What is Space Apportionment?

This term is used to describe the strategic allocation and organisation of spaces within a building. At the macro level, it takes into consideration the division of the building into the different rooms and sections, whilst the micro is more concerned with furniture placement and other fixtures and fittings. An effective use of space apportionment will ensure each specific area serves its intended purpose and has a seamless flow whilst concurrently contributing to the overall flow within the sructure

Importance of Space Apportionment

The manner in which elements at the macro and micro level are organized within the building could largely influence the overall aesthetic and ambiance within the space. A well thought out and proportioned space creates a sense of balance as it is simply more pleasant to look at and it contributes to a greater degree of comfort. Additionally, it is important to ensure that spaces within the structure are functional and efficient. Within a commercial building space, aspects such as workstations, meeting rooms, kitchens and bathroom areas need to be well thought out with the aim of maximizing productivity and satisfaction at the workplace. A residential building on the other hand, will require alternative considerations that have to be factored in and will instead place more emphasis on facilitating easy movement and interaction depending on the placement of the living room, kitchen and dining areas. 

Impact on Client Satisfaction

Throughout the design process, it is of vital importance to liaise with the client and refer to their specific needs, preferences and lifestyle. A personalized space apportionment will often ensure the design resonates with the client. In a case whereby the client has stated they operate an out of home cooking business, it will seem useful to apportion a larger area for the kitchen as it will likely be used to cook and store large quantities of food. However, if the client outlined their cooking business and when showed the final designs and met with a much smaller space apportioned for the kitchen, it will, in all likelihood, contribute to customer dissatisfaction.

Conclusion

Within the design process, there lies a great focus on the satisfaction of customers and an effective use of space apportionment remains a key factor in achieving this. Recognising the importance of space apportionment and adopting the following key steps will be key to achieving client satisfaction- which include 1) collecting information; 2) interpreting requirements; 3) considering spaces and spatial relationships; 4) creating the solution; and 5) reviewing and revising the space planning.

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It is often cited that in order to wholly understand a subject, it is imperative to analyse its origins. Starting in 1837, the world was introduced to the novel concept of modular housing which entails the components of a building being constructed off-site before being transported to the building site for final assembly. It will however take decades before the idea gained worldwide traction, and it seemingly arrived more out of necessity than anything else as the Second World War, along with its untold devastation, also created a housing crisis which required quick and efficient solutions. Fast-forward to modern times and modular housing has increasingly been embraced within several countries and has rid itself of the ‘second-rate’ tag it once held.

Benefits of Modular Construction

As is the case with most things in modern society, people are often averse to change. The idea of switching from a trusted, familiar and reliable source to what could be deemed as an unknown alternative, usually breeds uncertainty. However, some of the benefits of modular construction are fairly evident as it eliminates potential delays building sites frequently encounter from Mother Nature as 60-90% of the construction is carried out in a factory. Additionally, easier construction management, improved safety and security for workers, reduced construction time, cheaper costs,  a more efficient and  sustainable eco-design are aspects which further enhance the appeal of modular homes.

Sustainability of Modular Housing

As the ever-present issue of homelessness continues to plague countries worldwide, it is easy to surmise that no country stands to benefit more than Nigeria does with the widespread adoption and implementation of modular housing seeing as the country has the highest homeless population in the world with a figure exceeding 24 million. As cities within the country continue to grow and develop, there becomes an increased demand for varied services including housing, infrastructure, healthcare, education etc. Modular construction therefore poses a viable solution to several issues the country faces as it addresses the triple bottom line sustainability categories, namely: Environmental, Economic & Social.

• Environmental: Modular construction in Nigeria could reduce up to 52% of construction waste due to strict manufacturing guidelines during production within factories. Likewise, there is a significant reduction in the usage of water, as well as a lower carbon footprint due to the fewer lorry deliveries to and from the construction site.
  
• Economic: There are massive cost-saving benefits associated with this construction method as they require fewer raw materials, take less time to construct and have a reduced demand for labour. As a result, these modular homes cost less on average than the traditional brick-and-mortar houses. This increased affordability could be crucial as it seeks to be more inclusive by providing those within the marginalised sectors of society a greater opportunity to find housing.
  
• Social: The issue of homelessness is the primary social concern being addressed through the utilisation of modular housing as it provides greater opportunities for more people to find homes due to the reduced financial requirements. The government could also leverage the benefits brought about through this method of construction by creating communities consisting of several modular homes in order to provide a stepping stone for people to improve their living conditions. This will follow suit from several other countries including India, Canada, US and UK whose governments have adapted modular housing to tackle homelessness in their respective countries.

Drawbacks of Modular Construction

Despite all the benefits discussed, there remains a significant degree of scepticism around the idea of modular homes, especially within a developing country such as Nigeria. Drawbacks include limited customization options, additional separate costs including the likes of utilities, landscaping etc, and lastly, the public perception that modular housing is less desirable and are of a lower quality.  

Conclusion

No one is under any illusions regarding the difficulty associated with what could be perceived as a seismic change in construction methods within Nigeria. However, it is evident that by leveraging the significant opportunity modular housing presents, it can indeed prove to be a win-win solution.

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The impact of inflation may seem small in the short term, as the prices of individual goods and services do not tend to skyrocket immediately, but over the course of years and decades, inflation can drastically erode the purchasing power of one’s savings. You shouldn’t think of inflation in terms of higher prices for just one item or service, however. Inflation refers to the broad increase in prices across a sector or an industry, like the automotive or energy business—and ultimately a country’s entire economy. This piece we will be exploring the effect high interest rates have on real estate in Lagos.

To calculate inflation in Nigeria, the Consumer Price Index (CPI) is used, the CPI measures the change over time in prices of 740 goods and services consumed by people for day-to-day living. The index weights are based on expenditures of both urban and rural households in the 36 states.According to Trade Economics, Nigeria’s annual inflation rate accelerated for the third straight month to 16.82% in April of 2022, from 15.92% in the prior month. It was the steepest inflation rate since last August, driven by prices of food and non-food products.

Inflation is one of the challenges facing property values in urban areas around the World. The first is through increased costs: the cost of wages for construction labor rises, the cost of construction material costs rises and the cost of land also rises. 

Inflation has affected property values in terms of rent. Irving Fisher (1998), a noted American economist, put forth a theory about the relationship between interest rates and inflation rates that can be applied to housing market rents.

Inflation also has impacts on how much is charged for rent. When landlords rent housing units, they consider recent inflation rates as well as expected inflation rates over the terms of rental contracts. They increase the amount they charge as rent to meet their inflation expectations. Higher rents translate into higher home prices because the price of a home is equal to the present value of future streams of actual or imputed rents. Thus, inflation impacts house prices through increased rents.

As mentioned above, one of the key ways inflation affects the real estate market is through the rising costs of building materials. Building materials and labour costs have once again taken a leap in the real estate sector following rising inflation and exchange rate in the economy, raising fears among prospective builders of even harsher times ahead. Manufacturers are passing the rising cost of raw materials to their customers, adding to concerns that inflation, which has continued to rise, may put further pressure on housing. According to the Guardian, construction materials such as cement, steel and finishes and labour have experienced a significant increase in their prices, leading to a rise in development costs of commercial high rises, offices and other buildings.These rising prices could force developers to either raise prices just as drastically or source for inferior building materials which can have severe consequences.

To recap, inflation affects all sectors of the economy and real estate is not immune to this. As prices of pretty much everything in a country increases, from raw materials, to even food commodities, the cost of living increases meaning workers also need to be paid more, this makes it a lot more expensive to build. In order for developers to make their profit these costs need to be passed on to the consumer.

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Off-plan property is sometimes marketed to property speculators who purchase it with the aim of making capital gains by taking advantage of any discounts and selling into a rising market. In a rapidly-rising market, a buyer may even be able to sell the contract on, meaning they have the potential to earn a profit on the property before it is completed. Because people purchasing Off-plan properties tend to be looking to make a profit, they buy these properties in areas they see as promising. For instance investing in an off-plan property in an area that already has a lot of infrastructure in the immediate area, i.e, a new university or a mall, either already built or due to be built within the next few years.

As well as being a potentially good investment, buying off-plan property has other advantages.Firstly, if you do not decide to sell the property you will be buying for yourself at a very discounted price, below market value. This tends to happen as developers like to demonstrate a certain level of sales prior to marketing the property in a bid to sell as many units prior to completion. In certain cases developers can even offer further discounts to those willing to purchase multiple units.

Another advantage is that in certain cases, the discounted prices mentioned above can even be allowed to be paid in installments as the property is being completed.

In addition to the potential financial benefits, off-plan buyers also get the advantage of moving into a spanking new property and all the advantages that come with that, such as up to ate construction, modern fittings, clean walls, etc. With off-plan because the property has not been constructed you can be involved in decision making processes on how the property is built and personalise your home with tiles of your choice, kitchen fittings of your choice and other interior decoration elements.

However, there are also risks in investing/purchasing off-plan. One of the main risks is the developer and whether you can trust him/her, if you do not opt for a developer with a good reputation of  starting, finishing and maintaining developments you might be at risk. The risks involved could be that the property takes a lot longer to develop than was previously stated  and this can come with issues such as having to pay rent somewhere longer than intended. When the property is completed whether or not it was in a timely manner the outcome of the construction could be a problem if it does not live up to the standards communicated prior, this will affect both the experience of the homeowner and the value of the investment.

In conclusion, investing in off-plan property can be a good idea if you trust the developer to complete the job to the right standards in a timely fashion, if the development is in a promising location, that is tried and tested as you are more likely to get a higher return on investment.

If you are interested in buying off-plan please consult us at Demaxon to get the best deals with reputable real estate developers.

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When tragedies like this occur, it is important to look at whether laws and all regulations were complied to, if the incident could have been avoided if certain safety measures were taken or adhered to more strictly. In this case according to The Commissioner for Physical Planning and Urban Development, Dr Idris Salako, the property developer in this case is partially to blame for the incident as he accused him of  breaking the earlier “stop-work order,” seal on the property by officials of Lagos State Building Control Agency, LASBCA. The property developer in question has been arrested since the building came down in accordance with building law of the state His name however is being withheld.

An eye witness testimony from that fatal day states that the building was giving signals that all was not right and whilst attention was brought to it, these concerns were subsequently waved off and the construction continued.

However reports have stated that all bodies have been recovered and there is no more beneath the rubble. This latest collapse has occurred only a few days after the Chairman of Council for the Regulation of Engineering in Nigeria (COREN) Special Investigation Panel (SIP), George Okonoma and his team, submitted a report on November 1st, 2021, 21-storey Ikoyi building collapse in Lagos to the president of COREN, Engr. Rabiu Ali. This report was delivered for the COREN president and the government to study before making it publicly available. It is now on the responsible agencies and the government to ensure the appropriate procedures are taken to ensure this does not repeat itself. Our hearts go out to all those and their loved ones who have been affected by this tragedy.

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Before we dive into this, first we’ll like to extend our deepest condolences and sympathies to the families and loved ones of those who lost their lives in the tragic building collapse of a 21 storey building on Gerald road, Ikoyi that occurred on Monday 1st of November. The building was the third wing of a three-tower estate by estate developer, Femi Osibona. It would have been the first of its kind, including flats, duplexes, penthouses and an open recreation area with outdoor television, gym, swimming pool. The building still under construction crumbled on Monday afternoon trapping dozens of construction workers. According to Governor Jide Sanwoolu, the death toll has risen to 42 while the number of survivors has increased to 15. At this point is it difficult to ascertain just how many people were impacted by this tragedy but so far 49 families have filed missing person reports. The Governor also stated that funds had been set aside to help families with burial fees and to provide further medical support for the survivors.

Whilst the cause of the collapse is still uncertain, a building collapsing in one of Africa’s most populous cities is not completely out of the ordinary as they often tend to be the result of property and construction standards being routinely ignored. According to the Governor, the incident was a “terrible national disaster” and mistakes were made from all angles. An independent panel has been set up to uncover what it was that went wrong and what mistakes took place. In addition to this building collapsing. Two additional buildings fell on Tuesday as a result of heavy rainfall, thankfully, there was no loss of life.

Buildings collapsing is not new, A number of reasons have been given for this including, failure of regulatory agencies in monitoring and enforcement, alleged sharp practices by representatives of regulators, the inability of professional bodies to fulfill oversight functions, failure of government at different levels to prosecute offenders conclusively which is believed to help perpetuate impunity, and preponderance of substandard building materials in the country, among others. 

In the aftermath of the disaster, The General Manager of the Lagos State Building Control Agency (LASBCA), Mr. Gbolahan Oki speaking at the site of the collapsed building disclosed that “He got approval for a 15-storey building and he exceeded his limit. I am on the ground here and the materials he used are so inferior and terrible…the reinforcement, are so terrible,”. Mr Gbolahan Oki has since been suspended by the Government indefinitely as part of the first steps towards finding out what went wrong with the collapsed structure.

Members of the panel looking to independently investigate the remote and immediate causes of the incident and make recommendations on how to prevent future occurrences will include members of the Nigeria Institute of Architects (NIA), Nigerian Institute of Town Planners (NITP), Nigeria Society of Engineers (NSE) and other professional bodies. There are a couple of areas already identified whereby reform is necessary, including; the lack of proper enforcement of regulations and building codes, the failure of prosecutions, the reduction of inferior building materials.

A key reason and arguably the main reason is the lack of proper enforcement of regulations and building codes, The government is set to make critical changes to the construction sector when it comes to building inspections, approvals and enforcements. Since the buildings collapse, it has been revealed that substandard building materials were used, there was non-adherence to designs, lack of comprehensive subsoil investigation, illegal conversion or altercations to existing structures, and the use of unskilled labourers. This was touched on by the president of the Building Collapse Prevention Guild (BCPG) Mr. Akinola George, according to him the ways in which substandard building materials are able to make their way into the industry is a contributing factor in building failures. He noted that getting quality materials is no easy task as the market is riddled with fakes. He believes that the regulatory bodies i.e Standard Organisation of Nigeria (SON) has not demonstrated they have the capacity to halt the circulation of fake and below-par materials, he gave the example of iron rods in the market, the standard 12mm diameter has been replaced with 10mm these comprises come about to reduce costs but can ultimately lead to tragedy. The BCPG president claims their lack of sufficient manpower and finance are to blame for the inefficiencies. In addition, further governing bodies (Lagos State Physical Planning Permit Authority, Lagos State Material Testing Laboratory, Lagos State Building Control Agency (LASBCA), and Lagos State Safety Commission) in charge of ensuring the integrity of such developments are also under inspection for not handling such issues with the seriousness they deserve. All around Lagos there are uncompleted buildings and these remain as a result of lack of political will, ineffective monitoring of building development, lack of manpower, and corruption among officials in charge of building approval in some of the agencies.

Another reason this continues to go on can be attributed to the failure to prosecute, take for example the case against the Synagogue Church of All Nations in 2014. The crash killed 116 people but the government decided not to prosecute the church for negligence and only for failing to receive the required permits before adding more floors to the building.

Another explanation as to why buildings collapse was put forward by Mr. Emeka Okoronkwo who believes that professional integrity is partly to blame, stating that the ultimate client in development site is the end-user, and this end-user is not represented adequately by estate surveyors and valuers, and therefore most of the decisions are made from a profit maximisation standpoint.

In order to prevent such tragedies, the building codes must be adhered to, and those who fail to do this face consequences for negligence, there needs to be a standardisation of building materials, integrity tests on all high rise buildings, those completed and those still in construction. And in the event these tragedies still occur, the efficiencies of rescue operations needs to improve. An expert on urban planning in Lagos, speaking on condition of anonymity, condemned the rescue efforts. “Building collapses happen semi-regularly, this has been an issue for years and years now. Not only is it that the government doesn’t act against this issue; it doesn’t seem like there has been any tangible improvement in the rescue operations after these terrible collapses.” The collapse has also brought into focus the conditions of workers and labourers on construction sites across Lagos, and particularly in Ikoyi, and whether authorities have failed to regulate the property industry or can be trusted to. This incident will have widespread effects on the industry that will be seen in the coming weeks and months as more about what occurred that Monday is uncovered.

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