Tenants’ behaviour/attitude in the management of residential properties  in Lagos  state in Ilupeju, Lagos (Chapter 1-5)

Tenants’ behaviour/attitude in the management of residential properties  in Lagos  state in Ilupeju, Lagos (Chapter 1-5)

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CHAPTER ONE

INTRODUCTION

1.1       Background to the Study

Tenant behaviour is a feeling among renters who are in a quality service situation rather than a rental situation that provides no service. The need for quality property services is imperative to keep tenants  more satisfied. In the rental community, meeting the tenants’ perception of  quality residential service and their increased expectations of the  effectiveness have proven beneficial.

Attitudes are “inclinations and feelings, prejudices or bias, preconceived notions, ideas, fears and convictions about any specific topic”. Every landlord is a liege, with his tenants as the vassals. Effective management of residential properties is the obligation expected of any owner of properties or property managers, which enhance the occupiers or tenants’ satisfaction. The management of residential property is of notable importance in the Nigerian housing environment. This is because for most Nigerians  and foreigners, a sizeable chunk of their salary goes to payment of rent. This could happen monthly, yearly or in two years depending on the agreement between both parties. Tella (2007) states that an attititude is a mental and neutral state of readiness organized through experience exerting a directive or dynamic influences upon individual’s response to all objects or situations with which it is associated.

This greatly affects their attitude to payment of rent. In cases where essential properties are not present in the house, it would be a constant tug of war between landlord and tenants when the subject of rent comes up. A good research made in the less developed areas of Lagos (eg Ikotun, Mushin, Ajegunle) where the daily per capita income is less than two dollars, would show that most tenants harbour resentments for their various landlords. This could be largely attributed to the poor living conditions prevalent there irrespective of the high rent charged.

The issue of management of residential properties in the more developed parts of Lagos (Lekki, Victoria Island and Ikoyi) is not any more pleasing. This is because the acclaimed richer folk earning over two hundred thousand per month has to pay rent of let’s say Five hundred thousand naira per year, for family dwellings. Whereas  the average and  man cannot afford  this. There are two major things that determine the attitude  and behaviour of any tenant to payment of rent; the quality of accommodation in relation to the cost of the rent: No right thinking person would intentionally delay on his rent payment, if the housing properties are up to expected standard, and is worth the money he or she pays. The  location of the house: The location of any house greatly affects the attitude of any tenant to rent payment because, it determines the accessibility to other places like markets and public service locations, as well as the kind of people living there (people of a particular social class tend to cluster).  Other factors might include, landlord-tenant relationship, existing economic situation etc.

Finally, the business of commercial home ownership, is like that between a trader and his customer. If services are poor and below standard, there would be conflict between both parties. A prompt delivery of standard and quality accommodations however, would create a better relationship between both parties and the issue of non payment of rent would be reduced to the barest minimum. Tenants  attitude towards  their place of  residents  cannot  be over emphasized  as the  management of  their  resident  building having been shifting, reflecting the complexity of issues relating to changing household structures, increased mobility for employment, affordability and inward migration (Santer, 2008).

These factors prompt many household moves between property management and social or private renting and back again, suggesting a reconsideration of commonly assumed housing pathways. For example, almost as many households move from one place of resident to another to private renting as move in the reverse direction, despite a general assumption that households move only in the opposite direction.

1.2       Statement of the Problem

In recent times, several labels are applied currently to the tenants  behaviour in issue. These range from the relatively neutral phrase neighbour disputes’ through the more accusatory ˜neighbour nuisance’ to the blame-freighted difficult and disruptive tenants’ and the comprehensive and condemnatory anti-social behaviour’.  In practice, the scope of ˜tenants attitude/behaviour’ remains somewhat uncertain.  Many housing practitioners, for example, have preferred to look at a broader range of  tenants  behaviour that can be described as ‘behaviour that unreasonably interferes with other tenants  rights to the use and enjoyment of their home and community’. In Australia a standard statutory formula requires that residential tenants do not ˜cause or permit an interference with the reasonable peace, comfort or privacy of another person who resides in the immediate vicinity of the premises’.

One of the major challenges of residential housing in Lagos-Nigeria is how to address existing variations in the pattern of residential quality across different urban areas. The fundamental problem  of management of residential properties is  the ignorant  on the  side  of  the property owners and non challant attitude  towards appropriate methods  of  management. Also, selfish interest of  property owners in employing the services of estate surveyors and valuers in managing the property for them.  Another thing is  for  the tenants  to enjoy value  for  the money paid on the  rentals  of  such accommodation.  Oni  and Durodola, (2012)  gave  their  own assertion that the Lagos metropolis has witnessed continuous growth in demand for high class of residents (Oni, 2008).  It  is  against  this  background  that  the  researcher set to  answer the sets  of research questions on  tenants’  behaviour/attitude  in the management  of residential  properties  in Lagos  state  with reference to Indian /Chinese  Community  In Ilupeju Lagos State. The research questions includes the following:

  1. To what extent does gender variables affect tenants ˜attitude/behaviour in the management of residential  properties  in Lagos  state?
  2. To what extent does Socio economic status affect tenants ˜attitude/behaviour in the management of residential  properties  in Lagos  state?
  3. To what extent does marital status affect tenants ˜attitude/behaviour in the management of residential  properties  in Lagos  state?
  4. To what extent does environmental factors affect tenants ˜attitude/behaviour in the management of residential properties  in Lagos  state?

1.3   Purpose of the Study

The main purpose of this study is to determine tenants’  behaviour/attitude  in the management  of residential  properties  in Lagos  State  with reference to Indian /Chinese  Community  In Ilupeju Lagos State.

Other specific objectives are:

To determine the extent gender affect tenants ˜attitude/behaviour in the management of residential  properties  in Lagos  state.

To investigating the extent socio economic status affect tenants ˜attitude/behaviour in the management of residential  properties  in Lagos  state.

To examine the extent marital status affect tenants ˜attitude/behaviour in the management  of residential  properties  in Lagos  state.

To identify the extent demographic variables affect tenants attitude/behaviour in the management  of residential  properties  in Lagos  state.

1.4   Research Questions

In assessing the purpose of the study, this research project will answer the following questions:

  1. To what extent has gender affected tenants ˜attitude/behaviour in the management of residential properties  in Lagos  state?
  2. How would socio economic status affect tenants ˜attitude/behaviour in the management of residential properties  in Lagos  state?
  3. To what extent has marital status affected tenants ˜attitude/behaviour in the management of residential  properties  in Lagos  state?
  4. How would demographic variables affect tenants attitude/behaviour in the management of residential  properties  in Lagos  state?

1.5       Research Hypotheses

The following null (H0) hypotheses were postulated in order to help in establishing the relevance of the study.

  1. There is no significant influence of Socio economic status on tenants ˜attitude/behaviour in the management  of residential  properties  in Lagos  state.
  2. There is no significant influence of demographic variables on tenants ˜attitude/behaviour in the management  of residential  properties  in Lagos  state.

1.6       Significance of the Study

The study would be of much benefit to the properties owners, tenants’ government agency, in the management  of residential  properties  in Lagos  state.

The outcome of study will be of  beneficiary to the landlords on how  to render good services that will influence positive attitude of tenants at any point in time.  The research study will enlighten tenants and residential occupants on how to maintain good attitude  and  not to develop anti-social behaviour.  The outcome  of study will help to facilitate tenants obligation and landlord obligation in the course of going into contractual agreement.  The outcome of this research study will help to resolve conflictual issue between the landlord and the tenant.

The outcome of this study will give the tenant good sense of humor  and a sense of belonging. Finally, the outcome of this study will enhance the effectiveness of property managers  towards managing of residential properties without inconvenient to the tenant and the landlord.

1.7       Scope and Limitation of the Study

The study is limited in scope to tenants’ behaviour/attitude in the management of residential properties  in Lagos  state in Ilupeju, Lagos. The study will be limited by the chances of getting the tenants’ within Lagos  state. Time and protocol of obtaining clearance from the staff  before, having access to interact with them especially on official hours also may limited the study.

1.8   Operational Definition of Terms

Behaviour/Attitude: Attitude is a way of thinking about subject or something or behaving towards subject or something.  It is the readiness  of  individual tents to meet towards or against some object or value.

Residential Properties: Housing property which is zoned for single-family homes, multi-family apartments, townhouses, condominiums, and/or co-ops.

Tenant: In the context  of  this  research project, the tenant  is  known to be a renter, occupants, of  the residential house owns  by the land lord or property  owners.

Property Management:  Property management involves the processes, systems and manpower required to manage the life circle of all acquired property as defined above including acquisition, control, accountability, responsibility, maintenance, utilization and disposition.

Property Manager:  A property manager is middle man between property owner and the tenant/occupier, providing a buffer for those owners who are desiring to distance themselves from their tenant constituency.

Project Overview

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