“Makurdi homeowners and landlords need to foster empathy for the public’s needs and challenges. The current trend of escalating rental prices not only points to a disconnect from everyday realities but also highlights a growing insensitivity among property owners. When landlords prioritize profit over their tenants’ welfare, it exacerbates financial strain on individuals and families already grappling with numerous economic pressures. A more compassionate approach to setting rental rates would reflect a better understanding of the community’s struggles.”
Housing is not just a basic necessity; it represents a fundamental human right integral to the well-being and stability of individuals and families. Unfortunately, the situation in Makurdi today paints a stark and troubling picture. In various neighborhoods, including Wadata, High Level, North Bank, Judges Quarters, George Akume, and portions of the Modern Market area, rental prices have risen significantly and alarmingly. In these neighborhoods, a considerable segment of the population is grappling with severe challenges, primarily due to the financial strain imposed by the local rental market. Many residents find themselves compelled to pay exorbitant rents upfront—often amounting to one, and in some cases, two years’ worth of rent in advance. This practice places a tremendous financial burden on low- and middle-income families, forcing them to make difficult sacrifices to secure a roof over their heads.
In addition to financial pressures, many housing options in Makurdi fail to meet basic standards of livability. A large number of apartments and homes are neglected and poorly maintained, lacking essential amenities that contribute to a decent quality of life. For example, reliable access to clean water is often an issue; many families are left to rely on alternative sources that may be unsafe or inconvenient, significantly impacting their daily routines. The problem is further exacerbated by the irregular supply of electricity, which not only disrupts households but also hampers daily activities, making it challenging to manage basic tasks such as cooking, studying, or working from home.
Moreover, the scarcity of proper sanitation facilities compounds these difficulties, posing serious health risks to the community at large. Inadequate waste disposal and lack of clean toilet facilities have led to the spread of diseases, further endangering the health of residents, particularly vulnerable populations such as children and the elderly. To further illustrate the severity of the situation, a single room in Makurdi now costs approximately N500,000, while a modest self-contained apartment has surged to a staggering N1,000,000. These prices are alarmingly disproportionate to the average worker’s income in the area, making it nearly impossible for many to secure decent housing. This dire financial strain leads to predictable consequences: families are forced to overcrowd their homes, informal settlements are multiplying rapidly, and the living standards of many residents are declining dramatically.
The housing crisis in Makurdi is shaped by multiple interrelated factors, with the rapid proliferation of housing agents in the city being a particularly significant contributor. In recent years, there has been a notable increase in the number of individuals and agencies acting as intermediaries between landlords and prospective tenants. These agents typically impose various additional fees on potential renters, creating a financial barrier that many find difficult to navigate. For example, before a prospective tenant can even set foot into a property for a viewing, they are often required to pay an inspection fee. This upfront cost can be a deterrent for many individuals already grappling with the high cost of living. Similarly, agents frequently charge a 10% fee on annual rent, which further burdens those seeking housing. Additionally, some landlords or agents charge a caution fee, a refundable deposit, or “legal/agreement fees” to protect the landlord against potential damage. In numerous instances, the various fees associated with renting have evolved into a method of exploitation toward tenants who are often in dire circumstances, seeking the basic need for shelter.
Landowners and real estate agents frequently claim that rising building material costs are the primary factor driving the upward trend in house rents. They argue that these surging prices present a formidable challenge for developers, making it increasingly difficult for them to construct new homes and apartment complexes. This situation places substantial financial strain on landowners, who, in an effort to cover the higher construction and renovation costs, are compelled to raise rents. The cascading effect of rising material costs not only affects the housing market but also influences the overall affordability of housing for tenants, ultimately impacting community dynamics and economic stability.
Landowners also highlight another key factor contributing to the rise in housing rents: ongoing supply chain disruptions. These interruptions have arisen from various issues, including global trade restrictions, transportation bottlenecks, and labor shortages, all of which impede the steady flow of essential building materials. Moreover, fluctuations in global markets have created an unstable economic environment. The prices of critical materials such as cement and steel have surged sharply, driven by both heightened demand and limited supply. This volatility complicates budgeting for construction projects and leads to delays as contractors struggle to secure the necessary resources. In addition to these immediate concerns, landowners point to another significant barrier: limited access to affordable credit for prospective developers. Many aspiring landowners and builders find it difficult to obtain financing for construction projects, which intensifies the existing housing shortage. The interplay of high building material costs, supply chain disruptions, and challenging financial conditions creates a complex environment for developing new housing. Addressing this intricate web of challenges is essential and demands urgent attention and strategic solutions to advance the goal of increasing affordable housing despite these obstacles.
Another concern is the glaring lack of effective government intervention in regulating the high cost of rent. In areas with rent control laws, enforcement is often weak and inconsistent, rendering them almost ineffective. Public housing initiatives intended to provide affordable housing for those in need are either grossly insufficient to meet demand or have faced significant delays in implementation. Meanwhile, private real estate developers predominantly focus on constructing high-end luxury properties catering only to affluent buyers and investors, completely ignoring the needs of the majority of the population who struggle to find affordable housing. In the absence of a comprehensive and coherent housing policy, the market operates without oversight, which disproportionately impacts the most vulnerable segments of society. The consequences of this unregulated environment extend far beyond mere individual financial hardship; they ripple through the entire community. When rents are excessively high, workers are forced to allocate a disproportionate share of their incomes to housing costs. This strain not only hampers their ability to save and invest in other essentials but also undermines overall productivity, as employees cannot fully concentrate on their jobs when they are burdened by housing insecurity.
Another factor contributing to the deepening housing crisis in Makurdi is the absence of sufficient tenant protection measures. Currently, the legal framework offers minimal safeguards for renters, leaving them exposed to a range of adverse circumstances. For instance, tenants often face unexpected, steep rent increases that strain their budgets, sometimes forcing them to choose between necessities and housing stability. Moreover, the lack of robust legal protection means that unwarranted evictions can occur with little notice, leaving families in precarious situations without a stable place to live. This instability is further compounded by substandard living conditions, where landlords may neglect necessary maintenance or fail to provide essential amenities, knowing that tenants have limited recourse to address these grievances. As a result, many individuals and families find themselves trapped in a cycle of insecurity, struggling to locate stable and affordable housing options. This precariousness not only affects their quality of life but also exacerbates the broader challenges within the city’s housing market. The combination of inadequate protection and rising housing demand continues to complicate the housing landscape in Makurdi, making it increasingly difficult for renters to secure their rights and maintain a sense of home stability.
However, a notable segment of the population holds a fundamentally different perspective on homeownership. These individuals argue that the process of building a house should be viewed not merely as an immediate financial transaction but as a substantial long-term commitment that extends far beyond the initial monetary investment. They believe that for landowners and property developers, the journey to fully recoup construction costs and realize a meaningful return on investment is neither swift nor straightforward. In fact, they contend that this financial recovery may take several years, if not decades, to manifest. It is not a matter of receiving a single payment that covers expenses; instead, the return on investment unfolds gradually over time. This progression not only enhances their financial stability but also contributes to a sense of security and permanence that owning a home offers. These advocates emphasize that the true value of homeownership lies in its potential to foster long-term wealth and stability, making it a pivotal element in the pursuit of financial security for individuals and families alike. Thus, in a city such as Makurdi, the significance of this perspective becomes clear, revealing the diverse motivations and challenges faced by potential homeowners, investors, and individuals navigating the local real estate market.
The question we need to address is: What actions can the government and the local community take to help reduce the rising cost of housing rentals in Makurdi? The government of Benue State needs to take swift, comprehensive measures to address the urgent housing challenges facing its residents. This multifaceted strategy should kick off with rigorous enforcement of current tenancy laws, ensuring they are consistently applied to safeguard the rights and interests of both tenants and landlords. In addition to strict enforcement, it is crucial to establish clear guidelines that address common issues such as rental pricing, eviction processes, and maintenance responsibilities. This would not only create a fairer environment for renters but also empower landlords to manage their properties effectively. By taking these proactive steps, Benue State can enhance housing stability, improve living conditions, and promote a balanced real estate market that benefits everyone involved.
Investing in fundamental infrastructure is crucial for fostering growth and development in emerging residential areas. This encompasses constructing additional housing and providing essential services such as water and electricity, which are vital to any thriving community. This is where the Benue Investment and Property Company (BIPC) plays a vital role. The company should take the lead in facilitating these infrastructure projects, ensuring that essential services are in place to support community development, attract businesses, and create a thriving environment for residents. Such investments not only benefit individuals seeking homes but also foster economic growth and stability in the State, thereby enhancing the overall quality of life for all community members. Moreover, the government should establish access to low-interest loans specifically for local builders. This financial support would empower them to undertake construction projects for low- and middle-income segments of the population. Providing incentives to developers who commit to building affordable housing units would encourage greater private investment in this critical area, fostering diversity in the housing market.
Makurdi homeowners and landlords need to foster empathy for the public’s needs and challenges. The current trend of escalating rental prices not only points to a disconnect from everyday realities but also highlights a growing insensitivity among property owners. When landlords prioritize profit over their tenants’ welfare, it exacerbates financial strain on individuals and families already grappling with numerous economic pressures. A more compassionate approach to setting rental rates would reflect a better understanding of the community’s struggles. It could lead to a more balanced and supportive housing market for everyone. Similarly, the current trajectory of escalating rental prices is indicative of a profound failure in both policy-making and effective leadership at various levels. This alarming trend not only threatens the stability of our communities but also exacerbates socioeconomic inequalities, making it increasingly difficult for families to secure safe and affordable housing. In light of this crisis, government officials, landlords, and community stakeholders must engage in a coordinated and strategic dialogue. Such collaboration is essential to address the underlying issues driving these skyrocketing costs and to develop sustainable solutions that benefit all residents. We must recognize that the consequences of inaction will far outweigh the immediate discomfort caused by rising rents; the long-term impact could include increased homelessness, a decline in community cohesion, and strained social services. Now is the critical moment to take united, proactive measures. By pooling resources, sharing expertise, and committing to innovative housing policies, we can create an environment where every resident of Makurdi has access not only to shelter but to genuinely safe and affordable housing. It is our collective responsibility to ensure that the needs are met.
Rev. Ma, S.J., is a Jesuit priest and a public policy analyst. He currently writes from Abuja, Nigeria.
