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Full Project – EVALUATION OF MAINTENANCE MANAGEMENT OF PROPERTIES IN MULTI RESIDENTIAL HOUSES IN KATSINA STATE

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CHAPTER ONE

INTRODUCTION

1.1 BACKGROUND TO THE STUDY

Ikupolati et al. (2014) posit that building maintenance is an important aspect of construction project management. The authors opine that a rapid growth of housing construction is often used as an index of measuring a country’s development and usually lead to increase in the number of modern houses. Consequently, more maintenance, rehabilitation and renovation work is usually required to cope with the construction trend.

Eke (2012) agrees that there is need for a rapid increase in construction of houses. He stated that Nigeria has an estimated population of about 200 million people and a housing deficit of 5 million units. Thus, the need for additional housing and effective facility maintenance cannot be over-emphasized

Choka (2012) opines that the most important reason for implementing a maintenance management system is to measure the value created by the maintenance process. The effectiveness or failure of the maintenance management system may be judged by the maintenance condition of the facilities.

Adenuga, Iyagba and Ogunsanmi (2007) opine that it is highly desirable but hardly feasible to produce buildings that are maintenance free although much can be done to reduce the volume of maintenance work to be carried out on the building subsequently. The authors further argued that building maintenance has often been neglected in the industry especially in the public sector; which is due to the fact that construction of new buildings is more preferred over the maintenance of the existing ones. Once these buildings have been constructed, most property owners tend not to care for it again as all that matters to them is that they have a property which they can call their own. This is as a result of the lack of maintenance culture amongst most Nigerians. However, the effective management of properties is very important, due to its nature and the capital involved in its construction (Onyekwelu, 2009). He further buttressed that properties that are properly managed will maximize the income realized from it in a case where it is built for investment purpose; it also ensures the property is in a good physical and structural state for it to continue performing the purpose for which it is built.

Maintenance is generally defined 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 continue to perform its action (Ikupolati, Komolafe, & Dawam, 2014). Management is the organizational process that includes strategic planning, setting objectives, managing resources, deploying human and financial assets needed to achieve objectives, and measure results (Hissom, 2009).

From the foregoing therefore, maintenance management can be said to be the organizational process of actions taken to retain an item or restore it to a state in which it can continue to perform its action (Choka, 2012). Furthermore, he opined a good maintenance management system coupled with knowledgeable and capable maintenance staff can prevent health and safety problems, environmental damage, and yield longer asset life with fewer breakdown and result at lower operating costs and a higher quality of life.

Folorunso, Izobo-Martins, Adeboye and Aduwo (2014) posit that effective maintenance requires the participation of home owners/users, facilities mangers, building industry professionals and building materials manufacturers. They further argued that usually a lack of cooperation has been identified as a source of breeding mismanagement of property. While resident-owners participate in maintenance issues as a result of sense of ownership, most resident-tenants are usually unconcerned whereas they constitute a major occupier in a residential building.

Fitch (2009) points out that immediacy is critical in the life of a building. A management policy of “zero tolerance” for maintenance defects is a must. He further argued that an organized and comprehensive maintenance and effective communication are also critical to the proper maintenance of multi-family housing. The need for communication between management, maintenance personnel and residents is paramount. When problems are observed and are reported, they should be addressed promptly without delay in the execution of the maintenance work. Residents should also be informed routinely of their importance in keeping the facility functioning properly.

Alshehri, Motawa and Ogunlana (2015) conclude that maintenance management is an effective tool for achieving high standard of maintenance work. In the absence of such maintenance, our buildings are doomed to fail in the long run.This study therefore appraises maintenance management of properties in multi-residents houses in Katsina.

1.2 STATEMENT OF THE RESEARCH PROBLEM

Onyekwelu (2009) opines that management of Multi-tenanted residential property is a challenging aspect of property management as it requires properly coordinated, methodical and result oriented approach at all times. Issahkau (2013) carried out a qualitative study to evaluate the maintenance practice in a set of bungalows and the study showed that the operational state i.e. the physical-functional condition of bungalows was very bad and below average. James, Lekan, Olayeni, Joy, & Ignatious (2014) carried out a study to assess the effectiveness of maintenance practice in some public schools and a conclusion was reached that major variables that lead to inefficiency and ineffectiveness of maintenance practices are; occurrence of poor contract management, lack of availability of materials and the incidence of inaccurate estimate.

Odediran, Opatunji and Eghenure (2012) in their study appraised the practice of maintenance among users of residential buildings in Nigeria and majority of the buildings studied where bungalow (flats). Mensah (2015) researched on the challenges of maintenance management of commercial buildings in Ghana and the study showed that financial delays, contractual delays and tenant’s improper usage of facilities are major factors mitigating effective maintenance

Onyekwelu (2009) carried out a research on Management of Multi-Tenanted Residential Properties in Nigeria, A Case Study of Enugu Metropolis, Nigeria and some of the findings of her research revealed that a lot of repair requests are often neglected at the initial stage until the problem has deteriorated to a level where repairs will involve large sums of money and that many landlords after construction of their houses do not have thoughts for future maintenance of these multi residential houses.

Finally, a lot of research has been carried out on maintenance but none of the studies focused squarely on assessing the maintenance practice in multi residents, houses and the satisfaction of users with the choice of maintenance practice. It is against this background that the current study seeks to evaluate the maintenance practice in multi residential houses which is evident in the condition of these buildings with a view to establishing the satisfaction of users with the choice of maintenance practice and recommend measures to assist facility managers to achieve improved maintenance management practice in multi residential houses.

1.3 RESEARCH QUESTIONS

In embarking upon such study, certain questions should be answered before any credible conclusions can be drawn. The following questions are very germane to the study:

What are the conditions of multi residential houses in Katsina State?
What maintenance management practice is in place with regards to the maintenance management of these multi residential houses?
What factors influences the maintenance management of these multi residential houses?
Are users satisfied with the choice of maintenance management practice?
What methods can be adopted to improve the maintenance management of properties of multi residential houses?

1.4 AIM OF THE STUDY

The aim of this study is to evaluate the maintenance practice in multi residential houses with a view to establishing the satisfaction of users with the choice of maintenance practice and recommend measure to assist facility managers to achieve improved maintenance management practice in multi residential houses.

1.5 OBJECTIVES OF THE STUDY

Stemming from the research questions above, the research intends to meet the following objectives:

To assess the condition of multi residents houses in Katsina State.
To examine the maintenance practice that is in place for in maintenance management of multi residential houses in Katsina State..
To determine the factors influencing maintenance management of multi residents houses.
To assess the level of users satisfaction with the maintenance management practice.
To recommend measures to improve the maintenance management of properties of multi residents houses.

1.6 SIGNIFICANCE OF THE STUDY

The need for maintenance of infrastructure cannot be over emphasized. Especially with the current situation where erection of new buildings is more preferred to ensuring the old ones are in perfect working conditions thus eliminating health and safety problems alongside environmental damage. This study sets to examine the maintenance management system put in place in these residents houses in Katsina State and how much these systems have contributed to the conditions of these built facilities. It will not only contribute to the knowledge and theory but will also contribute to good maintenance practice among managers of residents houses.

Furthermore the study will assist managers of these houses to become aware of the current state of their building infrastructure and its effect on the safety and health of personnel and also to put in place adequate innovative measures to prevent new buildings put up to suffer deterioration which ultimately lead to increased cost in restoring these buildings to their original state.

1.7 DELIMITATION OF THE STUDY

The study of maintenance management of residential property is so vast and complex. This study is delimited to Katsina State. It focuses on multi residents houses within Katsina State. The population of this study shall comprise of facility and maintenance managers, owners and residents of the multi residential houses with Katsina.

1.8 OPERATIONAL DEFINITION OF TERMS

EVALUATION: The act of examining multi residential houses in order to judge the quality of maintenance and the success of the maintenance management.
MAINTENANCE MANAGEMENT: This is an orderly and systematic approach to planning, organizing, monitoring and evaluating maintenance activities and their costs.
MAINTENANCE: This is the process of restoring an item to its original condition which can be achieved by repair, replacement of parts or total replacement of the item
MULTI RESIDENTS HOUSES: It is a classification of housing where multiple separate housing units for residential inhabitants are contained within one building or several buildings within one complex.

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