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Incursion of non-professionals into property management practice in Nigeria

Article in Property Management · June 2011

DOI: 10.1108/02637471111139446

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Timothy Tunde Oladokun

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This is the authors’ final peer reviewed (post print)
version of the item published as:

Timothy Tunde Oladokun and Olatoye Ojo,(2011), Incursion of Non-

professionals into Property Management Practice in Nigeria, Property
Management, Vol. 29 No. 3, 2011, pp. 305-320

Reproduced with the kind permission of the copyright owner

Copyright : 2011, Emerald

 INCURSION OF NON-PROFESSIONALS INTO PROPERTY
MANAGEMENT PRACTICE IN NIGERIA

By

Oladokun, Timothy Tunde and Ojo, Olatoye Phd

Department of Estate Management,
Obafemi Awolowo University, Ile Ife, Osun State, Nigeria
Contact author: tundeoladokun@[Link]
Tel: 08023152198, 07030060097

ABSTRACT

Purpose: The purpose of this paper is to identify the factors that are responsible for the high level of
participation of non professionals into property management business in Nigeria.

Design/Methodology/Approach: The methodology involved the analysis of primary data collected

from the twenty-two practising Estate Surveyors in the study area. Proportion method was used to
determine the factors that are significantly responsible for the daily incursion of non professionals
whose activities have negatively imparted real estate investment in the country.

Findings: The result shows that the high income derivable from property management practice is a
major factor. Other factors in their perceived order of importance include Provision of
unsatisfactory & less than standard service by estate surveyor, Lack of confidence by clients
on estate surveyor to evict erring tenants and Shortage of Qualified personnel.

Research Limitation /Implication: Identifying the factors in Ibadan can not be

representative of the entire country.

Originality/Value: This paper is an effort at stimulating the interest of other researchers in

conducting similar research in other geo political parts of the country.

Key Word: Property, Management, Incursion, Estate, Surveyor and non-professionals.

Paper Type: Research paper.

1.0 INTRODUCTION
Property management involves the application of specialized skill to care for the investment,
often of an individual, household or corporate body in buildings with a view to ensuring a
maximum return. It is directed towards a purpose. Its concern, according to Scarrett (1995)
is the optimization of the owner’s investment. It is a conscious process of guiding and
tailoring an investor’s investment in land into profitable ventures. According to Baldwin
(1994) it is the total care of the building during the operation stage.

Whereas investment in property asset has often been described as the single largest
investment of a household because of the capital requirement for its procurement, the success
of such capital intensive investment is a function of its management. As against operational
traditional definition of Cheng (1998) as a series of simple operations serving buildings, such
as cleaning the common areas, providing security guards to mind entrances, and maintaining
the common areas of building premises and services, Scarrett (1983) proffers a strategic view
which seeks to control property interests having regard to the short and long-term objectives
of the estate owner and particularly to the purpose for which the interest is held.

As a specialized assignment, it has been described (Sangosanya, 1986) as a business as well

as a profession requiring an acquisition of knowledge and special skills in a particular field of
endeavour. Good property management practice is about serving the users rather than the
physical building (Li, 1997). Implied in this, according to the author, is the need to acquire
basic knowledge and training that will enhance effective performance.

A property manager requires in-depth knowledge at land economics, accounting, architecture,

building and finance. A working knowledge of landlord and tenant law, access to a
competent attorney, effective communication skill, the ability to organize and delegate
affectively as well as good time management skills and stress reduction techniques are also
necessary to efficient property management. At the same time, Li (1997) posits that the
property manager should be very sensitive to the changes in the economic environment so
that contingency plans can be made for the owners in terms of cash-flow planning. This,
according to the author, is not always an easy job in a mature real estate market with proper
market regulation and well-developed market practice.
RICS Ref No T 069(2006) identified three (3) levels of competencies, that is, knowledge,
skills and experience required of commercial property managers. First, he must demonstrate
knowledge and understanding of property management and the relationship between owner
and occupier. Second, apply the principles of property management to provide solutions to
issues affecting both owners and occupiers of real estate. Third, provide evidence of
reasoned advice including the preparation and presentation of reports in relation to property
management.

The formal training required to fulfill the requirement of efficient property management is
fully contained in the training of an estate surveyor and valuer. Its training equips him to
clearly understand the owner’s needs and desires for the property. He is thus the professional
and an expert in property matters. He is a member of the estate surveyors and valuers
registration board of Nigeria, a body legally saddled with the responsibility of regulating the
practice of estate management in Nigeria. The formal training of an estate surveyor qualifies
him as the appropriate expert to handle property management.

As prepared as the institution is towards excellent real estate service provision, a large
proportion of the population still engage non estate surveyors and valuers as agent for the
management of their properties. The dailies and other media houses warn of caution as to
whom to entrust with property investment. This is because of the daily report of colossal loss
that many investors record from interactions and patronage of quack. However, happenings
around suggest that more people daily patronize non professionals. This is regardless of
possible loss that might arise from it. In other words, Investors are daily duped of the
investment returns on the property as many of the so called agents could not account for rents
collected on behalf of the landlords and since they are not traceable to any particular
professional bodies, they often abscond and escape punishment.

Other effects of this act include deprivation of professionals of legitimate jobs, quackery and
loss of professional image and general lack of trust on property managers by clients resulting
from an experience with a non professionals
This study therefore seeks to investigate the factors of attractions to non- estate surveyors and
valuers to come into the practice of property management in an emerging market like
Nigeria. This, it is hoped, will serve as guide to property owners when making a choice of
their property managers and will assist professionals to brace up with their professional
responsibilities.

2.0 LITERATURE REVIEW

A considerable body of literature relevant to the study existed. Examples include Li (1997),
Chin (1999), Han and Lin (2001), Lai (2005), Yiu, et al (2005), Blackwell (2006) and
Andrew et al (2008). A number of these studies focused on examining the principles and
practice of property management (Lia, 2005; Okoro, 2005). Touch Ross & Co (1984) and
Institute of Real Estate Management (1983) provided a general direction and development
guidelines for property management information system. In a similar study, Han and Liu
(2001) Investigated the use of computers in Singapore property management companies.
Blackwell (2006) examined the relationship of geographical indicators (GIs) with real
property valuation and management. Also, researchers such as Yiu, et al (2005) and Lai
(2005) examined the study via the roles of property management from an institutional
economies perspective and the potential contribution of innovative property management to
sustainable development.

A critical examination of these past studies revealed that none of them have paid detailed
attention to the dangers posed by non professional incursion into property management
business and hence identify and examine the factors responsible for their continuous
incursion into the practice.

In a similar by Andrew, et al (2008) the problems that different public sector bodies face in
joint planning to develop and share facilities and property services and how they overcame
them were discussed. Christudason (20080 examined the various legislations affecting
common property management in Singapore. While Li (1997) examined the opportunities
and problems in property management in China. The author highlighted staffing and training
as major problems that could threaten effective property management practice. Apart from
the fact that the study was carried out in the context of developed countries such as China
with different business environment, the study lacked empirical evidence and did not focus
on factors responsible for incursion of non professionals into property management practice.
The same argument can be said of Chin (19990 work which examined property management
industry’s attitude in Singapore to quality. The work of Okoro (2005) examined proper
terminologies in use for describing different properties that can be managed by an estate
surveyor and valuers in Nigeria. However, this study focused on enlightening professionals
about proper usage of terminologies in property management practice.

In summary, there is lack of empirical evidence about factors responsible for the incursion of
non professionals into property management practice in emerging markets like Nigeria. The
study is therefore significant more so that certain events in the recent past such as colossal
loss of income by unsuspecting property owners, constant collapse of buildings and frequent
fire hazards are directing concerns towards who handles the largest investment of a
household. This no doubt, the provision of a satisfactory property management service would
extend the economic life of a building, and thus limit the recourse to the more expensive
alternatives of redevelopment, or refurbishment to a minimum. This is important since the
necessary economic life-span required of new buildings is increasing. Gone are the days of
developers looking towards a 15-year cycle; today, with sophisticated designs using quality
materials one needs to be thinking in terms of a 30- to 40-year cycle to ensure an economic
return on the scheme (Balwin, 1994).

3.0 METHODOLOGY AND DATA

The study of factors responsible for the incursion of non-professionals into property
management in Nigeria is measured in Ibadan, Oyo State, Nigeria. Ibadan is generally
believed to be the biggest city in Africa. The recent 2005 population centre put the
population of the city at 2.3 million. The focus on Ibadan is justifiable because of the
affordability of data collection. Most founding members of the profession with long
experience in property management business have offices located in Ibadan. The long
standing experience of these surveyors which has cut across many phases of the professional
institution will produce sufficient data for this study.

The study utilised the self administered questionnaires and interview survey for data
collection. The self administered structured questionnaire, is useful where the respondents
could be identified and reached. Further, self administered questionnaires ensure prompt
response and guarantees high rate of return as the researchers personal involvement aids
immediate response.
The structured questionnaires were supplemented with guided interview as a means to make
the data and information obtained from respondents reliable. While this could be expensive
and tedious, the method is adopted for an exploratory research of this kind which attempts to
identify the factors responsible for the incursion of non professionals into the specialized
function of property management.

The study has been structured to focus on registered estate surveying firms in Ibadan because
they are likely to provide sufficient information as to conduct the study from their daily
interaction with the owners of properties as well as their encounter with some of the non
professionals that are now believed to have invaded the profession and whose efforts pose a
lot of dangers not only to property owners (investors) but also to the profession at large. This
the author hope will provide sufficient insight into the practices of property management and
the reasons why the non professionals are daily in cursing into the profession. The published
data from the directory of members and registered firm, seventh edition of the Nigerian
Institution of Estate Surveyors and Valuers revealed that the number of registered firms are
twenty-two (22). Therefore, twenty –two firms are the target of these study and hence the
sample frame for the study.

In order to ensure adequate representation of the population and obtain comprehensive data
for the study, the list of registered firms is used as a guide. Therefore, the study will include
all members of the target population in the sample size.

The total response of 18 out of 22 has been adopted for the study.

4.0 RESULTS, DISCUSSION AND CONCLUSION

In presenting results of the questionnaire survey, the paper examined, at the first instance, the
socio-economic characteristics of the respondents. The result of this first part of the analysis
is presented in Table 1 to 7. The second part relates to analysis of respondents perception of
the factors responsible for the incursion of non estate surveyors into property management
profession in Nigeria.

Table 1-6: SOCIO-ECONOMIC CHARACRERISTICS OF THE RESPONDENTS

In other to know the status of the respondent’s staff within the firm, questions were asked as
to their designations.

Table 1 shows the distribution of respondent’s qualification. It shows that 39% of the 18
respondents are managers at various levels. 7(39%) are graduate Estate Surveyors, 3(16%)
are Estate assistants while the remaining 1(6%) did not indicate their position. The
implication is that 78% of the respondents are senior and key staff of their respective firms
who could be relied upon for reliable data for the study.

Table 2 indicates that 16 (89%)) of the respondents are male while 2(11%) are female, thus
showing that there are many male surveyors in practice in Ibadan.

Table 3 summarizes the educational attainment of the respondents. 10(56%) are holders of
HND/[Link] degrees, 5(16%) are OND holders. Holders of [Link] and MBA are each 1(6%).
Therefore majority of the respondents estate surveyors in the study area are holders of first
degree in Estate Management, with only few of them having additional qualifications.
Nevertheless, the educational attainment of the respondents is sufficient for obtaining
relevant data for the study.

Table 4 shows that 3(16%) of the respondents are associate members of the institution.
Others are either probationers or those yet to take any step towards professional qualification.

7( ) of the firms that the respondents work with are established within the last five (5) years.
3(16%) of the firm fall within 6-10 years of experience ,while others did not indicate their
firms year of experience.

Table 5 elucidates information about the frequency of property management conferences and
Continuous Professional Development seminars attended in the last five (5) years. 11(61 %)
of them attended between 1 and 5 conferences; 4(22%) have a record of between 6 and 10
attendances 3 have between 11 and 15. These show that majority do not take the opportunity
of conferences and Seminars to update their property management knowledge/skill.

Table 6 reveals that 2(11%) of the respondents have less than 10 property management
clients. 5(28%) serve client of between 11 and 20; 2(11 %) serve client of between 31 and 50
while the remaining 9 (50%) have over 50 clients. Majority of the firms in the study area
have sufficient property management experience.

From Table 7 above, the admission of 9(50%) of the respondents that non professional
incursion is very often indicates the consciousness of the existence of incursion of non
professionals into the practice. 5(28 %) admit that thee incursion is often while only 4(22%)
are indifferent to the incursion. There is therefore high understanding and consciousness of
practicing surveyors that non surveyors daily incurse into property management business in
Ibadan.
5.0 FACTORS RESPONSIBLE FOR INCURSION INTO PROPERTY
MANAGEMENT PRACTICE

To identify the factors that account for the incursion of non estate surveyors and valuers in to
property management practice in the study area, questions were asked that require the estate
surveyors to rank, in order of significance, factors they consider as being responsible for this
act. Their responses are then given ranking of 5, 4, 3, 2, and 1 with 5 being very significant
and 1 as being very insignificant depending on their perceived level of significance. The
analysis of responses to these questions is by means of frequency count and rank order.

Tables 8 shows the details of these responses.

HIGH INCOME FROM PROPERTY

The analysis in Table 8 shows that 14 (77%) consider high income from property business as
a very significant factor for the incursion of non estate surveyors into property management.
1(5%) and 3(17%) consider it being fairly significant and very insignificant respectively.
None of the respondent considers it as significant and insignificant. The justification for this
act is the high level of unemployment and poverty in the country, which also make trained
men of allied profession to abandon their calling to practice property management.

SHORTAGES OF QUALIFIED PERSONNEL

The analysis in shows that 4(22%) respectively consider shortage of qualified personnel as
being very significantly and very insignificantly responsible for the incursion of non estate
surveyors into property management. Other responses are 4(22%) and 2(12%) for fairly
significant and significant respectively. Majority of the respondents firm are adjudged to be
equipped with qualified hands for management practice. Absence of qualified estate
surveyor’s personnel is not a factor contributing to incursion of non professionals in to the
practice in the study area.

PROVISION OF UNSATISFACTORY AND LESS THAN STANDARD SERVICE BY

ESTATE SURVEYORS
The analysis shows that provision of unsatisfactory service by professionals often compels
clients to patronize non professionals. 8(45%) of the respondents consider it as being very
significant while 4(22) consider it as being very insignificant. Other responses: 3(17%),
2(11%) and 2(11%) as insignificant, fairly significant and significant respectively. Thus,
suggesting that client dissatisfaction is an important reason while many of them patronize non
estate surveyors and valuer for the management of their properties.

LACK OF CONFIDENCE BY CLIENTS ON ESTATE SURVEYOS TO EVICT ERRING

TENANTS

The above indicates that the factor of confidence in Estate surveyors by clients is not a major
factor for incursion into property management practice. 28% consider it as very significant
and fairly significant factors with 4(22%) considering it as very insignificant. Nevertheless,
arising from the provision of dis-satisfied service is the aggregate of responses of 56%
significant level shows many clients lack confidence in the ability of estate surveyors and
valuers for efficient handling of their properties.

FEAR OF INCURRING ADDITIONAL LEGAL FEE FOR LITIGATION

Responses from table shows that many do not favour this factor as a responsible factor. 17%
are responses for highly significant and very insignificant respectively. 28% considers it as
insignificant and 6% as fairly significant. The study therefore shows that fear of incurring
additional legal fee for litigation is often responsible for reasons while clients patronize non
professional but are not too significant. This is because some clients’ patronage of non
professionals is an attempt at avoiding attendant legal expenses for evicting erring tenants.

INEFFICIENCY ON THE PART OF PROFESSIONAL PROPERTY MANAGERS

The table shows that 2(11%) of the respondents considers inefficiency on the part of Estate
surveyors and valuers being highly significant and significant respectively. The greater
percentage of 5(28%) considers it as very insignificant. The study indicates that the incursion
of non estate surveyors into property management does not have to do with whether or not
the estate surveyors are competent. Many of the surveyors in the study area are trained and
are grounded in the principles of property management.
LACK OF KNOWLEDGE OF LANDLORD/TENANT LAW

The responses shows that 2(11%) of the respondents considers lack of knowledge of landlord
and tenant law as being very significant and significant respectively. The greater percentage
of 7(39%) considers it as very insignificant. The study indicates that the incursion of non
estate surveyors into property management does not have to do with the knowledge and
understanding of landlord and tenant law.

LACK OF KNOWLEDGE ABOUT DISPUTES RESOLUTION

The analysis reveals that 6(33%) of the respondents perceive estate surveyors and valuers’
knowledge of dispute resolution as being very insignificant for the incursion of estate
surveyors into property management service. Other responses are 2(11%) for insignificance;
4(22%) sees it fairly significant; 3(17%) as significant; and 2(11%) highly significant.
Clients’ patronage of non professionals is therefore not a function of the knowledge of
dispute resolution.

LACK OF KNOWLEDGE OF KEY LEASE TERMS AND ITS IMPLICATION ON

PROPERTY MANAGEMENT

From the table under reference, majority of the respondents (50%) considers the factors of
lack of knowledge of key lease terms and its implication on property management as being
very insignificantly responsible for the incursion of non professionals into property
management service. 17 % perceives it as fairly significant while 11% perceives it as
significant and very significant respectively The study therefore indicates that the factor is
not so important a major factor responsible for the incursion of non estate surveyors into
property management practice in the study area.

LACK OF UNDERSTANDING OF LEGAL REQUIREMENTS ASSOCIATED WITH

MANAGEMENT PROPERTIES

From the analysis above, majority of the respondents (39%) considers the factors of lack of
understanding of legal requirements associated with management properties as being very
insignificantly responsible for the incursion of non professionals into property management
service. 28% rates it as insignificant. 17 % perceives it as fairly significant and significant
respectively. 6% sees it as being highly significant. The study therefore indicates that the
factor is not so important a major factor responsible for the incursion of non estate surveyors
into property management practice in the study area.

LACK OF COURSES OF ACTION IN RELATION TO BREACHES OF LANDLORD

AND TENANT

From the table above, majority of the respondents (28%) considers the factor of lack of
courses of action in relation to breaches of landlord and tenant as being very insignificantly
responsible for the incursion of non professionals into property management service. 17%
rates it as insignificant. 11 % perceives it as fairly significant and significant respectively.
17% considers it as being highly significant. The study therefore indicates that the factor is
not so important a major factor responsible for the incursion of non estate surveyors into
property management practice in the study area. Most estate surveyors are familiar with
courses of action for breach of lease terms.

ABSENCE OF LEGAL PROTECTION FOR PROPERTY MANAGEMENT SERVICES

From the table above, majority of the respondents (22%) considers the factors of absence of
legal protection for property management services as being very insignificantly responsible
for the incursion of non professionals into property management service. 11% rates it as
insignificant. 28 % perceives it as fairly significant; 17% rates it as significant while 2%
considers it as being highly significant. The study therefore indicates that there are sufficient
protection for property managers who works with the ethics and standards of the profession.

PROLONGED LEGAL BATTLE TO EVICT RECALCITRANT TENANT

From the table above, majority of the respondents (28%) considers the factors of prolonged
legal battle to evict recalcitrant tenant as respectively being very insignificantly and fairly
significantly responsible for the incursion of non professionals into property management
service. 11% rates it as significant and highly significant respectively.
LOSS OF RENT DURING LEGAL BATTLE

From the table above, majority of the respondents (28%) considers the factors of lack loss of
rent during legal battle as respectively being very insignificantly and very significantly
responsible for the incursion of non professionals into property management service. 17%
rates it as significant and insignificant respectively. The study therefore indicates that loss of
rent during legal battle a conscious factor responsible for patronage of non estate surveyors
for property management service.

Table 8 contains the responses on factors responsible for incursion of non professionals into
property management practice in Ibadan, Nigeria by means of proportion method. Results of
analysis from the table show that in rank order, the factors which the respondents considered
responsible for menace were: High income from property, Provision of unsatisfactory & less
than standard service by estate surveyor, Lack of confidence by clients on estate surveyor to
evict erring tenants and Shortage of Qualified personnel.

The mean figure for the four factors are: 4.22, 3.56, 3.11 and 2.89 respectively. Results of the
analysis also showed that the factor of lack of knowledge of key lease terms and its
implications on property management had a mean value of 2.0 and was rated by respondents
as the least factor considered to be responsible.

Results of the ranking of the remaining ten factors in order of significance are contained in
Table 8 with lack of knowledge of key lease terms and its implications on property
management being the least.

6. Conclusion
The study established that high income derivable from property management practice is a
major factor perceived by professionals as being responsible for the incursion of non
professionals into the practice. The implication of this conclusion is that focus on profitability
should be de-emphasised from the practice as a means of effective service delivery. This calls
for the need to focus more on client satisfaction and a means of edging non professional out
of the practice.
A review of the Act that established the profession is considered more appropriate at least to
accommodate the non professionals rather than their outright removal. Other factors in their
perceived order of importance include Provision of unsatisfactory & less than standard
service by estate surveyor, Lack of confidence by clients on estate surveyor to evict erring
tenants and Shortage of Qualified personnel. Ranking lack of knowledge of key lease terms
and its implications on property management as the least factor is understandable because
professionals are well grounded in the theoretical aspects of the profession.
Appendix

Table 1: Status of the respondents

STATUS frequency Percentage

Manager 7 39%
Estate surveyor 7 39%
Estate Assistant 3 16%
Others 1 6%
Source: Field survey, 2009

Table 2: Sex of Respondents

SEX Frequency Percentage
Male 16 89%
Female 2 11%

Source: Field survey, 2009

Table 3: Educational qualification

Qualifications Frequency Percentage
OND 5 16%
HND/[Link]. 10 56%
[Link]. 1 6%
MBA 1 6%
Others 1 6%

Source: Field survey, 2009

Table 4 Professional qualification

Class Frequency Percentage
ANIVS 3 16%
Probationer 6 32%

Source: Field survey, 2009

Table 5 Conferences/Seminar attended

Class Frequency Percentage

1-5 11 61%
6-10 4 22%
11-15 3 17%

Source: Field survey, 2009

Table 6: Size of Property Management Client

Size of client Frequency percentage

1-10 2 11%
11-20 5 28%
21-30 - -
31-50 2 11%
51and above 9 50%
Source: Field survey, 2009
Table 7 Knowledge of incursion of non professional

Frequency percentage
Very often 9 50%
Often 5 28%
Indifferent 4 22%
Source: Field survey, 2009
 Table 8
REASONS FOR INCURSION OF NON ESTATE SURVEYORS INTO
PROPERTY MANAGEMENT BUSINESS
REASONS Very Insigni Fairly Signific Highly Mea Ra
Insigni ficant insignif ant Signific n nki
ficant icant ant ng
1. High income from property. 3(17%) - 1(5%) - 14(77% 4.22 1
2. Shortage of Qualified staff. 4(22%) 4(22%) 4(22%) 2(11%) 4(22%) 2.89 4
3. Provision of unsatisfactory & less than standard
service by estate surveyors. 4(16%) 3(17%) 2(11%) 2(11%) 8(45%) 3.56 2
4. Lack of confidence by clients on estate surveyor
to evict erring tenants.
4(22%) 2(11%) 2(11%) 2(11%) 5(28%) 3.11 3
5. Fear of incurring additional legal fee for
litigation 3(7%) 5(28%) 3(17%) 3(17%) 3(17%) 2.39 9
6. Inefficiency on the part of professional property
management. 5(28%) 4(22%) 3(17%) 2(11%) 2(11%) 2.22 12
7. Lack of knowledge of landlord/tenant law. 7(39%) 1(6%) 5(28%) 2(11%) 2(11%) 2.33 11
8. Lack of knowledge about dispute resolution. 6(33%) 2(11%) 4(22%) 3(17%) 2(11%) 2.44 8
9. Lack of knowledge of key lease terms and its
implications on property management. 9(50%) - 3(17%) 2(11%) 2(11%) 2.0 14
10. Lack of understanding of legal requirements
associated with management properties. 7(39%) 5(28%) 3(17%) 3(17%) 1(6%) 2.39 9
11. Lack of courses of action in relation to
breaches of landlord and tenant .
5(39%) 3(17%) 2(11%) 2(11%) 3(17%) 2.05 13
12. Absence of legal protection for property
management services.
13. Prolonged legal battle to evict recalcitrant 4(22%) 2(11%) 5(28%) 3(17%) 2(11%) 2.5 7
tenants. 2(11%)
14. Loss of rent during legal battle 5(28%) 4(22%) 5(28%) 2(11%) 5(28%) 2.56 6
5(28%) 3(17%) 1(6%) 3(17%) 2.83 5
Source: Field survey, 2009
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