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Consumer Participation in Public Housing Design and

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DOI: 10.18848/2154-8587/CGP/v05i02/37434

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 VOLUME 5 ISSUE 2

The International Journal of the

Constructed
Environment
__________________________________________________________________________

Consumer Participation in Public Housing

Design and Development
A Panacea for Post-occupancy Modification of
Residential Buildings in Owerri, Nigeria
STEVE IKPENDU NWANKWO,JOSEPH OGBOGU DIOGU, AND CHIDIUTO VICTORIA NWANKWO

constructedenvironment.com
THE INTERNATIONAL JOURNAL OF THE CONSTRUCTED ENVIRONMENT
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First published in 2015 in Champaign, Illinois, USA

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 Consumer Participation in Public Housing Design
and Development: A Panacea for Post-occupancy
Modification of Residential Buildings in Owerri,
Nigeria
Steve Ikpendu Nwankwo, Abia State University Uturu, Nigeria
Joseph Ogbogu Diogu, Imo State University Owerri, Nigeria
Chidiuto Victoria Nwankwo, Abia State University Uturu, Nigeria

Abstract: The city of Owerri has witnessed several forms of post-occupancy modification to many of the housing estates.
This research evaluates the Egbeada and Uratta Housing Estates and suggests ways improve future housing
performance. The objectives of the study were to determine the nature and extent of modifications, as well as to identify
the reasons for the modification and the level of consumer participation in the design and development. The methodology
involved archival retrievals, comparative analysis, physical identification and observations, questionnaires, and
interviews. Four groups of assessment criteria were developed to measure the level of consumer modification of the
buildings. Fifty-two assessment criteria elements were used in the assessment. Out of a sample of 490 possible
participants, these assessments were randomly administered to a sub-sample population of 170 building consumers. An
assessment model was developed for subsequent future evaluations. The research established that post-occupancy
modification results from non-involvement of consumers in the housing design and construction. The research
recommended consumer participation in the early stage of housing development as this would reduce consumer
dissatisfaction. The concept of equilibrium of appropriate balance is explained and recommended as design
consideration.

Keywords: Post-occupancy Evaluation, Modification, Consumer Participation

Introduction

T he provision of housing in South-East Nigeria has been on the increase and this might be
as a result of the population increase in the urban centers. Owerri urban in South-Eastern
Nigeria has over 17 housing estates to address this urban problem. Notable among them
are Federal Housing Estate Egbeada and Uratta-Road Housing Estate. The common factor with
these housing estates is that they are of the same design. The problems associated with mass
housing are not often examined before its adoption. The consumption of mass housing has
always resulted in post-occupancy modification of interior and exterior spaces to suit each
individual family needs. Pilot Survey conducted in the study area shows that most buildings have
undergone significant changes in all aspects of the design, making it deviate from the original
design. It is equally observed that there are so many building units within the housing estates that
are currently undergoing post-occupancy modification. This modification has become frequent in
the estates that it needs to be investigated. One wonders where these consumers who embarked
on this modification were when their buildings were built. Were they involved in the
programming, design and construction that brought the estates into existence? Preliminary
studies were never carried out on consumers of these housing developments before the
development. According to Doll, et al. (1989) consumer participation in the programming, design
and construction of their housing is a necessity that is capable of controlling and sustaining the
interrelationship that exists between the project execution and consumer- acceptability of the
project. Consumer participation is the involvement of the expected benefactors of a particular
project at the initiation stage for them to make their needs and aspirations known and
accommodated. This provides opportunity for the providers to have interaction with the

The International Journal of the Constructed Environment

Volume 5, 2015, www.constructedenvironment.com, ISSN 2154-8587
© Common Ground, Steve Ikpendu Nwankwo, Joseph Ogbogu Diogu
Chidiuto Victoria Nwankwo, All Rights Reserved
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THE INTERNATIONAL JOURNAL OF THE CONSTRUCTED ENVIRONMENT

anticipated consumers thereby creating a sense of belonging that is necessarily required for
effective and efficient mass housing delivery (Sanoff et al, 1990). Consumer participation is in
no doubt a catalyst to achieving a successful, sustainable and functional housing development
with the expectations of the consumers met (Carroll and Rosson et al, 2007).
The immediate implications resulting from ignoring consumers at the project initiation stage
are that their needs and preferences are not adequately considered and integrated in these
programs and the consumers are bound to react to this misfit in several ways which have resulted
in post-occupancy modification. For the sake of posterity, there is every need for the cityscape to
be maintained so that future generations will understand historical development of architecture in
a particular area. Modifications are distortions of the architectural designs and drawings as well
as a dislocation of the built- environmental history of the people in their place (Hearn, 2003 as in
Nwankwo, 2013). The modification constitutes an unavoidable breach, as it were, of an essential
aspect of architect’s contract in response to real life needs. It distorts not only the history but also
the process, and manipulates the harmony of a people’s built environment, especially in their
material culture. This modification has become a source of concern to stakeholders involved in
housing delivery in the study area and therefore needs to be investigated. There is also need for
feed-back information from the consumers for the stakeholders to really appreciate their needs
and aspirations.

Aim and Objectives

The aim of this study is to minimize the mutilation of the architectural language of mass
residential estates and improve their consumer- acceptability through participatory involvement
in mass housing programme formulation and implementation. The specific objectives were: to
establish the nature and extent of post-occupancy modifications in residential estates; to
determine the factors of dissatisfaction that led to the modifications, to determine the level of
consumer participation in the programming and design of their buildings, and to develop a new
method of assessment for modification.

Area of the Study

Owerri Urban is located between latitude 5 0 291 011 N and longitude 70 21 011 E. It is in South-
Eastern Nigeria which is located between latitude 04 o 151 and 07oN and longitude 05o 501 and 09o
301E. It is bounded on the east by Mbaise, on the west by River State, on the North and South by
Umuaka and Ngo-Okpola respectively. Federal Housing Estate Egbeada is bounded on the east
by Akwakuma Community, on the west by Onitsha Road Industrial Layout, on the north and
south by Irete community and amakohia community respectively. In the same vein, Uratta Road
Housing Estate is bounded on the east by Uratta Community, on the west by Prefab Housing
Estate, on the north and south by Aladinma Northern Extension and Federal Housing Estate Egbu
Road respectively. Federal Housing Estate Egbeada is accessible through Onitsha- Owerri
express road and Orlu-Owerri road while Uratta Road Housing Estate is accessible through
MCC-Uratta-Toronto road.
The Tropical rainforest climate characterized the study area. This climate is influenced by
the monsoons originating by the South Atlantic Ocean, which is brought into the area by the
maritime tropical air mass, a warm moist sea to land seasonal wind. Its warmth and high
humidity gives it a strong tendency to ascend and produce copious rainfall (Chukwu 1997). The
seasons in the study area are the Dry season and Rainy season. The Dry season starts in October
and ends in May. It is accompanied by dust laden air mass from the Sahara Desert, known as
‘The Tropical Continental (CT) air mass’, while the rainy season is heavily influenced by an air
mass originating from the Atlantic Ocean, known as ‘The Tropical Maritime (MT) air mass
(Chukwu, 2010 as in Nwankwo, 2013). The area records a mean maximum temperature of 28 oC
for its hottest month’s ranging from February to march before the rain storms in June to October

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

while its lowest mean temperature is 26oC in its coldest months ranging from July to September.
The annual rainfall received in the study area is between 2000mm to 3000mm of rain per year.
The study area experiences double rainfall maxima characterized by two rainfalls speaks with a
short dry season and a longer dry season falling before and after each peak. The first rainy
season begins around March and lasts to the end of July with a peak in June, this rainy season is
followed by a short dry break in August known as August break which is a short dry season
lasting for two or three weeks in August. This break is broken by Short rainy season starting
around early September and lasting to mid-October with a peak period at the end of September.
The ending of the short rainy season in October is followed by Long Dry Season. This period
starts from late October and lasts till early March with peak dry conditions between early
December and late February. Solar radiation intensity varied from 151W/m2 in august to
207W/m2 in April with annual average of 186W/m2. The dry season average value is 199W/m2
while rainy season average is 156W/m2 (Sinclair et al, 1999 as in Nwankwo, 2013). Owerri has a
mixture of flat, undulating and rugged topography (Wambeke, 1991 as in Nwankwo, 2013). The
study area supports a mixture of savanna and a luxuriant type of dense vegetation.

Issues in Post-Occupancy Evaluation

Post-occupancy evaluation describes studies that focus on completed building projects involving
feed-back information from building consumers. Preiser et al, (1998) attempted to widen the
scope in the direction of building performance evaluation, to integrate user and aesthetic factors
with technical and economic factors. Duffy, (2008) suggests the existence of a concept aiming at
discovering how the completed building performs; determining possible misfits, mistakes or
omissions; and accumulating information for future programming and design efforts. Post-
occupancy evaluation is about procedures for determining whether or not design decisions made
by the architect are delivering the performance needed by those who use the building (Nwankwo,
2013). By using occupants as a benchmark in evaluation, post-occupancy evaluation provides
enormous potential for improving the performance of a building. Post-occupancy evaluation
evolved to fill the gap in the conventional building process, which consists of planning,
programming, design, construction, and occupancy/ use of a building. It represents the vital
diagnostic step needed to feed the prescriptive tools of planning and programming (voordt et al,
2005). Post-occupancy evaluation is a systematic manner of evaluating buildings after they have
been built and occupied for duration of time (Preiser, 1995, 2002). The gap between the actual
performance of buildings and explicitly stated performance criteria constitute the evaluation
(Preiser et al, 1988). One of the applications of the post-occupancy evaluation is the comparison
between the use that the designer intended for an environment and that to which its users put it.
Watson (2003) defined post-occupancy evaluation as a systematic evaluation of opinions about
buildings in use, from the perspective of users. It is important to elicit the perceptions of the
residents and correlate these with the performance level of housing as determined by post-
occupancy evaluation. Post-occupancy evaluation highlights the importance of building
consumers in housing delivery and establishes it as a variable in decision making that cannot be
relegated. Post-Occupancy evaluation ensures the sustenance of building performance. Vischer
(2002) suggests that post-occupancy evaluation is used in determining building defects,
formulating design and construction criteria. It provides a mechanism for understanding the
mutual interaction between buildings and users’ aspirations, and for proposing ways of
improving the environment necessary to accommodate these aspirations. User involvement
should be an important aspect in public housing delivery for the providers to develop a suitable
product that will function for the users (Voordt et al 2005). The practice in the study area shows
that users are mainly not consulted in the programming, design and construction of their project.
All the information needed from the client during the course of assembling Program of
requirements and during the course of the entire assignment are assumed by the developers

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THE INTERNATIONAL JOURNAL OF THE CONSTRUCTED ENVIRONMENT

(Nwankwo 2013). The value of the knowledge of end-users is important because of two reasons:
firstly the valuable feedback users can provide on both the physicality and operationally of the
residential buildings and secondly opportunities arise from the dialogue between the building
consumers and the providers (Zwemmer, 2008). The involvement of these building consumers in
the programming could provide valuable knowledge about the future public residential buildings.
Lack of user involvement might cause function and performance problems afterwards
(Rentenaar, 2000). For adequate user involvement, specific forms of handling such users during
the planning, design and realization process is needed. The Providers should get an overview on
the type of user involvement needed, the frequency of the involvement and the type of user
involvement for the next phase in the planning, design and construction phase(Nwankwo,2013).

Methodology
Research approaches employed were as derived from the text ‘Architectural Research Methods’
(Groat et al, 2002, Voordt et al, 2005, Uji, 2009). These approaches were: Case studies,
comparative mapping through systematic sampling process; Physical Trace Documentation,
Environmental Observation, Questionnaires, interviews and Archival Retrieval. Original layout
plans, site plans and building plan designs were retrieved from Federal Housing Authority and
Imo State Housing Corporation. The final step employed was the evaluation which was based on
a theoretical frame work of tripartite operational base of architecture. According to Voordt et al
(2005), Architecture is often thought of as a synthesis of form, function and technology. This
tripartite nature of architecture goes back more than 200years to the time when Vitruvius
distinguished three components of architecture: utilities (Functionality), Firmitas (strength and
rigidity) and Venustas (beauty). This is because the effectiveness of public residential buildings
in the study is based on the factor variables. Four assessment criteria elements were developed to
measure the level of consumer in the delivery of their products. Fifty two assessment criteria
were also formulated to determine the reasons for the modification: twenty five for functionality
factor; nineteen for aesthetic factor; and eight for constructional Issues (Tab.5, 6, 7). Nine
performance criteria were applied to measure the consumer determination to be involved in the
programming and design of their buildings as a lasting measure. These came in form of
structured questionnaires administered to a sample population of 170 building consumers from
the population of 490. Tables, Drawings, Plates, Graphs, Charts and Figures were used to present
the data and analysis results. The quantitative data were analyzed using SPSS software and
Microsoft. In this research, probability sample technique was adopted which according to De
Vaus as in Uji (2009), is one in which each person/ object in the population has an equal
probability of being selected. A template of one out of every three buildings was developed to
obtain the sample population.

Results and Interpretation

Basic Design Program Adopted: The Nature and Extent of Modification

320 building units were built in Uratta Road Housing Estate as follows: 14 number 1-bedroom
semi-detached, 24 number 1-bedroom detached , 27 number 2-bedroom detached , 142 number
3-bedroom detached, 27 number 4-bedroom detached, 14 number 4-bedroom Duplex , 82
number 5-bedroom detached , and 8 number unclassified units. In the same vein, 170 building
units in Federal Housing Estate Egbeada as follows: 29 number two-bedroom detached
bungalows, 48 number three-bedroom detached bungalows, 49 number four-bedroom detached
bungalows, and 44 number four-bedroom detached duplex. The income distribution is as in Table
1. The researchers studied 57 and 103 building units in Uratta Road and Federal Housing Estates
respectively.

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

Table 1: Distribution of Housing Units in the Estates.

S/no Housing estate High income Medium income Low income Total
2 URHEOWIMS 64 160 96 320
4 FHEEOWIMS 55 98 17 170
Source: FHA Owerri and Imo Housing Corporation.

Eight major indices of modification were identified as categorized into minimal, limited and
multiple modification (Table 2).

Table 2: Eight Major Indices and Three Categories of Modifications Identified

S/No Index Eight Major Indices of Modification Categories of Modification
Index 1 Addition of fence
Index 2 Paving around the perimeter of the
house Minimal Modification
Index 3 Extended eaves/addition of porch
Index 4 Addition of security house, shop, plant
house and boys quarters Limited Modification
Index 5 Change affecting materials and finishes
Index 6 Alteration of form/ change of roof
composition
Index 7 Increase in size of spaces e.g. living
room, bedrooms and kitchen Multiple Modification
Index 8 Increase in number of bedrooms

Case Study 1: Federal Housing Estate Egbeada Owerri, South-East Nigeria

(FHEEOSEN)

The extent and nature of modification were as follows: Minimal modification had 15.8 percent
with type one (Addition of fence one) 8.8 percent and type two (Paving around the perimeter of
the house) 7.0 percent; Limited modification had 17.6 percent with type three (Extended
eaves/Addition of porch) 7.0 percent and type four (Addition of security house, shop, and plant
house and boys quarters) 10.5 percent and Multiple modification had 66.7 percent with type five
(Change affecting materials and finishes) 14.0 percent, type six (Change of form/Change of roof
composition) 19.3 percent, type seven (Increase in size of spaces e.g. living room, bedrooms and
kitchen) 15.8 percent and type eight (Increase in number of bedrooms) 17.5 percent as shown in
Table 3, Fig.1 and Fig.2. This is an indication that the needs and aspiration of the consumers
were not met because of non-involvement in the programming, design and construction.

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THE INTERNATIONAL JOURNAL OF THE CONSTRUCTED ENVIRONMENT

Table 3: Categories of Modification Identified in Federal Housing Estate Egbeada Owerri, South-
East Nigeria (FHEEOSEN).
Week Name of No of Major Indices of Modification Identified
Housing units
Estate studied
Minimal Limited Multiple Modifications.
Modification Modification
. .
FHEEOWIMS Index Index Index Index Index Index Index Index
1 2 3 4 5 6 7 8
1 12 01 01 02 01 00 02 03 02
2 10 01 01 01 01 00 03 01 02
3 11 02 00 00 01 01 03 01 03
4 12 01 01 01 02 03 01 02 01
5 12 00 01 00 01 04 02 02 02
Total 57 05 04 04 06 08 11 09 10
% Distribution 100 8.8 7.0 7.0 10.5 14.0 19.3 15.8 17.5
Ground Total 15.79 17.55 66.66

Figure 1: 3D Pie Charts Showing Percentage Distribution of Eight Major Indices of Modification in Federal Housing
Estate, Egbeada. Owerri South-Eastern Nigeria (FHEEOSEN)

Fig. 2: 3D Pie Charts Showing Percentage Distribution of Categories of Modification in Federal Housing Estate,
Egbeada, Owerri South-Eastern Nigeria (FHEEOSEN)

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

It is not possible to present all the buildings that have undergone modification, the authors
selected few samples to demonstrate a cross-section of the indices of modification found in the
estate. The layout plan and sample prototypes were as shown in Fig.3, Fig.4 and Plate 1.

Fig. 3: Layout Plan of Federal Housing Estate Egbeada Owerri.

Source: Federal Housing Authority Owerri.

Plate 1: A Prototype 3 Bedroom Detached House as-built In Federal Housing Estate Egbeada, Owerri.
Source: Federal Housing Authority Owerri

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THE INTERNATIONAL JOURNAL OF THE CONSTRUCTED ENVIRONMENT

Fig.4: A Prototype 3-Bedroom Detached House as-built in Federal Housing Estate Egbeada.
Source: FHA Owerri

Multiple Modifications: Fig.5 shows a prototype 3-Bedroom Bungalow located at plot 60, 23
Road Egbeada Housing Estate Owerri modified to 8-Bedroom Duplex with Penthouse. This
Building has undergone extensive modification that cut across 8 indices of modification
identified. The building has undergone the following modifications: Addition of fence;
Landscaping using interlocking paving stone; Entrance porch, Security House, Plant House,
Boys quarters were added; Building Form was altered with addition of 5-Bedrooms and
Functional spaces(Living rooms, Kitchen and Bedrooms) were increased in size. Modern
building materials were used to replace the old ones e.g. stone tiles in place of corrugated
asbestos cement roofing sheets, aluminum windows in place of louvers, paneled wooden and
metal doors in place of hollow flush doors etcetera. The original building height that was meant
to prevail in the estate was grossly abused and compromised.

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

Fig.5a: Site Plan, Ground Floor & Upper Floor Plan

Figs.5b: Pent House Floor Plan, Roof Plan & Building Section.

Figs.5c: Front Elevation, Rear & Left Side Elevation

Fig.5: Modified Version of 3-Bedroom Prototype Building into 8-Bedroom Duplex with a Penthouse.

Minimal Modification

Plate 2 is a photograph of a 4-bedroom prototype duplex of fig.6 for high income earners in the
estate. The building had undergone minimal modification with addition of window hood, security
house, perimeter fence and paving around the building. The addition of window hood was to
protect the windows from driven rain water and reduce adverse effect of sunshine. Plate 3 shows
different forms of multiple modifications in the estate.

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THE INTERNATIONAL JOURNAL OF THE CONSTRUCTED ENVIRONMENT

Fig.6: A Prototype 4-Bedroom Maisonette Detached House as-built in Federal Housing Estate Egbeada, Owerri.
Source: Federal Housing Authority Owerri

Plate 2: South-West View of a Prototype 4-Bedroom Maisonette Detached House as-built in Federal Housing Estate
Egbeada, Owerri.

This original building had undergone minimal and limited modifications with addition of
security house, perimeter fence and window hood as shown above.

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

Plate 3a: Multiple Modification Plate 3b: Multiple Modification

Plate 3: Pictures Showing Various Modification Types in Egbeada Housing Estate.

Case Study 2: Uratta Road Housing Estate (URHEOSEN)

The percentage distribution of modification was as presented in Table 4. Minimal Modification

(11.65 percent):Index 1 (Addition of fence) 6.80percent; Index 2 (paving around the perimeter of
the building) 4.85percent; Limited Modification (13.49percent): Index 3 (Extended eaves or
addition of porch) 4.85percent, Index 4 (Addition of security house, shop, plant house and boys
quarters) 8.74percent, and Multiple Modification (74.86percent): Index 5 (Change affecting
materials and finishes) 11.65percent; Index 6 (Alteration of form/Change of roof composition)
14.46percent; Index 7 (Increase in size of spaces e.g. living room, bedroom, kitchen etcetera)
(21.36percent) and Index 8 ( Increase in number of bedrooms) 27.18percent.

Table 4: Categories of Modification Identified in Uratta-Road Housing Estate Owerri, South-

Eastern Nigeria (URHEOSEN).
Week Name of No of Major Indices of modification Identified
Housing units
Estate Studied
Minimal/No Limited Multiple Modifications.
Modification Modification.
.
URHEOSEN Index Index Index Index Index Index Index Index
1 2 3 4 5 6 7 8
1 22 02 01 00 04 03 01 05 06
2 22 01 00 03 02 03 01 06 06
3 19 00 02 02 01 02 03 07 02
4 20 03 00 00 02 02 06 03 04
5 20 01 02 00 00 02 04 01 10
Total. 103 07 05 05 09 12 15 22 28
% Distribution 100 6.80 4.85 4.85 8.74 11.6 14.5 21.3 27.18
5 6 6
Ground Total 11.65% 13.59% 74.76%

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THE INTERNATIONAL JOURNAL OF THE CONSTRUCTED ENVIRONMENT

Fig.7: Exploded 3D Pie Charts Showing Percentage Distribution of Eight Major Indices of Modification in Uratta Road
Housing Estate. Owerri (URHEOSEN)

Fig.8: Exploded 3D Pie Charts Showing Percentage Distribution of Categories of Modification in Uratta Road Housing
Estate. Owerri (URHEOSEN)

The researchers decided to illustrate with a building that has undergone multiple
modification as in Fig.9 and Plate 4.

Ground Floor Plan Upper Floor Plan

Fig. 9: Prototype Four-Bedroom Duplex .
Source: Imo Housing Corporation Owerri

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

Plate 4: Photograph of North-East perspective of Four Bedroom Duplex at Uratta Road Housing Estate.

Minimal Modification

Plate 5 was an example of prototype four bedroom building that has been modified. The building
is located at number one and two Strife Avenue. The arrow on the right hand side depicted
minimal modification. In this case, perimeter fencing was added (Index1). The modification was
done in order to improve the security of the occupants.

Plate 5: Photograph showing both minimal modifications and multiple modifications

Multiple Modifications

The arrow on the right in plate 4 depicted that the building has undergone multiple modification
where the form of the building was altered. The modification also affected the original building
materials e.g. aluminum roofing sheets were used to replace corrugated iron roofing sheets; also
aluminum sliding windows was used to replace louver windows; reinforced concrete window
hoods were cast in-situ was introduced to shade windows. The number of bedrooms was
increased from four to six to meet the needs arising from increase in family size.

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THE INTERNATIONAL JOURNAL OF THE CONSTRUCTED ENVIRONMENT

Reasons for the Modification

In Uratta Road Housing Estate, questionnaire was administered to 110 building consumers to
determine the reasons behind the modifications. 103 building consumers responded. The
percentage of respondents in support of functionality, aesthetic and structural issues as a design
factors that necessitated modification was 96.1 percent, 88.4 percent and 95.2 percent
respectively (Tables 5, 6, 7 and Fig.10). The implication of this was that the buildings before
undergoing modification were not functionally satisfactory, structurally sound for safety
habitation and aesthetically appealling.

Table 5: Assessment of Functionality as a Factor of Post-occupancy Modification in

URHEOSEN
Week No. of No of No of No in No Against No of No of Non-
respondents non- responses Support of Functionality Respondent Acceptability
responses Function- as a Factor Acceptability of
ality as a of Functionality
Factor Functionality Factor.
Factor
1 22 00 22 19 06 18 04
2 22 00 22 21 04 20 02
3 22 03 19 25 00 19 00
4 22 02 20 23 02 18 02
5 22 02 20 20 05 17 03
TL 110 07 103 ………. ………… 99 11
Percentage Distribution 96.1% 3.9%

Table 6: Assessment of Aesthetic a Factor of Post-occupancy Modification in URHEOSEN

Week No of No of non- No of No in No Against No of No of Non-
respondents responses responses Support Aesthetic Respondent Acceptability
of as a Factor Acceptability of Aesthetic
Aesthetic of Aesthetic Factor.
as a Factor
Factor
1 22 00 22 16 03 20 02
2 22 00 22 17 02 21 01
3 22 03 19 14 05 16 03
4 22 02 20 18 01 19 01
5 22 02 20 13 06 15 05
TL 110 07 103 …….. ………… 91 12
Percentage Distribution 88.4% 11.6%

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

Table 7: Assessment of Structural as a Factor of Post-occupancy Modification in URHEOWIMS

Week Total No of No of Non- No of No in No Against No of No of Non-
Respondent Responses Responses Support structural Respondent Acceptability
of Issue as a Acceptability of structural
structural Factor of structural Factor.
Issue as a Factor
Factor
1 22 00 22 08 00 22 00
2 22 00 22 07 01 21 01
3 22 03 19 08 00 19 00
4 22 02 20 06 02 17 03
5 22 02 20 07 01 19 01
TL 110 07 103 ……….. …………. 98 05
Percentage Distribution 95.2% 4.8%

Fig.10: Bar Charts Showing Distribution of Respondents to Factors of Post Occupancy Modifications in URHEOSEN

In Federal Housing Estate Egbeada, Questionnaires were administered to 60 respondents and

57 responded. The percentage of respondents in support of functionality, aesthetic and structural
issues as design factors that necessitated post-occupancy modifications was 91.2 percent, 91.2
percent and 86.0 percent respectively (Tables 8,9,10 and Fig.11).

Table 8: Assessment of Functionality as a Factor of Post-occupancy Modification in FHEEOSEN

Week Total No of No of No of No in No Against No of No of Non-
Respondent Non- Responses Support of Functionality Respondent Acceptability
Responses Functionality as a Factor Acceptability of
as a Factor of Functionality
Functionality Factor.
Factor
1 12 01 11 22 03 09 02
2 12 00 12 25 00 12 00
3 12 00 12 21 04 10 02
4 12 01 11 25 00 11 00
5 12 01 11 23 02 10 01
TL 60 03 57 ----------- ------------- 52 05
Percentage Distribution 91.2% 8.8%

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THE INTERNATIONAL JOURNAL OF THE CONSTRUCTED ENVIRONMENT

Table 9: Assessment of Aesthetic as a Factor of Post-occupancy Modification in FHEEOSEN

Week Total No of No of No of No in No Against No of No of Non-
Respondent Non- Responses Support Aesthetic Respondent Acceptability
Responses of as a Factor Acceptability of Aesthetic
Aesthetic of Aesthetic Factor.
as a Factor
Factor
1 12 00 12 17 02 11 01
2 12 02 10 19 00 10 00
3 12 01 11 18 01 10 01
4 12 00 12 18 01 11 01
5 12 00 12 16 03 10 02
TL 60 03 57 ……... ………… 52 05
Percentage Distribution 91.2% 8.8%

Table 10: Assessment of Structural as a Factor of Post-occupancy Modification in FHEEOSEN

Week Total No of No of No of No in No No of No of Non-
Respondent Non- Responses Support Against Respondent Acceptability of
Responses of structural Acceptability structural Factor.
structural as a of structural
as a Factor Factor
Factor
1 12 00 12 06 02 10 02
2 12 02 10 07 01 08 02
3 12 01 11 07 01 10 01
4 12 00 12 07 01 11 01
5 12 00 12 06 02 10 02
TL 60 03 57 ……….. ……….. 49 08
% Distribution 86.0% 14.0%

Fig. 11: Bar Charts Showing Distribution of Respondents to Factors of Post Occupancy Modifications in FHEEOSEN

New Method for Evaluating Post-Occupancy Modification

The models were products derived from the identified design factors that brought about the
modifications in the selected housing estates (Tables 11,12,13,14,15,16,17, 18 and 19).

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

Operational Symbols

TR- Total Respondent; NR- No Response; R- Response; PSF- Points Supporting Functionality;
PAF- Points Against Functionality; FIF- Functionality Input Factor(X); RAM- No of Respondent
Accepting Modification; MAR- Modification Acceptability Ratio; PSA- Points Supporting
Aesthetics; PSC- Points Supporting Constructional/Structural Issue; PAA- Points Against
Aesthetic; PAC- Points Against Constructional Issue; AIF- Aesthetic Input Factor(Y); CIF-
Constructional Input Factor(γ); M1- Modification Index; MIEAV- Average Modification Index for
housing estates in Owerri South Eastern Nigeria.

Uratta Road Housing Estate Owerri (URHEOWIMS)

Table 11: Functionality Factor.

WK TR NR R PSF PAF FIF RAM MAR
1 22 00 22 19 06 0.76 18 0.8182
2 22 00 22 21 04 0.84 20 0.9091
3 22 03 19 25 00 1.00 19 0.8636
4 22 02 20 23 02 0.92 18 0.8182
5 22 02 20 20 05 0.80 17 0.7727

Table 12: Aesthetic Factor.

WK TR NR R PSA PAA AIF RAM MAR
1 22 00 22 16 03 0.8421 20 0.9091
2 22 00 22 17 02 0.8947 21 0.9545
3 22 03 19 14 05 0.7368 16 0.7273
4 22 02 20 18 01 0.9474 19 0.8636
5 22 02 20 13 06 0.6842 15 0.6818
MI_MOD= -7.333x〖10〗^(-4) (X^2+Y^2+γ^2)-0.0088(X+Y+γ) +0.8653

Table 13: Construction Factor.

WK TR NR R PSC PAC CIF RAM MAR
1 22 00 22 08 00 1.00 22 1.00
2 22 00 22 07 01 0.875 21 0.9545
3 22 03 19 08 00 1.00 19 0.8636
4 22 02 20 06 02 0.75 17 0.7727
5 22 02 20 07 01 0.875 19 0.8636

MIMOD = −7.333x10−4 (X 2 + Y 2 + γ2 ) − 0.0088(X + Y + γ) + 0.8653

Table 14: Variation of Modification Index

𝑀𝐼𝐸𝑋𝑃 𝑀𝐼𝑀𝑂𝐷 𝐷𝑉(%) 𝐶𝑓(%)
0.9091 0.8407 −7.52 +7.52
0.9394 0.8406 −10.52 +10.52
0.8182 0.8393 +2.58 −2.58
0.8182 0.8406 +2.74 −2.74
0.7727 0.8431 +7.04 −7.04
𝐴𝑣 𝐴𝑣 −−− −−−
= 0.8515 = 0.8409

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Federal Housing Estate Egbeada Owerri South-East Nigeria (FHEEOSEN)

Table 15: Functionality Factor

WK TR NR R PSF PAF FIF RAM MAR
1 12 00 12 22 03 0.88 09 0.75
2 12 02 10 25 00 1.00 12 1.00
3 12 01 11 21 04 0.84 10 0.8333
4 12 00 12 25 00 1.00 11 0.9167
5 12 00 12 23 02 0.92 10 0.8333

Table 16: Aesthetic Factor

WK TR NR R PSA PAA AIF RAM MAR
1 12 00 12 17 02 0.8947 11 0.9167
2 12 02 10 19 00 1.0000 10 0.8333
3 12 01 11 18 01 0.9474 10 0.8333
4 12 00 12 18 01 0.9474 11 0.9167
5 12 00 12 16 03 0.8421 10 0.8333

Table 17: Construction Factor

WK TR NR R PSC PAC CIF RAM MAR
1 12 00 12 06 02 0.75 0 0.8333
2 12 02 10 07 01 0.875 08 0.6667
3 12 01 11 07 01 0.875 10 0.8333
4 12 00 12 07 01 0.875 11 0.9167
5 12 00 12 06 02 0.75 10 0.8333
MI_MOD= 0.3333(Antilog (mLogX) +Antilog (nLogY) +Antilog (k Logγγ))

Table 18: Variation of Modification Index

𝑀𝐼𝐸𝑋𝑃 𝑀𝐼𝑀𝑂𝐷 𝐷𝑉(%) 𝐶𝑓(%)

0.8333 0.8332 −0.01 +0.01
0.8333 0.9728 +16.74 −16.74
0.8333 0.8712 +4.55 −4.55
0.9167 0.9446 +3.04 −3.04
0.8333 0.8251 −0.98 +0.98
𝐴𝑣 = 0.8500 𝐴𝑣 = 0.8894

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

Table 19: Evaluations for Modification Index of Selected Housing Estates

ESTATE MOD EXP SYMBOL WEEKS
URHEOWIMS 4.2043 4.2576 I1 5
FHEEOWIMS 4.4469 4.2499 I2 5
Total 8.7512 8.5075 Total = 10

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

The graphical representations of variation of modification index with design factors in the
estates were as shown in Fig. 12, 13, 14, 15, 16 and 17.

Estate Uratta Road Housing Owerri (URHEOSEN)

Fig.12: Variation of Modification Index with Functionality Input Factor

1
0.9
0.8
Modification Index

0.7
0.6
0.5
0.4
0.3
0.2 MoD
0.1 ExD
0
0.8421 0.8947 0.7368 0.9474 0.6842

Aesthetic Input Factor

Fig.13: Variation of Modification Index with Aesthetic Input Factor .

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1
0.9
0.8
0.7

Modification Index
0.6
0.5
0.4
0.3
0.2
MoD
0.1
ExD
0
1 0.875 1 0.75 0.875

Construction Input Factor

Fig.14: Variation of Modification Index with Construction Input Factor.

Federal Housing Estate Egbeada Owerri South-East Nigeria (FHEEOSEN)

1
0.95
0.9
Modification Index

0.85
0.8
0.75
0.7
0.65
0.6
MoD
0.55 ExD
0.5
0.88 1 0.84 1 0.92

Functionality Input Factor

Fig.15: Variation of Modification Index with Functionality Input Factor .

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

1
0.95
0.9

Modification Index
0.85
0.8
0.75
0.7
0.65
0.6
MoD
0.55
ExD
0.5
0.8947 1 0.9474 0.9474 0.8421

Aesthetic Input Factor

Fig.16: Variation of Modification Index with Aesthetic Input Factor

1
0.95
0.9
Modification Index

0.85
0.8
0.75
0.7
0.65
0.6
MoD
0.55
ExD
0.5
0.75 0.875 0.875 0.875 0.75

Construction Factor

Fig.17: Variation of Modification Index with Construction Input Factor

Extent of Consumer-Participation and Input in the Programming and Design

All the 57 and 103 respondents in Federal Housing Estate Egbeada and Uratta Road Housing
Estate submitted that neither Federal Housing Authority Owerri (FHA) nor Imo Housing
Corporation involved them during the programming, design and construction of their individual
building units (Tables 20, 21,Fig 18 and Fig.19). From the field data, it became obvious that the
users of these building products were not part of the formulation, programming, design and
construction of their buildings. What government did was to standardize the building products
while the needs and aspirations of the users were kept constant. The resultant effect was post-
occupancy modification in search of factor variables ignored at the programming, design and
construction stage.

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Table 20: Extent of User Participation in the Original Programming, Design and Construction of
Building Units in FHEEOSEN
Week Total No of No of No of Participated Participate Participated Had No Part
Responden Non- Responses in d in Design in in
t Responses Programmin Constructio Programming
g n , Design and
Construction.
1 12 00 12 00 00 00 12
2 12 02 10 00 00 00 10
3 12 01 11 00 00 00 11
4 12 00 12 00 00 00 12
5 12 00 12 00 00 00 12
Total 00 00 00 67

Fig.18: Bar Chart Showing Number Distribution of Respondent’s Participation in Programming, Design & Construction
of their Buildings in FHEEOSEN

Table 21: Extent of User Participation in the Original Programming, Design and Construction of
Building Units in URHEOSEN
Week Total No of No of No of Participated Participate Participated Had No Part
Responden Non- Responses in d in Design in in
t Responses Programmin Constructio Programming
g n , Design and
Construction.
1 22 00 22 00 00 00 22
2 22 00 22 00 00 00 22
3 22 03 19 00 00 00 19
4 22 02 20 00 00 00 20
5 22 02 20 00 00 00 20

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

Fig.19: Bar Chart Showing Number Distribution of Respondent’s Participation in Programming,

Design & Construction of Their Buildings in URHEOSEN

Findings and Discussion

From the statistical data, Minimal Modification in the housing estates studied was 13.8 percent
and Limited and Multiple Modifications were 15.6 percent 70.7 percent respectively. Overall
Modification Index for model predicted data was 0.87512 and overall experimental data was
0.85075. Overall Deviation of model predicted data from the experimental data was 0.03%.
Average Modification Index for the Housing Estates was 0.8651 and Coefficient of modification
was 1.011.Overall Modification Index was 88 percent. Modification as a result of functionality,
Aesthetic and Structural factors were 93.7 percent, 89.8 percent and 90.6 percent respectively.
100 percent of the respondents reported that they were not involved in the programming, design
and construction of their buildings also declared that the only way housing providers can meet
their needs and aspirations is by involving them during design formulations.
Minimal Modification implied that these buildings before undergoing post-occupancy
modifications lacked protective functions. A building is functional if it meets its protective
function (Zeeman 1980), Zeeman added that a functional building should also satisfy its
territorial function. A building should satisfy social and climatic functions for it to function
optimally (Leaman, 1976 as in Nwankwo, 2013). This informed the reason why some buildings
had undergone Limited modification. Multiple Modification implied that the buildings lacked
symbolic or aesthetic function before undergoing modifications. A building should be seen as the
material embodiment of the specific ideas and expectations and as such should be seen as a
cultural object with social and cultural significance and meaning (Nwankwo, 2013). Consumers
modified their buildings based partly on aesthetic design factor in search of identity and image.
Van Dijk et al (1990) opined that consumers of building products believe that a building only
becomes architecture when it plays a part in aesthetic and cultural discussion. There should be
expression of experiential value, conveyance of meaning and visual quality. The buildings in the
estates originally lacked utility quality and as such could not be suitable for the activities that
were meant to take place inside. Voordt et al 1987 as in Nwankwo 2013, expressed that a
building should fulfill its required functional quality without which it becomes a failure. From
the above discussions, aesthetic, functionality and structural issues were established as necessary
design factors that should be sorted out with the building consumers in the programming and
design stages of public residential buildings in the study area. According to Voordt et al (2005),
this was in line with the three components of architecture distinguished by Vitruvius as Utilitas,
Firmitas and Venustas. The graphical representation of variation of modification index with
design factors indicated that the design factors should be given equal consideration in the

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THE INTERNATIONAL JOURNAL OF THE CONSTRUCTED ENVIRONMENT

planning stage. This was in line with the architectural philosophy of ‘The Equilibrium of
Appropriate Balance’ which is an attempt to reconcile and bring design factors into equilibrium.
The authors observed that the housing provision in the study area was based only on the
economic design factor and this has led to frequent modification of residential buildings at post-
occupancy stage.
The research established that post-occupancy modification is as a result of non-recognition
of the consumers in the programming and design of building products in housing delivery. The
modification is an indication of failure in the housing sector. Therefore, integration of the
consumers in the early stage would eradicate this problem of dissatisfaction.

Recommendations and Conclusion

The consumers of the building products should be involved in the programming, design and
construction of their buildings. Their inputs should be considered since the research revealed that
post-occupancy modification was as a result of not involving consumers in the early stage of
formulation and implementation. Public and private mass housing providers should work towards
customizing building products and balancing the design factor variables that determine the
success or failure of residential buildings. The building providers should develop the culture of
conducting post-occupancy evaluation of residential buildings in the housing estates they provide
with a view to determining the success of their building products through feed-back information
from the consumers using the model MIOverall
MOD = (1.011MIIAV ) = CI MIIAV .

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 NWANKWO ET AL.: CONSUMER PARTICIPATION IN PUBLIC HOUSING DESIGN & DEVELOPMENT

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ABOUT THE AUTHORS

Dr. Steve Ikpendu Nwankwo: Senior Lecturer, Department of Architecture, Abia State
University Ututu, Nigeria.

Prof. Joseph Ogbogu Diogu: Professor, Department of Architecture, Imo State University,
Owerr, Imo, Nigeria.

Chidiuto Victoria Nwankwo: Lecturer, Department of Estate Management, Abia State

University Ututu, Nigeria.

44
The International Journal of the Constructed
Environment explores, in a broad-ranging and
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As well as papers of a traditional scholarly type, this

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