Challenges and Prospects of Property Ownership in Ado-Odo/Ota Local Government Area, Ogun State, Nigeria: a Review of Literature

Covenant Journal in Research & Built Environment (CJRBE) Vol. 8 No. 1, June, 2020

ISSN: p. 2384-5724 e. 2384-5716 DOI: xxxxxxxxxxxxxxxx

An Open Access Journal Available Online

Challenges and Prospects of Property Ownership in Ado-Odo/Ota Local Government Area, Ogun State, Nigeria: A Review of Literature

Owolabi Damilola Racheal, Ajibola Mayowa Olusola & Oluwunmi Olufunke Adedamola

Department of Estate Management, College of Science and Technology, Covenant University, Ota. Ogun State [email protected]

Received: 06.03.2020 Accepted: 15.05.2020 Date of Publication: June, 2020

Abstract: The aim of this paper is to identify property ownership challenges and prospects in Ado-Odo/ Ota Local Government Area, Ogun State with a view to guide property owners towards homeownership or property ownership. In the course of writing this paper, secondary data were collected from both published and unpublished journals, articles, reports, maps, and the internet was consulted to acquire more data as regards this study. Data sources are websites, government publications, books, internal records, journal articles, etc. Property ownership benefits identified include; property owner gain prestige and political power; provides shelter, health, welfare and wealth; good investment as regards to stable income generation; provides long-term monetary security; tax benefits; value appreciation overtime; provides hedge against inflation; etc. Property ownership challenges identified include; improper or lack of title document that could result to property ownership insecurity and denial to credit facilities; gender discrimination in accessing land or property; inadequate or lack of access to justice; presence of ineffective and inefficient land management system, laws and agencies; land dealings fraudulence and conflicts; poverty or lack of finance; etc. Some of the recommendations to mitigate property ownership challenges include;

Owolabi Damilola Racheal, et al CJRBE (2020) 8(1) 58-70

government and land policymakers should ensure that laws and management system are efficient and effective, property market should be flexible for easy access to land and information, programmes should be scheduled to guard against gender discrimination as regard property ownership, law officials should ensure court proceedings are less costly and flexible for easy access to justice, etc.

Keywords: Ado-Odo/Ota, Property, Challenges and Prospects, Ogun State, Ownership,

1.0 Introduction and building enable the provision of Properties are significant in reducing housing to individuals. Housing is one poverty while land is indispensable for of the fundamental human needs and the performance of every single certainly, have a deep effect on the human endeavor. Properties are wellbeing, safety, and efficiency of a medium for prosperity and serve as person (Hoesli and MacGregor, 2014; cushion against stocks. It can facilitate Olujimi, 2010). The importance of the arrangement of positive monetary housing to man cannot be over- funds accessible to people and help emphasized: it gives security from decide the relative dealing and basic elements of nature and storage facility leadership influence of individuals to individual belongings; lodging as within the family unit (World Bank, per contemporary modern principles 2012). Land does not only serve as must offer such framework and sources of food, job opportunities, and administrations that make dwellings earnings, it also offers shelter, social favourable (Otubu, 2008). Housing, status and helps obtain political especially urban housing remains a positions. As indicated by Emeasoba problematic issue in the developing (2012), land comprises of every nations of the world, Nigeria inclusive human, socials practices and financial (Otubu, 2008). Even though the dealings that lie within the core of benefit to guarantee private property is social, political and monetary frequently seen by people all through existence of major countries the world. Owusu (2016) stated that particularly African Nations. Land is various researchers, law masters, and perceived as an essential wellspring of observers have included the riches, social status, power, the basis dominance of property rights for of housing, food supply, however, it is effective improvement and rapidly becoming a scarce asset in the advancement of the State, that is; the urban areas. The ownership and rights significance of property ownership of land as financial assets offer rights is so much valued and accepted monetary security to the owner and that the freedom of the citizen is decides the degree of participation of insignificant in the absence of these the owner in the society. Therefore, rights (Bridge, 1973). verifying property ownership and rights for resources is of specific According to Decker (2015), property significance (Emeasoba, 2012). To ownership often refers to ultimate acquire properties, for instance, land residual right that has been left with

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Owolabi Damilola Racheal, et al CJRBE (2020) 8(1) 58-70 the property owner after other property toward the south. The most elevated rights such as ownership have been region in the north-west which ascends given to others. The lawful basis for more than 300 meters above the ocean credit-based financial system essential level while the lowest level in the operation, property ownership enables south-east ends in a long chain of tidal people to carry out financial dealings ponds (Ogun State Regional Plan by using their property rights while (OSRP), 2003). The population of the holding ownership and control of their area is 526,565 at the 2006 census. properties. Therefore, there is the The male population was estimated at need to address the absence of 260,021 (49%) and female population effective property ownership and was estimated at 266,544 (51%) rights that can prompt various (Federal Republic of Nigeria, 2007). unwanted financial outcomes for There is absence of inquiring why the example, an absence of real property demand for land is increasing. rights or ownership can prompt under Preceding the time of industrialization investment, an absence of and manufacturing activities that Ado- transferability can hinder the effective Odo/Ota Local Government Area is operation of the property market known for, agribusiness was the particularly land (Galiani, Gertler, mainstay of the economy, land is a Undurraga, Cooper, Martinez and significant product for Ado - Odo/Ota Ross, 2017). Also, there is a need to Local Government Area indigene as address societies on insecure property eighty (80) percent of land in the claims or ownership that can hinder region are claimed by the indigenes. land and property being used as This is as a result of the wide range of collaterals for loan from financial land with few populations compared institutions (Holden, Deininger and with different settlements in Nigeria. Ghebru, 2011; Bezabih, Holden and In many cases, the vast majority of the Mannberg, 2016). Thus, the aim of lands in the area are put forward to be this paper is to identify property purchased by the indigenes commonly ownership challenges and prospects in called Omo onile – an informal Ado-Odo/ Ota Local Government expression for the offspring of the Area, Ogun State with a view to guide owner of the land-and this has become property owners towards a booming economic activity. homeownership or property Regardless of the huge centralization ownership. of industries besides Lagos State, the 1.1 Study Area industrial expansion of Ado-Odo/Ota Ado-Odo/ Ota Local Government Local Government Area which gives Area, Ogun State is located at about business opportunities to the growing 335 miles (or 538km) southwest of population of occupation seekers has Ogun State. Approximately, Ado- led to high population rate and ensuing Odo/ Ota local government area hike in costs of residential buildings occupies a land area of 878 km² and it and standard of living. Similarly, the is described by high terrains toward increase in economic activities in the the north which incline downwards area have brought about quick

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Owolabi Damilola Racheal, et al CJRBE (2020) 8(1) 58-70 infrastructural improvement, regarding Animasauwn Estate, Afobaje Estate, accessibility of essential Ijamido Estate, Irewole Estate, Unity infrastructures (pipe borne water, Estate, Oluwalogbon Estate, The power and good roads). The main living Estate, Abenis Estate, Eleidi problem of the people is the increase Estate, Isokan Estate, Dalemo Estate, in demand for housing which is Ramoth Estate, Fashogbon Estate, attended to by the establishment of Mission Estate, Canaan City Estate, government housing estates in Ogun State Housing Corporation, addition to the housing estates of Government Reservation Area, Ota. private developers (George and Among all these areas Ogun State Osabuohien, 2014). Some of the Housing Corporation and Government popular housing estate in Ota Local Reservation Areas are public housing Government Areas are; Muritala estate owned by the government .

Figure 1.1: Map of Ogun State showing Ado- Odo Local Government Areas. Source: Ogun State Regional Plan (2003).

2.0 Literature Review land. As stated by Oyedele (2018), 2.1. Property Ownership Prospects properties can be classified under According to Badmus, Yusuf and Ali various land uses, such as residential, (2017), a property is a fixed asset that industrial, commercial, recreational, is perpetual to a particular place, this educational even bare land or vacant could comprise land or other things land, etc. Generally, rights of access to constructed means that land is durable these properties confer so many rights and long-lasting. Also, it may and benefits. For instance, access to constitute things that grow or that are land can take the form of use rights, in existence under the surface of the control rights and transfer rights

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(Ostrom and Hess, 2007; Mcpeak and welfare commodities and facilities at Little, 2019). The use right includes the family level, causing people to be the right to quiet and valuable more or less reliant on the state, satisfaction from the property as well market, and household for the as the right to profit monetarily from preference for other desires. The the disposition of the property. The ownership of physical properties such control rights refer to the right to as land and housing creates social eliminate others from intruding on the multiplier effects. By apparently land. The transfer rights comprise the increasing owner's wealth and class right put as the land for sale or positioning, they enlarge their marital mortgage or to transfer the use and prospects, political voice, and thus control rights of land to others through their business opportunities (Blomley, intercommunity allocations and 2003). Also, individual own properties reallocations (Ostrom and Hess, 2007; because it is a good investment in the Mcpeak and Little, 2019). In addition, sense that it commands stable or the formation of the property market steady income in the form of rental and ownership of property stock income and capital appreciation. means that a property can generate Depending on the location, the capital or rental income, be disposed property can generate substantial of in crisis circumstances or staked, income to pay expenses and raise gifted, or willed. Properties and land funds for other purposes for the can increase in value over time, and in individual (Daibes, 2017). city regions, the property can be used According to Alston, Harris and as collateral to secure loans for further Mueller (2012), land or property can investment. Getting access to land is be used as collateral to obtain loan or seen as a vital area of family, fund which can be used to meet the community, and national decision - property owner's need (for instance; making powers (World Neighbours, venturing in businesses, construction 2000). or alteration of property, etc.).The In addition, property ownership makes benefits of owning property offer provision for shelter in form of individuals with long-term monetary housing for the property owners. security. The stable flow of income According to Dovie (2019), housing is generated from the property, bring a multi-dimensional good that includes about monetary gains in the long run physical shelter, the associated (Ivashina and Lerner, 2019). Aside services and substructure, and the from owning property to enable the inputs such as land and funding productivity of an individual (Hoesli required to create and sustain it. and MacGregor, 2014), economic Housing also provides solutions that empowerment is also gained. Agarwal facilitate the development of shelter (1994) states that individual land and the environs in which it exists. ownership facilitates the Also, housing is a multifarious welfare enhancements of their welfare, commodity that enhances and efficiency, and monetary facilitates the movement of other empowerment and this has been

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Owolabi Damilola Racheal, et al CJRBE (2020) 8(1) 58-70 repeated with the aid of studies security of their tenure and denies established by World Bank (2015) and them access to credit facilities the United Nation Development (Quizon, 2017)). According to Programme (UNDP, 2015) also stated Alamanga (2018), properties without that owning land might offer an proper or formal title will command individual purchasing power within less value and their owners will have the family, their society and large restricted tenure security. In addition, municipal places. restrictions on land dealings or

2.2. Property Ownership Challenges transactions are mainly ascribed to Despite the various benefits derived lack of formality in land titles rather from property ownership by different than the existence of devious informal property owners, there also exist some estate agents or unreliable properties challenges experienced by them as a sellers. Thus, validation of land titles result of being property owners. These in the city can therefore be of challenges can result in property advantage to property owners, for ownership insecurity, inaccessibility to instance, they will have unrestrictive property ownership and rights. credit facilities from financial institutions by property owners, etc. Gender discrimination is a challenge As stated by Heinsohn and Steiger to land ownership, especially for the (2013), even as premium on female gender. According to Anukriti ownership forms the claim for interest, (2014), female property owners are it additionally shows the willingness to experiencing gender discrimination own property via means of going into primarily compelled by societal views new contract regarding loan also of females as economically less consequently the disposition towards productive due to their restricted investing funds. The premiums on participation in direct income- ownership will increase rapidly at generating activities and of less some stages of credit crises or significant value to parents for the financial recession for instance, purpose of long-term property following an era of ‘over-funding’ due acquisition. Other recognized to an enterprise-extensive revolution explanations behind this phase, which includes uprisings in discrimination and denial incorporate delivery, energy and info- technology. biased customary laws, registering In-depth recessions involves relocating land in spouse’s name, absence of property ownership at instances which human rights awareness and absence are enabled via momentary country in implementing human rights laws ownership, bail-outs and subsidies that and strategies. Also land ownership might also turn out to be the way out and inheritance laws were one of the of the crisis. primarily restriction for women

In Ado-Odo/Ota Local Government (Bayisenge, Höjer and Espling, 2015). Area , property owners are mainly Within the customary and Islamic located within informal settlements system, women may access land and they often lack formal land through their husbands (in the case of ownership documents, which weakens married women) or their sons (in the

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Owolabi Damilola Racheal, et al CJRBE (2020) 8(1) 58-70 case of widows) or their dads (in the Local Government Area (Oluwatayo, case of daughters) but can only Timothy and Ojo, 2019). exercise usufruct rights. In situations Also, fraudulent practices are rampant where women are denied their rights in the property market dealings and to property, especially land, or are being committed via off-plan victimized, it turns out to be properties sales. Properties sold before traditionally difficult for them to finishing point (Completion) are acquire access to bank loans or other referred to as off-plan properties and types of credit through the financial they are normally very beneficial institutions for survival since they do because they are put for sale below not have the security which banks market values. The notion of require under the lending procedures purchasing off-plan properties in Ado- (Hodges, 2001). In circumstance Odo/Ota Local Government Area has where they eventually benefit from a been fraught with strident practices credit, a male guarantor is required. because most of the sellers of off-plan Land as an asset is not been managed properties fail to deliver (Gbonegun, efficiently and effectively in the area. 2018). Jacob and Onochie (2019) also One of the reasons for this view Land Use Act to have failed in inefficiencies and ineffectiveness is its processes because there are still the extent of integration between land discriminatory practices indulged in administrative authorities, that is, there the application of the Act that have is a limited incorporation of stemmed from native-settler conflicts. procedures and cooperation of The Act has been undermined by a agencies in the management of land default through which original landed for housing production (Agunbiade, families continue to apportion and Rajabifard and Bennett, 2016). This exercise sales of land by backdating has led to lack or inadequate land purchase receipts to pre- 1978 period management policies procedure (Babalola and Hull, 2019). establishment which are needed for It is estimated that there is more than easy land accessibility and usage of fifty (50) percent of Nigeria’s land by property owners. Although population living in poverty. This is acquiring land is guaranteed by the determined either by low income as Land Use Act 1978, which specifies specified by the World Bank (2012) or that all lands belong to the by Low Human Development Index as government, however, majority of the specified by the United Nation land dealings are carried out in Development Programme (Akor, informal markets under customary 2015). The implication of this is that laws with poor or lack of certification, people living in poverty in Ado- and documentation, administrative Odo/Ota Local Government Area may bottlenecks, expensive registering of find it difficult in owning their land and long registration procedures, personal property due to the inability and inconsistent policy regimes to raise finance to purchase or acquire impede the development and dealings such property .Carrying out land within land market in Ado-Odo/Ota related matters or dealings by

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Owolabi Damilola Racheal, et al CJRBE (2020) 8(1) 58-70 individuals .are very costly in terms of conducted, since the property market buying and re-selling of property, land varied and it is multifaceted, has an acquisition, property development etc. intellectual combination of distinct,

Furthermore, the problems being isolated and uncoordinated funding encountered by property owners that usually discourage property requires the need to have collateral owners (Oshikoya and Durosinmi-Etti, 2019). security and certificate of occupancy as required by most financial 3.0 Methodology institutions which often is problematic In the course of writing this paper, for property owners in getting finance secondary data were collected from for property construction and both published and unpublished acquisition. There is also the need for journals, articles, reports, maps, and proper maintenance and management the internet was consulted to acquire of the property in order to keep it in more data as regards this study. Data good shape and to retain the value of sources are websites, government the property so as to continue publications, books, internal records, generating income for the owners. As journal articles, etc. The secondary a result of this, property owners data used helped in identifying the incurred high cost in maintaining and existing challenges facing land managing their property. (Hillson, ownership in the study area alongside Caddick, Cai, Carrasco, Chang, the possibilities of having secured Curach and Gold, 2019). ownership.

According to Shetty and Luescher 4.0 Conclusion and (2016), time is usually one of the Recommendations major factors in determining the result Property ownership benefits identified of land dealings or transaction. The include; property owner gain prestige declining financial condition in Ado- and political power; provides shelter, Odo/Ota Local Government Area is health, welfare and wealth; good taking its toll in property ownership investment as regards to stable income therefore leading to a fall in the generation; provides long-term accessibility of loanable funds for monetary security; tax benefits; value property acquisition or development. appreciation overtime; provides hedge Also, due to the long gestation period against inflation; confers landlordship in property development, most and decision making power on the property owners and financial property owner; productivity and institutions are normally discouraged. economic empowerment and sources (Oshikoya and Durosinmi-Etti, 2019) of food security. property ownership

Finally in property dealings or challenges identified include; transactions, there is always lack of improper or lack of title document that information on the fund amount that could result to property ownership takes place, by whom, or the insecurity and denial to credit approaches utilised. There also exist facilities; gender discrimination in absence of physical main point where accessing land or property; inadequate property dealing or transactions can be or lack of access to justice; presence of

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Owolabi Damilola Racheal, et al CJRBE (2020) 8(1) 58-70 ineffective and inefficient land discrimination as regard property management system, laws and ownership, law officials should ensure agencies; land dealings fraudulence court proceedings are less costly and and conflicts; poverty or lack of flexible for easy access to justice, finance; high cost of acquisition and acquisition and validation of land title construction of land or property; long by property owners to guard them gestation period and lack of against property ownership insecurity, information. Some of the provision of empowerment recommendations to mitigate property programmes to empower and to ownership challenges includes; support women in accessing land, job government and land policymakers creation and employment to provides should ensure that laws and adequate job to people to eradicate management system are efficient and poverty, financial institution should be effective, property market should be more accessible and stringent flexible for easy access to land and requirement should be minimise to information, programmes should be encourage people towards borrowing scheduled to guard against gender loans.

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