Housing policies, programmes and performance of public housing in Nigeria (1928–2020)
| Period | Policy and programme | Programme target | Achievement level |
|---|---|---|---|
| 1928–1979 | Establishment of Lagos Executive Development Board (LEBD) in 1954, after the occurrence of the Lagos bubonic plaque of 1928, that later led to the establishment of the Nigerian housing programmes and formation of the Nigerian Building Society (NBS) in 1955 | ||
| During the period under review, land reform through the promulgation of the Land Use Decree of 1978 was enacted and NBS was established to allow access to housing-loan. NBS failed because it was solely funded by the government | |||
| The First National Development period (1962–1968) | A total of 61,000 housing units were planned for construction | Less than 1% of the planned units were developed, possibly because of the civil war (1966–1970) and the political pandemonium | |
| Second National Development period (1970–1974). In 1972 and 1973, the National Council of Housing and the Federal Housing Authority via Promulgation of Decree No. 40 of 1973 was established, respectively | A total of 59,000 LCH units were planned for development across the country | About 12% of the planned units were constructed | |
| Third National Development period (1975–1980). The period birthed the National LCH scheme. In 1977 the NBS metamorphosed to the Federal Mortgage Bank of Nigeria (FMBN) and the promulgation of the Land Use Decree (1978) | 202,000 LCH units were planned for development across the nation | 30,000 LCH units were built, that is about 15% of the planned units | |
| 1980–1989 | Fourth National Development period (1981–1985). The Federal Housing Authority (FHA) was launched in 1980. The FHA is under the National Housing Programme (NHP). The federal government allocated NGN1.9 billion (US$5.28 million) for the development of the first phase | A total of 160,000 LCH units were planned for the first phase and 20,000 units for the second phase | The first phase constructed 47,234 units while the second phase was cut-short because of the political instability of the military coup of 1983 |
| 1990–1999 | In 1991, the Nigerian Military Government launched the “Housing for all by the Year 2000,’’ and the need was about eight million units’ projection as a response to United Nations demands. In 1993, Decree No. 82 empowered the FMBN to assemble, supervise and administer contributions to the National Housing Fund (NHF). The NHF emerged from the 1992 Housing Policy | A total of 121,000 LCH units were planned by the National Housing Programme | 5,500 LCH units were built, that is about 5% of the planned units |
| 2000–2017 | Between 2000 and 2004, the policy focus shifted to the private sector as the channel for housing provision in Nigeria with various housing reforms via the established Federal Ministry of Housing and Urban Development (Oyediran, 2019). An example is the National Prototype Housing Programme (2000–2003), the Presidential Housing Mandate Scheme (PMHS) (2004–2006) and the public-private partnership (PPP) housing schemes | A total of 10,271 housing units were planned via the PPP arrangement Planned development of 500 units in the PMHS across the 36 state capitals and the federal territory | The PPP achieved 4,440 housing units while the PMHS did not commence in many states, for example, Edo State. In Ogun State, only 100 housing units were built against the 500 units planned |
| The 1991 housing policy was reviewed because of the inability to meet the set goals, and this gave birth to the Nigerian National Housing Policy (NHP) 2006. This policy came up with some transition strategies from the public to privately developed housing. The findings show that the houses developed under this programme was unaffordable to the target group | A total of 2,736 housing units, under the NHP’s pilot projects going on in 33 states across the country | Project on-going | |
| One of the peculiarities of the 2012 NHP is the accentuation on private segment contribution in LCH arrangement and investment. While findings show that implementation of the NHP is less than 10% | |||
| In late 2017, the CBN launched a plan called “My Own Home.” World Bank, Works and Housing, Federal Ministry of Justice, Federal Ministry of Finance, Federal Ministry of Power, Mortgage Banking Association of Nigeria, as well as Primary Mortgage Banks jointly fund. This is achieved via the equity in the Nigeria Mortgage Refinance Company. The possibility of the LIEs to access this scheme is narrowed because of the inability to meet the base prerequisites to take an interest, for example, initial instalment, insurance, underwriter and proof of customary salary. The same challenge is applicable to the FISH scheme. For the Nigerian LIEs, it is as good as nothing | The Federal Integrated Staff Housing (FISH) Scheme has encountered some challenges. The Head of Civil Service of the Federation hopes it would be addressed in the 2018 budget | Some state governments are yet to provide land for the commencement of the programme. Accessing mortgage for the houses is a huge challenge for the LIEs, so objective defeated. Moreover, it is a PPP scheme. Where in the world can PPP be used to provide homes for the LIEs without subsidies and grants from the government? | |
| 2017–2020 | Economic Recovery and Growth Plan set up a Family Homes Fund to stimulate the building sector via social housing provision. The main goal was to ensure an increase in available housing loans and the construction of housing units for the masses. This includes recapitalising the Federal Mortgage Bank of Nigeria from NGN2.5 billion to NGN500 billion (US$1/NGN870) to address the housing demands | 2,700 housing units to increase to 10,000 housing units/annum from 2020 are planned and construction of 20,000 pilot social housing units | Project on-going |
| Period | Policy and programme | Programme target | Achievement level |
|---|---|---|---|
| 1928–1979 | Establishment of Lagos Executive Development Board (LEBD) in 1954, after the occurrence of the Lagos bubonic plaque of 1928, that later led to the establishment of the Nigerian housing programmes and formation of the Nigerian Building Society (NBS) in 1955 | ||
| During the period under review, land reform through the promulgation of the Land Use Decree of 1978 was enacted and NBS was established to allow access to housing-loan. NBS failed because it was solely funded by the government | |||
| The First National Development period (1962–1968) | A total of 61,000 housing units were planned for construction | Less than 1% of the planned units were developed, possibly because of the civil war (1966–1970) and the political pandemonium | |
| Second National Development period (1970–1974). In 1972 and 1973, the National Council of Housing and the Federal Housing Authority via Promulgation of Decree No. 40 of 1973 was established, respectively | A total of 59,000 LCH units were planned for development across the country | About 12% of the planned units were constructed | |
| Third National Development period (1975–1980). The period birthed the National LCH scheme. In 1977 the NBS metamorphosed to the Federal Mortgage Bank of Nigeria (FMBN) and the promulgation of the Land Use Decree (1978) | 202,000 LCH units were planned for development across the nation | 30,000 LCH units were built, that is about 15% of the planned units | |
| 1980–1989 | Fourth National Development period (1981–1985). The Federal Housing Authority (FHA) was launched in 1980. The FHA is under the National Housing Programme (NHP). The federal government allocated NGN1.9 billion (US$5.28 million) for the development of the first phase | A total of 160,000 LCH units were planned for the first phase and 20,000 units for the second phase | The first phase constructed 47,234 units while the second phase was cut-short because of the political instability of the military coup of 1983 |
| 1990–1999 | In 1991, the Nigerian Military Government launched the “Housing for all by the Year 2000,’’ and the need was about eight million units’ projection as a response to United Nations demands. In 1993, Decree No. 82 empowered the FMBN to assemble, supervise and administer contributions to the National Housing Fund (NHF). The NHF emerged from the 1992 Housing Policy | A total of 121,000 LCH units were planned by the National Housing Programme | 5,500 LCH units were built, that is about 5% of the planned units |
| 2000–2017 | Between 2000 and 2004, the policy focus shifted to the private sector as the channel for housing provision in Nigeria with various housing reforms via the established Federal Ministry of Housing and Urban Development ( | A total of 10,271 housing units were planned via the PPP arrangement | The PPP achieved 4,440 housing units while the PMHS did not commence in many states, for example, Edo State. In Ogun State, only 100 housing units were built against the 500 units planned |
| The 1991 housing policy was reviewed because of the inability to meet the set goals, and this gave birth to the Nigerian National Housing Policy (NHP) 2006. This policy came up with some transition strategies from the public to privately developed housing. The findings show that the houses developed under this programme was unaffordable to the target group | A total of 2,736 housing units, under the NHP’s pilot projects going on in 33 states across the country | Project on-going | |
| One of the peculiarities of the 2012 NHP is the accentuation on private segment contribution in LCH arrangement and investment. While findings show that implementation of the NHP is less than 10% | |||
| In late 2017, the CBN launched a plan called “My Own Home.” World Bank, Works and Housing, Federal Ministry of Justice, Federal Ministry of Finance, Federal Ministry of Power, Mortgage Banking Association of Nigeria, as well as Primary Mortgage Banks jointly fund. This is achieved via the equity in the Nigeria Mortgage Refinance Company. The possibility of the LIEs to access this scheme is narrowed because of the inability to meet the base prerequisites to take an interest, for example, initial instalment, insurance, underwriter and proof of customary salary. The same challenge is applicable to the FISH scheme. For the Nigerian LIEs, it is as good as nothing | The Federal Integrated Staff Housing (FISH) Scheme has encountered some challenges. The Head of Civil Service of the Federation hopes it would be addressed in the 2018 budget | Some state governments are yet to provide land for the commencement of the programme. Accessing mortgage for the houses is a huge challenge for the LIEs, so objective defeated. Moreover, it is a PPP scheme. Where in the world can PPP be used to provide homes for the LIEs without subsidies and grants from the government? | |
| 2017–2020 | Economic Recovery and Growth Plan set up a Family Homes Fund to stimulate the building sector via social housing provision. The main goal was to ensure an increase in available housing loans and the construction of housing units for the masses. This includes recapitalising the Federal Mortgage Bank of Nigeria from NGN2.5 billion to NGN500 billion (US$1/NGN870) to address the housing demands | 2,700 housing units to increase to 10,000 housing units/annum from 2020 are planned and construction of 20,000 pilot social housing units | Project on-going |
Source(s): Modified from Ebekozien (2021, pp. 170–171) and authors’ work
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