CHAPTER ONE
INTRODUCTION
Background of
the study
Over the years, there has
been increasing abandonment of building projects and infrastructural facilities
which has led to the dilapidation, degradation and deterioration of these
building structures within the Nigerian contemporary urban metropolis.
Recently there has been a
lot of research investigations and analysis of which points unshakeable to the
fact that certain features such as client’s perception, cost of maintenance
works, unskilled maintenance technicians, inflation rates, effect of taxation
on building owners, Government policies, inability to prepare and follow
maintenance schedules are direct causes of neglect which leads to dilapidations
and deterioration of building structures (onibokun 1997). There are also the
remote causes of lack maintenance such as force majeur, cultural problems,
state of the economy, the receding global economic meltdown, lack of time and
general illiteracy of the occupants of the building or structure and users of
the facilities.
However there has also
been growth in the significance of building maintenance as a proportion of the
output of the construction industry which takes place against a backdrop of
mounting pressure on new build activity and a growing awareness of the need to
manage the condition of the nation’s building and infrastructure more
effectively (chanter 2007).
Though, it is still the
case that such maintenance activity takes place in a context that does not
create a fully integrated approach to managing building performance and thus
the full potential of many commercial properties are never wholly realized.
Basically in virtually
all the towns and city centers within the Nigerian, especially in an area such
as Bodija in Ibadan, commercial properties are gradually and systematically
decaying, dilapidating and deteriorating with reduced or no degree of
maintenance programme and activity.
Statement of
the problem
There are so many
problems associated with the maintenance of commercial properties on the
economy. One of the serious problems if finance; government financing as
regards to maintenance of buildings (both public and private) is minimal. The
grant towards maintenance of infrastructural facilities is on its lowest ebb.
Most commercial properties have been neglected by the individual property
owners have little or nothing to contribute towards effective maintenance of
their buildings, so long as the buildings affords the owner annual income he
could not care less for the maintenance and so long the interior of the
building conducive for the occupants they could not care for outward appearance
or other necessary maintenance activity. Another problem to effective
maintenance of the built environment in Nigeria is corruption. Another serious
impediment to maintenance in Nigeria is the state of the economy, according to
the united research on profitability index as regards to income per capita of
nations of the world; Nigeria is rated as fifth poorest country (UN 2010),
which implies that the average Nigerian lives below one dollar per day. As a
result of this economic hardship shop owners and citizens has little or nothing
to contribute in terms of effective maintenance of their abode thus leading to
neglected effects visualized in our cities and
metropolis.
This study aims to
identify the impacts maintenance has on rental value of commercial properties
in Bodija, Ibadan. Therefore there is need for effective maintenance of all
these commercial properties and also identify the external factors militating
against effective maintenance of commercial properties facilities to perform
its functional requirement.
Aim and
Objectives of the study
The aim of this research work
is to discover how maintenance of commercial properties can affect rental
value, effectively to help increase the workers output thus increasing labour
efficiency and increasing the income of the nation leading to increased income
per capita of the populace.
The objectives of this
research work are as follows:
(a)
Have
a proper look at the level of maintenance attention that commercial properties
within Bodija, Ibadan receive and the
effect on rental value.
(b)
To
pin-point the various difficulties and problems that hamper the efficient
execution of an effective maintenance management on commercial properties in Nigeria.
(c)
To
examine the causes that lead to the deterioration and dilapidations of
commercial properties.
Significance
of the study
Maintenance of buildings
and the general infrastructures has not been given full recognition as an
activity of primary importance in Nigeria. Maintenance activities on building
and infrastructures in the country are mostly based on expediency, which over a
period of time represents a series of ad hoc measures and unrelated compromise
between the immediate physical needs and the availability of funds. Thus only
about 15% of the total maintenance are remedied. If serious deterioration are
not adequately taken care of future generations will be faced with a major
capital burden.(Amobi 2003).
It is therefore
imperative that maintenance activities should be increased/ intensified in
order to ensure that the nation’s stock of buildings( factors of production and
accommodation) which are considerable investments are used effectively as
possible.
Scope and delimitations
This project work covers
the entirety of maintenance as regards to commercial properties with requisite
effect it has on the rental value with reference to, Bodija, Ibadan Oyo state.
Limitation.
Enough effort has been
put to exhaust the scope aforementioned but time and cost constraint relative
to the magnitude of maintenance problems are the major forms of limitations for
the total achievement of the project objective.
Research questions
This research work aims
to answer these questions
(a)
What
is infrastructural and building maintenance?
(b)
What
are the direct effects of lack of maintenance to commercial properties?
(c)
Does
lack of maintenance affect the renal value?
(d)
What
are the direct causes of poor maintenance value in Nigeria?
Definition of terms
Definition of maintenance
as regards to commercial properties:
Maintenance is a generic
term to include planned maintenance, repair and reimbursement and provision of
replacement of the structure. The goal of maintenance is to sustain the life of
major assets whether building or infrastructure. (According to a training
workshop on maintenance of
infrastructures between
28 march- 1st April 2011 in kuala lumpur, Malaysia. Organized by
International science, technology and innovation centre for south- south
co-operation under the auspices of UNESCO).
British standard(BS 583)
(1974) define maintenance as the combination of all technical and associated
administrative actions intended to retain an item in, or restore it to, a state
in which it can perform its required function. The requirement for maintenance
must not be less than those necessary to meet the relevant requirements and ‘maintained’
is defined in factories act 1961 as “maintained in an efficient state, in
efficient working order and in good repair”
According to British
Standard (BS 3811) maintenance is defined as “works undertaken in order to keep
or restore every facility i.e. every part of a building, site and concept to an
acceptable standard”. An acceptable standard in building terms is one which
sustains the utility and value of the facility.
Chartered institute of
building (C.I.O.B) UK (1982) went forward to use this definition on maintenance
“works undertaken to keep, restore or improve every facility i.e. every part of
the building, its services and surroundings to agreed standards determined by
the balance between need and available resources.
Obiegbu M.E. (1998) defined
maintenance as a programmed transformation of a building fabric and services,
reflecting changes in pattern of use and technology.
Amobi C.O (2006) opined
that “maintenance could be defined in engineering terminology as the continuous
upkeep, in good condition of a system(s) to achieve
operational reliability
with maximum design output result, endurance and stability. This definition has
been adapted for building maintenance as work undertaken to keep or restore
every facility, that is, every part of a site, building and content to
acceptable standard. Thus maintenance aims at retaining components, equipment
as well as the entire structure at specified level of performance. The
acceptable standard inferred must be no less than statutory requirement and one
which sustains the facility and the value of the facilities. This may include a
degree of improvement over the life of the building as acceptable comfort and
amenity standards rise.
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