ANALYSIS OF PRIVATE LOW IN COME HOUSING VIS-A- VIS DEVELOPING

KANO- CITY. (A case Study of Unguwar Fako Dorayi Karama Housing Estate)

1, QS. Shu’aibu Sa’idu. MNIA (RQS) and 2, Alfa Namadi Sharif,

1. Department of Quantity Surveying, School of Environmental Studies, Gwarzo, Kano State

Polytechnic.

2. Department of Architectural Technology, School of Environmental Studies, Gwarzo, Kano

State Polytechnic.

Correspondence: QS Shu’aibu Sa’idu. MNIA (RQS) and Alfa Namadi Sharif: Department of
Quantity Surveying,08036749834 School of Environmental Studies, Gwarzo, Kano State
Polytechnic, Kano, Nigeria. and Department of Architectural Technology, School of
Environmental Studies, Gwarzo, Kano State Polytechnic, Kano, Nigeria. e-mail-
sidibabba.n@gmail.com. Phno N0- 07032763827.

ABSTRACT

Housing is the most important basic need of mankind apart of food and clothing. Housing is a
basic need of mankind providing not only shelter but also private and dynamic setting for much
social activities and interactions. This research delves into housing needs particularly private
low income housing in Kano city-Nigeria and the trend of housing provision over the years. It
identifies the challenges of private housing, as well as the effect of Kano city unplanned and
uncontrolled urban haphazard growth and unsustainable development. The objectives are to
examine the socio-economic characteristic of Kano city in relation to the housing need and
factors that hinder effective access to decent qualitative and quantitative housing in the study
area Dorayi Karama – Unguwar Fako Housing estate. Mixed research method was employed
whereby checklist and questionnaire ware used to collect the data from case studies buildings
and responses from the resident of case-study area. The results show that 99% of housing in
Kano state, which is characterized with excessive problems of designing, construction and
maintenance, were provided by private housing developers due fact 75% of Kano residents who
are the end users are living below poverty level and cannot afford decent housing, coupled with

1
government negligence in enforcing a low to private developers in order to comply with land use
act and building regulation. The reality of the matter is that government at state and federal
level in Kano state provided only 1% of the housing need and failed to provide strategy for
adequate housing, which is a stimulant for economic and socio-political development. The paper
recommends that government at all level should employ policy that will reduce the poverty level
and control rapid increase in population rate. It also, recommend that, effective and applicable
policy and modality that will sanitize and encourage private investors and institutions towards
providing decent, sustainable and affordable housing to the teeming populace in Kano, thereby
removing all obstacles in housing planning, construction, provision and maintenance as well as
improving social amenities within the urban residential of Kano city.

KEYWORDS: Kano City, Private housing, Low-income earners, Population and Poverty
levels.

1.0 BACKGROUND OF STUDY

Shelter is necessary to everyone and the provision of housing, as a means of solving one of the
urban problems. Housing is the most important basic needs of mankind apart of food and
clothing. Indeed housing is a very important durable consumer item, which impacts positively
on productivity, as decent housing significantly increases workers‘ health and well being, and
consequently, growth ( Mustapha,2013). According to UN Habitat,(2001) Housing “is unit and
the entire ancillary services as well as community facilities that are necessary for human well-
being”. Housing is a basic need of mankind providing not only shelter but also private and
dynamic setting for much social activities and interactions (Mustapha, 2013).

In Africa, particularly Nigeria, cities are growing at an unprecedented rate (Muhammad and
Bitchi, 2014).This causes rising pressure on government to house the people and provide
infrastructural facilities, but in large part governments are unable to match demand with
simultaneous provision of adequate housing and infrastructure. In line with this, the 1999
Constitution of the Federal Republic of Nigeria proclaims housing as a right of all Nigerians
irrespective of their economic status, religion or tribe. But, this has remained on paper as
2
majority of low-income earners have no access to decent housing accommodation, due to long
bureaucratic procedures and increasing land speculation and over population.

According to Mustapha (2013) “Nigeria has the highest urban growth rates in the world”. The
proportion of the Nigerian population living in urban centers has increased to over40% (Okupe,
2002). Kano state which is located in the north western region of Nigeria is the most populated
state with population of (9,401,288) and with Metropolitan population, of 2,828, 861

( NPC,2006). Kano city the capital of Kano lies on latitude 12 0, 03’N, and longitude 80, 32’E
and 316 meters above sea level. (figure 1). Kano being the most populated city in Nigeria grew
to a prominence centre of Commerce which could be traced back from Tran-Saharan trade. The
Emergence of Kano city as a Major commercial, industrial, administrative and religious centre
goes in correspondent with growth in population, which in turn result in high demand for land
and housing (Muhammad, 2013). However, access to formal land and housing is gradually
becoming beyond the reach to many low income earners let alone category of citizens who live
below poverty level popularly known as urban poor

Moreover Kano city houses, so many social amenities and is educationally advantage city, in-
compration to the rural areas within the state. This causes the deprivation of the rural areas
especially the neighboring districts and adventurous to leave their villages to explore
opportunities in the city, which in turn leads to the rapid urban growth of the city. Also,
according to the same authors “Decent housing accommodation has gone beyond the reach of
most households and only a privileged few are able to afford a new house” considering the
poverty level by UNDP (2015) put “75% of Kano resident are living at poverty rate level”.

Despite the established fact of much needed housing demand in Kano metropolitan, only some
few low-cost housing estates were officially built by the state and federal government at different
times; Gwammaja housing estate, Kundila housing estate along Zaria road, Ja’oji housing estates
in Gyadi-gyadi and Zoo road housing units. Additional effort was made on building other estates
at Mariri, Farawa, and Zawachiki as well as federal low coast housing at Shagari Quarters along
Zoo-Road. Also, the capital intensive of 1600 housing development project aimed at building
three new satellite towns on the metropolitan out skirt namely; Kwankwasiyya, Amana and

3
Bandirawo. However, the aim of this effort was been defeated due to high cost of these housing
units which ranges from N7m to N35million vis -vis living standard and targeted end users.
Moreover, construction of 2,000 housing is under construction within Kano city, by the present
administration, which includes: one bedroom, two bedroom and three bedroom detached
bungalows to be executed by the State Housing Co-corporation. This effort stills not enough due
16 million housing deficit in the country (Kano State Government, 2017).

Moreover, the pressure between housing supply and demand in the Kano metropolitan area
increased. This resulted in the emergence of rampant informal private settlements with poor
planning and the worrisome problems of lack of access roads, drainages, water supply, electricity
and negligence in conformity to building regulations within the Kano city. In response to that, in
2012 the then Engr. Rabiu Musa Kankwaso lead administration realized the dangers of such un
planned developments and directed some demolition works in order to reconstruct and expand
the major road at Dorayi- Karama and the banned on demarcation and sales of illegal sub-
divisions of residential plots popularly known as ‘Awon-igiya’ in the hole Kano metropolitan. To
this end, this paper is aimed at examining the impact of informal private housing in Kano city,
vis-vis practice in other parts of the world, in order to draw lessons from the indigenous system
for adoption in contemporary private housing settlement. The objectives are to examine the
socio-economic characteristic of Kano city in relation to the housing need and factors that hinder
effective access to decent qualitative and quantitative housing.

Figure 1.1: Kano state.

Source: Department of Geography Bayero university, 2017
RESEARCH QUESTIONS

4
 I. Does socio-economic characteristic of Kano city contributed to the mass housing need
within Kano metropolitan?
II. What is the relationship between the shortage of decent public housing and rapid increase
of un-planned private low income housing in Kano city?

2. LETURETURE REVIEW

Housing is one of the most basic of human needs. Housing is heterogeneous good, producing a
flow of services to household overtime (Aluko, 2000; Can, 1991). Since independence Nigerian
government highlighted housing as a major priority, but failed to develop a vibrant mortgage
bank and houses continue to be provided through the tortuous traditional method of buying land
and building over some years, which could be an individual's entire life time. In many cases such
buildings are left uncompleted or individuals have to deplete their entire life savings in order to
build a home (Mustapha, 2013). Sequel to that in-depth analysis of features associate to
provision of low income housing will be treated in this chapter and lesson learnt will be applied
in research proposal.

THE SOCIO-ECONOMIC CHARACTERISTIC OF KANO CITY

For many centuries, Kano has been the largest and most influential commercial town in the
Sudan zone. Kano is the state capital of Kano in North western Nigeria. The Kano settlement is
probably over one thousand years old and was first situated on the vicinity of Dala Hill, the
source of iron, which the inhabitants smelted and fabricated (Urquhart. 1977). The principal
inhabitants of the city are Hausa People. The economic significance of Kano Dates back to the
pre- colonial Africa when Kano city served as the south most point of the famous Tran- Sharan
trades routes. The old city houses the vast Kurmi market, known for its crafts, while old dye pits-
still in use. The city history will not be completed without mention, Emir Place, the Great
Central Mosque, Gidan Makama, Bayero University, Malam Aminu Kano International Airport
and railway station with trains to Lagos through Kaduna.

Kano Metropolitan has been redefined vide Edict No. 15 of 1990. By the edict, Kano
metropolitan area consists of all land within the radius of 32 km from Kurmi market. Kano City

5
initially covered 137 square kilometers (53 square miles), and comprised six local government
areas (LGAs)- Kano Municipal, Fagge, Dala, Gwale, Tarauni and Nasarawa; However it now
covers two additional LGAs Ungogo and Kumbotso. The total area of Kano metropolitan is now
499 square kilometer (193 square miles), with a population of 2,828, 861( NPC,2006).

CONSTRAIN IN AFFORDING DECENT HOUSING IN KANO CITY

National Bureau of statics revealed that 112 Million of Nigerians (representing 67.1 percent) of
the country’s total population of 167 million whose annual income is between N100, 000 to
N200,000 annually, are below the poverty level. The middle class population is (41.75million
and 25% ) of the total population, whose annual income level is N1milliion, while only eight
percent are the high income earners. The high income earners are only (13.19m and 7.9 %) of
total population whose annual income is above 8million Naira

According to state rate poverty level by UNDP (2015) “75% of Kano resident are living at
poverty rate level”. This by implication, means majority of Kano residents including those living
in Metropolitan area are been deprived from access to social infrastructure including decent
housing. Similarly, UN- SDG Report (2015) defines poverty “as more than the lack of income
and resources to ensure a sustainable livelihood. Its manifestations include hunger and
malnutrition, limited access to education and other basic services, social discrimination and
exclusions as well as the lack of participation in decision –making”.

In line with this, there will be serious challenge on federal and state governments in Nigeria to
provided much needed housing even for low income housing among the subdivisions of Nigerian
population who can afford to pay the rent or pay install mentally, in case of owner occupied
system. This attribute to shortage of needed dwelling units especially in Kano city, due the
increased rate of poverty level among its residents, population, urbanization as well as increasing
the wide gap between housing supply and housing demand. Conclusively, the poverty level
among the Kano metropolitan residents and poor government policy on housing attributed to an
alternative rampant of informal private housing settlements in different parts of Kano City.
PUBLIC HOUSING IN KANO CITY

6
Kano State Government established the Kano State Housing Corporation to handle the
responsibility of initiating and executing State Government housing programs. Local
governments in Kano are not active towards low-income housing supply and are incapacitated on
land allocation for housing by the 1978 Land Use Act (Sani, 2006). The population of Kano is
growing at a rate greatly higher than the growth of housing supply and infrastructure
development provided. Kano Housing Co-operation from inception to date provided Housing at
different areas of metropolitan. The Kano housing co-operation for instance, provided housing
estate at Government Reserved Area (GRA) exclusively in some selected parts of the metropolis
around Nassarawa to accommodate senior officers in the civil service. In 1980 a Housing
Program was embarked upon based on the concept of affordability, building two-bedroom core
houses and targeting the low-income earners at areas of Gwammaja along kofar ruwa road,
Kundila estate along Zaria road,, Zoo-Road housing estate, Kabuga housing estate along Gwarzo
road,, Danladi Nasidi mariri housing estate along Maiduguri road, Zawachiki housing estate at
Fanshekara road, and Ja’oji housing in Gyadi-gyadi. Additional effort was made in 2012 where
three satellite towns of 1600 housing were provided. Two of these housing known as
Kwankasiyya and Amana cities which are now renamed to Khalifa Isyaka Rabiu, and Sheikh
Jaafar ware located along Zaria road, while Bandirawo which was renamed to Sheikh Nasiru
Kabara city was located along Danbatta road, Kano. The present administration of Kano state is
also embarked on the construction of another 2,000 low cost housing unit at Zaria road.
However, majority of these houses built by the Government are of prototype designs made by
professionals without due regard to the environment, income, social status, and cultural values of
the occupants that are the low-income earners of Kano city,( Sani 2006). This affects the
chances of the urban low-income groups from having access to the houses. Also according to
(Izeogu, 1993), “the credit facilities meant to empower people to build and own their personal
residences were tied down to stringent conditions that could not be met by the urban poor and the
interest rates charged were generally high”. Consequently, the growth of unplanned and illegal
housing superseded that of public housing development. Table 1.0 shows the housing units
provided by the Kano State and Federal government of Nigeria.

Table 1.0 : Low-income houses supplied by the Federal and State Governments in Kano

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 S/ Housing estate. Ownership status. Total.
NO. Owner Rental.
occupier.
1. Gwammaja. 340 15 355
2. Ja’oji. 78 34 112
3. Kundila. 649 262 911
4. Zoo Road. 581 374 955
5. Kabuga. 356 - 356
6. Sabon gari. - 61 61
7. Gold coast. - 3 3
8. Danladi Nasidi. 4000 - 4000
9. Farawa. 50 - 50
10. Zawachiki. 20 - 20
11. Sharada. 200 - 200
12. NNDC Quarters. 100 - 100
13. Shagari Quarters. 600 - 600
14 Khalifa Isyaka Rabiu, Sheikh Ja-afar and Sheikh 1600 - 1,600
Nasiru Kabara Housing Eastate
15 Low coast housing at Zaria road 2,000 - 2,000
Total. 10,574 749 11,232
(Source: KSHC and KSI&P 2017)

PRIVATE HOUSING IN KANO METROPOLITAN

Today Kano is not only major commercial cities, but also, industrial, administrative and religious
center (Muhammad, 2013). According to Muhammad and Bichi (2014) “As commercial and
industrial activities grow, there is a corresponding growth in population, which creates high
demand for land and housing”. And when population rises, the need for shelter and housing also
rises. In order to meet the most fundamental need for human being which is shelter food and
housing? The compounded effect of high population growth and increased rate of urbanization
has thrown Kano into serious housing problems. Indeed Housing shortage increases by the day
( Sani,2006). Poor housing condition, substandard buildings, deteriorating housing environment,

8
informal settlement, and increasing violation of building regulations are becoming widely spread
Muhammad and Bichi (2014).Sustainable housing policy for long term has not been adequately
provided in order to solve the need between housing demand and supply within the city for all
categories of urban residents. Consequently, informal private settlement emerged in many areas.

The areas affected by these compounded issue of informal private housing settlement within
Kano metropolitan area are: Kurna, Dandishe, Kawo, Sheka and Dorayi karama. e.t.c Dorayi
Karama which is located at B.U.K road by Sheikh Ja’afar road in Gwale local government area
is one of the private informal settlements emerged in not more than two decades despite the
positive developing of Kano city. This, yielded so many worrisome problems which include,
poor planning, lack of good access roads, drainages, water supply, electricity and negligence in
conformity to building regulations. The private Housing development remains the dominant
supplier of housing to the majority of low-income earners (providing over 99% of the annual
production) despite various attempts by governments to supply Housing through direct
construction and allocation of plots for houses. Low-income earners spend 40-60% of their total
earnings on Housing as against United Nations standard of 20-30% ( Sani, 2006). Housing
demand is higher than the supply thereby forcing the low income earners improvise illegal
developments for housing accommodation. Conclusively Illegal developments are growing faster
than officially approved developments at the rate of 1:9 in Kano city (researcher’s work, 2017).
In order to address the acknowledge situation, the government need do whatever possible within
the confines of the law to overturn the situation by providing subsidies and affordable serviced
land and housing to the majority of low income earners and to carry along the privet housing
developers so as to cal them in to order as they play vital role in housing delivery within the
Kano city.

METHOD
This is basically a mixed research. The study adopted the case study and the questionnaire
method, because this allows the researcher to explore and understan d complex issues (Zaidah,
2007).
DATA COLLECTION

9
In the conduct of this study data were sought through two major sources. Primary data were
obtained through Case-Study, using checklist, photograph ,sketches and questionnaire.
Secondary data were sourced from desktop studies such as journals, textbooks, internet and other
relevant published materials.

POPULATION OF STUDY

The population of this study is Dorayi Karama housing development and it is residents. Mixed
research method, using both qualitative and quantitative method was adopted. Dorayi, housing
estate was purposely selected because it was extremely a typical or representative, information-
rich, and its location being the in the most populated city in Nigeria where housing need is
paramount.

SAMPLING TECHNIQUE

The sampling method used was a purposive sampling in which the building chosen typified the
particular character. The study site was purposively selected based on the fact that this area is
more affected by poor housing planning. Dorayi Unguwar Fako was purposely selected.
Respondents for the study were selected via random sampling technique. The respondents
comprises of fifty (60) residents living in two (2) bedrooms and sixty (60) residents living in (3)
bedrooms housing each, making one hundred (120) respondents, among Dorayi Unguwar Fako
residents.

SURVEY INSTRUMENT

This research comprises both field study and questionnaire. Checklist, sketches and photograph
was used for analyzing the case study buildings and questionnaire was used for gotten answers to
the respondents in an area of Socio-economic characteristics, Housing type and External features.
Therefore, 120 residents of Dorayi Unguwar Fako ware randomly selected for answering the
slated questions from the questionnaire.

METHOD OF DATA ANALYSIS AND PRESENTATION

Analysis of data is presented in form of tables showing, variables studied, frequency and
percentages. And clustered cylinder was used for descriptive analysis of findings.
CASE STUDY AREA

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Dorayi Unguwar Fako is located at Dorayi housing estate along Sheikh Ja’afar road in Gwale
local government area Kano city. This housing settlement comprises two thousand and seventeen
(2017) houses (researchers work, 2017).It is bounded by Charanchi at south, Geza and Gwazaye
housing units by the west, Dorayi Babba and BUK Old site by the North and Sheikh Ja’afar
Road at eastern side. Unguwar Fako is the private settlements emerged in not more than two
decades. The public and private development provided within this housing sattlements include,
Bayero University Old site Staff Quarters, Industrial Trust Fund (ITF) Kano building, Charanchi
government primary and Secondary School and Dorayi- Panshekara Underpass Bridge.
Moreover, Twenty two (22) housings ware randomly selected at Dorayi Unguwar Fako Dorayi
Karama. These comprise, eleven (11) two bedroom house and eleven (11) three bedroom houses.
Also, one house in each category was selected for elaborate explanation, ranging from sketching
of floor plans, elevations and site plans. Moreover the detailed assement of each selected house
building designing, Construction and Materials ware analyzed using checklist method in table
4.1 and 4.2 respectively.

Plate 3.1 Aerial view of Doarayi Housing Eastate, Gwale, Kano, Nigeria
(Source:Goggle Earth, 2017)

CASE STUDY NO-1 (TWO BEDROOMS BUNGALOW)

This is the one f the two bedrooms prototype house built at Dorayi Unguwar Fako. And majority
the houses area purposely built for renting. See fig 3.1. This building is a bungalow structure,
and was constructed in 2006. It includes total site area 80sqm, It’s a two bedrooms building, with
living room, kitchen, open court yard and foyer. The building was constructed with hollow
concerete blocks walls of 225 mm thickness. All the windows are sliding and made of
translucent glass and steel panel doors was used for both interior and sliding doors. The roof was

11
made up of zinc roofing sheet and drained through Zink roofing sheet gutter to the courtyard and
house frontage. The floors are made up of ceramic and ceiling board fixed to timber battens. The
house was painted milk in color. see plate 3.2 to 3.3

Fig 3.1 Two Bedroom case-study house

(Source: Researcher’s work , 2017)

Plate
3.2 Front view of two bedroom bungalow Plate 3.3 Front view of two bedroom bungalow
Unguwar Fako Gwale, Kano, Nigeria Unguwar Fako Gwale, Kano, Nigeria
(Source: Researcher’s work, 2017) (Source: Researcher’s work, 2017).
Observations:

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 I. In adequate lighting and ventilation as indicated in fig 3.1
II. Vehicular circulation was not enough see plate 3.3.
III. Drainage system is poor in comparison to the number of houses within the closed street.
IV. In adequate lighting and ventilation as indicated in the house frontage in plate 3.2.

CASESTUDY NO-2 (THREE BEDROOMS BUNGALAW)

Another type of the prototype houses built at Dorayi Unguwar Fako are three bedroom houses
which are also provided by private developers more expecially for tenancy. See fig 3.2. This is
the one of the three bedrooms prototype house built at Dorayi Unguwar Fako. The building is a
bungalow structure, and was constructed in 2010. It includes total site area 87sqm; it’s a three
bedrooms house, with living room, kitchen, open court yard and parking space. All the walls was
made up of hollow blocks walls of 225 mm thickness. The windows are sliding and made of
translucent glass and steel panel doors waere used for both exterior and interior. The roof is
made up of zinc roofing sheet and drained through Zink roofing sheet gutter to the courtyard and
parking space of the house. The floors are made up of ceramic and ceiling board fixed to timber
battens. The house was painted milk in color. see plate 3.4-3.5

Fig 3.2 Three Bedroom case-study house

(Source: Researcher’s work , 2017)

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Plate 3.4 Front view of three bedroom bungalow Plate 3.5 site plan of three bedroom bungalow
Unguwar Fako Gwale, Kano, Nigeria Unguwar Fako Gwale, Kano, Nigeria
(Source: Researcher’s work, 2017) (Source: Researcher’s work, 2017).

Observations:
I. Room sizes are not standard.
II. In adequate lighting and ventilation as indicated in fig 3.2
III. Poor elevation treatment as indicated in plate 3.4
IV. Vehicular circulation was not enough at plate 3.4.
V. Drainage system is very poor

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 RESULT FROM CASE STUDY BUILDINGS
TABLE 4.1 ASSEMENT OF TWO BEDROOMS BUNGALOW AT UNGUWAR FAKO DORAYI KARAMA
HOUSING ESTATE, GWALE LOCAL GOVEERNMENT KANO CITY.
SCALE FACTOR; EXCELLENT =4, GOOD =3, FAIR= 2,POOR=1, NILE=0
S/NO VARIABLES CHECKLIST
1 Land acquisition Formal
Informal
Inheritance
2 Plot size Smaller size
Medium
Large size
3 Room size Room size-
Living room size-
Kitchen size-
4 Lighting and Adequate lighting in habitable
Ventilation room/living room
Adequate lighting in habitable
room/living room
5 Building Floor type- Use of ceramic
component floor finish floor only.
Roof type- Use of Zink
roofing sheet.
Doors- Use of steel door.
Windows- Use of sliding
windows.
6 Access road Link road to from main road
to housing development
Access street within the
housing development
Sewage- use of poorly
constructed soak away.
7 Social Amenities Access to Primary health care
services-
Provision of Formal Security
Means-
Provision of commercial
area-
Provision of green area-
Play ground area-
TOTAL
(Source, Researcher’s work, 2017)
LEVEL OF APPLICATION REMARKS
0 1 2 3 4
 Plot allocated by Ministry of land
and physical planning kano, should
 be used..

 Atleast 15m/15m plot size should
be adopted for family house.


 Medium room size is more
appropriate for good interior
 arrangement and circulation.

 Cross ventilation must be provided
in each habitable room.

 Structural floor finishing should
provided before finish floor and
 Step aluminum roofing sheet
should be used for durability and
 low sound transmittance.

 Access road within the housing
estate should be 3m for ease of
 vehicular circulation and good
design and construction of septic
 tank/soak away should be applied
 Level of Social amenities within
the housing development should
improved and police out post

within dorayi housing development
should be provided.



34%
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 TABLE 4.2 ASSEMENT OF THREE BEDROOMS BUNGALOW AT UNGUWAR FAKO DORAYI KARAMA
HOUSING ESTATE, GWALE LOCAL GOVEERNMENT KANO CITY.
SCALE FACTOR; EXCELLENT =4, GOOD =3, FAIR= 2,POOR=1, NILE=0
S/NO VARIABLES CHECKLIST LEVEL OF APPLICATION REMARKS

0 1 2 3 4
1 Land acquisition Formal  Plot allocated by Ministry of land
and physical planning kano, should
Informal  be used..

Inheritance 

2 Plot size Smaller size  Atleast 15m/15m plot size should

be adopted for family house.
Medium 

Large size 

3 Room size Room size-  Medium room size is more

appropriate for good interior
Living room size-  arrangement and circulation.

Kitchen size- 

4 Lighting and Adequate lighting in habitable  Cross ventilation must be provided

Ventilation room/living room in each habitable room.
Adequate lighting in habitable 
room/living room
5 Building Floor type- Use of ceramic  Structural floor finishing should
component floor finishing provided before finish floor and
Roof type- Use of Zink  Step aluminum roofing sheet
roofing sheet. should be used for durability and
Doors- Use of steel door.  low sound transmittance.

Windows- Use of sliding door. 

Access road within the housing
6 Access road Link road to from main road  estate should be 3m for ease of
to housing development vehicular circulation and good
Access street within the  design and construction of septic
housing development tank/soak away should be applied
Sewage- use of poorly 
constructed soak away
7 Social Amenities Access to Primary health care  Level of Social amenities within
services- the housing development should
improved and police out post
Provision of Security Means- 
within dorayi housing development
should be provided.
Provision of commercial area- 

Provision of green area- 

Play ground area- 

TOTAL 36%

(Source, Researcher’s work, 2017)

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TABLE 4.3: A summary of findings from the two case studies and information gotten from literature review guided
the ranking.

S/NO VARIABLES CASE STUDY HOUSES TOTAL

TWO THREE BEDROOM

BEDROOM BUNGALOW
BUNGALOW

1 Land acquisition 1 1 2

2 Plot size 2 2 4

3 Room size 4 5 9

5 Lighting and Ventilation 2 2 4

6 Building component 12 12 24
7 Access road 2 4 6
8 Social Amenities 4 8 12
TOTAL 34 36 100
(Source, Researcher’s work, 2018)

50
45
40
35
30
25
20
15 TOTAL
10 THREE BEDROOM BUNGALOW CASE
STUDY
5
TWO BEDROOMS BUNGALOW CASE
0 STUDY
E E S
ON SIZ SIZ IO
N
NT OA
D
SI IT T A T NE R
QU PL
O OM TIL
L
PO ES
S
AC RO N M C
VE CO AC
ND ND G
LA A IN
IT N
G
U ILD
H B
LIG

Fig 3.2 clustered cylinder of summary of findings from cases studied at Unguwar Fako Dorayi Karama Housing
Estate (Source Researcher’s work,2018)

RESULT FROM QUESTIONIARE

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Table 4.4 Socio-economic characteristics, of the respondents at Unguwar Fako Dorayi Karama Housing Estate
S/NO CHARACTERISTICS, RESPONSE Frequency Percentage%
1 Sex Male 87 72.5
Female 33 27.5
2 Marital status Married 112 93.3
Single 17 14.2
3 Age 18-25 years 12 10
26-35 years 38 31.6
36-50 years 43 35.8
50 to above 27 22.5
4 Place of birth Dorayi- karama 30 25
Kano metropolitan 30 25
Kano 52 43.3
Others 8 6.6
3 Educational Background Islamic 27 22.5
Primary 28 23.3
Secondary 38 31.7
Tertiary 22 18.3
4 Occupation Civil servant 85 70.8
business 31 25.8
Self employment 6 5
Employer NlL 0
Income N100, 000 to 65 54.1
N199,999
5 N200, 000 to 32 54.1
N990,999
N1,000, 000 to 16 13.3
N3,990,999
N4,000,000 to above. 7 5.8

(Source, Researcher’s work, 2018)

18
 250

200

150
PERCENTAGE
100 FREQUENCY
RESPONSE
50

0
X US E TH .. N E
SE AG A. TIO OM
TAT BIR L B
A C
A F NA UP IN
LS EO IT O CC
TA C O
A RI PL
A
UC
A
M ED

Fig 3.3 clustered cylinder of summary of findings from cases studied at Unguwar Fako Dorayi Karama Housing
Estate (Source Researcher’s work,2018)

Table 4.5 Housing type, Ownership and Condition at Unguwar Fako Dorayi Karama Housing Estate
S/NO CHRESTERSTICS Response Frequency Percentage%
1 Housing type One bedroom 13 10.8
Two bedroom 68 56.6
Three bedroom 32 26.6
OTHERS 7 5.8
2 Mode of acquiring Mortgage 3 2.5
house Savings 73 60.8
Inheritance 12 10
Others 35 29.2
3 Tenancy N50,000 to N999,999 56 45.6
rate/annum N150,000 to N199,999 34 28.3
N200,000 to N249,999 23 19.1
N250,000 to above 7 5.8
3 Housing condition Excellent NIL 0
Good 9 7.5
Pair 73 60.8
Poor 38 31.6
4 4. Why reside in Cheap rent 42 35
the area. Proximity to the place of 36 30
work
Presence of Friends/tribal 25 20.8
member and Family
members
Necessity 13 10.8
Cheaper Land 4 3.3
(Source, Researcher’s work, 2018)

19
 140

120

100

80
PERCENTAGE
60 FREQUENCY
RESONSE
40

20

0
HOUSING TYPE MODE OF TENANCY HOSING WHY RESIDE IN
ACQUIRING RATE/ANNUM CONDTION THE ARE
HOUSE

Fig 3.4 clustered cylinder of summary of findings from cases studied at Unguwar Fako Dorayi Karama Housing
Estate (Source Researcher’s work,2018)
Table 4.6 External features of Unguwar Fako Dorayi Karama Housing Estate.
S/NO CHARECTERISTICS Response Frequency Percentage%
1 Access road Good 14 11.6
Pair 75 62.5
Poor 31 25.8
2 Provision of Yes 26 21
Formal security No 94 65
3 Provision of Yes 60 50
Primary health No 60 50
care
4 Provision of Yes 100 100
Public school
5 Provision of green No 0 0
area No 0 0
6 Provision Playing Yes 112 93.3
area No 8 6.6
7 Provision of Yes 95 79.2
Commercial area No 25 20.8
8 Provision of Fire Yes 47 39
service No 73 61
(Source, Researcher’s work, 2018)

20
 250

200

150

100

50
FERCENTAGE
0 FREQUENCY
RESPONSE
A D ITY RE RE
A
VC
E
RO UR CA LA ER
S EC TH A ES
ES LS EA CI IF R
CC A H ER
A RM
AR
Y
M
M OF
O N
FF IM
FC
O
SIO
O PR I
N OF N
O OV
ISIO N SO PR
OV SIO O V
PR O VI PR
PR

Fig 3.5 clustered cylinder of summary of findings from cases studied at Unguwar Fako Dorayi Karama Housing
Estate (Source Researcher’s work,2018)

DISSCUSSION

The following design parameters helped the author to evaluate the results obtained from case
study and questionnaire which are explained in more detail in the following paragraphs:

I. CAS STUDY FINDINGS

II. QUESTIONNIARE FINDINGS

I. CASE STUDY FINDINGS- The data collected from the case study reveals that
Land acquisition got 2 points. This is not surprise as majority of plots were gotten
through illegal subdivision of land known as “Awon Igwya” see plate 3.1The Plot
sizes are not standard size in Dorayi Unguwar Fako are 30ft/45ft , 20ft/40ft, and
20ft/20ft in compration with Kano State land use act that provided the plot sizes as
50ft/50ft, 50ft/75ft, 75ft/100 ft and so on. Majority of room sizes is 9sqm as found in
the case study buildings. This is not adequate as 11.52sqm is the minimum size
according to Kano state building regulation, see fig 3.2. Lighting and Ventilation was

21
 graded 2 on average points, due to lack of set back and spaces for lighting and
ventilation in the case study buildings. See fig 3.1. At least 1.5m setback for effective
lighting and ventilation should be provided. Building component got 4points on the
average, this shows that good building materials ware used in all cases studied. See
plate 3.3 The access road was graded 2 points on the average at Unguwar Fako
housing Estate see plate 3.5. At least 4M wide access road should be provided. Social
amenities provided was placed at 2.4 points, which is not enough. Therefore
amenities provided are not enough and should be improved. Conclusively, these
findings was graphically presented in clustered cylinder in fig 3.2

1. FINDINGS FROM QUESTIONNIARE - The fallowing variables ware studied. the

variables are:
I. The Bio- socio-economic characteristics;
II. Housing type, Ownership and Condition and
III. External features.

I. The BIO- socio-economic characteristics; The data reveals that majority of the
respondents are males (72.5%). This is not surprising considering the fact that the
society is purely patriarchal (Mustapha,2013). Age Analysis of the age35.8% are
between the ages of 36-50 and 31.6% are 26-35 years of age. This is not surprise as
majority of Nigerian people are youth (NPC,2006). The respondents (93.7%) are
married while 14.3 % are single. The educational background of respondents
indicates that majority (31.7%) attended secondary schools, 23.3% went to primary
school, while 22.5% attended Islamic schools, only 18.3% advanced to tertiary
institution. This means the respondents are literate to some extent. Also, Occupational
distribution of the sample respondents shows that 70.8% are civil servants, 25.8%
engaged in trading and business, while 6% are self employment categories. The
income status of the sampled respondents reveals that 65% earns N100,000 to
199,999 per year, 13.3% between N1,000,000-N3,999,999 and 7% above N4,000,000
to above. The majority of the respondents falls below poverty line ( NBC ,2013).

22
 Conclusively, the statistical percentage of the was presented in fig 3.3 in clustered
cylinder

II. Housing type, Ownership and Condition and- The data reveals that majority of the
house are two bedroom 56.6%, and three bedrooms 26.3%. The Mode of
acquiring houses- shows that 60% built their houses through savings, 10%
inheritance,29% others and 0% for mortgage. This clearly shows the lack of good
planning from government side in housing sector. The Tenancy rate/annum of the
respondents shows that majority 45.6% are between N50,000 to N999,999, 28%
150,000 to 199,999, 19.1%, 200,000 to 249,999 and 5.8% are N250,000 and above.
The responses of housing condition show that 68% poor and 31.6% pair. Only 7.5%
was considered as good.The reason for residing at Dorayi Unguwa Fako of the
sampled respondents reveals that 35% is due cheap rent, 30% goes for Proximity,
20.8% presence of family and relatives, 10% necessity and 3.4% of the respondents
consider cheap land. This indicates the influence of poverty level among the teeming
populace of Kano city. To this end, the highest percentage of Data in table 4.5 was
presented in clustered cylinder in fig. 3.4

III. The data reveals from External environmental features of the Unguwar Fako housing
estate Shows that access road was graded as 60% poor, 32% pair and 9% good. See
plate 3.5. Analysis from the Provision of formal security from the respondents
reflects that 64 % say No while 21% say yes. The responses for the Provision of
Primary health care are 50% Yes and 50% No. The Sampled respondents result
reveals that 100% say Yes, no one among the respondent say No. The reality of
Provision Playing area of the sampled respondents shows that 93.6% say No, while
6.4% say yes. The sampled respondents for the Provision of Commercial area reveals
that 79.2% say yes. Lastly when asked if the of fire service facilities was provided in
Dorayi Unguwar Fako, 39% of the respondents Say Yes, 61% which is the majority
of responses Say No. So, by Implication it will be difficult for the rescue operation to
be handled with ease, when fire outbreak happens. The analysis of the highest
percentage of Data in table 4.6 was presented in clustered cylinder in fig. 3.5

23
CONCLUSION, IMPLICATIONS AND RECOMMENDATIONS
This paper examines private low income housing vis-a-vis developing Kano- City. The
fundamental aspect of improving the private low income housing conditions in Dorayi Karama
and Kano City at large, is to address the poverty level. This is in line with the principle that the
right to adequate housing is a constituent element of the right to an adequate standard of living
((Muhammad and Bichi, 2014). Kano State presently the most populated state and a commercial
centre in Nigeria, is confronted with a relatively large deficit of housing requirements. The
housing supply by government is not enough. This gives opportunity for private developers to
invest in housing stocks. However majority of these private housing development are properly
planned and constructed.

Dorayi Karama housing estate is considered as high Density area. And according to, Kano land
use act: should consist of apartments and other forms of multiple housing at a net site density of
64 to 96 units per hectare (26 to 39 units per hectare). In line with this, the building regulations
(2013) maintain that: All habitable room should be minimum of 10.56sqm, Living room 16sqm,
Kitchen 6sqm, Toilet 1.8sqm, parking space 18sqm, 1.5m minimum rear set back, 1.5m, 1.5m
left set back, 1.5m right set back and 3m front setback for bungalow in high density area.

Moreover, appreciable percentage should be allocated in consultation with Kano State Urban
Development Authority, places of worship, commercial areas, schools and other similar
permitted facilities serving residential communities should be grouped together to serve as focal
points for the communities and to encourage integration of open space and other facilities.

RECOMMENDATIONS:

Housing is the most important basic needs of mankind apart of food and clothing. Indeed
housing is a very important durable consumer item, which impacts positively on productivity, as
decent housing significantly increases workers‘ health and well being, and consequently, growth.
Therefore, the following recommendations should be adhere to in order to address the gap
between the decent housing in need and unplanned housing estate inexistence in Doarayi
Karama, Kano State and Nigeria at large.

24
i. The Kano State should introduce policies that will reduce poverty level among the
low income earners residence since it is major factor in accessing decent housing.
ii. Government should take measures on how to control the rapid increases on
population as it the major factor that attributed to shortage of decent housing.

iii. Kano State government should provide adequate and serviced plots to both
individuals and corporate developers in accordance to provisions of the 1978 Land
Use Decree.
iv. Kano State Urban Planning Development Authority ( KNUPDA) should ensure that,
Conformity to building regulation and allowing expects to handle planning, designing
and construction of private low income housing, within Dorayi karama and Kano city
in general must adhere to.
v. Kano State Urban Planning Development Authority ( KNUPDA) Should ensure
private housing developers stick to land use act of Kano State.
vi. Kano State Urban Planning Development Authority ( KNUPDA) Should enforce
strict conformity to building regulations for orderly development of any new
settlements so as to avoid unplanned and haphazard settlement as in the case of
Dorayi Karama which is not more than two decades in existence.
vii. Kano State Urban Development Authority, should ensure Private Low Income
Housing developers consult the indigenous expertise in the full range of technical
capabilities and low-cost techniques for effective housing planning, design,
construction, delivery and maintenance for affordability and sustainability.
viii. There is a need for Kano state Housing Co-operation to actively engaged Private
sector in the provision of housing development as they are the major suppliers of
housing demand in Kano.
ix. There should be incessant public enlightenment and sensitization campaign to change
the attitude and practices of the urban populace towards maintenance of urban
environmental quality.

25
REFERENCES

1. Abubakar S.,S, (2006). Analysis of low-income housing in Kano, Nigeria. A dissertation

submitted in partial fulfilment of the requirements for the award of: Doctor of
Management Degree in Town Planning. St Clements University British West Indies.

2. Dankani. I.M (2013). Affordable Housing Provision in Kano North Western Nigeria:
The Imperative for the Creation of Sustainable City. International Journal of Management
and Social Sciences Research (IJMSSR) ISSN: 2319-4421 Volume 2, No. 8, August
2013.

3. Izeogu, C. V. (1993), Public Policy and Affordable Housing for the Urban Poor in
Nigeria, a Study of Squatter Redevelopment Programs in Port Harcourt. Habitat
International, Vol. 17, No. 2, pp. 21-38 1993.

4. Kano to provide low coast housing, (2017). Kano State lo cost houses. Retrieved on 25h
December, 2017. From http//: www. pmnewsnigeria.com/201.

5. Murtala. M and Ado M.B. ( 2014) constraints and challenges on housing provision in
kano city, Nigeria. International Journal of Advancements in Research &
Technology, Volume 3, Issue 6, June-2014 4 ISSN 2278-7763.

6. Muhammad, M. (2013) Perspectives on Kano: A Conceptual Framework in Bello, S. et

al. (2003). Perspectives on the Study of Contemporary Kano, Zaria: Ahmadu Bello
University Press Limited.

7. National Population Commission (September, 2016). Kano Population Estimate.

8. Nigerian Land Use Act (1978).

26
9. UN-HABTAT (2010) The State Of African Cities 2010 –Governance, Inequality, Urban
Land market, Nairobi: United Nation Human Settlement programme.

10. UNDP 2017 Poverty Report.

11. UN- SDG 2015 Report.

27
 ACKNOWLEDGEMENTS

We are most grateful to almighty Allah for His guidance throughout the period of conducting
this research work. I would like to express our sincere gratitude to Dr. Hamza Babangida for his
guidance and patience as our supervisor throughout the period of the research work. This study
would not have been possible without his supporting advice, invaluable comments, and
suggestions. I also, want to express my sincere appreciation to Ibrahim Idris Giwa, for his
assistance in carrying out case studies. Our profound gratitude also goes to our parents, MR. &
Mrs. Sharif Alfa Ahmed and Mr. &Mrs. Adam Abdul'aziz Gaya for their endless love, patience,
and encouragement during the most difficult days and sleepless nights of the study. We would
never have been able to complete it, without their help.

28
 APPENDICES I
ASSEMENT FORM OF CASE STUDY TWO BEDROOMS AND THREE BUNGALOW AT UNGUWAR
FAKO DORAYI KARAMA HOUSING ESTATE, GWALE LOCAL GOVEERNMENT KANO CITY.SCALE
FACTOR; EXCELLENT =4, GOOD =3, FAIR= 2,POOR=1, NILE=0
S/NO VARIABLES CHECKLIST LEVEL OF APPLICATION REMARKS

0 1 2 3 4
1 Land acquisition Formal

Informal

Inheritance

2 Plot size Smaller size

Medium
Large size
3 Room size Room size-

Living room size-

Kitchen size-

4 Lighting and Adequate lighting in habitable

Ventilation room/living room
Adequate lighting in habitable
room/living room
5 Building Floor type- Use of ceramic
component floor finish floor only.
Roof type- Use of Zink
roofing sheet.
Doors- Use of steel door.

Windows- Use of sliding

windows.
6 Access road Link road to from main road
to housing development
Access street within the
housing development

29
 Sewage- use of poorly
constructed soak away.
7 Social Amenities Access to Primary health care
services-
Provision of Formal Security
Means-
Provision of commercial
area-
Provision of green area-

Play ground area-

TOTAL

(Source, Researcher’s work, 2017)

30
 APPENDICES II
QUESTIONNAIRE

Dear Respondent,

This is a research questionnaire; with a view to cnduct a survey to btain data on a research
tilted “ Analysis of private lo income housing vis-vis developing Kano –City”. (A case
study of Dorayi Karama housing estate).

Kindly, fill in the required information below, you are assured that information gven will
be used for the purpose of the research and confidentiality is guaranteed.

HOUSE HOLD HEAD

Q1-Sex
a-[ ] Male b-[ ] female

Q2- Are you married?

a-[ ] Yes b-[ ] No

Q3-Age

a-[ ] 18-25 Years c-[ ] 36-50 Years

b-[ ] 26-35 years d-[ ] 50 to above

Q5.Place of birth.

a-[ ] Dorayi- Karama c-[ ] Kano

d-[ ] Non of the above b-[ ] Kano metropolitan.

Q5- What is the type of life earning living?

31
a-[ ] civil servant c-[ ] self employment

b-[ ] employer d-[ ] business

Q6. Educational Background

a-[ ] Islamic c-[ ] Secondary

b-[ ] Primary d-[ ] Tertiary

Q7- Occupation

a-[ ] Civil Servant c-[ ] Self employment

b-[ ] Business d-[ ] Employer

Q7- Occupation

a-[ ] Civil Servant c-[ ] Self employment

b-[ ] Business d-[ ] Employer

HOUSING TYPE

Q1-Which is the type of House you living in ?

a-[ ] Four Bedroom duplex c-[ ] Two Bedroom Bungalow

b-[ ] Three Bedroom Bungalow d-[ ] One Bedroom Bungalow

Q2. What is mode of purchasing your house?

a-[ ] Mortgage b-[ ] Saving

c-[ ] Inheritance b-[ ] Others

Q3. Tenancy rate/annum

a-[ ] Mortgage c-[ ] Savings

32
b-[ ] Inheritance d-[ ] Others

Q4. Housing Condition

a-[ ] Excellent c-[ ] Good

b-[ ] Pair d-[ ] Poor

Q5. Why reside in the area

a-[ ] Cheap rent c-[ ] Family and relatives

b-[ ] Proximity d-[ ] Necessity

External features

Q1- Do you have good access road around your housing estate?

a-[ ] Yes b-[ ] No

Q2- Do you have formal security means in your Estate?

a-[ ] Yes b-[ ] No

Q3. Is primary health care been provided in housing development?

a-[ ] Yes b-[ ] No

Q4- Do you have public School in your housing Estate ?

a-[ ] Yes b-[ ] No

Q2- Do you green area in your area?

a-[ ] Temporary b-[ ] Permanent

Q2- Do you have playing area?

a-[ ] Yes b-[ ] No

33
Q2. Do you have Commercial area in your housing estate?

a-[ ] Yes b-[ ] No

Q3- Do you have fire service facilities in your area?

a-[ ] Yes b-[ ] No

Q4- Do you Telephone Network in your housing Estate?

a-[ ] Yes b-[ ] No

34
35