Abuja residents battle soaring rents amid housing shortage

Many residents in the Federal Capital Territory struggle to afford decent housing as rents continue to rise. This report by DANIEL ADAJI examines the causes of homelessness in the FCT, its consequences, and potential solutions

The Federal Capital Territory Abuja is Nigeria’s capital city and a symbol of national pride. However, beneath the city’s gleaming infrastructure and sprawling estates lies a stark reality: many residents are struggling to afford decent housing.

The FCT is notorious for its exorbitant rents, which have skyrocketed in recent years. “A two-bedroom apartment in a decent neighbourhood can cost upwards of N5m per annum,” a real estate agent, Udochukwu Unoh, noted.  A sum out of reach for many Nigerians.

The high demand for housing, fuelled by the city’s growing population and limited supply, has created fertile ground for exploitative landlords and property developers.

In a recent meeting at the State House in Abuja, the Senate President, Godswill Akpabio, called on the Nigerian Institution of Estate Surveyors and Valuers to checkmate the activities of real estate agents whose stock in trade was to take advantage of tenants in the city and the country at large.

Homelessness

As rents continue to soar, many residents are forced to seek alternative accommodation, often in informal settlements or on the streets.

Homelessness is a growing concern in the FCT, with many individuals and families struggling to access necessities like shelter, sanitation, and healthcare.

A street view of some parts of the FCT showed how many youths and children loiter around abandoned buildings and under the bridges. Many of them have either been evicted by their landlords or cannot afford to secure decent accommodations.

For instance, the Mabuchi, Banex, and Berger bridges in the FCT have become shelters for many homeless residents.

Our correspondent observed the legs of one Abdul Yunusa, whose legs festered as a result of the untreated injury he sustained during an attack on him on one of the days he was sleeping under the Banex Bridge.

Apart from lacking a secure accommodation, he was also unable to afford to treat himself.

In Galadimawa, Abuja Municipal Area Council, our correspondent observed several families taking shelter in some uncompleted buildings without doors, or windows, and having just sacks to keep the rooms enclosed.

Speaking with one of the residents, a father of three, who preferred anonymity, said, “This is where I live with my family. The condition is no good, but this is the best we can get for now.”

While some were fortunate enough to afford accommodations, the services are inadequate, from improper placement of the buildings on drainage systems to the lack of water and electricity.

From interactions with stakeholders and residents, our correspondent gathered that the high rents and homelessness in the FCT were complex issues that could be attributed to several factors. Some of the key contributors to this problem include:

Rapid urbanisation and population growth

The FCT has experienced rapid urbanisation and population growth in recent years, leading to an increased demand for housing. This growth has put pressure on the existing housing stock, leading to higher rents and a shortage of affordable housing options.

Limited housing supply and inadequate planning

According to experts, the housing supply in the FCT has not kept pace with the growing population, leading to a shortage of affordable housing options. This shortage has driven up rents, making it difficult for low- and middle-income households to access decent housing.

The influx of people from other parts of the country

The FCT has become a magnet for people from other parts of the country seeking better opportunities. While this influx has contributed to the economic growth of the territory, it has also put pressure on the housing market, leading to higher rents and a shortage of affordable housing options.

Corruption and exploitation in the housing sector

As the Senate President noted, corruption and exploitation in the housing sector have also contributed to the high rents and homelessness in the FCT. Unscrupulous landlords and property developers have taken advantage of the housing shortage to charge exorbitant rents and engage in other exploitative practices.

Consequences

The consequences of high rents and homelessness in the Federal Capital Territory are far-reaching and devastating, affecting not only individuals but also broader society.

Many residents are forced to live in squalid conditions, exposed to health risks, and vulnerable to crime and exploitation.

Living in squalid conditions can have severe health implications, including the spread of diseases, mental health issues, and a higher risk of accidents and injuries. The lack of access to basic amenities such as clean water, sanitation, and hygiene facilities further exacerbates the situation.

Moreover, the situation perpetuates poverty and inequality, as those who cannot afford decent housing are often relegated to the margins of society. This can lead to a cycle of poverty, where individuals are unable to access better job opportunities, education, and healthcare due to their housing situation.

Strain on public resources

Homelessness places a significant burden on public resources, including healthcare, law enforcement, and social services. Homeless individuals often rely on emergency services, such as emergency rooms and shelters, which can be costly and inefficient. Additionally, law enforcement agencies spend a significant amount of time and resources addressing homelessness-related issues, such as loitering and vagrancy.

Economic impacts

High rents and homelessness can lead to reduced economic activity, as individuals and families are forced to allocate a larger portion of their income towards housing. This can lead to reduced consumer spending, decreased economic growth, and increased poverty. Furthermore, homelessness can also lead to a loss of productivity, as individuals struggling with housing insecurity may be less likely to be employed or engaged in education and training.

Social cohesion

The lack of affordable housing can lead to social segregation, as those who cannot afford decent housing are often forced to live on the periphery of society. This can lead to increased social isolation, reduced social mobility, and decreased community engagement. Moreover, homelessness can also perpetuate systemic inequalities, as marginalized communities are disproportionately affected by the housing crisis.

Political instability

The failure to address the housing crisis can lead to social unrest, political instability, and a loss of faith in government. As the housing crisis persists, frustration and anger among the affected population can grow, leading to increased protests, activism, and political polarization. Moreover, the government’s inability to address the crisis can erode trust in institutions and undermine democracy.

Solutions

Experts have suggested a multifaceted approach that addresses the root causes of the problem. Some potential solutions include:.

Akpabio called on the NIESV to take the lead in curbing the exploitation of tenants by real estate agents.

Speaking at the inauguration lecture and ceremony of the 26th President and Chairman of the Council of NIESV in Abuja recently, the Senate president emphasised the need for the institution to establish integrity and discipline in the industry.

“I implore you to lead the charge in curbing the exploitation of tenants by real estate agents and establishing integrity and discipline in the industry,” he said.

Increasing the supply of affordable housing

The government and private sector can work together to increase the supply of affordable housing in the FCT. This can be achieved through initiatives such as subsidized housing programmes, public-private partnerships, and community land trusts.

The Chairman of the Council of Registered Builders of Nigeria, Dr Samson Opaluwah, called on the government to provide free land to Nigerians to address the issue of affordable housing in the country.

The chairman of CORBON in an exclusive chat with The According stated, “We would call for the government to take the issue of access to land of citizens as a critical component of affordable housing. Let people have direct access to land.”

Opaluwah emphasised that the cost of building construction was largely affected by the cost of land and imported building materials and that addressing those two issues would significantly reduce the cost of building.

He also highlighted the need for a national programme to address the housing deficit in the country, stating, “Housing is a very basic requirement of man. Next to feeding is housing, food and shelter.”

“CORBON has been working to promote the adoption of smart technologies in Nigeria’s building industry, including training and capacity building programs, and has established a training centre to conduct capacity building for builders across the country,” he said.

Improving planning and coordination

Better planning and coordination are essential to addressing the housing shortage in the FCT. The government-established housing authorities should ensure the development of more housing policies and programmes.

The Permanent Secretary of the Federal Ministry of Housing and Urban Development, Dr Marcus Ogunbiyi, restated the ministry’s commitment to sustainable communities, social cohesion, and economic growth.

In a recent interview with journalists in Abuja, Ogunbiyi highlighted the ministry’s efforts, saying, “We are laying the foundations for sustainable communities, fostering social cohesion, and stimulating economic activities.”

He remarked that that those initiatives were not just about building structures, but about improving the quality of life for all Nigerians.

“All of us in Nigeria are contributing in one way or another towards achieving these goals,” he added.

“These initiatives represent a commitment to ensuring access to affordable housing and essential amenities for every Nigerian.”

Addressing corruption and exploitation

The government must take decisive action to address corruption and exploitation in the housing sector. This can be achieved through measures such as rent control, stricter regulation of property developers, and increased transparency in the housing market.

It is essential to provide support services to those affected by high rents and homelessness. This can include emergency housing assistance, counselling, and job training programs.

The Renewed Hope Housing Programme, aimed at delivering 50,000 housing units across Nigeria, has raised concerns about affordability and its impact on citizens’ living conditions.

Despite the programme’s ambitious goals, including the development of seven Renewed Hope Cities and 250-unit Renewed Hope Estates, Nigerians worry about the rising inflation and poor purchasing power that may render the housing units unaffordable.

Commenting on the project, a resident in the FCT, Nathaniel Adole, noted, “It is great to know that the government is working to put these housing units together but my concern is, how we can afford it as citizens? The government should develop a scheme that puts the poor and middle class into consideration so that, we can also fully benefit from this initiative.”

The high rents and homelessness in the FCT are complex issues that require a multifaceted approach to address. By increasing the supply of affordable housing, improving planning and coordination, addressing corruption and exploitation, and providing support services, the government can make progress in addressing this challenge and ensuring that everyone has access to decent and affordable housing.