TABLE OF CONTENTS

PAGE

Title Page    –         –         –         –         –         –         –         –         –         i

Declaration  –         –         –         –         –         –         –         –         –         ii

Approval/Certification     –         –         –         –         –         –         –         iii

Dedication   –         –         –         –         –         –         –         –         –         iv

Acknowledgments –         –         –         –         –         –         –         –         v

Table of Contents  –         –         –         –         –         –         –         –         vi

List of Tables                   –         –         –         –         –         –         –         ix

Abstracts      –         –         –         –         –         –         –         –         –         x

CHAPTER ONE

Introduction

• Background to the Study –         –         –         –         –         –         1
• Statement of the Research Problem –         –         –         –         3
• Aim and Objectives of the Study –         –         –         –         –         4

4.1 Research Questions    –         –         –         –         –         –         –         5

1.5 Scope of the Study     –         –         –         –         –         –         –         5

1.6 Significance of the Study     –         –         –         –         –         –         6

1.7 Location of the Study –         –         –         –         –         –         –         7

CHAPTER TWO

Review of Related Literature

2.1 Introduction     –         –         –         –         –         –         –         –         9

2.2 Definition of Terms   –         –         –         –         –         –         –         9

2.3 Interest that Exist in Land    –         –         –         –         –         –         10

2.3.1 Landlord and Tenant Relationship        –         –         –         –         10

2.3.2 Factors Affecting Landlord/Tenant Relationship       –         –         13

2.3.3 Types of Tenancy   –         –         –         –         –         –         –         15

2.3.4 Challenges in Residential Property Management      –         –         17

2.3.5 Concept of Residential Property  Management         –         –         18

2.3.6 Disputes Between Landlord and Tenant and Causes

of Such Disputes    –         –                   –         –         –         –         19

2.3.7 Government Intervention in Landlord–Tenant Relationship –       21

2.4 Summary of Literature         –         –         –         –         –         –         22

CHAPTER THREE

Research Methodology

3.1 Research Design        –         –         –         –         –         –         –         24

3.2 Population of the Study       –         –         –         –         –         –         24

3.3 Sample and Sampling Technique   –         –         –         –         –         24

3.4 Research Instrument  –         –         –         –         –         –         –         25

3.5 Validity and Reliability of the Instrument-                  –         –         25

3.6 Data Collection Procedure   –         –         –         –         –         –         25

3.7 Technique of Data Analysis –         –         –         –         –         –         26

CHAPTER FOUR

Data Presentation and Analysis

4.1 General Responses to Question      –         –         –         –         –         27

4.2 Data Analysis             –         –         –         –         –         –         –         30

4.3 Summary of Findings –         –         –         –         –         –         –         33

CHAPTER FIVE

Summary Conclusion and Recommendation

5.1 Conclusion of Findings        –         –         –         –         –         –         34

5.2 Conclusion from the Findings        –         –         –         –         –         35

5.3 Recommendations      –         –         –         –         –         –         –         35

References

Appendices

LIST OF TABLES

Table 1: Gender distributing of respondents  –         –         –         –         27

Table 2: Marital status     –         –         –         –         –         –         –         28

Table 3: Age distribution of respondent         –         –         –         –         28

Table 4: Work experience          –         –         –         –         –         –         29

Table 5: Educational qualification of respondents             –         –         29

Table 6: Occupation of the respondent –         –         –         –         –         30

Table 7 what are the types of tenancy that exist in the

case study properties        –         –         –         –         –         –         31

Table 8 what are the factors affecting the relationship

of landlord in the studied properties    –         –         –         –         32

ABSTRACT

This research aimed at assessing the relationship between landlords/tenants and management of selected residential properties in Ikot Ekpene. To achieve the aim, both primary and secondary sources of data were employed. Thus, descriptive survey designs were employed in the study. Data collected were analyzed using frequency distribution tables and simple percentages. Hence, a total of (130) copies of questionnaire were administered to respondents in the area, of which (90) were duly completed and returned for analysis. The study revealed that, the major causes of problems encountered between landlord and tenant is as a result of default in rent payment, nuisance, damage to landlord’s fixture and fittings, quarrelling with other tenants, accumulation of electricity, water rate and other bill. It is recommended that complaint should be dealt with internally or at a local level wherever possible; there should be set procedures for monitoring and reviewing shortcomings in service provision. Parties in landlords and tenants relationship should improve their communication skills, approach communication with positive and creative attitude and work to reduce barriers in dispute resolution. A forum between tenants and landlords of the lease should be organized, defining what they find acceptable or offensive in order to sustain a cordial relationship.

CHAPTER ONE

INTRODUCTION

1.1 BACKGROUND TO THE STUDY

Health relationship between landlord and tenant in residential properties is a pre-requisite for societal advancement and growth. The relationship generally deals with avoidance and resolution of issues concerning residents in a property. These issues may relate to house rents, tenancy agreements and may result in conflicts if not properly managed (Salleh, 2008).

Kyle (2005) opined that the laws regulating leases demonstrate to the landlords and tenants the character of their relationship and as such must be clearly understood by the property managers especially those covenants that directly affect the jurisdictions in which they operate.

The relationship of landlord and tenant may be defined as the relationship that exist between parties to a lease. It usually arises when the owner of an estate grant, usually by means of contract, the right to possession of his land or part it to another person to hold for a specific period of time. Such a grant is what is called a lease demise or tenancy. The period granted is the term or term of years. This relationship is one of tenure which means that it is for period which is either subject to definite limits. As a rule the landlord confers on the tenant the right to exclusive possession for a period which is subject to a definite time limit, as in the case of a lease for a term of years, or which through indefinite can be made subject tenancy from year to year (Mohd, 2000).

A lease established the relationship of landlord and tenant and is both a conveyance of a possessory estate in real property and a content between the parties. The right to access of a residential accommodation is also ensured by warranties which are prescribed by common or statutory law through law. Through the lease, the tenant receives a right to legal possession of the property in exchange for valuable consideration rent; paid to the landlord.

Most leases specify the duration of the agreement any terms for extending the agreement and details regarding rent payments. Because a lease is both a conveyance and a contract, two sets of duties between the landlord/ tenant arise: those that arise due to the contractual promises of the lease.

Good landlords/tenant relationship backed up by a comprehensive tenancy agreement and timely payment of rents are required for a cordial relationship to exist between the landlord and to also boost tenant satisfaction. By the time these obligation are violated by either party this amount to a breach of the relationship. A breach of the warranty of habitability or a covenant within the lease may cause an eviction or allow the tenant to withhold rent.

With this at the background a study that attempt to examine and identify the issues and relationship that exist between landlord and tenant in the management of residential properties with a view to attainting peaceable enjoyment of the return on the investment in real estate by the stakeholders is relevant and will afford the opportunity to determine the challenges and find ways of resolving them.

1.2     STATEMENT OF THE RESEARCH PROBLEM

Shelter is ranked second in the hierarchy of human needs, being the most important after food in order of importance for survival. Nigeria the most populous country in Africa and the eighth most populous country in world, is facing serious housing challenges, (Moneke, 2009) regarded this as evident in the available statistics indicating that 87% of the total population of households in the country live in rented apartments.

The management of residential houses is in the hands of the owners: landlord, and caretakers. This process in most cases, is often bedeviled by poor maintenance, high rentals, and dissatisfaction of tenancy agreements between landlords and tenants constitute a major setback in residential houses (Hegelus and Mark, 2004). In the absence of a comprehensive tenancy agreement, conflict and soar relationship between the landlord and tenant may arise.

Where tenancy agreement are made, non fulfillments of obligations have dramatic effects (Basorun, 2012). This binding factor which is called” rent” on the part of the tenant has a greater effect as to whether it will last long or not, on the part of the landlord is the obligation to withhold the property.

1.3 AIM AND OBJECTIVES OF THE STUDY

The aim of this study is to critically assess the relationship between landlord and tenant in the management of selected residential properties in Ikot Ekpene Local Government Area, Akwa Ibom State. To achieve this aim, the following objectives are set:

1. to examine the relationship that exists between landlords and tenants in the studied properties in Ikot Ekpene
2. to identify the types of tenancy which exist in the case study properties in Ikot Ekpene.
3. to examine the factors affecting the landlord tenants relationship in the studied properties

1.4 RESEARCH QUESTIONS

1. What are the relationship that exist between landlords and tenant in the studied property in Ikot Ekpene?
2. What are the types of tenancy that exist in the case study properties?

• What are the factors affecting the landlord and tenant relationship in the studied properties?

1.5 SCOPE OF THE STUDY

The study is limited to examination of landlord and tenant relationship in the management of selected residential properties in Ikot Ekpene local Government Area.

1.6 SIGNIFICANCE OF THE STUDY

A residential house constitutes a greater percentage of residential accommodation for the low income earners in cities and urban areas. Proper management of landlord and tenants relationship is capable of enhancing market driven housing delivery systems. This study will therefore greatly contribute towards improving landlord/ tenant relationship and proffer solutions to most landlord/tenant crisis and conflicts.

The research will facilitate successful management of residential state such that the relationship between landlord and tenant will be strengthened move than ever.

This study will assist the estate surveyors in developing, constructive and essentially and profitable relationship between property owners and tenant, in the study area, the findings will assist them deal with disputer embedding good practice to prevent misunderstanding amongst parties and ensuring that residential property management actually attain its basic goals of giving value to owners, tenant and ensure sustainable professional practice.

1.7 LOCATION OF THE STUDY

In Nigeria as a whole, Ikot Ekpene is described as “Raffia City”, the town is locally addressed as Ikot Ekpene as described in Wikipedia, Ikot Ekpene has been noted as a regional centre of commerce with notable reports on palm oil, kernel, raffia fibres etc. the town is located between latitude 5. 10. 0 East of green which meridian. It has a sub-equational climate with moderate temperature which rarely fluctuates. Ikot Ekpene has a population of approximately 156,306 people according to the 2006 National population census, and occupies a land mass of 643, population census, and occupies a land mass of 643, 477km² with the major inhabitations being among the tribe and dialect. Agriculture is the mainstream of the people of Ikot Ekpene, majoring in palm produce. Ikot Ekpene has a long history of transforming raffia fibre into cloth used in the hats, handbags, mats with distinctive culture caring made out of wood. These unique art and crafts producing, hence brought the name “raffia city” which the town is known for, Ikot Ekpene is developed as a result of compulsory acquisition of land by government of Akwa Ibom State.

The town preserves its cultural practices in Ekpo, Uta, Awiaokpo, Utu-Ekpe, Ekong etc. Inyang Udo Anwa Nkwo (Udo Anwa Nkwo River) located in Abia Okpo Ntak Inyang in Ikot Osurua is a great resource and source of livelihood to the fishermen and farmers in that region on Ikot Ekpene. The Akwa Ibom State Polytechnic, primary schools are located in Ikot Ekpene.