Thursday, November 19, 2009
Disadvantages of having trees in your house.
Why that Tree in your house is Dangerous!
Although trees are generally a desirable feature of home landscaping, however they can pose a threat to buildings and homeowners in a number of ways.
Although trees are generally a desirable feature of home landscaping, however they can pose a threat to buildings and homeowners in a number of ways. In this special piece we explain to you possible dangers a tree can cause to your building and household members…
One of the major parts of the house that trees have been found to be a dreadful threat to is the foundation. Though has now been generally accepted by building experts that tree roots cannot normally pierce through a building's foundation, they can, however, damage a foundation in several other ways. Firstly, tree roots can sometimes penetrate a building's foundation through pre-existing cracks, while large root systems that extend beneath a house can cause foundation uplift. They can also leech water from the soil beneath foundations, causing the structures to settle and sink unevenly.
Also, leaves and broken branches of trees can block gutters, potentially causing flooding within the house area which can in the end all water to penetrate the building. Apart from that old, damaged or otherwise weak trees may fall and endanger lives and property. Large, weak branches, too, are a hazard, especially if weighed wind storms.
Another potential destructive effect of trees is that roots can potentially penetrate underground drainage pipes, especially when they leak. Water that leaks from a drainage or sanitary pipe can encourage root growth in the direction of the leak, where the roots may eventually enter the pipe and obstruct its flow. A number of house plumbing defects have been traced to tree roots by experts.
It is important that home owners know that trees may be used by insects and other dangerous animals to gain access to the building. In terms of insects and flies, soldier ants and mosquitoes are the ones that easily find tree tops and leaves habitable. To home owners both constitute a health hazard. In the case of rodents and other dangerous animals, Snakes and Bats are known to find tree tops handy to live on. They may in the end gain access to the house and constitute a potential danger to the entire household.
Apart from that, falling trees and branches can topple power and communication lines in the house in which case you may then have to spend huge amounts of money repairing the damage as a house owner. For falling power lines, they can lead to electrocution of unsuspecting home owner especially if it has to do with windstorm from over-night rainfall.
Trees with structural defects likely to cause failure to all or part of a tree can damage your building and nearby buildings. It is important to be able to identify defects in trees around your house to prevent such disasters. The following are indications that a tree has a structural defect: dead twigs, dead branches, or small, off-colour leaves; species-specific defects.
Also, cankers, which are localized areas on branches or stems of a tree where the back is sunken or missing is an indication of a defect. Cankers are caused by wounding or disease common with trees. The presence of a canker increases the chance that the stem will break near the canker. A tree with a canker that encompasses more than half of the tree's circumference may be hazardous even if the exposed wood appears healthy.
Another kind of defect with trees that can pose grave danger to home owners is what is known as advanced decay (wood that is soft, punchy or crumbly, or a cavity where the wood is missing) can create a serious hazard. Evidence of fungal activity, such as mushrooms, conks and brackets growing on root flares, stems or branches are indications of advanced decay. A tree usually decays from the inside out, eventually forming a cavity, but sound wood is also added to the outside of the tree as it grows. Trees with sound outer wood shells may be relatively safe, but this depends on the ratio of sound-to-decayed wood, and other defects that might present.
When a tree leans at more than 15 degrees from vertical it is potential dangerous. Generally, trees bent to this degree should be removed before they cause a major disaster. Trees that have grown in a leaning orientation are not as hazardous as trees that were originally straight but subsequently developed a lean due to wind or root damage. Large trees that have tipped in intense winds seldom recover. The general growth-form of the tree and any uplifted soil on the side of the tree opposite the lean provide clues as to when the lean developed.
Useful Tips in Keeping safe Trees
Source
When planting trees, they should be kept far from the house. It is impossible for the homeowner to reliably predict how far the roots will spread, and trees that are too close to a building may be a fire hazard.
Do not damage roots. In addition to providing nutrition for the tree roots anchor the tree to the ground. Trees with damaged roots are more likely to lean and topple than trees with healthy roots. Vehicles are capable of damaging a tree's root system.
Dead trees within the range of a house should be removed. If they are not removed, the small twigs will fall first, followed by the larger branches, and eventually the trunk. This process can take several years.
Inspect your trees periodically for hazards, especially in large, old trees. Every tree likely to have a problem should be inspected from bottom to top. Look for signs of decay and continue up the trunk toward the crown, noting anything that might indicate a potential hazard.
Binoculars are helpful for examining the higher portions of tall trees for damage.
Avoid getting Cheated by your Builder.
Let me Show you How.
Although trees are generally a desirable feature of home landscaping, however they can pose a threat to buildings and homeowners in a number of ways.
Although trees are generally a desirable feature of home landscaping, however they can pose a threat to buildings and homeowners in a number of ways. In this special piece we explain to you possible dangers a tree can cause to your building and household members…
One of the major parts of the house that trees have been found to be a dreadful threat to is the foundation. Though has now been generally accepted by building experts that tree roots cannot normally pierce through a building's foundation, they can, however, damage a foundation in several other ways. Firstly, tree roots can sometimes penetrate a building's foundation through pre-existing cracks, while large root systems that extend beneath a house can cause foundation uplift. They can also leech water from the soil beneath foundations, causing the structures to settle and sink unevenly.
Also, leaves and broken branches of trees can block gutters, potentially causing flooding within the house area which can in the end all water to penetrate the building. Apart from that old, damaged or otherwise weak trees may fall and endanger lives and property. Large, weak branches, too, are a hazard, especially if weighed wind storms.
Another potential destructive effect of trees is that roots can potentially penetrate underground drainage pipes, especially when they leak. Water that leaks from a drainage or sanitary pipe can encourage root growth in the direction of the leak, where the roots may eventually enter the pipe and obstruct its flow. A number of house plumbing defects have been traced to tree roots by experts.
It is important that home owners know that trees may be used by insects and other dangerous animals to gain access to the building. In terms of insects and flies, soldier ants and mosquitoes are the ones that easily find tree tops and leaves habitable. To home owners both constitute a health hazard. In the case of rodents and other dangerous animals, Snakes and Bats are known to find tree tops handy to live on. They may in the end gain access to the house and constitute a potential danger to the entire household.
Apart from that, falling trees and branches can topple power and communication lines in the house in which case you may then have to spend huge amounts of money repairing the damage as a house owner. For falling power lines, they can lead to electrocution of unsuspecting home owner especially if it has to do with windstorm from over-night rainfall.
Trees with structural defects likely to cause failure to all or part of a tree can damage your building and nearby buildings. It is important to be able to identify defects in trees around your house to prevent such disasters. The following are indications that a tree has a structural defect: dead twigs, dead branches, or small, off-colour leaves; species-specific defects.
Also, cankers, which are localized areas on branches or stems of a tree where the back is sunken or missing is an indication of a defect. Cankers are caused by wounding or disease common with trees. The presence of a canker increases the chance that the stem will break near the canker. A tree with a canker that encompasses more than half of the tree's circumference may be hazardous even if the exposed wood appears healthy.
Another kind of defect with trees that can pose grave danger to home owners is what is known as advanced decay (wood that is soft, punchy or crumbly, or a cavity where the wood is missing) can create a serious hazard. Evidence of fungal activity, such as mushrooms, conks and brackets growing on root flares, stems or branches are indications of advanced decay. A tree usually decays from the inside out, eventually forming a cavity, but sound wood is also added to the outside of the tree as it grows. Trees with sound outer wood shells may be relatively safe, but this depends on the ratio of sound-to-decayed wood, and other defects that might present.
When a tree leans at more than 15 degrees from vertical it is potential dangerous. Generally, trees bent to this degree should be removed before they cause a major disaster. Trees that have grown in a leaning orientation are not as hazardous as trees that were originally straight but subsequently developed a lean due to wind or root damage. Large trees that have tipped in intense winds seldom recover. The general growth-form of the tree and any uplifted soil on the side of the tree opposite the lean provide clues as to when the lean developed.
Useful Tips in Keeping safe Trees
Source
When planting trees, they should be kept far from the house. It is impossible for the homeowner to reliably predict how far the roots will spread, and trees that are too close to a building may be a fire hazard.
Do not damage roots. In addition to providing nutrition for the tree roots anchor the tree to the ground. Trees with damaged roots are more likely to lean and topple than trees with healthy roots. Vehicles are capable of damaging a tree's root system.
Dead trees within the range of a house should be removed. If they are not removed, the small twigs will fall first, followed by the larger branches, and eventually the trunk. This process can take several years.
Inspect your trees periodically for hazards, especially in large, old trees. Every tree likely to have a problem should be inspected from bottom to top. Look for signs of decay and continue up the trunk toward the crown, noting anything that might indicate a potential hazard.
Binoculars are helpful for examining the higher portions of tall trees for damage.
Areas in Lagos to develop and what to develop to get outstanding rental returns!
Though getting a suitable location is one of the keys to achieving success in any real estate investment; it does not however take away the fact that getting it right in terms of the kind of development to put on your land is also as important.
Though getting a suitable location is one of the keys to achieving success in any real estate investment; it does not however take away the fact that getting it right in terms of the kind of development to put on your land is also as important. In this special piece we bring to you some of the suggestions on what you should build to get the best returns on your investment in selected parts of Lagos…
Victoria Island
Victoria Island is one of the locations of Lagos yielding the highest rental returns on real estate; however, one of the very important factors that must be put into consideration before developing what could be considered a profitable property in Victoria Island apart from price trend is the issue of Planning Regulations and Permits. The Lagos State Government’s determination to ensure compliance to its planning laws has made it important for real estate investors to keep themselves abreast of existing planning laws. Today, there are parts of Victoria Island zoned a high-density, medium -density and low-density areas. In the high density areas, properties are allowed to go as high as 10 to 15 floors, while in the medium density areas, properties are allowed to go only as high as 6 floors and 2 floors for the low density areas. While properties in the high density areas have the opportunity of having more units of accommodations, the medium and low density areas are in a way restricted. Some of the high density areas include: Ajose Adeogun, Sanusi Fafunwa and Adeola Odeku to mention a few, while the medium density areas have Luis Solomon, Anifowoshe and Kofo Abayomi and environs. The low density areas are Off Ologun Agbaje, Bishop Oluwole, Oju Olobun, Idejo and Danmole to mention a few.
Based on current market trends, it is advisable that an investor looks more at the high-density areas of Victoria Island for developments that will give the best rental return. Apart from the opportunity of being able to add more units to the proposed development, commercial properties are believed to be the ‘blue-chip’ properties in Victoria and it is only in these high-density areas that they could be profitably developed. It is suggested therefore that a 10 to 15 floors block of open plan office accommodation is the best type of property for this area. To start with, the minimum size of land that would be required is between 1,500sqm to 2,000sqm. Going by current price trend, such a plot of land would be selling for between N400million to N500million.
The development must however be planned in a way that the ground floor would be a basement to be used for parking space and to create more room for parking the first and second floor could also be dedicated for that purpose. The Lagos State Government when giving approvals for high-density commercial development is always keen on developers providing adequate space for parking of cars. Though the design of open plan offices varies, but an average open plan office space with basic utilities like stand-by generator, sewage treatment plant and lift would cost an average of N500million to N600million to develop. For the cost of land and development an average of N1billion could be budgeted with another 2% to 3% of the cost of construction reserved for getting permits and all necessary papers from the government.
The rental income projection after the property has been developed is between N40, 000 to N50, 000 per sqm. It could even be more as recent price trend indicates that some open office accommodations in parts of Victoria Island now goes for between N70,000 to N80,000 per sqm, especially if the property is well maintained and all necessary facilities put in place.
Old Ikoyi
Old Ikoyi is another outstanding location when it comes to the issue of rental returns on properties. It is exhilarating to note that an average flat apartment in Old Ikoyi now goes for between $100,000 to $150,000; the highest any property investor could possibly get anywhere in Nigeria. From the foregoing and based on the current market trend, it is advisable to build a block of luxury flats or town houses in this area. The demand for this type of accommodation in this area according to estate agents who spoke to Castles is now very high. To be able to develop an average of 40 to 50 units of luxury flat accommodation on two blocks in the area, at least a 3,000sqm to 4,000sqm plot of land is recommended. The budget for the plot of land alone should be put to between N800million and N1billion.
The development should however be top-notch in terms of quality of design and finishings. Kitchen must be fitted and entire apartments fully furnished. This is important because of the number of competitors in the market. The better the finishings and conveniences in the building the higher the chances of being able to quickly sell them off of rent the apartments out. For the development of the building, an average of N1billion should be set aside.
Though as ealier mentioned, an average luxury flat apartment in Old Ikoyi now rents for as high as $100,000, to be able to swiftly let-out the apartments and make swift returns it is advisable that the developer comes down to $70,000 to $80,000 per annum. For 50 apartments that is an average of $3.5million to $4million dollars (N576million to N600million) rental returns just in one year if all the apartments were successfully let-out. One other strategy that could be used by the developer to edge-out competitors is to sign longer lease agreements with potential tenants but collect the rent on a yearly basis. No matter the situation, what it means is that in less than 5years, the investor would have been able to recoup his investments.
Lekki Phase 1
With Lekki Phase 1 proximity to Victoria Island, the new bridge linking Ikoyi and the proposed expansion of the Lekki Epe expressway all by the Lagos State Government, Lekki Phase 1 remains an attractive location for would-be Islanders. Like all other Government Schemes the Certificate of Occupancy to plots of land in different parts of the estate spells out the kind of use of development that would be permitted. However, there are parts of Lekki Phase 1 that are purely residential, while there are other places known as commercial zones as well as others for mixed development. As an investor/developer it is important to get acquainted with government’s development regulations of the area.
Because of unclear investment prospects for commercial property developments in the estate, it is advisable that an investor looks more into residential development. However, based on current trends in terms of rental demands and yields, block of luxury flats apartment is suggested. Lekki Phase 1 is largely planned by government as a low-density neighbourhood with development approvals for only two housing units on a plot and a maximum of two floors; as a result a block of 4 or 6 flats is recommended. Though areas of the estate like Admiralty Way, developers are allowed to go as high as four floors.
A plot of land measuring an average of 1,000sqm to 1,200sqm is recommended for this type of development in the estate. It will cost between N80million to N110million going by current prices within the estate. The nature of the soil of Lekki Phase 1 requires the foundation to be either raft or pile, and so the cost of developing the property should be put at an average of N80million to N100million.
In terms of rental yield, a 3bedroom apartment in Lekki Phase 1 currently rents for between N3million to N3.5milion depending on the level of finishings, and so the developer would have been able to make the sum of between N12million and N18million in a year if all the apartments were let-out. The collective rental yield of flat apartments shows clearly why it is better to build a block of flats rather than a detached house in Lekki Phase 1 except for owner occupier reasons. If a block of flour flats built on the same plot of land in Lekki Phase 1 yields N12million, a detached house would only yield a maximum of N6million to N8million no matter the quality of finishings.
Ajah-Ibeju Lekki
The Ajah-Ibeju Lekki axis has also seen appreciable levels of development over the last decade. However, one of the major hindrances to the development of the area is the horrendous traffic situation along the Lekki Epe expressway which has made accessing that part of the Peninsula a difficult task. With the ongoing expansion of the Lekki Epe expressway, real estate pundits still believe that the area holds a lot of promise for property investors.
Recommended for development in this area is also a block of flats, town houses or a twin duplex. Currently a plot of land measuring 1,000sqm that could be used to develop a block of well finished flats sells for between N1million to N15million depending on the location. Moving further down Ibeju Lekki close to Epe, plots of land could be cheaper. It could be as low as N300, 000 to N500, 000.
The projected cost of developing a block of say 6flats because of the need to do a raft or pile foundation is put at between N30million to N60million depending on the location and the quality of finishings; the cost of land inclusive. On the issue of the rental yield, for areas like Osapa and Agungi, the rental projection for a decent 3bedroom flat apartment is put at N1million to N1.2million, while that of Ajah and areas like Sangotedo, Awoyaya and further down is put at N600, 000 to N700, 000 and N350, 000 to N500, 000 respectively.
Yaba/ Ebute Metta
Yaba and Ebute Metta are located on the Mainland, and have some the fastest access routes to the Island. The area is still seen largely as a Middle Class location by development experts based on the current trend of property prices. However, because the population of the Nigerian society that can be classified as middle class no more exist in a way, people that can be considered the low-middle income group now dominates the area.
Apart from some small parts of the area designated as Central Business Districts CBD, Yaba and Ebute Metta are still basically residential neighbourhoods. Because of the high demand for residential apartments in the area mostly for people on the budget class, a block of 2 and 3 bedroom flat apartments is recommended. Getting a suitable land to build for example a block of 6flats in the area may be difficult because most land available in this part of Lagos are not always big in size. However, if as a developer a plot of land measuring between 700sqm and 900sqm is gotten, it will still be good for such development in that area. The property could be a three storey building of 6 or 8 flats (2 and 3 bedrooms mixed).
Land prices in this area vary based on the location. For areas like Adekunle, Alagomeji and environ a plot of land measuring between 700sqm to 900sqm would sell for between N25million to N30million, while in areas like Akoka, Bariga and environ, a plot of land would sell for between N10million to N15million.The cost of developing a block of 6flats in this area is put at approximately N40million including the cost of land. Extra finishings to the apartments is also very important to give the developer an added advantage.
In terms of rental income on the property, a 3bedroom flat apartment in Yaba and Ebute Metta goes for between N700, 000 to N900, 000, while a 2bedroom flat apartment rents for between N400, 000 to N500, 000 depending on the level of finishings. The rental figures of properties inside Tajudeen Olanrewaju estate in the heart of Yaba where a town house apartment now goes for as high as N2million to N2.5million is already a high-opener for property investors in the axis. With stated rental figures, it is expected that a developer would be able to recoup his investment over a maximum period of 15years.
Surulere
Just like Yaba and Ebute Metta, Surulere is an area largely dominated by the middle and low income group. Its central location on the Mainland however makes a viable real estate location. Though parts of Surulere like Bode Thomas, Adeniran Ogunsanya, Ogunlana Drive and others have been commercialized, a larger percentage of the area still has residential uses.
The demand for residential properties in Surulere is still on the high side, when compared to the demand for commercial properties in this axis. Only a few business owners would go extra mile to get an office accommodation in Surulere. It must however be mentioned that properties off the commercialised sides of Surulere today command the highest values in the area. Residential properties off Bode Thomas, Adeniran Ogunsanya and Ogunlana Drive all have flat apartments going for between N900, 000 to N1.2million already.
Developing a block of flats is also suggested for this area because of the high market demand. In the alternative it could be town house apartments of two and three bedrooms. Though difficult to get because these areas have been fully developed, a property on 1,000sqm of land that could be redeveloped to build a block of six flats would sell for between N80million to N100million in the area. In less developed parts of Surulere like Kilo, Ijesha and its surrounding areas a plot of land redevelopable property on a plot of land measuring 1,000sqm would sell for between N25million to N30million. The cost of developing the property is put at between N60million to N80million. Rental yield on the property could be higher if it is well finished and so the developer must endeavour to do something above board.
Ikeja GRA
Just like most government schemes; by design Ikeja GRA is planned as a purely residential location. Over the years, the area has been heavily commercialised altering the initial plans of government for the area. Parts of Ikeja GRA that have been commercialised are Joel Ogunnaike, Isaac John and Sobo Arobiodun streets. On these streets are banks, eateries, offices and several commercial properties.
However, with the seriousness of the Lagos State Government to enforce compliance to planning and development regulations around Lagos and indeed the estate, it is advisable that a prospective investor develops a residential property in the estate to be on a safe side of the law. It is infact doubtful if the government would approve any development apart from residential property in the estate.
Based on current market demands, a luxury block of flats is also suggested. However, government does not permit more than two or three floors development within the estate. High-rise developments are not permitted within the estate as it is planned as a low density neighbourhood. A block of 4 or 6 nos. two and three bedroom flats is good enough. The apartments because of the high-brow location it is being located must be tastefully furnished to attract potential Ikeja GRA tenants, like the upper-middle class company executives.
A 1,000sqm plot of land would be suitable for this type of development. Going by current price index, a plot of land measuring approximately 1,000sqm in Ikeja GRA would sell for between N80million to N100million. The cost of developing the property is also put at between N50million to N60million depending on the level of finishings.
In terms of rental returns, a 3bedroom flat in Ikeja GRA currently rents for between N4million to N4.5million, while a 2bedroom flat apartment rent for between N2.5millio to N3million. What it means is that in less than 10years, the developer would have been able to recoup his investment based on rental yields of the property alone.
Opebi/ Allen Avenue
Opebi and Allen Avenue are currently two commercialised parts of Ikeja even though historical trends show that both areas used to be purely residential neighbourhoods in the 1970s and 1980s. Because of the highly commercially viable nature of the two areas, an open plan office space or shopping mall development is suggested in the area for possibilities of making swift returns on investment. However, off these two areas, current market movement indicates that residential properties command higher values in those areas.
In main Opebi and Allen Avenue a six floors open plan office apartment or shopping mall is recommended. Buildings in these parts of Ikeja are not permitted to exceed six floors because of nearness to the Airport. However, only recently have ten floors development being permitted in the area. The size of land required based on planning regulations of the government is a minimum of 1,000sqm. Regulations of government also require that the size of land for such commercial development must be big enough to create room for 2 cars parking space on average of 60sqm land size each.
A plot of land measuring 1,000sqm in Opebi or Allen Avenue presently sells for between N100million to N110million. Cost of developing such a property is put at between N50million to N60million. Rental returns on the property is put at N15, 000 to N20, 000 per sqm. With such rental figures it is presumed that within 15years a developer would have been able to recoup his investments.
Monday, July 28, 2008
Increase In Density : The Approval Process ...
Source
castlesweekly
The term increase in Density simply means the process of adding to the unit or floor of a building from the originally approved plan. It is an alternation of the master plan of a building to give room for additional space in terms of the floors and units.
In Lagos, each of areas in the state have been clearly mapped out in the Lagos State Physical Development Master Plan; the different types of buildings, in the areas of floors (height) are clearly defined in the Master Plan. While Physical Development in some areas is limited to Bungalow buildings, others are limited to single floors, two floors, three floors etc, depending on the geographical location of the building and the intended development outlook of the state government.
Nonetheless, the continuous increase in the population of persons in the state has over time necessitated property developers to redesign their buildings to meet up with the ever increasing demand for housing and also maximize profit on particular property investments. The lack of adequate landed areas to also carry out physical development in choice areas of the state has also brought about the need for property owners and investors to seek alternative means of providing accommodation needs of people; and the real option over-time has been to increase the number of floors or units of already existing buildings which is simply termed Increase in Density.
However, to forestall arbitrary re-development of buildings and to also ensure that the original master-plan of the state in terms of approved physical development of areas are not altered beyond scope, the Lagos State Government has decided to come out with a regulatory procedure to check such projects. As a result, property owners and developers are requested to come forward to seek approval from the state government for such developmental projects. Such approval requirements according to a reliable source are to ensure that additional development on building conform to basic standards and that it does not in anyway threaten the lives of the inhabitants of the buildings.
Areas like Lekki Phase 1 and 2, Victoria Island, Magodo GRA, Ikeja and a host of others top the list of areas where property owners have mostly sought the permission from the state government to carryout Increase in Density of Buildings. These areas have over time witnessed outstanding development rates, which has in turn necessitated property owners to add more to their building structure to meet up with emerging peculiarities in those areas. As it is today, approval for increase in Density can only be obtained from the Ministry of Physical Planning and Urban Development, Alausa, Ikeja.
An official of the Ministry of Physical planning and Urban Development who spoke to Castles on the condition of anonymity said the most important consideration for the approval of Increase in Density is the size of the land where the addition is being considered; adding that for any Increase in Density application to be considered in the first place, such a building must have been built on a total land area of 1000 sqm and above, which is over a standard plot of land. The official said, this is to allow for enough landed space for the proposed additional development work. ‘The land size of a building which must at least be over 1000 M2, determines how many additional floors and units would be allowed on a building,’ he affirmed.
Findings show that to get approval for Increase in Density, a property owner must first and foremost send an application letter to the office of the Commissioner for Physical Planning and Urban Development stating in clear terms the proposed additional development work to be carried out on the building and other necessary information concerning the building and what has necessitated the development work.
Upon receiving the application letter, the Physical Planning Ministry would write back to the Applicant; giving such person the go-ahead or refusal letter based on earlier mentioned conditions, requesting the person to tender a formal application with the enclosure of relevant documents stated below. Such development works if not totally refused can be reduced depending on the professional view point of the LASG Physical Planners.
The application letter should be addressed to the office of the Hon. Commissioner for Physical Planning and Urban Development, Alausa, Ikeja.
Documents to be submitted together with the Application Letter for Increase in Density include:
• A set of Architectural Drawings of the building,
• Certified True Copy of the Root of Title,
• Capital Development Levy Receipt
• Evidence of the payment of relevant LASG Tax
• Photocopy of the receipt of the payment of an application fee of N200, 000:00.
Immediately, these documents are received, they are subjected to proper scrutiny at the Directorate of Physical Planning and archived at the Physical Planning Registry for proper record keeping.
After due consideration and the application is deemed satisfactory, a provisional letter of approval would be issued requesting the applicant to pay a particular amount of money as approval charges are based on the number of units of floors approved. After the applicant has made the payment, the receipt is brought to the Physical Planning Office after which a final letter of approval will then be issued. It is after the letter of approval is issued that the additional development work can then be carried out on a particular building.
However, a sister policy to the Increase in Density that is the Change of Use has been placed on hold by the LASG. The embargo was placed based on what our findings revealed was as a result of the abuse of the process by property developers in the state.
The Change of Use just like the Increase in Density allows property owners to get approval to change the usage of their building from the originally approved one; commercial to residential and vice versa.
According to an informed source of the Ministry of Physical Planning and Urban Development, the Change of use policy was altering the original master plan of the state adversely; purely residential areas were fast becoming commercial centres; thus the need to put it on hold; to address the situation and stem the tide, it is hoped that LASG while maintaining the master plan will not trample on the freedom of the individual to a house of his dreams.
Avoid getting Cheated by your Builder.
Let me Show you How.
castlesweekly
The term increase in Density simply means the process of adding to the unit or floor of a building from the originally approved plan. It is an alternation of the master plan of a building to give room for additional space in terms of the floors and units.
In Lagos, each of areas in the state have been clearly mapped out in the Lagos State Physical Development Master Plan; the different types of buildings, in the areas of floors (height) are clearly defined in the Master Plan. While Physical Development in some areas is limited to Bungalow buildings, others are limited to single floors, two floors, three floors etc, depending on the geographical location of the building and the intended development outlook of the state government.
Nonetheless, the continuous increase in the population of persons in the state has over time necessitated property developers to redesign their buildings to meet up with the ever increasing demand for housing and also maximize profit on particular property investments. The lack of adequate landed areas to also carry out physical development in choice areas of the state has also brought about the need for property owners and investors to seek alternative means of providing accommodation needs of people; and the real option over-time has been to increase the number of floors or units of already existing buildings which is simply termed Increase in Density.
However, to forestall arbitrary re-development of buildings and to also ensure that the original master-plan of the state in terms of approved physical development of areas are not altered beyond scope, the Lagos State Government has decided to come out with a regulatory procedure to check such projects. As a result, property owners and developers are requested to come forward to seek approval from the state government for such developmental projects. Such approval requirements according to a reliable source are to ensure that additional development on building conform to basic standards and that it does not in anyway threaten the lives of the inhabitants of the buildings.
Areas like Lekki Phase 1 and 2, Victoria Island, Magodo GRA, Ikeja and a host of others top the list of areas where property owners have mostly sought the permission from the state government to carryout Increase in Density of Buildings. These areas have over time witnessed outstanding development rates, which has in turn necessitated property owners to add more to their building structure to meet up with emerging peculiarities in those areas. As it is today, approval for increase in Density can only be obtained from the Ministry of Physical Planning and Urban Development, Alausa, Ikeja.
An official of the Ministry of Physical planning and Urban Development who spoke to Castles on the condition of anonymity said the most important consideration for the approval of Increase in Density is the size of the land where the addition is being considered; adding that for any Increase in Density application to be considered in the first place, such a building must have been built on a total land area of 1000 sqm and above, which is over a standard plot of land. The official said, this is to allow for enough landed space for the proposed additional development work. ‘The land size of a building which must at least be over 1000 M2, determines how many additional floors and units would be allowed on a building,’ he affirmed.
Findings show that to get approval for Increase in Density, a property owner must first and foremost send an application letter to the office of the Commissioner for Physical Planning and Urban Development stating in clear terms the proposed additional development work to be carried out on the building and other necessary information concerning the building and what has necessitated the development work.
Upon receiving the application letter, the Physical Planning Ministry would write back to the Applicant; giving such person the go-ahead or refusal letter based on earlier mentioned conditions, requesting the person to tender a formal application with the enclosure of relevant documents stated below. Such development works if not totally refused can be reduced depending on the professional view point of the LASG Physical Planners.
The application letter should be addressed to the office of the Hon. Commissioner for Physical Planning and Urban Development, Alausa, Ikeja.
Documents to be submitted together with the Application Letter for Increase in Density include:
• A set of Architectural Drawings of the building,
• Certified True Copy of the Root of Title,
• Capital Development Levy Receipt
• Evidence of the payment of relevant LASG Tax
• Photocopy of the receipt of the payment of an application fee of N200, 000:00.
Immediately, these documents are received, they are subjected to proper scrutiny at the Directorate of Physical Planning and archived at the Physical Planning Registry for proper record keeping.
After due consideration and the application is deemed satisfactory, a provisional letter of approval would be issued requesting the applicant to pay a particular amount of money as approval charges are based on the number of units of floors approved. After the applicant has made the payment, the receipt is brought to the Physical Planning Office after which a final letter of approval will then be issued. It is after the letter of approval is issued that the additional development work can then be carried out on a particular building.
However, a sister policy to the Increase in Density that is the Change of Use has been placed on hold by the LASG. The embargo was placed based on what our findings revealed was as a result of the abuse of the process by property developers in the state.
The Change of Use just like the Increase in Density allows property owners to get approval to change the usage of their building from the originally approved one; commercial to residential and vice versa.
According to an informed source of the Ministry of Physical Planning and Urban Development, the Change of use policy was altering the original master plan of the state adversely; purely residential areas were fast becoming commercial centres; thus the need to put it on hold; to address the situation and stem the tide, it is hoped that LASG while maintaining the master plan will not trample on the freedom of the individual to a house of his dreams.
Sunday, July 27, 2008
Royal Park hotel redefines hospitality in Osun
Source
Vanguard
With Olashore International School as your front yard, Royal Park International Hotel located in Ikoko Ijesha, a rustic town in Osun State is the ideal balance between the classy elegance of a city and a rural area .
Open throughout the year, the Royal Park International Hotel is one of the leading hotels in the South West of Nigeria, built by Oba Oladele Olashore, Ajagbusi-Ekun, Aloko of Iloko-Ijesha and commissioned in February 2007 by the Emir of Kano, Alhaji Ado Bayero.The hotel provides 87 luxury bedrooms and suites spread over a vast expanse of land in the jungle.
With an eye to attract corporate clientele to the hotel, the General Manager, Lance Hurly said they are creating quality service in the hotel as they are not ready to leave nay stone unturn to making visiting executives and guests feel at home.
“What we intend to do is to crate a quality of excellence in this beautiful town of Iloko. We want to bring the cooperate executives for conference purpose, we do have plans to extend not in terms of hotel but in terms of facilities.”
The 87 rooms, including one royal suite, vary from the cosy 425sq ft Deluxe Park View Rooms which come with a king-size bed and marble bath, to the lavish 1,150sq ft royal Suite which has its own dining room. Expect best of royalty with thread count linens on all white bed, white jacuzi bath amenities and mod-cons such as leather chair; plasma flat-screen TVs, DVDs and Fridge.
Each guestroom has a private furnished terrace, marble bathroom, direct dial phone, satellite TV, minibar, safe deposit box, fresh flowers, luxurious bathrobes and six different aromatics to mention a few.
Walking into the royal suite like every other rooms in the hotel, there are evidences of opulence with great work of arts on the walls to complement the marble floors which are comparable to any standard hotel in Europe.
The architecture of both the interior and exterior of the edifice is worth recognition. Designed by the best , the 87 room hotel comprised a wonderful combination of steel, marble and tile designing. The architecture of the legendary edifice reflect the best style of hotel designing. Each floor is laden with large airy windows and verandahs.
Guests will be thrilled to relish a blend of exquisite traditional Nigerian and fine International cuisine by the hotel’s star rated executive chef. There are three restaurants at the Royal Park Hotel where guests can enjoy International and local cuisine.
The Jungle view restaurant located on the ground floor restaurant offers an opulent international cuisine. There is a Galleria restaurant for fusion of Nigerian and international cuisine as well as refreshments and snacks. There is a Spring restaurant that offers a new refreshing, regenerative and innovative light menu complementing the other restaurants. One of the spacious bars features live music weekends.
As the hotel intends pulling the corporate world to Iloko for conferences, it can boast of three big conference halls that can seat up to 2000 people. There are the jungle view conference hall, over looking the beautiful jungle of Iloko; the Living Spring hall and the theatre style banquet hall which is the biggest of all he halls.
The Royal Park International Hotel swimming pool is located at the hotel’s sister facility, the Olashore International school which is hardly a three_minute walk fro the hotel. There are plans for the development of a golf course in the hotel and a polo field in the future. The hotel offers a free shuttle that can take guests to other tourist attractions in the state.
Desk staff pre-call to inquire about transportation to the hotel, and also pre_register frequent guests meaning they can go directly to their favorite room on arrival. Baggage staff offer a complimentary packing and unpacking service.
Avoid getting Cheated by your Builder.
Let me Show you How.
Vanguard
With Olashore International School as your front yard, Royal Park International Hotel located in Ikoko Ijesha, a rustic town in Osun State is the ideal balance between the classy elegance of a city and a rural area .
Open throughout the year, the Royal Park International Hotel is one of the leading hotels in the South West of Nigeria, built by Oba Oladele Olashore, Ajagbusi-Ekun, Aloko of Iloko-Ijesha and commissioned in February 2007 by the Emir of Kano, Alhaji Ado Bayero.The hotel provides 87 luxury bedrooms and suites spread over a vast expanse of land in the jungle.
With an eye to attract corporate clientele to the hotel, the General Manager, Lance Hurly said they are creating quality service in the hotel as they are not ready to leave nay stone unturn to making visiting executives and guests feel at home.
“What we intend to do is to crate a quality of excellence in this beautiful town of Iloko. We want to bring the cooperate executives for conference purpose, we do have plans to extend not in terms of hotel but in terms of facilities.”
The 87 rooms, including one royal suite, vary from the cosy 425sq ft Deluxe Park View Rooms which come with a king-size bed and marble bath, to the lavish 1,150sq ft royal Suite which has its own dining room. Expect best of royalty with thread count linens on all white bed, white jacuzi bath amenities and mod-cons such as leather chair; plasma flat-screen TVs, DVDs and Fridge.
Each guestroom has a private furnished terrace, marble bathroom, direct dial phone, satellite TV, minibar, safe deposit box, fresh flowers, luxurious bathrobes and six different aromatics to mention a few.
Walking into the royal suite like every other rooms in the hotel, there are evidences of opulence with great work of arts on the walls to complement the marble floors which are comparable to any standard hotel in Europe.
The architecture of both the interior and exterior of the edifice is worth recognition. Designed by the best , the 87 room hotel comprised a wonderful combination of steel, marble and tile designing. The architecture of the legendary edifice reflect the best style of hotel designing. Each floor is laden with large airy windows and verandahs.
Guests will be thrilled to relish a blend of exquisite traditional Nigerian and fine International cuisine by the hotel’s star rated executive chef. There are three restaurants at the Royal Park Hotel where guests can enjoy International and local cuisine.
The Jungle view restaurant located on the ground floor restaurant offers an opulent international cuisine. There is a Galleria restaurant for fusion of Nigerian and international cuisine as well as refreshments and snacks. There is a Spring restaurant that offers a new refreshing, regenerative and innovative light menu complementing the other restaurants. One of the spacious bars features live music weekends.
As the hotel intends pulling the corporate world to Iloko for conferences, it can boast of three big conference halls that can seat up to 2000 people. There are the jungle view conference hall, over looking the beautiful jungle of Iloko; the Living Spring hall and the theatre style banquet hall which is the biggest of all he halls.
The Royal Park International Hotel swimming pool is located at the hotel’s sister facility, the Olashore International school which is hardly a three_minute walk fro the hotel. There are plans for the development of a golf course in the hotel and a polo field in the future. The hotel offers a free shuttle that can take guests to other tourist attractions in the state.
Desk staff pre-call to inquire about transportation to the hotel, and also pre_register frequent guests meaning they can go directly to their favorite room on arrival. Baggage staff offer a complimentary packing and unpacking service.
Wednesday, July 23, 2008
Sell Properties in Phases for Better Value
Source-
ThisDayOnline
The sale of Federal Government Houses in Lagos has generated a lot of controversies ever since the commencement of the exercise. The first phase of the exercise which involved the sale of the 1004 flats in Victoria Island and Eric Moore Towers in Surulere among others was greeted with serious criticism especially with respect to the fact that the occupiers of these flats were not given the first option to buy as enunciated in the guidelines for the sale of the houses. The other criticism was in respect of the prices which were adjudged very low when compared with market values. It will be subjudice to say anything about this first phase now as some matters with respect thereto are in court. However, it is instructive to note that everybody had thought that the first victims of the exercise will be the occupiers of these flats who were to be thrown out of their apartments on the expiration of the quit notices served them by the Ministry of Housing and Urban Development (HUD). Unfortunately, the first victim was the Minister herself who was not only thrown out of her apartment but also out of her job! What an irony of faith? It is possible that more heads will still roll when the full details of the underhand sales of the 207 houses in Ikoyi are revealed. A lot of people have been asking why the sale of these houses in the first instance? The simple answer is that it is as a result of MONETISATION! And what is monetisation and why is it necessary?
Monetisation is one of the economic reforms of the Obasanjo regime. It is one of the ways of reducing government wastages by way of several millions of naira voted every year to maintain staff quarters occupied by Senior Government officials and political appointees. Government in its wisdom thought it is better to convert the housing benefits of these people to monetary payment (monetise) rather than house them in staff quarters. This is where the word "MONETISATION" came into being. You are not likely to find it in any dictionary like many other words in Nigeria. It may be necessary to examine the arguments for and against the whole exercise itself but before then, let us ask how do we find ourselves in this situation? What is the origin? Do Government officials and political appointees have official quarters in developed countries like Britain or America?
The answer to the last question is obviously capital NO! Then why did the British who ruled us up to 1960 start such a system? Again the answer is simple! Initially all Senior Government Officials were whites who could not live among the blacks hence the need to create Government Residential Areas (GRAs) where the whites lived in secured, clean and serene environment. When the native Nigerians started occupying such Senior Government positions such as directors and permanent secretaries, they too joined the class of residents of the GRAs.
This trend continued after independence and the facility was extended down to almost all senior staff on level 08 and above subject only to availability of houses. Critics of the staff quarters system have postulated that, it is because these senior government officials and political office holders enjoy these facilities that they don’t pay any attention to housing for the people. Hence there was no housing policy until recently, no sound mortgage system even up till now, no massive public housing programmes as witnessed in the council flats in London and America. Infact housing for the public was left entirely to the private sector until the second national development plan.
The supporters of the system have however countered by saying that these people deserve to be housed in secured and serene environment near their places of work. They argued that some of these people handle some very sensitive and dangerous government matters which make them vulnerable to attacks by those who may be affected negatively by some government policies. They also contend that they sometimes need to work late and/or get to their offices very early, hence the need to live very near their offices. It is further argued that some of them may even have to work at home after office hours and at weekends, hence the need to live in a congenial and serene environment.
Let us now move away from these arguments and examine whether it is really feasible to ask all senior government officials and political appointees to go and look for accommodation by themselves in the light of our own peculiar situation. Take for a example a legislator just elected from Ilawe-Ekiti in Ekiti State or any other village from the far north or east of the country. He or he is expected to come to Abuja and start to look for accommodation. With the high rents prevailing in Abuja and the need to pay two years advance, it is unlikely that such people can afford to live in any good area of Abuja with the present salary and emoluments they earn. This may lead to the lawmakers becoming more aggressive in their demands, first for higher wages and allowances, second for more bribes and gratification from the presidency and ministries before their budgets and bills are passed. It may also discourage quality people from contesting for such positions which may lead to lower quality of debates and consequently laws that will emanate from such a body.
A similar legislator from any part of USA or England coming to the house in either Washington or London does not have such problems. He can get a house easily at affordable rents with no advance payments. He can even buy a house and secure a mortgage within weeks without any down payment. So Government has no business in providing accommodation for either legislators or officials as they can cater for themselves from what they are paid.
In 1979, when Obasanjo was going he had made provision for the legislators at Durbar Hotel, Amuwo Odofin (a one-bedroom flat each). But the legislators rejected these and seized the 1004 flats which was just completed and being allocated to civil servants. I hope the legislators coming in 2007 will not seize any government properties that may be available in Abuja if the Apo village is finally sold to the present ones!
Now let us examine the processes of the sale of the houses so far. As I said earlier, I will not want to discuss the first phase of the exercise which involved the 1004 flats and the Eric Moore towers because of the cases in court thereon. The advertisement for bids for the second phase which concerns properties mainly in Ikoyi, Lagos appeared in the newspapers towards the end of March 2005 (Guardian 30th March, 2005). Later about the first week in April (This day 7th April, 2005), the advertisement for the ones in Abuja was published by the FCT. The guidelines are essentially the same except for some minor differences. For example while the advert for the Ikoyi properties contained the list of the properties to be sold, the FCT advert contained no list of such properties.
A major difference however is the clause on the condition of sale in the FCTs’ advert which stipulates that the right of occupiers to bid is neither transferable, assignable nor alienable in any way or form".
The FCT may have to make more explanation on this clause. On the face of it, it means an occupier cannot transfer his right to bid and buy the houses. But can he/she transfer after he/she has bought? If the answer is NO, for how long will that condition subsist? It will be unfair to tie the hands of the buyers for ever. I do not think there is any need for the clause in the first instance. For example, the full implication of that clause is that an occupier cannot even take a mortgage to purchase the house since a mortgage is a transfer of ownership until the debt is paid back in full! El-Rufai, over to you please!
Now the bid process itself. The occupiers of these houses are requested to bid like all other Nigerians for these houses with a proviso that the occupier will be given first option at the highest bidders price. Fair enough! But while these adverts were being rolled out, unknown to many of us, some occupiers and non-occupiers have been offered some of these houses as revealed by no less a person than Mr. President himself! What a fraudulent act? Had Mr. President not cancelled the sales, some occupiers would have been denied the right to bid for their own houses and they would have been asked to vacate for the Governors, Ministers and other priviledged Nigerians who had paid for the houses. Whatever the reason for Mr. President’s action, we should commend him for that bold step in the spirit of the new war on corruption. Infact, all those who benefited from that exercise should be disqualified from bidding except those who are occupiers.
That the Government had promised the occupiers the first option to purchase at the highest bidders price seems fair enough. However, to make the occupiers, some of whom have lived in these houses for over ten to twenty years, to be competing with money bags who had made their money by defrauding this nation and all of us through bribery, kickbacks, over inflation of contracts, underpayment of duties, over invoicing, payment for goods not supplied, 419 scams, smuggling, bunkering etc is not fair. Some of the occupiers are civil servants and military officers who have never been opportuned to be in a position to steal public money. They therefore deserve more than the right to buy at the highest bidders price.
To worsen their situation, they must first submit a bid with ten percent of their bid price. Many of them cannot even afford the ten percent. And no bank will lend you such money. I think what government should do is to offer these occupiers using the figures of valuation from the Estate Suveyors & Valuers as a guide. They should not be made to pay the full values. As an occupier, they have an interest. In London, occupiers of council flats are allowed to buy them at figures sometimes half the open market values. There is no reason why we cannot compensate these people by offering them these houses at 75% of the valuation figures.
With a letter of offer, they can now approach their banks or other financial houses for loan to pay. They should be given 90 days to pay failure which the properties should be thrown open to the general public to buy.
As things are now, one is skeptical about the success of the whole exercise. It is unlikely that all the properties will be sold at any reasonable prices for the following reasons:
1. It is not wise to throw so many properties in the market at the same time especially in a market restricted area like Ikoyi and Abuja where only a few people can afford to buy properties. This is a sudden increase in supply without any corresponding increase in demand. By the elementary laws of economics, the price must fall. The Nigerian economy is already strangulated by the recapitalisation of banks. There is therefore no lose money in the economy for now which can be diverted to investment in properties. I therefore expect very low and even ridiculous biding figures. In the absence of a reserve price (it wasn’t mentioned in the adverts), government may be selling the houses at very ridiculous and give away prices to the highest bidders and the nation will be the loser.
2. Majority of the few people who have the money may not bid because they cannot explain the source of their money if asked to do so. And it is very likely that Government will ask in the spirit on the on-going crusade against corruption and all other vices. Remember what happened to those who purchased heavy shares in the banks recapitalisation exercise.
3. Another thing that may discourage people is the fear of getting possession immediately. If you win a bid on a house presently occupied, it may not be easy to get the occupier out of the house. It is worse if the occupier is an army or police officer. Even if he is a civilian, you may be in court and the case may drag on for the next three to five years. It doesn’t matter whether he has a good case or not. Not many people will want to tie their money down for such long period and at the same time continue to spend on litigation. It may not be easy for government to use force to eject everybody. The 1004 and Eric Moore towers are good examples.
4. Another source of apathy is the general lack of trust in anything government. After the whole exercise had been completed, the same government or even the next one may pick some holes in the whole exercise either by saying that they were sold too cheaply or that it does not reflect national character, and reverse all the sales. You will be lucky if you get your money back!
5. At the end of the exercise, I can forsee some confusion or possibly litigation. The advert inviting bids did not inform us that there is a reserved price as I had earlier mentioned. Whenever there is such a reserved price, the law requires you to say so. Hence, it was necessary for the advert to include a clause that says "the Federal government is not bound to sell to the highest bidders where such bids are below the reserved prices". You don’t have to mention the reserved figure. Now, in the absence of such a clause, if I bid N25.00million for a property that is worth N200.00million, will Government sell to me? By law, Government must because it says the property will be sold to the highest bidder subject only to the occupier being given the first option. If government should refuse to sell to me, I can go to court and I will surely win, all things being equal.
In the light of all the above, I will like to recommend as follows:
i. Government should cancel the bidding process before it closes.
ii. The properties should be sold in several phases in order to command good prices. What is the need for the hurry? That of Abuja should be halted for now.
iii. All the occupiers of these properties should be given letters of offers to purchase them at a figure less than the valuers reports, say 75 percent and be asked to pay within 90 days or more.
iv. The Federal Mortgage bank should be directed to give loan to them subject to the bank’s other conditions.
v. After this, the properties should be advertised with prices as per the valuers figures. Any interested person can then make an offer to buy.
The process can continue for as long as Nigerian Government is in place. There should be no rush if the real open market values are to be realised.
Sale by bids is not a good method of selling too many properties. It is only good for one or few properties which are in hot demand with so many potential buyers. You allow them to compete with each other. The present situation is not the same.
vi. The sale of the legislators quarters should not be done for now. Otherwise Government will be forced by future legislatures to house them in Hotels at very high cost to the public. They can always blackmail the executive to grant their requests either by refusal to pass budgets or bills or even to meet. Remember the way the legislators seized the 1004 flats in 1979!.
Generally, it is necessary to always consider proposals or advice from the IMF or World Bank in terms of our local and peculiar environment before implementing such here. Unfortunately, the arrow head of all these reforms, the Minister of Finance, cannot feel it as she is being paid in dollars. If Government can pay every political appointee and legislators the same amount of N3.00million per month that we hear she earns, there will be no need to house them or give them official cars. From such a salary, they can afford to rent houses anywhere in Abuja or even buy.
Avoid getting Cheated by your Builder.
Let me Show you How.
ThisDayOnline
The sale of Federal Government Houses in Lagos has generated a lot of controversies ever since the commencement of the exercise. The first phase of the exercise which involved the sale of the 1004 flats in Victoria Island and Eric Moore Towers in Surulere among others was greeted with serious criticism especially with respect to the fact that the occupiers of these flats were not given the first option to buy as enunciated in the guidelines for the sale of the houses. The other criticism was in respect of the prices which were adjudged very low when compared with market values. It will be subjudice to say anything about this first phase now as some matters with respect thereto are in court. However, it is instructive to note that everybody had thought that the first victims of the exercise will be the occupiers of these flats who were to be thrown out of their apartments on the expiration of the quit notices served them by the Ministry of Housing and Urban Development (HUD). Unfortunately, the first victim was the Minister herself who was not only thrown out of her apartment but also out of her job! What an irony of faith? It is possible that more heads will still roll when the full details of the underhand sales of the 207 houses in Ikoyi are revealed. A lot of people have been asking why the sale of these houses in the first instance? The simple answer is that it is as a result of MONETISATION! And what is monetisation and why is it necessary?
Monetisation is one of the economic reforms of the Obasanjo regime. It is one of the ways of reducing government wastages by way of several millions of naira voted every year to maintain staff quarters occupied by Senior Government officials and political appointees. Government in its wisdom thought it is better to convert the housing benefits of these people to monetary payment (monetise) rather than house them in staff quarters. This is where the word "MONETISATION" came into being. You are not likely to find it in any dictionary like many other words in Nigeria. It may be necessary to examine the arguments for and against the whole exercise itself but before then, let us ask how do we find ourselves in this situation? What is the origin? Do Government officials and political appointees have official quarters in developed countries like Britain or America?
The answer to the last question is obviously capital NO! Then why did the British who ruled us up to 1960 start such a system? Again the answer is simple! Initially all Senior Government Officials were whites who could not live among the blacks hence the need to create Government Residential Areas (GRAs) where the whites lived in secured, clean and serene environment. When the native Nigerians started occupying such Senior Government positions such as directors and permanent secretaries, they too joined the class of residents of the GRAs.
This trend continued after independence and the facility was extended down to almost all senior staff on level 08 and above subject only to availability of houses. Critics of the staff quarters system have postulated that, it is because these senior government officials and political office holders enjoy these facilities that they don’t pay any attention to housing for the people. Hence there was no housing policy until recently, no sound mortgage system even up till now, no massive public housing programmes as witnessed in the council flats in London and America. Infact housing for the public was left entirely to the private sector until the second national development plan.
The supporters of the system have however countered by saying that these people deserve to be housed in secured and serene environment near their places of work. They argued that some of these people handle some very sensitive and dangerous government matters which make them vulnerable to attacks by those who may be affected negatively by some government policies. They also contend that they sometimes need to work late and/or get to their offices very early, hence the need to live very near their offices. It is further argued that some of them may even have to work at home after office hours and at weekends, hence the need to live in a congenial and serene environment.
Let us now move away from these arguments and examine whether it is really feasible to ask all senior government officials and political appointees to go and look for accommodation by themselves in the light of our own peculiar situation. Take for a example a legislator just elected from Ilawe-Ekiti in Ekiti State or any other village from the far north or east of the country. He or he is expected to come to Abuja and start to look for accommodation. With the high rents prevailing in Abuja and the need to pay two years advance, it is unlikely that such people can afford to live in any good area of Abuja with the present salary and emoluments they earn. This may lead to the lawmakers becoming more aggressive in their demands, first for higher wages and allowances, second for more bribes and gratification from the presidency and ministries before their budgets and bills are passed. It may also discourage quality people from contesting for such positions which may lead to lower quality of debates and consequently laws that will emanate from such a body.
A similar legislator from any part of USA or England coming to the house in either Washington or London does not have such problems. He can get a house easily at affordable rents with no advance payments. He can even buy a house and secure a mortgage within weeks without any down payment. So Government has no business in providing accommodation for either legislators or officials as they can cater for themselves from what they are paid.
In 1979, when Obasanjo was going he had made provision for the legislators at Durbar Hotel, Amuwo Odofin (a one-bedroom flat each). But the legislators rejected these and seized the 1004 flats which was just completed and being allocated to civil servants. I hope the legislators coming in 2007 will not seize any government properties that may be available in Abuja if the Apo village is finally sold to the present ones!
Now let us examine the processes of the sale of the houses so far. As I said earlier, I will not want to discuss the first phase of the exercise which involved the 1004 flats and the Eric Moore towers because of the cases in court thereon. The advertisement for bids for the second phase which concerns properties mainly in Ikoyi, Lagos appeared in the newspapers towards the end of March 2005 (Guardian 30th March, 2005). Later about the first week in April (This day 7th April, 2005), the advertisement for the ones in Abuja was published by the FCT. The guidelines are essentially the same except for some minor differences. For example while the advert for the Ikoyi properties contained the list of the properties to be sold, the FCT advert contained no list of such properties.
A major difference however is the clause on the condition of sale in the FCTs’ advert which stipulates that the right of occupiers to bid is neither transferable, assignable nor alienable in any way or form".
The FCT may have to make more explanation on this clause. On the face of it, it means an occupier cannot transfer his right to bid and buy the houses. But can he/she transfer after he/she has bought? If the answer is NO, for how long will that condition subsist? It will be unfair to tie the hands of the buyers for ever. I do not think there is any need for the clause in the first instance. For example, the full implication of that clause is that an occupier cannot even take a mortgage to purchase the house since a mortgage is a transfer of ownership until the debt is paid back in full! El-Rufai, over to you please!
Now the bid process itself. The occupiers of these houses are requested to bid like all other Nigerians for these houses with a proviso that the occupier will be given first option at the highest bidders price. Fair enough! But while these adverts were being rolled out, unknown to many of us, some occupiers and non-occupiers have been offered some of these houses as revealed by no less a person than Mr. President himself! What a fraudulent act? Had Mr. President not cancelled the sales, some occupiers would have been denied the right to bid for their own houses and they would have been asked to vacate for the Governors, Ministers and other priviledged Nigerians who had paid for the houses. Whatever the reason for Mr. President’s action, we should commend him for that bold step in the spirit of the new war on corruption. Infact, all those who benefited from that exercise should be disqualified from bidding except those who are occupiers.
That the Government had promised the occupiers the first option to purchase at the highest bidders price seems fair enough. However, to make the occupiers, some of whom have lived in these houses for over ten to twenty years, to be competing with money bags who had made their money by defrauding this nation and all of us through bribery, kickbacks, over inflation of contracts, underpayment of duties, over invoicing, payment for goods not supplied, 419 scams, smuggling, bunkering etc is not fair. Some of the occupiers are civil servants and military officers who have never been opportuned to be in a position to steal public money. They therefore deserve more than the right to buy at the highest bidders price.
To worsen their situation, they must first submit a bid with ten percent of their bid price. Many of them cannot even afford the ten percent. And no bank will lend you such money. I think what government should do is to offer these occupiers using the figures of valuation from the Estate Suveyors & Valuers as a guide. They should not be made to pay the full values. As an occupier, they have an interest. In London, occupiers of council flats are allowed to buy them at figures sometimes half the open market values. There is no reason why we cannot compensate these people by offering them these houses at 75% of the valuation figures.
With a letter of offer, they can now approach their banks or other financial houses for loan to pay. They should be given 90 days to pay failure which the properties should be thrown open to the general public to buy.
As things are now, one is skeptical about the success of the whole exercise. It is unlikely that all the properties will be sold at any reasonable prices for the following reasons:
1. It is not wise to throw so many properties in the market at the same time especially in a market restricted area like Ikoyi and Abuja where only a few people can afford to buy properties. This is a sudden increase in supply without any corresponding increase in demand. By the elementary laws of economics, the price must fall. The Nigerian economy is already strangulated by the recapitalisation of banks. There is therefore no lose money in the economy for now which can be diverted to investment in properties. I therefore expect very low and even ridiculous biding figures. In the absence of a reserve price (it wasn’t mentioned in the adverts), government may be selling the houses at very ridiculous and give away prices to the highest bidders and the nation will be the loser.
2. Majority of the few people who have the money may not bid because they cannot explain the source of their money if asked to do so. And it is very likely that Government will ask in the spirit on the on-going crusade against corruption and all other vices. Remember what happened to those who purchased heavy shares in the banks recapitalisation exercise.
3. Another thing that may discourage people is the fear of getting possession immediately. If you win a bid on a house presently occupied, it may not be easy to get the occupier out of the house. It is worse if the occupier is an army or police officer. Even if he is a civilian, you may be in court and the case may drag on for the next three to five years. It doesn’t matter whether he has a good case or not. Not many people will want to tie their money down for such long period and at the same time continue to spend on litigation. It may not be easy for government to use force to eject everybody. The 1004 and Eric Moore towers are good examples.
4. Another source of apathy is the general lack of trust in anything government. After the whole exercise had been completed, the same government or even the next one may pick some holes in the whole exercise either by saying that they were sold too cheaply or that it does not reflect national character, and reverse all the sales. You will be lucky if you get your money back!
5. At the end of the exercise, I can forsee some confusion or possibly litigation. The advert inviting bids did not inform us that there is a reserved price as I had earlier mentioned. Whenever there is such a reserved price, the law requires you to say so. Hence, it was necessary for the advert to include a clause that says "the Federal government is not bound to sell to the highest bidders where such bids are below the reserved prices". You don’t have to mention the reserved figure. Now, in the absence of such a clause, if I bid N25.00million for a property that is worth N200.00million, will Government sell to me? By law, Government must because it says the property will be sold to the highest bidder subject only to the occupier being given the first option. If government should refuse to sell to me, I can go to court and I will surely win, all things being equal.
In the light of all the above, I will like to recommend as follows:
i. Government should cancel the bidding process before it closes.
ii. The properties should be sold in several phases in order to command good prices. What is the need for the hurry? That of Abuja should be halted for now.
iii. All the occupiers of these properties should be given letters of offers to purchase them at a figure less than the valuers reports, say 75 percent and be asked to pay within 90 days or more.
iv. The Federal Mortgage bank should be directed to give loan to them subject to the bank’s other conditions.
v. After this, the properties should be advertised with prices as per the valuers figures. Any interested person can then make an offer to buy.
The process can continue for as long as Nigerian Government is in place. There should be no rush if the real open market values are to be realised.
Sale by bids is not a good method of selling too many properties. It is only good for one or few properties which are in hot demand with so many potential buyers. You allow them to compete with each other. The present situation is not the same.
vi. The sale of the legislators quarters should not be done for now. Otherwise Government will be forced by future legislatures to house them in Hotels at very high cost to the public. They can always blackmail the executive to grant their requests either by refusal to pass budgets or bills or even to meet. Remember the way the legislators seized the 1004 flats in 1979!.
Generally, it is necessary to always consider proposals or advice from the IMF or World Bank in terms of our local and peculiar environment before implementing such here. Unfortunately, the arrow head of all these reforms, the Minister of Finance, cannot feel it as she is being paid in dollars. If Government can pay every political appointee and legislators the same amount of N3.00million per month that we hear she earns, there will be no need to house them or give them official cars. From such a salary, they can afford to rent houses anywhere in Abuja or even buy.
Jigawa Halts Desert Encroachment with Gum Arabic
Source
ThisDayOnline
Jigawa State Government is planting Gum Arabic, a shrub of commercial value, in its bid to stop the fast advancing desert sand, and in the process empower its citizens.
Desert encroachment is a major problem devastating the Northern states, especially those identified as the frontline states. Hundreds of kilometre of fertile land have been lost to desert sand.
The new approach is different from the annual tree-planting ritual, which has proved ineffective. The Government in its new system is distributing about 500 million seeds to be planted by 220 communities.
The seeds, which will be distributed free, will also serve as source of income to the people. About 10,080 hectares of land is expected to be planted with gum arabic between now and 2007. Jigawa currently has 2,800 kilometers of shelter belt, considered the highest in the country.
Desertification has its greatest impact in Africa. Two thirds of the continent is desert or drylands. There are extensive agricultural drylands, almost three quarters of which are already degraded to some degree. The region is afflicted by frequent and severe droughts. Many African countries are landlocked, have widespread poverty, need external assistance, and depend heavily on natural resources for subsistence. They have difficult socio-economic conditions, insufficient institutional and legal frameworks, incomplete infrastructure, and weak scientific, technical, and educational capacities. These difficult circumstances explain why African countries have put so much effort into convincing the international community of the need for a "Convention to Combat Desertification in Those Countries Experiencing Serious Drought and/or Desertification, Particularly in Africa".
Africa's desertification is strongly linked to poverty, migration, and food security. In many African countries, combating desertification and promoting development are virtually one and the same due to the social and economic importance of natural resources and agriculture. When people live in poverty, they have little choice but to over-exploit the land. When the land eventually becomes uneconomic to farm, these people are often forced into internal and cross-border migrations, which in turn can further strain the environment and cause social and political tensions and conflicts. (The link with migration was important to the international community's recognition of desertification as a truly global problem, like climate change or biodiversity loss.) Food security can ultimately be put at risk when people already living on the edge face severe droughts and other calamities.
The Regional Implementation Annex for Africa outlines a strategy for action. This Annex is the most detailed and thorough of the regional annexes to the Convention. Its proposals for National Action Programmes benefited from early attention when Parties adopted a Resolution on urgent measures for Africa which entered into force in June 1994, some two and a half years before the Convention itself.
National Action Programmes strongly emphasize awareness-raising. Most African countries have organized national awareness-raising seminars in order to launch the process of formulation of their National Action Programmes (NAPs). The seminars gather together a wide range of stakeholders to discuss the Convention and its philosophy and how to apply it to national circumstances. In some countries, local-level seminars have also been held to bring the message even closer to the actors in the field.
Implementation of NAPs can be successful only if consultations are continuos. By early 2002, 23 African countries finalized, validated and adopted their National Action Programmes. These countries are Benin, Burkina Faso, Cape Verde, Chad, Djibouti, Eritrea, Ethiopia, Gambia, Lesotho, Madagascar, Malawi, Mali, Morocco, Namibia, Niger, Nigeria, Senegal, Swaziland, the United Republic of Tanzania, Togo, Tunisia, Uganda and Zimbabwe. Another five countries are planning to finalize their NAPs in the course of 2002. The preparation of NAPs is a dynamic ongoing process and the status of each country is subject to change over time. In order to be successfully implemented, the NAPs need to be integrated into other national strategies for sustainable development, such as the Poverty Reduction Strategy Paper, and consultative processes need to be launched, aiming at the setting up of partnership agreements. The participation of non-governmental organizations (NGOs) is particularly important and their valuable contribution to the process has been widely recognized.
Subregional Action Programmes (SRAPs) have also been finalized. The existing subregional organizations in four subregions of Africa entrusted with coordinating these programmes are the Arab Maghreb Union (AMU) for northern Africa, the Permanent Inter-State Committee for Drought Control in the Sahel (CILSS) for the west, the Intergovernmental Authority on Development (IGAD) for the east, and the Southern African Development Community (SADC) for the south. While community-based organizations are very important actors in the process of formulating NAPs, such specialized intergovernmental organizations feature as main partners in designing SRAPs. When possible, these programmes seek synergies with other regional objectives. For example, a project for connecting subregional organizations to each other and to their respective member States via electronic systems will contribute to the strengthening of the regional communications network.
A Regional Action Programme (RAP) is also being developed. A Regional Coordination Unit (RCU) hosted by the African Development Bank in Abidjan has been operational since early 2000, its main purpose is to support the implementation of the RAP. Further to the recommendations of the 1997 Pan African Conference on the Implementation of the UNCCD, seven thematic workshops were organized in 1998-1999 to look into prospects for establishing Thematic Programme Networks (TPNs) in order to promote the integrated management of international river, lake, and hydrogeological basins (TPN 1); agroforestry and soil conservation (TPN 2); rangelands use and fodder crops (TPN 3); ecological monitoring, natural resources mapping, remote sensing, and early warning systems; new and renewable energy sources and technologies; sustainable agricultural farming systems; and enabling environments and capacity building. The first three networks have already been launched.
African countries are off to a good start, but the real work still lies ahead. To succeed, affected countries must ensure that combating desertification is given top priority. They must actively promote an enabling environment by adopting appropriate legal, political, economic, financial, and social measures. For instance, they may need to change their rules on land use and ownership, further decentralize government administration and strengthen political rights at the local level. Meanwhile, external partners will have to prove themselves fully committed to the principles of the Convention by entering into productive partnerships with affected countries. Greater efforts, including capacity-building and financial support, are also needed to enable NGOs and civil society to remain active throughout the implementation stage.
Avoid getting Cheated by your Builder.
Let me Show you How.
ThisDayOnline
Jigawa State Government is planting Gum Arabic, a shrub of commercial value, in its bid to stop the fast advancing desert sand, and in the process empower its citizens.
Desert encroachment is a major problem devastating the Northern states, especially those identified as the frontline states. Hundreds of kilometre of fertile land have been lost to desert sand.
The new approach is different from the annual tree-planting ritual, which has proved ineffective. The Government in its new system is distributing about 500 million seeds to be planted by 220 communities.
The seeds, which will be distributed free, will also serve as source of income to the people. About 10,080 hectares of land is expected to be planted with gum arabic between now and 2007. Jigawa currently has 2,800 kilometers of shelter belt, considered the highest in the country.
Desertification has its greatest impact in Africa. Two thirds of the continent is desert or drylands. There are extensive agricultural drylands, almost three quarters of which are already degraded to some degree. The region is afflicted by frequent and severe droughts. Many African countries are landlocked, have widespread poverty, need external assistance, and depend heavily on natural resources for subsistence. They have difficult socio-economic conditions, insufficient institutional and legal frameworks, incomplete infrastructure, and weak scientific, technical, and educational capacities. These difficult circumstances explain why African countries have put so much effort into convincing the international community of the need for a "Convention to Combat Desertification in Those Countries Experiencing Serious Drought and/or Desertification, Particularly in Africa".
Africa's desertification is strongly linked to poverty, migration, and food security. In many African countries, combating desertification and promoting development are virtually one and the same due to the social and economic importance of natural resources and agriculture. When people live in poverty, they have little choice but to over-exploit the land. When the land eventually becomes uneconomic to farm, these people are often forced into internal and cross-border migrations, which in turn can further strain the environment and cause social and political tensions and conflicts. (The link with migration was important to the international community's recognition of desertification as a truly global problem, like climate change or biodiversity loss.) Food security can ultimately be put at risk when people already living on the edge face severe droughts and other calamities.
The Regional Implementation Annex for Africa outlines a strategy for action. This Annex is the most detailed and thorough of the regional annexes to the Convention. Its proposals for National Action Programmes benefited from early attention when Parties adopted a Resolution on urgent measures for Africa which entered into force in June 1994, some two and a half years before the Convention itself.
National Action Programmes strongly emphasize awareness-raising. Most African countries have organized national awareness-raising seminars in order to launch the process of formulation of their National Action Programmes (NAPs). The seminars gather together a wide range of stakeholders to discuss the Convention and its philosophy and how to apply it to national circumstances. In some countries, local-level seminars have also been held to bring the message even closer to the actors in the field.
Implementation of NAPs can be successful only if consultations are continuos. By early 2002, 23 African countries finalized, validated and adopted their National Action Programmes. These countries are Benin, Burkina Faso, Cape Verde, Chad, Djibouti, Eritrea, Ethiopia, Gambia, Lesotho, Madagascar, Malawi, Mali, Morocco, Namibia, Niger, Nigeria, Senegal, Swaziland, the United Republic of Tanzania, Togo, Tunisia, Uganda and Zimbabwe. Another five countries are planning to finalize their NAPs in the course of 2002. The preparation of NAPs is a dynamic ongoing process and the status of each country is subject to change over time. In order to be successfully implemented, the NAPs need to be integrated into other national strategies for sustainable development, such as the Poverty Reduction Strategy Paper, and consultative processes need to be launched, aiming at the setting up of partnership agreements. The participation of non-governmental organizations (NGOs) is particularly important and their valuable contribution to the process has been widely recognized.
Subregional Action Programmes (SRAPs) have also been finalized. The existing subregional organizations in four subregions of Africa entrusted with coordinating these programmes are the Arab Maghreb Union (AMU) for northern Africa, the Permanent Inter-State Committee for Drought Control in the Sahel (CILSS) for the west, the Intergovernmental Authority on Development (IGAD) for the east, and the Southern African Development Community (SADC) for the south. While community-based organizations are very important actors in the process of formulating NAPs, such specialized intergovernmental organizations feature as main partners in designing SRAPs. When possible, these programmes seek synergies with other regional objectives. For example, a project for connecting subregional organizations to each other and to their respective member States via electronic systems will contribute to the strengthening of the regional communications network.
A Regional Action Programme (RAP) is also being developed. A Regional Coordination Unit (RCU) hosted by the African Development Bank in Abidjan has been operational since early 2000, its main purpose is to support the implementation of the RAP. Further to the recommendations of the 1997 Pan African Conference on the Implementation of the UNCCD, seven thematic workshops were organized in 1998-1999 to look into prospects for establishing Thematic Programme Networks (TPNs) in order to promote the integrated management of international river, lake, and hydrogeological basins (TPN 1); agroforestry and soil conservation (TPN 2); rangelands use and fodder crops (TPN 3); ecological monitoring, natural resources mapping, remote sensing, and early warning systems; new and renewable energy sources and technologies; sustainable agricultural farming systems; and enabling environments and capacity building. The first three networks have already been launched.
African countries are off to a good start, but the real work still lies ahead. To succeed, affected countries must ensure that combating desertification is given top priority. They must actively promote an enabling environment by adopting appropriate legal, political, economic, financial, and social measures. For instance, they may need to change their rules on land use and ownership, further decentralize government administration and strengthen political rights at the local level. Meanwhile, external partners will have to prove themselves fully committed to the principles of the Convention by entering into productive partnerships with affected countries. Greater efforts, including capacity-building and financial support, are also needed to enable NGOs and civil society to remain active throughout the implementation stage.
RL Waterview Court Bestrides Osborne
Source-
ThisDayOnline
To contribute to housing delivery at the upper end of the Nigerian Property Market, RHSL Property and Investment Limited has just completed the construction of a modern housing estate known as RL Waterview Court located in Osborne Foreshore Ikoyi, Lagos.
The project made of a four (4) units town houses is conveniently located on a serene environment that offers good security with well planned and splendid view. The houses are composed of three bedroom apartment on three floors, with each room on different level, including a Boys' Quarter.
The bedrooms are all ensuite with highest quality of sanitary wares imported from abroad. The upstairs is a terrace that offers a great view of the lagoon and environs, while the third bedroom offers you a balcony that could be exclusively used for various purposes as library, an exercise area or any other use.
The kitchen is fully integrated and supplied with chest freezer, fridge freezer, cooker, oven, washing and dying machines, all imported from the United Kingdom.
The property is provided with 24 hour security service, 24 hour power supply by a dedicated transformer and a stand-by 110 KVA generator to supplement electricity supply. It has a borehole with a water treatment plant of high standard, pre-wired for burglar and smoke alarm, telephone and cable network, intercom facility between the security room, and each unit and officers trained in fire fighting on stand-by.
The environment is well finished to international standard with granite floor for all the common places; and fully vitrified tiles for all the bedrooms and toilets; and generous interior space with good ventilation and lighting.
ThisDayOnline
To contribute to housing delivery at the upper end of the Nigerian Property Market, RHSL Property and Investment Limited has just completed the construction of a modern housing estate known as RL Waterview Court located in Osborne Foreshore Ikoyi, Lagos.
The project made of a four (4) units town houses is conveniently located on a serene environment that offers good security with well planned and splendid view. The houses are composed of three bedroom apartment on three floors, with each room on different level, including a Boys' Quarter.
The bedrooms are all ensuite with highest quality of sanitary wares imported from abroad. The upstairs is a terrace that offers a great view of the lagoon and environs, while the third bedroom offers you a balcony that could be exclusively used for various purposes as library, an exercise area or any other use.
The kitchen is fully integrated and supplied with chest freezer, fridge freezer, cooker, oven, washing and dying machines, all imported from the United Kingdom.
The property is provided with 24 hour security service, 24 hour power supply by a dedicated transformer and a stand-by 110 KVA generator to supplement electricity supply. It has a borehole with a water treatment plant of high standard, pre-wired for burglar and smoke alarm, telephone and cable network, intercom facility between the security room, and each unit and officers trained in fire fighting on stand-by.
The environment is well finished to international standard with granite floor for all the common places; and fully vitrified tiles for all the bedrooms and toilets; and generous interior space with good ventilation and lighting.
Subscribe to Posts [Atom]
