Lagos is fast approaching a critical point in its urban development. Without serious government investment in affordable housing, the city could face deepening challenges. Dr. Temilade Sesan, Lagos City Manager for the African Cities Research Consortium (ACRC), leads a team working to reverse this trend.

She explained that her role involves coordinating a group of researchers and community leaders with diverse skills from urban planning to media. Their shared goal is to improve services and infrastructure for all Lagos residents, especially in low-income areas often ignored by standard development plans.

Moving from Research to Action

ACRC’s work began in 2022 with a research phase in 12 African cities, including Lagos. That phase revealed urgent problems such as flooding, poor housing, and insecurity. The second phase, launched in 2024, focuses on practical solutions. Lagos now joins four other cities Harare, Nairobi, Kampala, and Accra to test these solutions through small-scale, community-led projects.

One project will tackle water access and sanitation through women-led committees in local neighborhoods. Another will focus on flood resilience in vulnerable areas. These efforts aim to model how cities can deliver services in ways that are inclusive and sustainable.

The Heart of the Crisis: Housing Deficit

Housing remains Lagos’ biggest problem. Dr. Sesan noted that informal settlements, often viewed negatively, are the result of decades of neglect in affordable housing. She warned that middle-income residents also face rising costs, inflexible rental terms, and limited mortgage options. Meanwhile, building material prices keep rising, even as incomes stay flat.

To fix this, the government must fund large-scale housing projects and consider new approaches like public-private partnerships. If this doesn’t happen soon, the housing situation will only get worse.

Looking at the Bigger Picture

ACRC sees Lagos as a city of systems housing, transport, waste, electricity, and water are all connected. Improving one can benefit others. But development is not just about systems. It also depends on who makes decisions and how resources are shared. That’s why the ACRC involves community leaders and political actors in shaping each project.

This approach helps avoid failed projects like broken boreholes, which are often abandoned after donors leave. The ACRC insists that successful change must include both political support and community participation.

Streetlights and Water: Small Fixes, Big Impact

One recent study by the ACRC explored why streetlights in Lagos often fail shortly after installation. The team found that projects work better when local groups help choose the right technology, pricing, and maintenance plans. This method builds a sense of ownership, leading to longer-lasting results.

Another ongoing effort focuses on water and sanitation. In this case, local women will help manage water access through community networks. These local-led structures offer a model that the government could adopt and expand.

Partnerships for Long-Term Growth

The University of Lagos’ Centre for Housing and Sustainable Development leads ACRC’s work in the city. The centre has years of experience in turning research into public policy. Its role is to make sure ACRC’s projects align with the state’s existing development plans.

The centre also supports new researchers, helping build future leaders in urban development. It works with grassroots groups like the Nigerian Slum/Informal Settlement Federation to empower residents and give them a voice in decision-making.

What’s Next for ACRC in Lagos?

Dr. Sesan is especially excited about upcoming flood and water projects in Ajegunle-Ikorodu and Okerube. These will test community-led models in real time. The lessons will be shared with other Nigerian and African cities, encouraging cross-border learning.

For Dr. Sesan, the goal is simple: build strong partnerships that help communities achieve lasting development. She welcomes collaboration with any group that shares this vision of a more inclusive, equitable Lagos.

The post Urgent Government Action Needed to Tackle Lagos Worsening Housing Crisis appeared first on Housing TV Africa.

Brigadier General Olufemi Olorunyomi of the Nigerian Army. And retired Master Warrant Officer Johnson Onu of the Nigerian Air Force have voiced their worries about the increasing number of people struggling to secure decent housing, particularly after retirement.

Speaking at a book launch in Abuja over the weekend, the two veterans urged military personnel and civil servants to plan for their housing needs before retirement. They warned that failing to do so could lead to homelessness or financial instability in their later years.

According to them, Nigeria’s large and rapidly growing population makes it nearly impossible for the government to provide housing for all citizens at once. While acknowledging the government’s efforts, they emphasized that the housing crisis remains a major challenge for both military and civilian populations. They called for continuity in housing policies, stating that inconsistent government initiatives often lead to abandoned projects and failed housing schemes.

Brigadier General Olorunyomi highlighted the increasing awareness of homeownership in Nigeria. He noted that more people now see housing as a crucial investment, pointing to the rapid rise of estates in Abuja and other cities.

However, he warned that waiting until retirement to secure a home is a risky approach. Many retirees struggle to afford decent housing due to limited financial resources. He advised active workers to start investing in real estate while still in service to ensure they have a stable home after retirement.

Retired Master Warrant Officer Johnson Onu shared his personal struggles with housing after serving in the Nigerian Air Force for 27 years. He admitted that he had not planned for his retirement home, which left him in a difficult situation after leaving active duty.

His pension was insufficient to build a house, forcing him to live in rented accommodation for seven years—a situation he described as extremely challenging. He urged workers, especially those in the military and civil service, to buy land and develop it gradually while still earning a stable income. He emphasized that this approach would make the transition into retirement smoother and prevent financial hardship.

While both men acknowledged the government’s role in promoting homeownership, they insisted that individuals must take primary responsibility for securing their housing. They encouraged workers to explore mortgage plans, cooperative societies, and other financing options to acquire property before retirement.

At the event, author Grace Garbson addressed another critical issue—the declining reading culture in Nigeria. She lamented that many Nigerians do not prioritize reading, which has contributed to a lack of knowledge about essential life planning, including housing and financial management. She referenced a popular saying: “If you want to hide wealth and knowledge from Africans, place it inside a book.” She urged individuals to embrace a reading culture, arguing that access to knowledge is key to making informed decisions about long-term planning, including homeownership.

As Nigeria grapples with an ever-growing housing deficit, the message from these retired military officers is clear: waiting until retirement to secure a home is a costly mistake. With proactive planning, consistent government policies, and a commitment to financial education, more Nigerians can achieve homeownership before leaving the workforce.

The post Retired Military Officers Sound Alarm on Nigeria’s Housing Crisis, Urge Early Planning appeared first on Housing TV Africa.

Each year, thousands of vulnerable individuals fall prey to these agents, who promise false hope but deliver despair. This growing trend has left professional house valuers scrambling to regain the trust of their clientele.

Recent checks revealed that property owners are increasingly hesitant to list their houses with traditional estate valuers, citing mistrust, high commission fees, and inefficient marketing strategies.

A recent survey conducted in Oluyole Estate, Ibadan, Oyo State, indicates a larger percentage of property owners expressing concerns about the mistrust between stakeholders in the property business, as they also criticize the excessive commission fees demanded from house-seekers.

“The house agents are endangered species,” remarked Mr. Mayowa, a house-seeker. “The agent’s commission was excessive. Before I moved into my new apartment, I had to pay fees to three different agents for showing me the same place. I was desperate, so I paid them.”

Another house-seeker, Mr. Gbenga from Kuola, shared his experience: “The agent I engaged was evasive about property details. What I saw on the phone was not what I encountered when I visited the apartment.”

Mr. Gbenga and Mr. Mayowa are not alone in their struggles. Mrs. Olubunmi Ogunrobi, a real estate consultant, pointed out that many people fall into traps like these because homeowners are reluctant to pay consultants for managing their property listings. Most landlords prefer to pocket the agent fees and engage unlicensed agents instead.

“There is no government control or price regulation on rent in Nigeria. Many landlords want the agent fee but are not ready to be accountable for it,” Mrs. Ogunrobi stated. “Estate valuers charge 10 percent of the property’s value, and most landlords prefer to keep the money rather than pay professionals for their services.”

Property owner Mr. Aduragbemi from Oluyole Estate shared, “I have been approached by several estate valuers offering their services to manage and rent out my property. After careful consideration, I decided not to engage them due to the loss of control, commission fees, and lack of a personal touch.”

Yinka Faniyi, a businesswoman in Ibadan, echoed these sentiments, stating, “In my opinion, estate agents in Nigeria are among the most challenging unprofessionals to deal with. Their unprofessionalism, lack of transparency, and dishonesty have turned property transactions into nightmares. The excessive, hidden commission fees and misrepresentation have been a constant source of frustration for me.”

She suggested that the government should establish and enforce stricter licensing requirements for agents and urged agents to disclose commission fees and property information upfront. “Clients should report unprofessional agents to regulatory bodies; only through collective action can industry standards improve,” Faniyi said.

Conversely, Mrs. Toyin shared a positive experience with a trustworthy agent who helped her find her dream apartment without overcharging her. “He always checks if everything is fine in the apartment,” she said.

Oluwole James, another victim of unscrupulous agents, warned that “house agents are gradually becoming a menace.” He emphasized that house-hunting can be daunting, especially with the numerous cases of fraud and exploitation.

For Mr. Usman Abiodun, a builder, rising rents are becoming increasingly unreasonable. “My landlord increases the payment under various fraudulent pretexts, whether it’s for water or nonexistent security. The government must take action, and there should be penalties for non-compliance. We can’t continue paying double rent as agency fees,” he said.

Meanwhile, Mrs. Odusokan, the wife of a real estate agent, highlighted a different reality, stating, “My husband is an agent, and that’s how we survive. If people don’t pay, we can’t eat.”

Similar Experience in Lagos
The experience in Lagos mirrors that of Ibadan, with accommodation seekers often facing similar issues. Despite government regulations stating that no property owner should collect more than one year’s rent upfront, many house owners continue to flout the law with impunity.

In Lagos, the combination of a large population and housing scarcity makes finding rental properties a daunting task. While some property owners adhere to one year of upfront rent, many demand two years or more. Additional mandatory charges, such as commission fees, agreement fees, and damage fees, vary significantly.

A male resident, who wished to remain anonymous, recounted a recent experience in Lagos. “When my brother-in-law was looking for a three-bedroom apartment, he settled for one at N550,000 per year. He was initially told to pay a 10 percent commission, a 10 percent agreement fee, and another 10 percent for damages. In the end, he had to negotiate a flat rate of N50,000 for all fees.

“However, the agent who introduced him to the main agent later demanded N250,000, taking advantage of my in-law’s desperation. It was only after paying that he discovered he could have settled for N150,000,” he explained.

Temitope Ahmad, an art director, shared his frustrating experience with Lagos agents, stating, “Many of the house agents in the state have zero conscience. During my first encounter, I was told to pay a mandatory form fee, which I negotiated down. The agent wasted my time showing me properties that didn’t match my requirements, all while demanding extra fees for transportation.”

The consensus among house-seekers is clear: while the search for affordable housing remains fraught with challenges, vigilance and collective action are essential in navigating the complex landscape of real estate in Nigeria.

The post Frustration Grows as Housing Crisis Fuels Exploitation by Unlicensed Agents appeared first on Housing TV Africa.

This crisis has left countless residents in a relentless search for affordable accommodation, exacerbating social and economic disparities. In this piece, CECILIA OGEZI interrogates the many factors contributing to the housing deficit and the struggle by young people to access shelter in the nation’s capital.

Abuja’s housing deficit is a microcosm of a nationwide problem. The city, with 1.7 million housing units, accounts for 10 percent of Nigeria’s overall housing shortage. Despite this, a troubling number of houses estimated at 600 remain unoccupied in the city center. This paradox of vacant homes amid a housing crisis highlights systemic inefficiencies and economic imbalances.

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Historically, the quest for adequate shelter has been a fundamental human concern. In Abuja, government efforts have aimed to address this through various housing programs. Initiatives like low-cost housing schemes, Federal Housing Authority projects, and privately developed mass housing aim to bridge the gap. However, these efforts have yet to meet the soaring demand.

This has a great impact on the common man who for the need for a better life comes to Abuja to earn a living.

A resident in Durumi (III), Saleh Ahmed decried the rising cost of living and the devastating effect it has on the common man, according to Ahmed he was living in a high-brow area of the city until a recent increase in rent forced him to move to Durumi (III), despite his dislike for the community.

Another resident of Dakwo, a village in Lokogoma complained she had to move out of Sunnyvale Estate when the rent became unaffordable for her as a single mother.

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A recent survey by a private real estate consultant revealed a staggering deficit of over 600,000 housing units in Abuja as of early 2017. This shortage is fueled by the city’s rapid population growth and its reputation as a peaceful haven in a turbulent region, attracting people from across Nigeria and beyond.

Ironically, while new housing estates emerge across the city, many remain empty due to prohibitive rental costs.

High rents in districts like Asokoro, Maitama, and Guzape have made these areas unaffordable for most residents. Developers often prefer to leave properties vacant rather than lower rents, exacerbating the housing crisis.

The rigidity of rental costs stems from developers’ claims of high operational costs and an unfriendly property development environment. They argue for more supportive laws and regulations to ease property development and protect their investments. However, this stance has led to a market where many properties are inaccessible to the average resident.

READ ALSO: Solving The Real Housing Challenge: Nigeria Versus Ghana – Whose Deficit Are We Truly Solving?

In response, the FCT administration has initiated reforms to make the housing sector more investment-friendly. These include streamlined processes for land procurement, building permits, and development inspections. Such policies are beginning to show promise, with a gradual reduction in rental costs and increased housing availability.

Abuja’s housing woes have not gone unnoticed by lawmakers. The Nigerian Senate recently approved the ‘Advanced Rent (Residential Apartments, Office Spaces, etc.) Regulation Bill 2022,’ sponsored by Senator Smart Adeyemi. This bill aims to ease the burden on tenants by enforcing a monthly rent payment structure after an initial three-month advance payment. This legislative intervention seeks to curb exploitative rental practices and provide relief to residents struggling to afford housing.

However, proposed solutions like rent control and price ceilings have sparked debate. Critics argue that such measures could deter new investments and exacerbate long-term shortages by creating market distortions. Balancing affordability and investment incentives remains a critical challenge.

Beyond rent regulation, experts suggest that efficient property tax administration could boost government revenue and support housing initiatives. Property tax, a reliable income source in many countries, remains underutilized in Nigeria. Enhancing tax collection methods and combating evasion could provide much-needed funds for public services and development projects.

Despite its potential, property tax administration faces significant hurdles, including inadequate property data, inconsistent valuations, and public resistance. Overcoming these challenges requires modernization of tax systems, transparency, and public education on the benefits of compliance.

READ ALSO: FCT Residents Appeal to Wike Over Developer Harassment and Land Grabbing

In the legislative arena, Senator Adeyemi has also advocated for property taxes on unoccupied high-end mansions to address the surplus of vacant properties. This measure aims to incentivize the use of existing housing stock and alleviate the city’s accommodation crisis.

Abuja’s housing deficit indicates the need for a multifaceted approach. Collaborative efforts among government, developers, and residents are essential to create a more equitable and sustainable housing market. Only through comprehensive reforms and innovative solutions can Abuja hope to provide adequate and affordable housing for all its residents, especially young people.

The post Abuja’s Housing Crisis: Young Nigerians Struggle as Living Options Dwindle appeared first on Housing TV Africa.