Nigeria should explore clay for affordable housing – Real estate expert

Ayodeji Fasehun, a real estate expert, in this interview with PETER DADA, examines factors behind recurring building collapses, and other challenges facing the building and construction sector

Why does Nigeria continue to record frequent incidents of building collapse despite existing building regulations? Building collapse is one of the most serious challenges facing Nigeria’s built environment, and it is something that should concern everybody. Construction is a collaborative industry. You need the engineer, architect, quantity surveyor, builder, contractor, suppliers, regulators and the developer or client to work together. Our role is primarily on the development, procurement and commercial side, ensuring that these different components come together effectively.

So, I don’t believe building collapse should be treated simply as an engineering problem. A building is the result of an entire process. It starts from proper land and soil investigation, design and approvals to procurement, construction, supervision, quality control and maintenance. If there is a failure at any point in that chain, the consequences can be serious.

Take procurement, for example. If a structural design specifies a particular grade of reinforcement and somebody substitutes it with an inferior product because it is cheaper, that can compromise the integrity of the structure. The same thing applies to cement, concrete, blocks and other construction materials.

From my experience, I have learnt that cost reduction must never come at the expense of safety. This is why agencies such as the Standards Organisation of Nigeria are very important. We need effective standards, testing and monitoring to ensure that materials being used in our buildings meet the required specifications.

State building-control agencies also have a critical role to play by ensuring that approved designs are actually what is being constructed on site. Ultimately, many building collapses are preventable if everybody involved takes their responsibility seriously.

What specific measures would help prevent the recurring incidents of building collapse?

We need a multi-dimensional approach. First, there must be stronger enforcement of existing building regulations. Nigeria has regulations, but enforcement and compliance remain major issues.

Second, there must be proper inspection at critical stages of construction. We cannot wait until a building collapses before everybody starts asking questions.

Third, we must tackle substandard building materials. The Standards Organisation of Nigeria has an important role to play in testing, certification and market surveillance.

Fourth, developers and property owners must engage qualified professionals. Every aspect of a project should be handled by the appropriate professional. You cannot substitute professional competence simply because somebody is offering a cheaper service.

We also need stronger collaboration between government agencies and professional bodies. Finally, there must be accountability. Where negligence, deliberate compromise or professional misconduct is established, appropriate sanctions should follow. Our approach must move from reacting to building collapses to preventing them.

These recommendations are not new. Where exactly has the system failed, and who should take responsibility?

I would say there is shared responsibility, although the level of responsibility will depend on the circumstances of each case. Government has a responsibility to regulate, approve, inspect and enforce. Professionals have a responsibility to provide competent designs, advice, supervision and certification.

Developers and clients have a responsibility to engage qualified professionals and provide the resources required to execute the project properly. Contractors must execute according to specifications, while suppliers must provide materials that meet the required standards.

So, I don’t think it is fair to always blame one group specifically. However, where an investigation establishes that a particular individual or organisation was negligent or deliberately compromised standards, that person or organisation should be held accountable.

The important thing is for everyone to understand that construction is a chain. If one link fails, the entire project can be compromised.

To what extent is the rising cost of building materials driving developers to patronise suppliers of substandard products?

From my experience in procurement and real estate development, the increase in the cost of building materials is very real. There are several factors: inflation, exchange rate pressures, increased energy costs, transportation costs, labour costs and higher manufacturing expenses.

Nigeria also depends on imported components and raw materials for some construction products. When the exchange rate changes significantly, the effect eventually reaches the construction industry.

Transportation is another major factor. For a developer, the cost of a material is not simply the price on the manufacturer’s invoice. You have transportation, handling, storage, wastage and sometimes financing costs.

This is why procurement has become increasingly important in construction. Developers need to plan procurement properly, compare suppliers, negotiate effectively, verify quality and avoid unnecessary emergency purchases. The objective should not simply be to buy the cheapest material. It should be to obtain the right quality at the best possible total cost.

With the rising cost of conventional building materials, can locally produced clay offer a safer and more affordable alternative to concrete blocks?

I think locally produced clay and other alternative building materials deserve serious consideration, particularly because Nigeria needs more affordable housing. However, I would not say that clay is automatically cheaper simply because it is locally available.

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We need to consider the entire cost of construction, including production, transportation, labour, installation, finishing, durability and maintenance. Most importantly, any material used for construction must be properly tested and meet the required standards.

If locally produced clay products can be manufactured to the appropriate standards, are durable and safe, and are genuinely cost-effective, then I believe Nigeria should encourage their use.

We should also encourage research and development into locally available building materials. Nigeria has enormous potential in this area. We should be developing building solutions that are appropriate to our environment and economic realities rather than depending excessively on imported inputs.

How are professionals and their regulatory bodies tackling quackery in the construction industry, particularly given its implications for building safety?

Quackery is a serious problem because it puts lives at risk and also damages the reputation of genuine professionals. One of the things we need to improve is public awareness. Property owners need to understand that construction is not an area where you should simply choose somebody because that person is cheaper.

For example, someone may have successfully built a bungalow and then assume that he can handle a multi-storey building. That does not necessarily make him qualified to do so.

Clients should verify the qualifications and registration of the professionals they engage. We have a responsibility to properly vet contractors, consultants and suppliers before they are engaged.

Government agencies and professional bodies need to strengthen enforcement against people operating outside their competence. The public also has a role to play. If people continue to patronise quacks simply because they are cheaper, the problem will continue.

How can professionals address concerns that their high fees discourage property owners from engaging qualified builders?

I understand the concern because construction is expensive, particularly in the current economic environment. However, I always advise people to consider the cost of getting things wrong.

If a professional charges a fee to properly design, supervise or manage a project, that fee may help prevent a much larger financial loss caused by poor construction, rework or structural problems.

Professional fees should therefore be viewed as part of the cost of managing risk and ensuring quality. At the same time, professionals have a responsibility to understand the economic realities of their clients. They must provide value for money and be transparent about what their fees cover.

The solution is not to remove professionals from construction. The solution is to ensure that professional services are accessible, transparent and genuinely add value to the project. As developers, we also have to continually look for ways of delivering better value without compromising standards.

What practical steps should prospective homeowners take to ensure that their buildings are safe, durable and affordable?

My advice to anyone who wants to build is simple: don’t start with the contractor; start with proper planning. Carry out the necessary surveys and investigations, engage qualified professionals, have the appropriate architectural and structural designs prepared, obtain the necessary approvals and prepare a realistic budget.

Most importantly, don’t compromise on safety and quality because you are trying to reduce costs. If your budget is not enough to build the house you originally planned, reduce the size or phase the project. It is better to build a smaller, safe house than a larger, unsafe one.

From the procurement perspective, I would also advise people to properly vet their suppliers and contractors. Don’t buy materials simply because they are cheaper. Know what you are buying and ensure that the materials meet the required standards.

For government, I believe there needs to be stronger coordination between the various agencies involved in the built environment. The Standards Organisation of Nigeria should continue strengthening standards, testing, certification and monitoring of construction materials.

Building-control agencies at the national, state and local levels also need to be adequately empowered to inspect construction sites and enforce compliance.

Government should also support research into locally produced building materials and create an environment where manufacturers can produce quality materials at competitive prices.

We also need to address some of the broader issues driving construction costs, particularly energy, transportation, foreign exchange and infrastructure.

Nigeria has a huge housing need, but our response should not simply be to build more houses. We need to build houses that are affordable, structurally sound, durable and safe for the people who will live in them.

The cheapest building is not necessarily the most affordable building if it eventually requires expensive repairs or, worse still, puts human lives at risk.