POST-OCCUPANCY EVALUATION OF PUBLIC TENEMENT HOUSING IN LAGOS STATE

POST-OCCUPANCY EVALUATION OF PUBLIC TENEMENT HOUSING IN LAGOS STATE

ABSTRACT

The persistent challenge of housing inadequacy in rapidly urbanizing regions has intensified the need for systematic evaluation of public housing performance. This study critically examines the post-occupancy performance of public tenement housing in Lagos, with particular emphasis on residents’ experiences and satisfaction levels. Unlike traditional housing assessments that focus primarily on design intentions, this research adopts a user-centered evaluation approach to determine how effectively public housing meets the functional, social, and environmental needs of occupants.

The study integrates both objective performance indicators (derived from occupants’ lived experiences) and subjective satisfaction measures, while also considering the moderating role of socio-economic characteristics such as income and education. Using a structured analytical framework, the research investigates physical attributes (tangible features), environmental qualities (intangible features), and spatial functionality (building components) of housing units.

Findings reveal significant disparities between design expectations and actual building performance, particularly in areas such as ventilation, privacy, maintenance, and infrastructure provision. The study further establishes that socio-economic variables significantly influence residents’ satisfaction, even where objective performance appears adequate. Consequently, the research proposes a comprehensive post-occupancy evaluation (POE) framework that integrates both experiential and perceptual dimensions of housing performance.

The study concludes that incorporating user feedback into housing design and policy formulation is essential for improving the quality, sustainability, and acceptability of public housing schemes in Nigeria.

CHAPTER ONE

INTRODUCTION

1.1 Background to the Study

Housing remains one of the most fundamental human necessities, serving not only as shelter but also as a determinant of health, well-being, and socio-economic stability. In developing countries such as Nigeria, rapid urbanization, population growth, and economic pressures have significantly increased the demand for affordable and functional housing. In response, successive governments have implemented public housing schemes aimed at addressing the needs of low- and middle-income populations.

Despite these efforts, concerns persist regarding the long-term performance and sustainability of public housing developments. A recurring issue in many housing estates across Lagos is the widespread modification of buildings by occupants after occupation. These alterations often indicate a mismatch between the original design intentions and the actual needs of residents, thereby raising critical questions about the effectiveness of housing delivery strategies.

Contemporary research emphasizes that housing should not only meet structural and aesthetic standards but must also align with the socio-cultural and functional requirements of users. However, many public housing projects have historically been designed based on generalized assumptions about users rather than empirical evidence derived from occupant experiences. This disconnect has contributed to inefficiencies in housing performance and increased maintenance challenges.

Post-occupancy evaluation (POE) has emerged as a critical tool for bridging this gap. It provides a systematic method for assessing how buildings perform in real-life conditions by capturing feedback from occupants. Through POE, stakeholders can identify design deficiencies, operational inefficiencies, and user dissatisfaction, thereby informing future housing development.

Moreover, the complexity of building performance necessitates a multidimensional evaluation approach that incorporates technical, functional, environmental, and social indicators. This study adopts such an approach by distinguishing between objective performance (based on occupants’ direct experiences) and subjective satisfaction (influenced by personal perceptions and socio-economic factors).

1.2 Statement of the Problem

Despite the significant investments in public housing provision in Nigeria, there is growing evidence that many housing estates fail to adequately meet the expectations and needs of occupants. One of the major limitations of existing housing evaluation studies is their narrow focus, often neglecting critical non-physical factors such as privacy, ventilation, lighting quality, and social interaction.

Additionally, previous studies have frequently conflated the concepts of performance and satisfaction, leading to inaccurate interpretations of housing quality. While performance refers to the extent to which a building meets its functional objectives, satisfaction reflects occupants’ subjective perceptions, which may be influenced by socio-economic characteristics such as income, education, and cultural background.

Another critical gap lies in the limited consideration of how these socio-economic factors mediate occupants’ evaluation of housing performance. For instance, a housing unit that objectively performs well may still be perceived as inadequate by occupants with higher expectations or different socio-cultural preferences.

Furthermore, insufficient empirical research on residential POE in Nigeria has limited the availability of data necessary for improving housing policies and design standards. This has resulted in continued inefficiencies in housing delivery and a lack of evidence-based decision-making in the sector.

Therefore, there is a need for a comprehensive and integrated evaluation framework that captures both the experiential and perceptual dimensions of housing performance while accounting for socio-economic influences.

1.3 Aim and Objectives of the Study

The primary aim of this study is to develop a comprehensive framework for evaluating the performance of public tenement housing using occupants’ feedback.

The specific objectives are to:

• Examine the nature and extent of post-occupancy modifications carried out by residents

• Assess the level of occupants’ experience and satisfaction with housing performance

• Analyze the influence of socio-economic characteristics on residents’ perceptions

• Evaluate the performance of physical, environmental, and functional housing features

• Develop an integrated POE framework for improving public housing delivery

1.4 Research Questions

This study is guided by the following research questions:

• What is the level of occupants’ experience and satisfaction with public housing performance?

• To what extent do socio-economic factors influence residents’ perceptions of housing quality?

• What types of modifications are commonly undertaken by occupants after moving into public housing?

1.5 Research Hypotheses

The study tests the following hypotheses:

• H0?: There is no significant relationship between occupants’ experience and satisfaction with housing performance

• H1?: There is a significant relationship between occupants’ experience and satisfaction with housing performance

• H0?: Socio-economic characteristics do not significantly influence occupants’ evaluation of housing performance

• H1?: Socio-economic characteristics significantly influence occupants’ evaluation of housing performance

1.6 Significance of the Study

This research provides valuable insights for multiple stakeholders within the housing sector.

For policymakers and government agencies, the findings offer evidence-based recommendations for improving public housing policies and ensuring that future developments align with users’ needs. For architects and urban planners, the study highlights critical design considerations that enhance functionality, comfort, and sustainability.

Property developers and facility managers will benefit from understanding the factors that influence housing performance and occupant satisfaction, enabling them to adopt more effective management strategies. Additionally, the study contributes to academic literature by addressing existing gaps in POE research, particularly in the context of developing countries.

1.7 Scope of the Study

The study focuses on public tenement housing estates within Lagos. It specifically examines government-developed housing units designed for owner-occupiers, excluding privately developed and informal housing.

The evaluation covers:

• Physical (tangible) features such as building materials and infrastructure

• Environmental (intangible) features such as ventilation and privacy

• Functional components such as spatial layout and accommodation

• Socio-economic characteristics of occupants

1.8 Definition of Key Terms

• Post-Occupancy Evaluation (POE): A systematic assessment of building performance based on occupants’ experiences after occupation

• Housing Performance: The extent to which a building meets its functional, environmental, and social objectives

• Occupant Satisfaction: A subjective measure of how well housing meets the expectations and preferences of residents

• Tangible Features: Physical components of a building such as walls, floors, and structural elements

• Intangible Features: Non-physical attributes such as privacy, ventilation, and thermal comfort

• Socio-Economic Attributes: Characteristics such as income, education, age, and cultural background that influence occupants’ perceptions