urban dwellers. The stated aim is to be achieved through
the following objectives.
1.
To highlight the advantages of housing
co-operative based on self-help.
2.
To study the low and middle level
income earners responses to the idea of housing co-operatives.
3.
To enumerate the various types of
housing co-operatives and identify the one(s) most viable in Enugu.
4.
To relative urban low and middle level
income to appropriate proto type lowest residential accommodation that can be
funded by the co-operatives and
5.
To produce a useful data for the drafty
of the proposed housing co-operative decree.
1.4 SIGNIFICANCE OF THE STUDY
Government,
in this project has tried to point out the enormity of housing facing Nigeria.
It is in agreement with the fact that finance represents the hallmarks of an
efficient housing policy. It also agreed that the current National Housing
Policy is very comprehension enough to take the nation to year 2010, but with
some modification.
Effective
housing finance coupled with sound management and cheap building material with
undoubtedly help in the implementation of other aspects of the policy.
The
research has through this project highly lighted certain issues and problem
that effects housing delivery general, and the disbursement of the national
House Fund (NHF) in particular. The researcher is of the opinion that, if we
channel all our efforts of the National housing Fund (NHF) will be more
effective.
Low
– income earners. The development of local production of building materials has
been examined in this project. It is geared towards achieving self-sufficiency
in the materials, and bring them within the economic reach of most Nigeria the
low income earners especially. The project takes an inclusive look at
strategies of achieving this with the contention that the development of local
production of building materials will significantly influence housing
development.
1.5 SCOPE OF STUDY
Enugu
the capital of Enugu state was chosen as case study. It focused on middle and
low – income earners in Enugu East and Enugu West local government councils.
Trans
– Ekulu and Abakpa Housing Co-operation were chosen.
1.6 RESEARCH QUESTION
1.
What are the advantages of housing
co-operatives based on self –help.
2.
How do the low and middle level income
earners, respond to the idea of housing co-operatives.
3.
Relate the urban low and middle level
income to appropriate profit types low cost residential accommodation that can
be founded by co-operatives.
4.
What is the useful data for the
drafting of proposed housing co-operative?
1.7 DEFINITION OF TERMS
1.8.1
Low Income Group
Low
income group is defined as al wage earners and a self employed people whose
annual income is five thousand naria (5, 000.00) or below as at 1988 or whose
arrival income is 20% or below of the maximum annual income of the highest
salary grade level within the civil service structure, which ever is high.
1.8.2 Middle
Income Group
Middle-income
group is also hereby defined as workers whose annuals income is above 20% and
below 50% of the maximum annual income of the highest salary grade level.
1.8.3 Housing
co-operative
The
definition of housing co-operative was agreed to be “a formal association of
members physical, social and economic living condition, utilizing self – help
principles.
1.8.3.1 The “PHYSICAL” aspects may include; Slum and squatter up grading
programmes, site and services programme core housing project, home improvement,
progrmmes or new construction on private land.
1.8.3.2 The “SOCIAL” Components may be defined as community facilities
and social activities, including such things as daycare centers, religious
centers, school community centers, health, and sanitation facilities,
communication and transportation network.
1.8.3.3 The “ECONOMIC” aspects may include building materials
productions centers, employment generation activities, promotion of small and
shopping areas (e.g. co-operative consumer stores).
1.8.3.4 The “SELF - HELP” Part includes, but is not limited to
self – construction or sweat equity. Also self – help encompasses a variety of
beneficiaries impute such as participation, acting as the general contractor
responsible for the hiring and managing of architects and small builders he
reactivation and arrangements for service the exchange of labour and skills
(mutual self –help) and the management of the co-operative it self through
democratic process.
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