Professional Documents
Culture Documents
Factors Affecting Housing Finance
Factors Affecting Housing Finance
May 2009
Declaration
This work or any part thereof has not previously been presented in any form to the
University or to any other body whether for the purpose of assessment, publication or for
any other purpose. Save for any express acknowledgements, references and/or
bibliographies cited in the work, I confirm that the intellectual contents of the work are the
asserted in accordance with ss. 77 and 78 of the Copyright, Designs and Patents Act 1988.
Signature.......................................
Date...............................................
ABSTRACT
This study investigated factors affecting housing finance supply in Nigeria. Housing
finance is a major factor determining the quality and tenure of housing consumption, the
overall financial portfolio of the public and the stability and effectiveness of the financial
regulation and segmentation from the rest of the financial markets and very often with
empirical model to reveal the underlying factors affecting housing finance in Nigeria.
Time series data from sampled Universal Money Deposit Banks (UMDBs) balance sheets
between 2003 and 2007 were used to assess the ability of the financial institutions to
sectoral allocation of loans and advances by these financial institutions were employed to
gather information from Corporate Banking / Loans and Advances Managers coupled with
housing finance at the household level as control for validity to the research findings.
Applying a multiple regression approach, the model identified that housing finance supply
in Nigeria is significantly driven by clusters of factors related to share capital and the
reserves of the financial institutions. It is closely observed that housing finance models in
the developed economies, which are largely financed by deposit liabilities, cannot be
wholly adopted in the emerging economies. The implication for practice therefore is that
financial institutions in the emerging economies must adequately increase their capital base
for effective housing finance supply and introduce mortgage products with long-term
ii
ACKNOWLEDGEMENT
To God be the glory. It is amazing that the brief meeting I had with the Dean of the School
(Prof. Paul Olomolaiye) in April 2004, who encouraged me to undertake this assignment
My sincere appreciation goes to my Director of Studies, Dr. Rod Gameson who has
throughout the period of this programme. I am grateful also to Dr. Felix Hammond, a
member of the supervisory team, who is always ready to listen and provide solutions to my
To Prof. Olomolaiye, you have been wonderful in assisting and supporting me throughout
the duration of the programme. I would like to thank the School of Engineering and the
without this assistance I might not be in that position to complete the programme.
To my darling wife, Lydia Afolake, you have been wonderful in providing the financial
assistance and effective running of the home while the programme lasted. May the
merciful God fulfil our heart desires and meet us at our point of needs. To our daughter,
Olamide, for this period you been denied of fatherly care and moral supports in your
colleagues during the PhD programme – Drs Obuks Ejohwomu, Anthony Egbu, Nii-
Ankrah, Raymond Abdulai, Divine Ahadzie, Nuhu Braimah, Messrs Abdulkarim Noibi,
Elias Ikpe, Peter Akadiri and others. You have all contributed one way or the other to the
iii
successful completion of this programme. I also extend my appreciation to Dr. Fola
Timothy Abolade - General Manager, First Bank of Nigeria Plc; Mr. Ike Oraekwuotu -
MD, Equitorial Trust Bank Ltd; Mr. Richard Mbabie – Branch Manager, First Bank of
Nigeria Plc, Festac Branch – Lagos; Mr. Funso Akinmolayan - Guaranty Trust Bank Plc,
Mr. ‘Seni Akinola – Nigerian Bottling Company Plc; Mr. Akin Akinpelu – Akinpelu &
Co, Estate Surveyors and Valuers and Mr. ‘Wole Afolabi - Abmot Associates and Fakel
Consulting Services Ltd for the assistance rendered during the data collection process in
Nigeria.
iv
DEDICATION
v
TABLE OF CONTENTS
ABSTRACT....................................................................................................................... (i)
ACKNOWLEDGEMENT…………………………....................................................... (ii)
DEDICATION…………………………………………………………………..............(iii)
TABLE OF CONTENTS……………………………………………………….............(v)
LIST OF TABLES……………………………………………………………................(ix)
GLOSSARY……………………………………………………………………............ (xii)
ABBREVIATIONS ………………………………………………………………........(xvi)
vi
CHAPTER 3: HOUSING FINANCE SUPPLY IN EMERGING ECONOMIES......51
3.1 Introduction …………………………………………………………………………...51
3.2 Definition of Emerging Economies................................................................................52
3.3 The Housing Sector in Emerging Economies……………………………………........56
3.4 Housing Finance Supply in Emerging Economies……………………………….........57
3.5 Factors Affecting Housing Finance Supply in Emerging Economies……………........62
3.5.1 Macroeconomic Conditions………………………………………………….....62
3.5.2 Financial Development and Liberalisation………………………………….......63
3.5.3 Financial Infrastructure and Incomplete Financial Systems…………………....66
3.5.4 Advances in Information Technology………………………………………......68
3.5.5 Funding of Mortgage Loans………………………………………………….....69
3.5.6 New and Innovative Sources of Funding Housing Finance Supply.....................71
3.5.6.1 Issuance of Diaspora Bonds......................................................................71
3.5.6.2 Migrant Remittances.................................................................................72
3.5.6.3 Bonds and Pension Funds.........................................................................75
3.5.6 Risk in Mortgage Lending………………………………………………….......79
3.6 Issues in Housing Finance Supply and Deficiencies in Past Studies……………….....81
3.7 Summary………………………………………………………………………………86
vii
5.5.1.3 Housing Co-operative Development Loan (HCDL)…………………...156
5.5.2 Procedure for Accessing National Housing Fund……………………………..156
5.5.2.1 For Primary Mortgage Institutions (PMIs)…………………………......156
5.5.2.2 For Individuals / NHF Contributors…………………………………...157
5.5.2.3 Documentation for NHF Loan………………………………………....157
5.5.3 Critique of the Funding Sources for NHF………………………………….....158
5.6 Summary…………………………………………………………………………….161
viii
8.2.1 Marital Status...................................................................................................207
8.2.2 Age...................................................................................................................207
8.2.3 Education.......................................................................................................209
8.2.4 Employment (Occupation/Job Position).......................................................209
8.3 Demand for Housing Finance ……………………………………………................210
8.4 Summary………………………………………………………………………….....217
REFERENCES…………………………………………………………………….........283
BIBLIOGRAPHIES.........................................................................................................361
APPENDICES
Appendix I Information Sheet for Housing Finance Supply..............................................369
Appendix II Request for Secondary Data...........................................................................370
Appendix III Information Sheet for Housing Finance Demand.........................................371
Appendix IV Questionnaire for Users of Housing Finance...............................................372
Appendix V Extracted Figures from UDMBs Balance Sheet..........................................380
Appendix VI Regression Residuals for Test Model...........................................................381
ix
LIST OF TABLES
(2003-2007)..............................................................................................59
(2003-2007).........................................................................................144
x
Table 8.2: Distribution of Respondents by Age...............................................................207
Independent).................................................236
Table 9.13: Multiple Regression Analysis on Test Model (Coefficient Analysis)......... 251
Table 10.2: Top Ten Remittances Recipients (2007) in Low Income Countries.............277
xi
LIST OF FIGURES
Figure 2.2: Housing Finance Market with a shift in the supply matrix................................33
Figure 2.3: Housing Finance Market with a shift in the demand matrix..............................34
Figure 3.1: GDP per capita in regions of emerging economies (1960 – 2004)....................60
Figure 3.2: Indicators of financial developments and development for regions in the
Emerging Economies....................................................................................64
Figure 4.1: Average Loans to Deposit Ratio, Liquidity Ratio and Cash Reserve Ratio
(1986 – 2005)..........................................................................................108
Figure 7.1: Share Capital and Loans to Housing Trend in Nigerian Banks
(2003-2007)...............................................................................................198
Figure 7.2: Deposit Base and Loans to Housing Trend in Nigerian Banks
(2003-2007).............................................................................................200
xii
GLOSSARY
Asset Specificity: Human, physical, financial or other specific assets that tend to be
relevant only for pre-specified applications, and may not be re-deployed to alternative
other relations among parties and implies costs of rigidity of resource allocation.
Coase Theorem: If there are no wealth effects and no significant transaction costs, then
patterns such that: every individual consumes according to his/her own preferences in
accordance with utility maximisation, subject to the applicable budget constraints; every
firm produces goods and services so as to maximise its profits; and the total supply of
goods and services total demand for the same in any given time period.
economic goods to its teeming population, this growing capacity is based on advancing
xiii
Efficiency: The criterion of maximising performance with respect to a pre-specified
Externality: Unintended effect of action / inaction of one set of entities on another set of
Funds from Operations: In REIT transactions, when depreciation is added back to the
simultaneously, with balanced demand and supply and the prices do not vary.
of all types; these are stipulations that structures – political, social and economic
interactions do consist of both formal rules (as in the laws and regulations) and informal
Market: An institution with its rule governing buying and selling of goods and services as
is, the model is not the theory and therefore will not be tested or validated (Bodgan &
xiv
depictions or theoretical models constitute part of the basic theory-building cycle (Daresk
& Playko 1995). Again, a model is a description used to show complex relationships in an
easy-to-understand term (Stoner, Freeman & Gilbert 1995; Lunenburg & Irby 2008)
Off Balance Sheet Transactions: These are bank transactions that are not recorded on the
bank’s balance sheet. Examples are letters of credit and letters of guarantee.
Open Market Operations: It is a major tool for liquidity management in enhancing the
efficiency of the money market. It involves the buying and selling of money market
securities by the Central Bank aimed at expanding or contracting the money supply and
Pareto Optimal: A situation from which any deviation could not increase the welfare of
Securitisation: The process by which existing non-negotiable debt (such as bank loans) is
changed into a security which is marketable. The term can also be used in a broader sense
to indicate the change of procedure through which debt which was formerly obtained by
xv
Transaction Costs: These are costs of undertaking a transaction, including search and
Yield to Maturity: An estimate of the present value of cash flows emanating from a fixed
rate bond, that is, the discounted sum of coupon payments and net principal, adjusted for
xvi
ABBREVIATIONS
xvii
CHAPTER ONE
1.1 Introduction
Housing is an essential need of man, which is why it is described as a sine qua non of
human living (Yakubu 1980; Olotuah and Aiyetan 2006) Consequently, the priority
sufficient but basic housing for all is often stated as a priority for enhancing the social
needs of the society. According to Onibokun (1998) and Nubi (2008), habitable housing
contributes to the health, efficiency, social behaviour and general welfare of the
populace. Apart from providing man with shelter and security, housing plays a major role
For a typical house-owner, the house is a major asset in his portfolio and for many
household, the purchase of a house represents the largest (and often only) life long
investment and a store of wealth (Goodman 1989; Sheppard 1999; Malpezzi 1999;
Bundick and Sellon Jr 2007; Dickerson 2009). Furthermore, Bardhan and Edelstein
(2008) argue that housing represent a large proportion of a household’s expenditure and
takes up a substantial part of lifetime income. The provision of housing services depends
acquiring a house is driven by the cost of acquisition and various government economic
policies which could be fiscal or monetary (Giussani and Hadjimatheou 1991) and even
xviii
Introduction and Background to the Study
Nigeria is located in West Africa and share land borders with the Republic of Benin in
the west, Chad and Cameroon in the east and Niger in the north. It is bounded in the
south by the Atlantic Ocean. Despite recent real growth rate in its economy of 5.63
percent in 2006, 7.64 percent in 2007 and IMF projection of 9 percent in 2008, the
income earned by workers are generally low, the minimum monthly wage is US$65
The housing deficit in Nigeria stands between fourteen and seventeen million up from
eight million in the 1980’s (Omirin and Nubi 2007). It is also estimated that over seventy
two million are either homeless or live in rented substandard homes (ibid). For the
housing deficit to be bridged, between N42trillion to N56 trillion would be required with
an estimate of average cost of N3.5 million ($30,000) (Rate of US$1=N115) per housing
unit (Ola 2006), which excludes cost of the land that are generally prohibitive in the
urban centres.
2
Introduction and Background to the Study
Housing finance is a major factor determining the quality and tenure of housing
consumption, the overall financial portfolio of the public and the stability and
by Jaffee and Renaud (1977), Renaud (2008) and Dickerson (2009) to have large external
benefits to the domiciled national economy like contribution to economic growth and
In most of the developed economies, their housing finance supply systems are considered
to be operationally efficient in terms of intermediation (Kim 1997 and Cho 2007). These
like Britain, Denmark and United States, outstanding mortgage loans are almost
equivalent to their GDP (see Table 1.1). Over 90 percent of mortgage loans in Britain and
about 70 percent in the EU (see Table 2.1) are sourced from deposit taking institutions. In
Britain, outstanding mortgage loans at the end of 2006 were over £1,000 billion with
In societies like Nigeria, where social housing is not on the priority list of government,
the housing affordability would have to be looked at from the point of view of
individual’s ability to raise money needed to meet the cost or price of their housing
needs. The first source of funding for individual is their income. This is often the
cheapest source because there is no payment of extra cost in form of interest. The
problem that arises in case of individuals in the emerging economies is that income levels
3
Introduction and Background to the Study
The emerging economies had been described with different words, but the main focus
has been those countries that are undergoing rapid growth. The word “emerging
economies” came into being in the 1980s, introduced by the then World Bank economist,
Antoine van Agtmael. The 2008 Emerging Economy Report defines emerging economies
as those regions of the world that are experiencing rapid informationalisation under
While countries like China, India, Pakistan, Mexico, Brazil, Peru, Chile, Colombia and
Argentina has been cited as emerging economies, the term “rapidly developing
economies” is now being used for emerging markets like the United Arab Emirates, Chile
and Malaysia. However, new terminology such as BRIC and BRIMC is presently being
used for the largest developing countries of Brazil, Russia, India, Mexico and China.
Poverty has been defined since after the World War II in monetary terms, using level of
income or consumption (Grusky and Kanbur 2006; Handley et al 2009) and the poor are
considered as those below a given income/consumption level or poverty line (Lipton and
approach (Sen 1999) and human development approach (UNDP 1990) have all
Different authors have taken positions on definitions of income to apply to their works. In
the United States, Reid (1962), Muth (1960), Lee (1963 & 1968) and recently Chiuri and
Jappelli (2003) all applied permanent income variables in their housing models. Whereas,
4
Introduction and Background to the Study
Whitehead (1971) and Karley (2008) argued that the relevant income variable is personal
disposable income, in that it is out of the disposable income that the lender would
calculate amount the borrower can afford to spend on housing. Therefore, in the study,
the income variable is to be considered as the personal disposable income in line with
household income and the expenditure on housing. Bramley and Karley (2005);
Robinson, Scobie and Hallinan (2006); Karley (2008), a Ghana study, considers housing
affordability as the ability of a household to meet the monthly mortgage or rent payment
observes that the smaller the income, the higher the proportion apportioned to rent
payment and in Edwardian Britain, a third of income of the poor is expended on rent
payment (Englander 1983, as cited by Yamada 1999). When less than 30 percent of
pre-tax income is spent by a household on rent and utility bills, housing is considered as
“affordable” to the household. When a household spends more than 30 percent, they are
considered as cost burdened and spending on housing and utility bills in excess of 50
percent are considered as severely cost burdened ( Belsky 2005 and Nubi 2008).
housing affordability problem when it pays more than a certain percentage of its income
For instance, according to the 2007 World Development Indicators ( 2007 World Bank
than US$2.00 a day (see Table 3.1). Since 1990, income poverty has fallen in all regions
5
Introduction and Background to the Study
of the world except SSA, there has been an increase both in the incidence and absolute
number of people living in income poverty. Hammond et al (2006b) argues that there are
manifold of conditions that are contributing to poverty level in SSA which ranges from
corruption, political instability, unfair international trading rules, outdated policies and
laws, poor social and economic infrastructure, weak capital and financial markets and so
forth. Out of about 300 million people living in SSA, almost half of the region’s
population are living on less than US$1 a day (UNDP 2006 p.269; ILO 2007; Handley et
al 2009 p.1)
Conventionally, particularly in the western world, the financial institutions grants loans
equivalent to three to five times the annual income of potential borrowers. The point has
already been made that income is generally low in emerging economies and the majority
of the populace might not even have bank accounts (Moss 2003). A large percentage of
potential borrowers for housing acquisition may not qualify for the loan on this basis of
this criteria or the financial institution may require that they raise the remainder of the
amount needed from other sources possibly family members or from friends. It might
equity finance model termed shared ownership (Caplin et al 1997; Barry et al 2006 and
The Financial Sector is made up of the wholesale, retail formal and informal financial
institutions (Soyibo 1996; DFID 2004). They are made up of commercial banks (called
and private money lenders. For the supply side of housing finance in Nigeria, the
6
Introduction and Background to the Study
contributions of the commercial banks which are termed Universal Deposit Money Banks
major mortgage lenders in the United Kingdom, Asian and African countries, the largest
originator of mortgages in the United States are the mortgage banking companies (Crane
& Bodie 1996; Kim 1998). The focus on the commercial banks is important because they
play important roles in their domiciled economies and even in the global economies
(Berger et al 1995; Betubiza & Leathan 1995). For their contributions to the well-being
of an economy, the commercial banks are the first set of institutions to be subject to
is measured by the ratio of the banking system credit (bank credit ratio) to the core
private sector to GDP (Levine 2002). The banking system credit is made up of lending by
all deposit-taking institutions and excludes what is lent to the public sector namely
central government, local government and public enterprises. The Nigerian Financial
System has come of age with the first commercial bank established in 1894 and the
country’s financial sector has improved in both depth and breadth from 19.8 percent in
December 2006 to 21.1 percent as at December 2007. The depth of a financial system is
measured by the ratio of M2 to GDP and the intermediation ratio (currency outside the
banking system against broad money supply M1). The intermediation ratio declined from
18.8 percent in December 2006 to 15.2 percent as at December 2007. Out of the total
credit outstanding of N4,500 billion, the combined outstanding mortgage and building
construction assets of the UMDBs, FMBN and PMIs as at December 2007 was N173
billion (CBN 2007) which was 0.76 percent of 2007 GDP, compared to 2 percent of GDP
7
Introduction and Background to the Study
It was postulated by Boleat (2008) that there is a strong correlation between economic
development and the size of the mortgage market. From Table 1.1, the ratio of mortgage
outstanding to GDP in Nigeria is low compared with other emerging economies like
Thailand with a ratio of 18 percent, Malaysia 23 percent and Taiwan at 37 percent. The
minimum ratio for any of the developed economies, which is Germany, had a ratio of 52
percent. It is therefore important to investigate factors that affect the supply of housing
finance in Nigeria.
The 1970’s witnessed the transformation of the Nigerian economy from one dependent
agriculture in Gross Domestic Product (GDP) declined from about 40 percent in the early
1970’s to about 20 percent in 1980 (Ake 1996) By the latter year, oil accounted for about
(ibid) and by year 2007, it accounts for 40 percent of GDP and 80 percent of government
earnings (The Economist 2008a).The heavy dependence of the country on oil and
8
Introduction and Background to the Study
Consequently, with the collapse of the world oil market which started in mid-1981, an
economic crisis emerged in Nigeria although its magnitude and duration could not be
Real estate assets account for between 7 percent and 20 percent of GDP in country
around the world, and housing expenses accounts for between 15 percent and 40 percent
monthly expenditure (OPIC 2000). Therefore, any system that is supporting its housing
development is contributing to the long-term growth and stability of the country as well
as the welfare of its people. With the recent trends in real growth rate in Nigerian
economy put at 5.65 percent in 2006, 7.64 percent in 2007 and an IMF projection of 9
percent growth rate in 2008, the income earned by workers are generally low, with the
consequences of this low income, consider a country like Nigeria in which the average
price for a housing unit is about N3.5million ($30,000) (Rate@US$1=N115) (Ola 2006).
It follows that if it is assumed that it will take as many as 75 percent of the population
over 12,962 day’s wages (which is equivalent to 74 percent of their expected life span,
typical life expectancy in Nigerian being 48 years) (The Economist 2008a), to raise the
money from their income, if it is assumed, quite unrealistically though, that all their
earnings for this period are saved up to meet just their housing needs. Certainly, this is an
source of funding to be sort. What then are the alternatives available? To what extent are
these alternatives suitable to the unique economic conditions of the emerging economies?
9
Introduction and Background to the Study
Having discussed the background to the study and justification for the research, the
(1) Can the economic model of providing housing finance in developed economies be
(2) To what extent are these alternatives suitable to the unique economic conditions
(3) The supply of housing finance is demand-driven, to what extent are demands
being made?
(4) In an effort to meet demand for housing finances, are resources being effectively
The study is investigating factors affecting the supply of housing finance in emerging
economies: A case study of Nigeria with the following objectives, meaning of the
developed economies.
(2)To carry out an extensive Examine and evaluate the -Identify the relevant
critical review of existing existing body of knowledge literature on housing
literature on the supply of of eminent authors on finance in the emerging
housing finance in supply of housing finance in economies
emerging economies in emerging economies and -Review the literature
order to identify key factors identify the unique related to housing finance in
that have influenced the characteristics of their the emerging economies.
operational efficiencies and housing finance supply -Highlight the strengths and
inefficiencies of their models employed in these weaknesses of housing
housing finance supply economies. finance supply models in
the emerging economies
-Identify the gaps in
housing finance supply
model of the emerging
economies.
(3) To conduct a critical Bringing out the relevant Comparative analysis
analysis of housing finance characteristics of housing methods will be used to
supply characteristics in finance supply in the assess the qualitative data.
both developed and developed economies that This will lead into
emerging economies in the emerging economies identifying the gaps in the
order to identify the can adopt and adapt to their body of knowledge on
strengths and weaknesses in local environments housing finance supply in
their housing finance emerging economies: A
supply. case study of Nigeria.
(4) To construct a Models give an idealised Objectives 4-6 are
Conceptual/Theoretical representation of housing considered to be
model based on the analysis finance supply situation in quantitative aspect of the
of the literature review for Nigeria. The presentation of research. However, to
evaluating factors affecting a model portrays a construct an effective
housing finance supply in comprehensible and usable framework for housing
Nigeria. form of the housing finance finance supply and
supply situation. variables affecting the
supply as the independent
variables are reviewed.
(5) To carry out primary Quantitative analysis is Secondary data in form of
data collection on housing about examining the series data are to be
finance supply in Nigeria measurements of features of extracted from the balance
and to analyse the data in housing finance supply in sheets of the banks,
order to test the validity of an attempt to understand structured questionnaire to
the housing finance model what the measurements be adopted in data
developed reveal about the features of collection from the banks.
housing finance supply. The target population of the
respondents would be the
Loans and Advances
Managers in the Universal
Deposit Money Banks
(UMDBs). Quantitative
data will be analysed using
statistical procedures such
11
Introduction and Background to the Study
as Microsoft Excel/SPSS.
Also, structured
questionnaires are to be
targeted at the
household/microeconomic
level for housing finance
demand.
(6)Compare theory with To compare the result of the Data analysed and
outcome of the research in research with the theory inferences to be made. The
order to test, conclude and behind the work result of the research to be
make policy presented as research
recommendations. dissemination through
conferences and journal
paper
as a research design and method of inquiry that dictates the direction of the collection and
data analysis whereby the collection and analysis of data has a mix of quantitative and
qualitative research processes (Creswell and Plano Clark 2007). Therefore, the data
analysis for this research has largely being quantitative in nature. This is due to the fact
that various studies in the area of housing finance have been mainly qualitative and
descriptive in nature (Warnock and Warnock 2008). This study being investigative in
nature, using quantitative approach for data analysis would enable the research to extract
(1997), these factors include the choice of an appropriate research methodology, how
reliable the data collected are and the application of appropriate statistical tools, if
relevant.
12
Introduction and Background to the Study
and there is a time limit, within which the thesis must be submitted. Therefore, funds and
time-limit have been the major limitation to the output of this study.
Secondly, the study used Nigeria as the case study country. In the developed economies,
there are database where data could be extracted for research purposes, but in the
emerging world, having access to data are always difficult. Data were extracted from the
balance sheets of the sampled Universal Money Deposit Banks (UMDBs), which is
considered to be the best source for housing finance data now. However, we had
experienced instances where limited liability companies were producing more than a
balance sheet in one financial year, which might make the extraction of data from this
Again in Appendix I, the sampled UMDBs were requested to complete the sectoral
allocation of their lending for the last five years (2003-2007), since these figures were not
statutorily declared in their balance sheets. One cannot be categorical to vouch for the
figures given by the banks considering the level of competition amongst the banks in
Nigeria. The general belief is that any information given out goes to their competitors.
This limitation also buttress the observation made by Churi et al (2002 p.898) that any
attempt to select banks suffering from any negative capital shock, since the respondents
do not know what would be the outcome of figures being given out, runs into a small
sample problem.
Having stated the above limitations, it is assumed (the assumption for the study) that the
13
Introduction and Background to the Study
freely available and transactions costs are freely fixed without taking cognisance of
and when it is available, it is hoarded with the mindset that it might put the financial
Chapter One discusses the general background to the research in form of introduction,
justification of the study, aim and objectives, research questions, research methodology
adopted for the study. Towards the end of the chapter, the outline of the thesis was
presented.
Chapter Two addresses the theoretical housing concept and issues of housing problems
highlighted. This is followed by the theoretical finance concept and housing finance
demand and supply in developed economies. Other relevant issues of importance in this
economies that have contributed to the relative efficient nature of their mortgage market.
Chapter Three starts with the definition of emerging economies, in order to know the
attributes of those economies that were ascribed as emerging market economies. This is
followed by discussions on the housing sector and housing finance supply in the
emerging economies. Factors that have affected housing finance supply and stunted its
efficiency in emerging economies were raised. Taking cognisance of the fact that
economic and financial situations are not static, various innovative means of mobilising
14
Introduction and Background to the Study
resources for housing finance supply like diaspora bonds and migrant remittances are
discussed. Highlights of issues in housing finance supply and deficiencies in past studies
highlighted and the remedy of various governments in form of interest subsidy was noted.
Chapter Five looks at the issue of housing finance in the case study country (Nigeria).
The housing sector and the housing finance supply by different types of financial
towards housing were highlighted. An appraisal of factors that have theoretically affected
the supply of housing finance was undertaken, which led to construction of a theoretical
framework.
Chapter Six highlights the research approach, research design, target population and data
collection procedure for the study in the case study country (Nigeria).
Chapter Seven presents the data analysis of the results of empirical survey carried out in
Nigeria. The analysis was carried out in form of descriptive analysis by explaining the
effect of various independent variables on housing finance supply (as the dependent
15
Introduction and Background to the Study
Chapter Eight undertakes data analysis of the results of empirical survey carried out in
Nigeria on housing finance demand. The analysis was carried out in form of descriptive
Chapter Nine introduces the model for the assessment of housing finance supply in
emerging economies with the application of housing supply data obtained in Nigeria. The
assessment was undertaken by the use of Multiple Regression Analysis. The validation of
Chapter Ten highlights the summary of the study. The conclusions of the research were
drawn and the areas of further research were identified. The important policy
recommendations to assist in improving housing finance supply in Nigeria and even other
1.8 Summary
The Chapter has highlighted the assignments to be undertaken while investigating factors
affecting housing finance supply in Nigeria. The essence of investigating these factors is
macroeconomic tools that would be investment friendly and encourage the banks to lend
towards property acquisition. The objectives of the study and the research questions were
developed in this chapter, which would aid the research to logical conclusions.
16
Housing Finance Supply in Developed Economies
CHAPTER TWO
2.1 Introduction
inequality is also reflected in the tenure of housing. Individuals are assessed based on
their ownership and occupancy of different types of housing. Since tenure, described by
Malpass and Murie 1999; Balchin and Rhoden 2002; Ronald 2007 as the legal status of
and the rights associated with housing ownership, it is being taken as the status symbol of
behaviour and housing finance is remarkably similar from place to place. Institutions and
constraints, particularly the ratio of total income available for housing and other goods
and services vary from one sovereign nation to the other but these differences do not
chapter is divided into six sections. The first section is the introduction, the second
section examines the tenure patterns and mechanism for the establishment of an efficient
market in developed economies and the third section discusses the theoretical finance
concept. Housing Finance in the Developed Economies is the focus of section four and
Factors affecting housing finance in the developed economies is discussed in section five.
17
Housing Finance Supply in Developed Economies
2.2 Tenure Patterns and mechanism for the establishment of an efficient housing
The consideration given to shelter in the hierarchy of needs appear to have made housing
problem so unique in the lives of individuals and even governments. While emphasis is
laid on quality in some societies, the quantity available to the populace is more important
in some other societies (Malpass and Murie 1999). The importance attached to housing
problems by different governments have resulted in the housing policy adopted which
governments and the residual / social housing policy is when governments supports those
However, Fallis (1994) noted that housing problem might be focussed on causes, for
problem, establishes a norm for acceptable housing. Kemeny (1984, 1988, 1992), Jacobs
1999, Jacobs and Manzi (2000) argued that what is considered a problem is contingent on
how interest groups compete against one another to gain acceptance of a particular
There were various reasons deduced as causes of housing problems. The most important
reason has been the variation between the price of habitable and decent accommodation
and percentage of individuals that can afford it, either as a tenant or as a mortgagee
(Great Britain 1977b: 7). In the long term, market forces and government intervention
18
Housing Finance Supply in Developed Economies
determines the specific size of each of the housing tenures while the socio-political
system that is in operation provides the arena, in the shorter term, in which the
relationships between the market and policy develops (Malpass and Murie 1999; Balchin
and Rhoden 2002). These interactions resulted in the amount, quality and location of
housing, which consumers can obtain, depends upon their ability to pay. Then, the issue
The perceptions of housing problems vary according to the standpoint of the beholder.
Different interests and perceptions generate different analyses and policy proposals. Thus
on the right-wing, it is argued that state intervention is the cause of housing problems
rather than the solution to them, which has been dominant in Britain and the United
States. Rent control in the private sector has long been blamed for the decline of this
provision (Malpass and Murie 1999; Mullins and Murrie 2006). However, the left-wing
originates from the fundamental inability of the market mechanism to deliver satisfactory
In the discussion of economics of tenure choice, each country has its unique approach.
The typical US approach focuses on the joint determination of tenure choice and housing
demand (Fisher and Jaffe 2003). In Europe, the emphasis has been on supply
consideration since housing is held in short supply and it is consistent with the policy of
housing provisions for its citizenry by the governments (Galster 1997; Yates and
Whitehead 1998; Whitehead 2002; Fisher and Jaffe 2003). However, most of the tenure
choice literature examines the micro – level behaviour until lately when comparative
studies are being introduced. Variation in homeownership rates across markets are likely
19
Housing Finance Supply in Developed Economies
The individual decision to rent or own is a function of the relative cost of owing versus
renting, household demand for housing services, household wealth and other credit
constraints and even investment demand (Fisher and Jaffe 2003). Traditionally, proxies
for household wealth like investment, income, age and education are used to predict
access to homeownership (Haurin 1991; Goodman 1988). In the recent past, the literature
has started addressing inter-temporal decision-making with respect to mobility and tenure
choice (Zorn 1988; Kan 2000) and portfolio decisions (Haurin 1991). Other studies
include differences in the propensity to own across regions in the US (Coulson 2002),
Chen and Wu (1997) for Taiwan, Bourassa (1995 & 2006) for Australia, Zorn (1988) for
Korea, Maki (1993) for Japan and Arimah (1997) for Nigeria. In the next two sub-
sections, the relevance of property rights to forms of ownership and ownership structures
When a property rights is weakly defined, there is uncertainty about who holds these
rights. With this anomaly, there will be positive transaction costs and the cost of
transacting lower the maximisation of potential output (Barzel and Kochin 1992 p.92;
Jaffe and Louziotis Jr. 1996). In real world situation, there will always be positive
rights (Barzel 1989). Hitherto, Rao (2003 p.115) highlighted the characteristics of
developed boundaries of rights and enforceability. On the other hand, Landes and Posner
(1987 p.29) defines property rights as an exclusive right to use, control and enjoyment of
20
Housing Finance Supply in Developed Economies
a resource which does not entail further potential benefits of the transfer of property right
to others.
The property right structure adopted by a society determines how much the owner’s
decision actually affects the use of something, which eventually determines the strength
of the rights (Alchian and Demsetz 1973 p.17; Jaffe and Louziotis Jr 1996 p.141). It
means that the greater the ability one has to affect the output of another’s asset, the less
value that asset will have. The form of ownership that allows the most protection, that is,
reduces the amount of uncertainty of outside effects, will produce the highest value for a
given asset (Barzel 1989 p.5; Jaffe and Louziotis Jr 1996 p.141).
When property rights are not clearly delineated, purchases of insurance in form of
additional resources are expended to increase the certainty of having a valid and
defensible claim on the asset. When property rights structure is designed in such a way
that the bundle of rights is so weak, that market clearing prices cannot be achieved and
the resource owners are prevented from maximising their wealth and those owners will
start pursuing other goals (Alchian and Demsetz 1973 p.20; Jaffe and Louziotis Jr 1996
p.142).
Alchian and Demsetz (1973 p.23); Jaffe and Louziotis (1996 p. 145) further argued that
in societies without strong property rights, the state regulates behaviour or indirectly
system of landholding, Lewis (1955) and Abdulai & Ndekugri (2008) noted that extended
family system has its advantages in societies living at a subsistence level, it might not be
appropriate for societies embarking on economic growth. Hayek (1939 p. 33) is of the
opinion that dictatorship is the most effective instrument of coercion and enforcement of
ideals, in an effort to make central planning possible on a large scale, planning leads to
21
Housing Finance Supply in Developed Economies
possible by putting more resources into action and thereby the maximum level of
enforcement, the risk associated with an asset like housing / real estate increases. This
translates to the fact that strong property rights result in lower risk which allow for
increase efficiency.
In most of the industrialised developed economies, the owner-occupation has been the
tenure of choice for the stable middle-income and middle-aged households (Kemeny
1995; Scalon and Whitehead 2004; Ronald 2007). The only exception is Germany where
renting was still the majority tenure. In Germany and the Scandinavian countries, despite
being subsets of the wealthiest nations in the world, they are having declining rates of
homeownership over time (Fisher and Jaffe 2003; Kemeny 1981). This fact buttresses the
prosperity.
In the 2004 study by Scalon and Whitehead, the tenure patterns were grouped into three
They are all, except Germany with social housing of 6 percent, characterised by
large social rented sectors, with the Netherlands having 35 percent of households
occupying social housing (Ball 2004; Englund et al 2005). Germany has the
• Mid-Level Owner-Occupation: Finland, the USA, Australia, the UK, Canada and
(Scalon and Whitehead 2004; Ronald 2007). Oxley (1989); Fisher and Jaffe
both increased and converges towards one another over time. In the US,
household living in social housing is less than 10 percent and around 20 percent in
• High Owner-Occupation: Most countries in this category are former Eastern block
countries where the post communist economies adopted policies of mass transfer
of state housing to the private sector (Allen et al 2004; Ronald 2007). These
housing systems and structures, cultures and ideologies among the owner-
occupation in these orientated societies (Ronald 2007) and are broadly classified
into two:
(a) The Southern European Countries: They are made up of countries like
Portugal, Spain, Italy and Greece. They are having the highest level of
(b) East European Model of Housing: These are emerging countries with high
23
Housing Finance Supply in Developed Economies
socialist and soviet block countries that fit what has been called an East
all dwellings.
societies”. As argued by Ronald (2007), Australia and the United States had a more
aggressive and consistent state for housing privatisation. The 1928 Commonwealth
Housing Act established a policy framework for a transfer to mass owner occupation in
Australia. Homeownership gradually started in 1947 growing from less than 50 percent to
around 70 percent by 1961 (Ronald 2007) and remained at 70 percent by 2000 (Bourassa
and Yin 2006). In the United States, the National Housing Act, the Federal National
Mortgage Association and the Federal Home Loan Bank were all established between
1932 and the end of the 2nd World war. Since then, homeownership rates increased from
almost 20 percent to 62 percent and 64 percent in 1989 (Quercia and Stegman 1989) and
A unique difference is that while the United States allows mortgage interest and property
taxes to be deducted from income for tax purposes, Australia provides cash subsidies for
down payments and mortgage payments (Bourassa and Yin 2006). In the United
Kingdom, at the same post-war period, a mass public-rented housing system was
implemented and the sector accounted for almost 33 percent of all housing by 1981. With
the various government policies which include the transformation of public and private
24
Housing Finance Supply in Developed Economies
Except for Germany and Japan, the valuation systems adopted is based on the current
market value of the property and foreclosure laws, which allow for quick re-possession
(in contrast to France, Italy and Japan), has improved access to housing finance in
property which is lower than the market value. In Japan, construction costs are used as
basis of valuation which has a depressing effect on loan sizes. While foreclosure takes up
and capital gains (Stephens 2003). Before the credit crunch of 2007-2008, the
significance of housing wealth was enhanced since the liberalisation makes it more liquid
coupled with equity release instruments to boost consumption. It could be explained that
the benefits has justified the efforts devoted in the US to increasing access to mortgage
credit for groups in some ethnic groups through education and counselling programme
As argued by Ronald (2007), there are series of connections that can be made between
homeownership and citizenship, social class formation and welfare rights in Anglo-Saxon
homeowner societies that are also important aspects of a western model. Winter (1994)
argues that where owner-occupation rates are high, there is similarity between the
meanings attached to the privately owned home, and there is strong evidence that values
25
Housing Finance Supply in Developed Economies
al 1990; Gurney 1999; Richards 1990; Winter 1994). Again the assertion that
homeownership is “natural” and associated with better type of individuals and a superior
type of citizenship has also been normalised (Gurney 1999; Murrie 1998). With all these
benefits, studies of housing tenure choice in Australia and the United States (Bourassa
and Yin 2006), the United States (Haurin, Hendershott and Watcher 1997) and (Chiuri
and Jappelli 2003) have identified the role of borrowing constraints. It is important for
home buyers to have sufficient wealth and income to gain access to mortgage loans
(Bourassa 1996). This household wealth must be sufficient to cover the required deposit
while the remaining wealth and income must be adequate for payments of mortgage.
The literature on finance reveals that there are only two broad types of finance available:
debt and equity finance. Financing of a project either by debt or equity depends on the
characteristics of assets being financed and transaction cost reasoning suggests the use of
debt to finance re-deployable assets and equity used to finance non re-deployable assets
(Williamson 1988). Furthermore, Jensen and Meckling (1976) in the study of theory of
firms argue that debts are utilised if the ability to exploit potentially profitable investment
opportunities is limited by the resources of the owner. Debt finance yields a fixed return
to its suppliers in states when the firm is not bankrupt (that is, the firm has sufficient
funds to make the fixed payment) (Edwards and Fischer 1994). Bank lending as a form of
debt can be categorised into two: either as asset specific or corporate loans (Crosby et al
However, equity finance gives its suppliers the right to the firm’s residual returns after
payments to the suppliers of debt finance, and in addition, the right to vote on decisions
concerning the firm’s operation in states when a firm is not bankrupt. When the firm goes
bankrupt, limited liability provisions mean that suppliers of equity receive nothing. In
26
Housing Finance Supply in Developed Economies
such state, they even loose the right to make decisions about the firm’s operations in such
states. In situation of non-bankruptcy, suppliers of equity finance have the right to the
firm’s residual return, they do not have the right to receive a fixed payment in every
period which may be yearly or half-yearly (Edwards and Fischer 1994; Toby 2006). On
the other hand, Cranston (2002) and Tirole (2006) classify debt finance into short-term
and long-term. Short-term debt finance instruments includes bank overdraft, commercial
papers and short-term trade credit and long-term debt finance instruments includes
housing loans, mortgages and other forms of informal credit transactions. In the context
of the developing world, debt finance can be obtained from formal financial institutions
employers and government (Nubi 2005). Heffernan (2003) and Tirole (2006) argued that
Sight deposits at banks have zero term to maturity, as they can be withdrawn on demand.
Consequently, equity has no redemption date and therefore possesses an infinite term to
maturity.
One of the biggest problems faced by the banking sector is lack of information about the
promoters and the projects to be financed with the bank facilities (Guzman 2000;
Djankov et al 2007), to determine whether the borrowers will be able to pay the principal
and interest when they fall due. Altman and Saunders (1998) highlighted the array of
(leverage), capacity (volatility of earnings) and collateral. However, Mints (2006) limited
the borrowers required information to “the three C’s of lending” which are collateral
factor, capacity factor and credit factor, which are all relevant to lending in both
27
Housing Finance Supply in Developed Economies
Housing Finance is a major factor determining the quality and tenure of housing
consumption, the overall financial portfolio of the public and the stability and
effectiveness of the financial system (Diamond and Lea 1992a). Struyk and Turner
(1986) and Stephens (2000 & 2002) argued that housing finance plays an important role
in shaping each country’s wider housing system and the housing system takes important
social and economic consequences. Then, it follows that the development of a viable
By the end of 2001, the total volume of outstanding mortgage loans in the European
Union (EU) exceeded 3.9 trillion euro, which translates to around 40% of total bank
lending in Europe and 40% of GDP in the EU (Manning 2002; Akinwunmi et al 2007).
The US Mortgage Intermediation System (USMIS) is one of the largest and most
sophisticated financial system in the world with US$8.8 trillion mortgage debt
outstanding at the third quarter of 2005, which translates to about 70 percent of the
nominal GDP (Cho 2007). By the end of 2003, the three Government-Sponsored
Federal Home Loan Mortgage Corporation (Freddie Mae) and the Federal Home Loan
Bank (FHLB) System hold/insure more than $3.6 trillion in primarily mortgage-related
assets (Green and Wachter 2005). However, Lucas and McDonald (2006) noted that
Fannie Mae and Freddie Mac assume a significant amount of interest and prepayment
risk and all of the credit risk for about half of the $8 trillion U.S. residential mortgage
market.
28
Housing Finance Supply in Developed Economies
2.4.1 The Supply and Demand Sides of Housing Finance in Developed Economies
preferences and constraints (Follain et al 1980). The market allocates housing finance on
the basis of the price (interest rate) and the number of households that are willing to pay
the bid prices in consideration that they have their preferences and constraints. It is
argued that there is disequilibrium in the housing finance market when the price does not
The Loanable funds theory of interest rate argued that economic agents have a certain
amount of financial wealth and they can decide to hold the wealth in the form of either
the two (Pilbean 2005; Buckle & Thompson 2005 and Wickens 2008).
The quantity of loanable funds available is the stock of interest earning financial assets
plus human health and the present value of his earnings. If the individual’s
2. Switches from money holdings into saving products – There might be switches by
individuals and business from holding financial wealth in the form of money to
saving products.
29
Housing Finance Supply in Developed Economies
When interest rises, all other things being equal, it would lead to an increase in all these
The demand for loanable funds is a representation of demand for an increased stock of
expenditure on goods and services (Pilbean 2005; Wickens 2008). The demand for
1. Investment demand – Long term investment for capital projects like schools and
housing are usually financed by borrowing. When the need arises, these are
funds.
2. Again, when the income of individuals are increased, they are prepared to
consider increased borrowing in that they can afford extra borrowings (Girouard
When there is a rise in the interest rate, all things being equal, this leads to a fall in
demand for loanable funds, giving a downward–sloping demand curve of the loanable
However, Megbolugbe et al (1991) gave the general form of the housing demand
equation which is the same with the quantity of housing finance demanded as
housing, Po is a vector of prices of other goods and services and T is a vector of taste
30
Housing Finance Supply in Developed Economies
factor. In some studies, a vector of household characteristics, H has been included in the
demographics which include age, race, marital status and household composition were
included for identification of consumer preferences besides income and price factors as
If T = t (H) (2)
For this study, data would be collected from users of housing finance at the household
level. It was argued by DFID (2004 p.6) that representative data at household level is
required to get an accurate picture of patterns of access and usage across the population.
Different authors have taken different positions on definition of income. While in the
United States, Reid (1962), Muth 1960, Lee (1963 & 1968) and recently, Chiuri and
Jappelli (2003) all applied permanent income as a variable in their housing model,
Whitehead (1971) and Karley (2008) observed relevant income variable as personal
disposable income. It is argued that it is out of the disposable income that lender
31
Housing Finance Supply in Developed Economies
The intersection of the supply and demand of loanable funds/ housing finance determines
the interest rate according to the loanable funds approach to interest rate determination
(Pilbeam 2005). From Figure 2.1, HFs1 represents the housing finance supply and HFd1
represents the housing finance demand. The point at which HFs1 and HFd1 crosses one
another is the equilibrium point Eo. It is the point at which the quantity demanded equals
quantity supplied.
For an increase in the supply of loanable funds/ housing finance, which might results in
- the level of savings in the economy, as incomes rise, so also is savings and the
makes it convenient for economic agents to hold funds in interest- bearing assets
(Pilbeam 2005).
32
Housing Finance Supply in Developed Economies
Monetary policy is one of the principal means (the other being fiscal policy) by which
activities (Pilbeam 2005 and Nwaoba 2006). Depending on the instrument being used by
the central government as part of its macroeconomic policies, the government policy
might affect the supply of housing finance in an effort to increase the economy’s overall
Figure 2.2: Housing Finance Market with a shift in the supply matrix.
When the HFs1 matrix shifts to HFs2 with the demand matrix still at HFd1, the new
equilibrium point is E1. At point E1, the price of obtaining housing finance, which is the
interest rate move to P1 and the quantity demanded move to d1. It means that when
government adopts an instrument of macroeconomic policies that affects the supply side
of housing finance and the supply matrix shifts to the left, the price (interest rate)
increases and the quantity demanded reduces. This indirectly affects the affordability of
33
Housing Finance Supply in Developed Economies
households to obtain housing finance in that their income is fixed, that is a constraint and
(households, firms and government agents), the demand matrix of housing finance is
affected. The two traditional demand management instruments are the fiscal and
monetary policies. However, for this study, emphasis is to be on monetary policies in that
it has become more potent as banking systems is becoming more deregulated and
globally linked. The tools mostly used to affect monetary conditions are functions of
either the monetary policy target or the state of financial system development (Archer
2006). In most of the developed economies, where they operate within sophisticated
financial environment, the monetary authorities tend to use indirect and market-friendly
methods.
Figure 2.3: Housing Finance Market with a shift in the Demand Matrix
Adapted from Pilbeam (2005 p.80)
34
Housing Finance Supply in Developed Economies
There are several factors that can lead to an increase in demand for loanable
funds/housing finance and a resultant shift of the demand schedule to the right, which
includes:
- an increase in expected future income means that economic agents will be more
2007); and
- the prospect of future interest rate rises will encourage economic agents to borrow
If the policy introduced by the government led to increase in disposable income and the
demand matrix shift to the right represented by HFd2 with the supply matrix still at HFs1.
The quantity demanded moves to d2 at price (interest rate) of P2. In the long run, the
inflationary pressure on demand for housing finance generated by the increase in the
disposable income would lead into some households to recede demanding for housing
As discussed in Section 2.3, debt finance can be classified into short-term and long-term.
Debt finance from microfinance organisations and indigenous moneylenders are usually
short-termed with high interest rate and are less appealing for housing construction (Moss
2003 and Nubi 2005). They are not commonly used in developed economies because
The most popular funding instrument for housing is the term loan. Here, a specified
maturity date sets the time for repayment of the loan amount and interest. However, van
Order (2007) identifies models for funding loans to be either portfolio lender model or
35
Housing Finance Supply in Developed Economies
originating and holding loans which are funded with debt / deposits, the securitization
model involves raising funds through the bond markets. Term loans vary from short term
(bridging finance, working capital, trade finance) through the medium term (two to five
years for working capital) to long term (project finance, capital expenditure)-which might
have tenure of between 10 and 30 years (Cranston 2002; Heffernan 2003). Lending for
commercial purposes are short-tenured while the typical tenure of mortgage loans vary
(mainly savings and loan association or, more broadly, thrift institutions), which were
induced, by both regulation and tax incentive, to hold most (80%) of their assets in
mortgages (Van Order 2002). However, with the downfall of the Savings and Loans in
1980, the paradigm shifted from deposit-based to bond-based (Pollock 2005). In the
European Union, the dominant funding mechanism is the deposits which consumers place
with banks as savings or in current accounts. As at the end of 2006, the European
Mortgage-Backed Securities 5%
Others 9-15%
Despite the economic integration of members of the European Union, there are
differences in their sources of mortgage funding, mortgage products and in the role of
36
Housing Finance Supply in Developed Economies
government (Stephens 2000; Lea 2001).The housing finance systems of Germany and
Denmark are characterised by specialised mortgage banks with mortgage bonds backed
by a collateral pool as the principal source of funding where government has stringent
control of the system. The United Kingdom has a depository-type of housing finance
system with commercial banks and savings banks acting as the mortgage lenders (Tiwari
As apply to housing, equity finance may be construed to consist of all monies pulled
together from actors – friends, relatives or business entities, who are interested in
maintaining interest in the house purchased with the money raised. The most common
equity-financed model for housing is the Real Estate Investment Trust (REIT). The REIT
structure was designed to provide a similar structure for investment in real estate as
mutual funds provide for investment in stocks. This type of investment pay little or no
federal income tax in US and distribute at least 90% of its taxable income annually in
difference between the operating cash flow and taxable or net income is due to the
deduction of depreciation, which are usually high in REIT transactions (ibid). When
funds from operations are to be calculated, depreciation is added back to taxable or net
income. Except for accounting procedures, operating cash flow and funds from
The concept of REITs began in the United States in the 1960s but became popular in
early 1990s (Seiler & Seiler 2009). REITs started in Australia as Listed Property Trusts
(LPTs) since 1970 and represented about 40 percent of investable commercial property in
Australia in 2002 and accounted for 8 percent of all stocks listed on the Stock Exchange
(Jones Lang 2002). These equivalent tax transparent structures came into existence in
37
Housing Finance Supply in Developed Economies
Europe – Netherlands (FBIs) in the 1970s and France (SIICs) in 2003. In January 2007,
REITs were introduced in the United Kingdom with Germany and Italy (SIIQs)
The growth and development of residential REITs in the United States was due to the
collapse of their housing market in the early 1990s, which resulted in falling prices of
properties between 1992 and 1994 (JCHS-HU 2003). Also, Jones (2008) notes that the
long standing investment by large companies and public subsidy targeted at the private
sector providing affordable housing played its part in the development of US REITs. By
the end of 2007, REITs were introduced in thirty-one countries securitised real estate’s
global market capitalisation as measured by the GPR General Global Index grew from
Hoesli 2009). These residential REITs could be either Equity or Mortgage. While equity
residential REITs invest directly in housing, mortgage residential REITs owns parcels of
mortgages.
Another type of equity finance model is the Shared Equity Products, which covers a
range of financial products that enable the division of the value of the dwelling between
two or more legal entities. These products thus enable the main purchaser (often called
primary owner) to reduce their outgoings by giving up rights to that part of the equity in
their homes. Caplin et al (1997), Berry et al (2006), Whitehead and Yates (2007) noted
that these shared equity products may be taken out by first time buyers to reduce the costs
of entering the housing market, by more mature owners who wish to diversify their
housing equity risks especially older households who are looking to release equity.
The financial products provide the means of varying the primary owner’s outgoings in
line with their financial situation; of switching between the risks of debt (e.g. from
interest rate rises) and equity financing (i.e. from variations in house prices); and of
38
Housing Finance Supply in Developed Economies
transferring some the risks of house price volatility away from the primary owner. Its
disadvantage includes the products being inherently more complicated and traditional
mortgage and leasehold approaches, so that transaction costs are higher and there are
On the supply side of the housing finance market in the developed economies, the lenders
as the ratio of bank lending to property value, a wider array of loan contracts offered to
borrowers and a move towards greater reliance on capital market funding via
securitisation of housing loans (CGFS 2006). It is important to note that most housing
finance markets that have historically relied more on fixed rate products have
experienced an increased demand for, and use of adjustable rate mortgages as well as
loan types combining features from both fixed and adjustable rate mortgages.
39
Housing Finance Supply in Developed Economies
(1)Fixed Rate Mortgages (FRMs) The borrowers repay the principal over the life of the loan and total payments are fixed
over the life of the loan. It creates interest rate risk for the lender.
(2) Adjustable or Variable Rate The payment fluctuates with interest rate and interest payments are often adjusted once
Mortgages (ARMs) or twice a year. The borrower typically repays the principal over the life of the loan. Its
instruments tend to convert interest rate risk into credit risk.
(3) A hybrid ARM The product is a more sophisticated adjustable rate mortgage such as a loan initially
with a fixed rate and subsequently with a variable rate, possibly with a shorter period for
the initial fixed rate.
(4) Interest-only loan Initially, the mortgage payment does not include any repayment of principal. At the end
of the initial non-amortising period, the payment is raised to the fully amortising level.
(5) Option Adjustable Rate It is a loan on which the interest adjusts monthly and the payment adjusts annually. The
Mortgages (Option ARM) or borrower is offered options on how large a payment to make. These typically include a
Flexible ARM minimum payment that may be less than the interest-only payment, which results in a
growing loan balance.
(6) Accordion ARM It is an adjustable rate mortgage with fixed payments but uncertain maturity or term.
The borrower knows the loan payments are the same through the life of the loan, but the
life of the loan is not known. The degree of flexibility in an accordion loan depends on
the term of the original loan and the practical limit on the term of the loan. There is
typically a limit to the life of the loan, often 40 or 50 years, which restricts the flexibility
for the borrower.
Table 2.2 demonstrates some of the housing finance products introduced in the developed
economies with their attributes. Caplin and Cooley (2009) defines standard fixed rate
borrower to be making fixed monetary payments over the tenure of the borrowing.
However, continuous payments might not be possible in various parts of the world due to
improvement in the standard fixed rate contract because more contingency are built into
the terms of the initial contract (Caplin and Cooley 2009). Adjustable rate loans are
defined as loans with adjustable interest rates for the entire life of the loan or fixed for the
first one to five years and then adjustable. Many markets have introduced interest-only
40
Housing Finance Supply in Developed Economies
loans and in some cases more sophisticated loan types with built-in options and clauses
Despite the common trends in most of the developed economies, significant differences
remain across different markets regarding housing finance products used in different
countries. In Belgium, loans are available with tenure of 30 years and the tenure might
currencies, which is an advantage for investors that are looking for opportunities to hedge
Belgium 20 80-100% 71 56
1
Canada 25 75-95% 66 54
41
Housing Finance Supply in Developed Economies
(1). 75% for conventional (non-insured) mortgage loans and 95% for insured mortgage
loans. (2) The Government Housing Loan Corporation discloses the average loan-to-
value (LTV) ratio for the underlying mortgages of its MBSs. The ratio has been around
70-80% from the first issue in March 2001 to date. (3) 2001 Survey of Consumer
Finances, Board of Governors of the Federal Reserve System.
From Table 2.3 above, most housing finance markets have contracts with a loan-to-value
(LTV) ratio of 80-100%, however this may be restricted to 60% as in Germany while in
some, it can reach 125% as in the Netherlands. Based on the loan type and market, longer
contracts are associated with higher LTV ratios. Jappelli and Pistafferri (2003) argued
that over the last two decades, there has been a trend towards higher LTV ratios in
several countries, partly reflecting changing market practice and regulatory changes,
In the developed economies, CGFS (2006), Gyntelberg (2007) and Girouard (2007)
Funding Sources for lenders and Government Policies have contributed to the cost-
efficient and efficiency of their housing finance supply systems. These factors are
Three recent macroeconomic trends have played a fundamental role in the development
of the housing finance market in both the developed and emerging economies (CGFS
2006; Gyntelberg et al 2007; Girouard et al 2007). Firstly, the level and volatility of
inflation and then interest rates have declined. Second, output growth has become more
stable. The available evidence suggests that this decline in nominal interest rates has
stimulated both the demand for and supply of mortgage loans as a result of cheaper
42
Housing Finance Supply in Developed Economies
credit. However, The Economist (2009) observes that in the United States, savings fell
from around 10 percent of disposable income in the 1970s to 1 percent after 2005
presumably partly due to decline in nominal interest rates. In terms of lower output
volatility, the lower frequency and severity of economic downturns has reduced the
Mohanty et al (2006) noted that there has been a substantial holding of government
securities in many countries as form of investment in this volatile financial market. The
government bonds. It is assumed that holding of government securities are safe and with
minimum risk though coupon rates on these types on investments are low relatively. This
Gyntelberg et al (2007) argued that if lower interest rates are perceived to be permanent,
households can thus afford to borrow more, which tend to push up house prices. Also,
rising disposable incomes in the household sector and faster economic growth and lower
output volatility in many countries have fuelled house price increases because households
can afford to pay more for their homes. Higher incomes combined with lower interest
rates also meant that more households can gain access to the credit market, thereby
helping to boost demand for houses and housing finance. Demographic factors may have
also influenced house price development (CGFS 2006; Gyntelberg et al 2007). For
example, in the United Kingdom and Denmark, there are signs that the proportion of
first-time buyers, in relation to the total population, may have a positive impact on house
prices. When a large number of first-time buyers enter the housing market, the demand
43
Housing Finance Supply in Developed Economies
for houses increase leading to a rise in prices and ultimately an increase in the demand
The structure and the quality of a financial system could be driven by the level of
technological developments (Levine 1997 and Levine et al 2000). This might have
contributed to the enormous financial innovations in the recent past (Miller 1986; Allen
and Gale 1994). Also, financial innovation is viewed as an act that drives the financial
system towards the goal of greater efficiency (Allen and Gale 1988, 1994 as cited by
Merton & Bodie 1995; Diamond 1984; Merton 1989 and Ross 1976 & 1989). Giving the
historic account of financial innovation, Allen and Gale (1994) noted that many
instruments had been developed as far back as the 1930s but only few of the instruments
survived. In terms of the technological developments, they have come in the form of
financial analysis has resulted in reduced transaction costs for the financial services
When these improvements are combined with increased competition, it has helped to
reduce credit institutions’ margins, which is the difference between cost of mobilising
deposit and the cost of lending, thus lowering mortgage rates. Also, Boivin and Giannoni
(2006) in discussing effectiveness of monetary policy notes that innovations in firms and
financial innovations might have allowed consumers to cushion themselves from the
impact of interest rate fluctuations. Technological improvements also have enabled better
pricing of risk and return on the underlying collateral and these improvements have made
innovation, lenders have introduced various forms of financial products and households
44
Housing Finance Supply in Developed Economies
can now choose between a wide range of mortgage contracts with different terms and
conditions. Despite the fact that the variable-rate contracts stand out as the most attractive
option, in some countries there is also a growing interest in loans with interest-only
payments over a number of years, or even loans with an initial negative amortization plan
within both wholesale and retail banking. Wholesale banking involves a small number of
very large customers such as large corporate organisations whereas retail banking is made
up of a large number of small customers that needs personal banking and small business
underwriting, merger and acquisitions, consultancy and funds management. Over time,
the functions evolved into one or more general underwriting and initiating or arranging
financial transactions. It is of importance to note that the financial market reforms, the
increasing ease with which financial instruments are traded, the use of derivatives to
(Heffernan 2003).
The retail banking sector has witnessed rapid process innovation where new technology
has altered the way key tasks are being performed. Retail banking is being reinvigorated
(Scholtens & van Wensveen 2003). Heffernan (2003) analyzed that Automated Teller
Machine (ATM) transaction had taken over work of about 25 percent of cashiering jobs.
In the United Kingdom, the number of ATM’s has risen from 568 in 1975 to 15,208 in
45
Housing Finance Supply in Developed Economies
1985 and the trend continues till now, with the same trend observed in all industrialised
countries and other technological developments like automated branches, electronic cards
mortgages have seen a growth in the use of variable rate type mortgages. In addition to
the increased product choice, many housing finance markets have had a trend towards
higher LTV ratios (Jappelli and Pistafferri 2003; CGFS 2006; Gyntelberg et al 2007),
partly reflecting changing market practice and regulatory changes, resulting in lower
down payments for housing loans. As shown in Table 2.3, most markets have contracts
with a loan-to-value (LTV) ratio of 80-100%, although in some cases this may be
Despite these common trends in the mortgage markets, there are still significant
differences across markets when it comes to the loan or contract types typically used.
Pre-payment conditions and rights (options) is another area where there are remarkable
differences across markets (CGFS 2006; Gyntelberg et al 2007). For example, in the
United States market, the standard fixed-rate loan includes an option or right to prepay
without compensating the lender for capital or market value losses, but in Germany, the
lender can ask for compensation of foregone earnings. In other European countries, it is
standard to include some type of prepayment fee in the mortgage contract to reduce
borrowers’ incentive to prepay, although many European countries have legal limits on
prepayment fees.
46
Housing Finance Supply in Developed Economies
There are differences across markets with respect to funding patterns. From Table 2.1, it
is shown that retail deposit is the dominant funding source in the European Union.
Deposits have historically been the dominant source of funding, but capital market
funding or securitisation has witnessed a tremendous growth in the last decade (CGFS
2006; Gyntelberg et al 2007). As at the first half of 2004, more than £70 billion of
illiquid assets like mortgages Cho (2007) was complemented by Shin (2009). In
analyzing the Northern Rock situation, Shin (2009) observes that within a financial
system where short-term liabilities are being used to acquire long-term illiquid assets, any
disturbance in the leverage level (ratio of total assets to equity) have to show up
somewhere within the financial system. When short-term liabilities are being withdrawn
at any point in time, financial institutions holding long term illiquid assets face a liquidity
A large portion of mortgage loans are held off-balance sheet and funded through
securitization in the United States. Since 1981, securitization has been used to fund 15
percent in 1993 (Kolari et al 1998 and Pais 2008). The outstanding amount of US agency
mortgage-backed securities was $2.8 trillion and the outstanding for asset-backed
securities was $1.8 trillion by September 30, 2004 (Pais 2008). Mortgage / Covered
Bonds is becoming a new source of mortgage loan funding in the United States (Lucas et
al 2008; Ergungor 2008) and continue to be very popular and the second most popular
47
Housing Finance Supply in Developed Economies
funding instrument in Europe after retail deposits. As at end of 2005, the total covered
bond outstanding in Europe exceeded £1.8 trillion ($2.35 trillion), with 60 percent of
these issues originated from Germany (Lejot et al 2008). Again there are no centralised
With the present frozen situation of the mortgage-backed securities (MBS) market, as
covered bonds as alternative financing method. The major distinction between covered
bonds and securitization is the concept, in that covered bonds are secured loan that do not
require transfer of pool of assets to a special purpose vehicle. Covered bonds offer a
vehicle for a financial institution to issue debts that are secured by dedicated securities
like pool of mortgages and these mortgages are part of the financial institution’s balance
sheet (Avesani et al 2007; Packer et al 2007; Lucas et al 2008; Klein 2008 and Shin
2009).
For the importance attached to a viable housing finance system, during the 1980’s,
setting up “special” circuits (Diamond and Lea 1992a; 1992b and 1993). “Special”
circuits are housing finance institutions set up by governments with the belief that the
private market was incapable of allocating sufficient funds to meet the demand for
developed economies, the “special” circuits for housing finance were reduced in
credit to housing (Diamond and Lea 1992a; 1992b and CGFS 2006).
48
Housing Finance Supply in Developed Economies
Also, housing policies have been an important factor affecting both demand and supply
in the housing finance systems. In several countries, land use restrictions and planning
policies might have contributed to higher house price rises for any given increase in
demand. In addition, tax policy and foreclosure laws strongly affect the demand and
supply of mortgages and housing, and in turn house prices. In terms of tax policies,
mortgage interest and property taxes are deducted from income for tax purposes in the
United States while Australia provides cash subsidies for down-payments and mortgage
payments (Bourassa and Yin 2005). While foreclosure laws, which allow relatively quick
repossession, are widely applied in most countries of the developed world, the execution
differs from country to country. In Japan, while foreclosure takes up to 3 years, in France,
2.6 Summary
In this Chapter, a critical review of housing finance supply in developed economies was
undertaken. The structure of property rights in any economy determines the form of
ownership all over the world. With well-developed property rights in these economies,
financial system, there are broad mortgage contract options, an array of funding sources
and financial innovations coupled with effective risk management that drives the
From 2007 upwards, various authors on bank lending in the developed economies have
assets, which is predominant in the United Kingdom. Apart from adopting securitisation
as a stable funding source and an asset-liability management tool, other credit risk
49
Housing Finance Supply in Developed Economies
transfer processes like credit derivatives, collateralised debt obligations (CDOs) and
One might conclude that housing finance supply in these economies had attributes of an
reductions in the costs of credit intermediation and significant increases in the availability
of funds and range of contract terms. Except with few exceptions, like in France and
Germany, the direct involvement of central government in mortgage lending has been
minimal which improve the informational efficiency and ultimately reduces transaction
cost.
50
Housing Finance Supply in Emerging Economies
CHAPTER THREE
3.1 Introduction
determination of both the level of welfare in a society and the level of aggregate
economic activities (Sheppard 1999; Poole 2003). Housing is the largest asset owned by
most households and is nearly always financed, in the sense that owners of housing
capital must pay for their units over a period of years (Malpezzi 1999).
from having a well-functioning mortgage markets despite various economic issues being
tackled with limited resources. The large external benefits to the national economy were
highlighted in (Jaffee and Renaud 1997; Renaud 2008) to include capital market
labour mobility, more efficient resources allocation and lower macroeconomic volatility.
This chapter provides a critical review of the growing body of literature on housing
finance in emerging economies that Renaud (2008) noted had been no comparative
To achieve the above, the chapter is divided into seven sections. The first section is the
introduction, the second section examines the definition of emerging economies and the
third section discusses the housing sector in emerging economies. Housing finance
supply in emerging economies is the focus of section four while section five discusses
factor affecting housing finance supply in emerging economies. Issues in housing finance
51
Housing Finance Supply in Emerging Economies
supply and the deficiencies in past studies are discussed in section six and the summary
in section seven.
The term emerging economies does not lend itself to easy definition. The words
economy with low-to-middle per capita income. Such countries constitute approximate
80% of the global population, representing about 20% of the world’s economies (Obadan
Developing countries have existed for a long time, and for much of their history, they
have attempted two related tasks. The first is to build their local financial institutions/
by a country is an indication that the country has been able to build confidence in its local
economy (Upadhyay 2007; Kehl 2007; Vatnick 2008). This resulted in a total net capital
inflows into the emerging markets multiplied by 2.5 within the period 1996-2000 to a
figure of US$260 billion (ibid). As time went by, the word used to describe these
countries and their markets have undergone considerable change. Between 1950’s and
was changed to more polite “less developed country” and from 1990 upwards, they are
referred to emerging financial market (EME) (Beim and Calomiris 2001). The name is a
toward the opening of free markets bringing a bust of progress and performance (Beim
52
Housing Finance Supply in Emerging Economies
the process of sustainable per capita income growth. A set of criteria or indicators that
points to the fact that the growth of an economy is sustainable includes the following:
competitiveness.
relying more on domestic savings and foreign private inflows for investment.
• Its debt burden is supposed to claim a modest share of its total resources.
“A country in which its national economy grows rapidly, its industry is structurally
changing, its market is promising but volatile, its regulatory framework favours economic
liberalisation and the adoption of a free-market system, and it’s government is reducing
Luo (2002), however also noted that it is misleading to assume that emerging
53
Housing Finance Supply in Emerging Economies
among them. The common factors identified are –legal infrastructure are made up of
legal system development and enforcement, that are generally weak; factor markets and
institutional support needed for economic development and business growth are weak
(factor markets such as capital market, labour market, production materials market,
foreign exchange market and information market are generally underdeveloped and still
experience faster economic growth than other types of economies but this growth is often
accompanied with uncertainties and volatilities; emerging markets are often featured with
strong market demand, especially from emerging middle-class customers. Renaud (2008)
noted two basic indicators of financial development as being the total volume of financial
assets to reflect scale, and financial assets per capita to reflect financial depth which are
In the studies of emerging capital markets, which has recently attracted the attention of
global investors, Barry & Lockwood (1995), Mwenda (2000) and Kehl (2007)
highlighted their characteristics to include high average returns, high volatility and
The distinctions amongst the different nations of the emerging economies as identified
by Biem and Calomiris (2001) and Luo (2002) included being not possible to determine
by size, while countries like China, India, Brazil, Russia and Mexico are large, we have
other smaller emerging states. While some nations adopt fiscal and monetary policies to
oversee their national economies, countries like India, China and Indonesia manages their
The Economist (2006) and Renaud (2008) observed that there is more than one definition
of emerging economies depending on who does the defining. The Economist (2006)
54
Housing Finance Supply in Emerging Economies
noted a lot of definitional confusion, while JP Morgan Chase and the United Nations
counts Hong Kong, Singapore, South Korea and Taiwan as emerging economies,
Morgan Stanley Capital International included South Korea and Taiwan in its emerging-
market index, but keeps Hong Kong and Singapore in its development-markets index.
The confusion was further compounded when The Economist (2006 p.6) noted that
International Monetary Fund (IMF) described all the four countries as “developing” in
its International Financial Statistics but as “advanced economies” in its World Economic
Outlook.
In various studies on emerging market economies, authors include more countries in their
studies. Bekaert and Harvey (2000a & 2000b) in their studies of capital markets in
Brazil, Chile, Colombia, Greece, India, Indonesia, Jordan, Korea, Malaysia, Mexico,
countries, some were included in the studies by Bekaert and Harvey but some were not
included. The countries considered in the Chiuri et al study included Argentina, Brazil,
Chile, Costa Rica, India, Poland, Slovenia, Morocco, South Africa, Kenya, Tanzania, Si
economy as indicated by the economic indices (Gross Domestic Product, per capita
income etc), with a promising market due to the purchasing power of its population,
improvement in its regulatory framework which favours economic liberalisation and the
55
Housing Finance Supply in Emerging Economies
The regions within the emerging economies had unique characteristics in their housing
sectors, which are dictated by their housing policies. Donnison & Ungerson (1982) and
Ronald (2007) argued that policies adopted in each country can be institutional or
providing housing for the residents is considered as a productive sector of the economy
while in the institutional housing policies, the intervention of governments comes in, as
an effort to support residents that had problems in meeting their housing needs.
In the South Asian countries, their housing set-up is characterised by the very high
nature. This results in government taking overall care of the resident’s housing needs and
However, as argued by Agus et al (2002 p. 14), the allocation of housing in East Asia
society is essentially based on the ability of households to pay rather than bureaucratic
principles of fairness and equity. The principles of markets and individual consumption
still apply to housing despite the fact that the society is more collectivistic and less
The level of urbanisation in Sub-Saharan Africa (SSA) is modest by global standards, but
because of this limited urban base, African cities are experiencing some of the fastest
rates of urbanisation in the world (UNCHS 1996a). With urbanisation rates exceeding 5
percent per annum, twice as high as Latin America and Asia, 35.7 percent of their
populations lives in urban areas as at 2003 (Auclair 2005). The rapid urbanisation comes
56
Housing Finance Supply in Emerging Economies
along with a considerable growth of informal housing and the striking feature of most
African cities is the extent of informal development (Okpala 1984; Arimah and Adeagbo
2002; Groves 2004 and Egbu 2007). Omirin and Antwi (2004), UNCHS (1996b & 2000)
and Durand-Lasserve (1997) are categorical in their observations that informal and illegal
According to UN-Habitat, the SSA is set to have an urban majority by 2030, with more
people in towns and cities than the total population of Europe, which is about 492 million
(Roy 2007). Analysis also reveals that not only is the income poor who are unable to
access housing of reasonable quality, but that there are many other households not
necessarily on low incomes who are also unable to secure decent housing (Groves 2004;
Roy 2007).
The 1996 Global Report on Human Settlements (UNCHS-Habitat 1996b) defined the
concept as individuals and households who lack safe, secure and healthy shelter with
basic infrastructure such as piped water and adequate provision for sanitation, drainage
Why is the housing situation so pathetic in the Emerging Economies? Could the situation
obtain funds to build decent accommodations? The next two sections will discuss housing
finance supply in emerging economies and factors affecting housing finance supply in
The role of a housing finance system does not stop at the provision of shelter, it is also
very important to the mobilisation of domestic savings, shelter being one of the first
57
Housing Finance Supply in Emerging Economies
priorities of households and a leading reason for savings. Therefore, the literature
contends that the housing finance sector can and should play a central role in the
In Asia, according to UN-Habitat’s state of the World’s cities 2006-7 report, 73 percent
Asian Development Bank study says that Asia’s mortgage sector is the least developed in
the world (UNCHS 2007). The situation in SSA is similar, characterised by the lack of
housing finance.
The stock of housing finance in Namibia and South Africa comes to 18-20 percent of
GDP, for other countries for which data are available had about 2 percent (Nigeria, Mali,
Morocco, Senegal) (Roy 2007). In Asia, many countries mortgage financing per year is
less than 2 percent of GDP compared to 88 percent in the United Kingdom (UNCHS
2007) and 15-21 percent in Chile, Malaysia and Thailand (Honohan and Beck 2007). In
societies where social housing is not on the priority list of government, the affordability
would have to be looked at from the point of view of the individual’s own ability to raise
money needed to meet the cost or price of housing needs. Generally, the first source of
funding for the individual is their income because it does not involve payment of interest.
But income is generally low in the developing world as shown in Table 3.1 below.
58
Housing Finance Supply in Emerging Economies
Millions Percentage
Real GDP growth in % GDP per capita in US$ Inflation (Annual average
% change
South
59
Housing Finance Supply in Emerging Economies
900 785
800
700
600
500
400
300 208
200
124
100
0
Tables 3.1, 3.2 and Figure 3.1 explain the economic situations in most of the emerging
market countries. From Table 3.1, it is clear that in 2004, only 50% of the total
population of the developing world lived above US$2.00. In Sub-Saharan Africa (SSA),
the situation was markedly different. Just some 28% of the population lived on US$2.00
or more a day in 2004, relative to 22.3% in South Asia, 80.3% in Middle East and North
Africa, 77.8% in Latin America and Caribbean, 90.2% in Europe and Central Asia and
From Table 3.2, GDP growth rate of above 5 percent were recorded in 2006 for most of
the countries of SSA and a better average projected GDP growth rate for 2007. Despite
these impressive figures, the SSA lags behind other regions. From Figure 3.1, in 1960, a
GDP per capita income for SSA and East Asia were more or less the same, by 2003, GDP
per capita income in East Asia was five time higher than that of SSA. In the late 1970’s,
the East Asian and Pacific region started to outpace SSA. By 2007, GDP per capita
60
Housing Finance Supply in Emerging Economies
income rose by nearly 800% in comparison to 1970. In SSA, in contrast, it has been
stagnant whereas in other regions of the emerging economies, extreme poverty has been
drastically reduced. The poverty level has increased from 36 percent of the population in
1970 to 75.8 percent in 1999 (Roy 2007). As a result, three out of four Africans is poor,
spending less than US$2.00 per day on basic necessities of life and the number of the
Many countries in the emerging economy have nascent and weak financial markets. The
participation of financial markets in financing housing has been limited and the majority
of low-income households are also excluded from the formal financial services industry
economies being raised from the informal market (Okpala 1994; Buckley et al 1994;
Saravanan 2007 and Tiwari & Debata 2008). These informal markets are made up of
loans from relatives, employers and money lenders that supplement savings and current
However, formal housing finance supply in emerging economies is operated through both
policy-driven and the market-oriented housing finance channels (Deng and Fei 2008).
The policy-driven housing finance is mainly through Housing Funds Schemes, which are
mortgages raised from financial institutions. What then are the factors affecting housing
61
Housing Finance Supply in Emerging Economies
With the magnitude of housing needs in most of the countries in the emerging economy,
Buckley and Kalarickal (2004), Hassler (2005) and Merrill (2006) argued that there are
requirements that emerging economies must embrace, if they are going to move forward
conditions, a legal framework for property rights, mortgage market infrastructure and
funding sources to promote financial intermediation and each will now be discussed.
(Burda and Wyplosz 1997; Hammond 2006 and Roy 2007). Macroeconomic instability
and its corollary of high and volatile domestic interest rates, erratic monetary and
exchange rate policies coupled with weaknesses in the financial systems of many
emerging market countries (Bhattacharya et al 1997; Irving and Manroth 2009), have a
greater macroeconomic volatility in emerging markets, the most important is that their
production structure is typically much less diversified than that of developed countries
interest rate, or volatility of inflation, which has affected the efficiency of housing
affordability, Buckley et al (1994) argued that housing finance affordability arises when
inflation makes housing unaffordable at the market rates of interest. This resulted in
the Latin America and a few African countries like Ghana. Therefore, the objective of
62
Housing Finance Supply in Emerging Economies
impede the affordability housing and provide a financing vehicle so that those who can
afford to, and so desire, can purchase homes (Buckley et al 1993). This assertion has been
argued by Buckley (1996) and Kim (1997) that indexation of deposits and mortgage
inflation low, the budget deficit small and the current account sustainable (Fischer 2004
p.123; Hale 2007). Therefore, the financial regulatory authorities (central banks) in most
emerging market economies have used policies like the cash reserve requirement and
percentage of the banks cash asset to be kept in an account with the central bank. This
policy is adopted to control volume of funds available for financial institutions to invest
In most of the emerging market economies, the financial subsector is generally shallow
relative to the sizes of these economies. The shallowness of these institutions results in
limited access to financial services, with the low-income earners and even medium –
income earners mostly discriminated against in the financial market. This form of
discrimination comes in the form of being denied credit facilities due to their inability to
meet the stringent requirements of suppliers of finance (Roy 2007; Renaud 2008).
In terms of liberalisation, there has been a relative efficiency in the credit markets of the
emerging economies due to the adoption of market discipline and risk-based capital
guidelines. Almost all countries in the emerging economies are moving away from rigid
63
Housing Finance Supply in Emerging Economies
that:
“From the IMF’s International Financial Statistics (2000) with the demographic
and economic structure of their economies from the World Bank’s Development
Indicators, this database covers 183 countries and shows that many financial systems
are small. Out of this number, 63 countries had an aggregate financial sector size
(measured by money supply M2) of US$ 1 billion which is not larger than a small bank
in a developed economy. Even with a higher threshold of US$10 billion that would be of
the magnitude of the balance sheet of a medium-size bank in an industrial country, there
were 115 countries that fell under the US$10 billion mark. These countries accounted for
These financial systems include all of Sub-Saharan Africa except Nigeria and South
140% 50%
45%
120%
40%
100% 35%
80% 30%
25%
60% 20%
40% 15%
10%
20%
5%
0% 0%
Sub-Saharan Developing Asia Latin America Developing Sub-Saharan Developing Asia Latin America Developing Europe
Africa Europe Africa
The selected indicators for assessing level of financial depth and financial intermediation
includes- total assets of financial intermediaries; bank credit to the private sector as a
share of GDP and ratio of broad money M2 to GDP (McDonald & Schumacher 2007;
Irving & Manroth 2009). However, Pill & Pradhan (1995); Irving & Manroth (2009)
evidenced that interest rate produces misleading signals about financial development in
64
Housing Finance Supply in Emerging Economies
that the openness of the economy to capital flow, banking sector competitiveness and
government borrowings from the financial system are not accounted for as factors. Also,
bank credit to the private sector as a ratio of GDP has flaws in that it does not adequately
take into account non-performing loans and credit granted by non-bank financial
institutions and the impact of commercial bank lending to other financial intermediaries.
Figure 3.2 shows that financial intermediation is less developed in SSA than other
emerging markets. The financing of the economy by the banks is measured by the ratio of
banking system credit to the core private sector (CP) to GDP. The private sector credit to
GDP in SSA amounts to 18% whereas it is two times higher in Asia at 45% and 22% in
Latin America. Cash transactions seem to prevail, as shown in the lower M2-to-GDP
ratio, non-cash forms of money are lower than in other emerging markets. Non-Cash
forms of money are 42% in SSA, 123% in Asia and 56% in Latin America.
Sub-Saharan Africa
South Asia
South East Asia
Latin America
Sub-Saharan Africa
South Asia
Series1
South East Asia
Latin America
0 2 4 6 8
65
Housing Finance Supply in Emerging Economies
Figure 3.3 shows the level of access to finance in all the regions of the emerging markets.
Ndulu (2007) defines access as “ensuring provision of financial services that entail
institutions. It has 2.8 branches serving 100,000 people compared with 5 branches to
1000,000 people in South Asia whereas in Latin America, it reaches nearly 8. New data
suggest that not more than 20 percent of African adults have an account at a formal or
performance of the finance industry and the process of capital formation, and therefore
the mortgage market development strategies (Renaud 2008; Boleat 2008). This is done
when attempts are made to increase the depth and breadth of their financial markets. One
of the indicators for measuring financial deepness of an economy is the total deposits
within a financial system as a percentage of GDP (Vatnick 2008). The organisation and
structure of the financial system also plays an important causal role in the quality and rate
Bank 2001).
Bossone et al (2003) include the following components under the term “financial
infrastructure”
institutions.
66
Housing Finance Supply in Emerging Economies
and industry analysts, laws and rules about disclosures. Warnock and Warnock
(2008) considered public registries and credit bureaus as medium where current
the financial institutions is considered to be its primary role. Pagano and Jappelli
(1993), Jappelli and Pagano (2000 & 2002) observed that public registries and
credit bureaus exist in large number in developed economies and they have been
through financial statements, assets ownership and credit scoring (Lehman &
Neuberger 2001; Kroszner & Strahan 2001 and Berger & Udell 2001). Due to the
Goldberg (2004), Diamond (1991 & 1984), Leland & Pyle (1977) argue that
and regular dealings allow the parties to learn a lot about each other (North 1990
p.55; Jaffe & Louziotis Jr 1996 p.142). Elyasiani and Goldberg (2004) noted that
67
Housing Finance Supply in Emerging Economies
borrower in the course of their intermediation relationship hence the credit history
worthiness. However, Boot (2000) and Elyasiani & Goldberg (2004) argued that
- The payments and settlements systems: clearing and settlements systems, rules
and standards. The setting up of efficient securities trading and settlement system
while most financial systems in the developed world are completing their clearing
and settlements within 24-48 hours, many countries in the emerging world are
having their clearing and settlement systems completed in five days (120 hours).
- The financial stability infrastructure: Liquidity facilities and other safety net
facilities. For any form of long-term lending, for effective risk management, there
institutions are mostly using short-term liability to fund long-term assets and they
are usually exposed to mismatch risk. In most of the emerging economies, there is
design tool to meet specific risk profile using credit scoring. If the advantages of
information based technologies are embraced in the emerging economies, the pace of
The integration of financial markets has been considered as an important aspect of the
globalisation process which has been extensively discussed (see Griffith Jones &
Gothschalk 2003; Huang & Wajid 2002; Hausler 2002; Prasad, Rogoff, Wei & Kose
2003; Stiglitz 2002, 2003, 2004 and Obadan 2006b). Obadan (2006b) argues that increase
in financial globalisation has been elevated by factors amongst which are improvements
among the providers of intermediary services and increased private savings for retirement
Credit scoring as means of measuring credit risk is gaining ground in the Latin America
(Ferguson 2004), in existence in Egypt (Economist 2007) and is being used in the Asian
countries. A consortium of eleven banks in Nigeria (Access Bank, Bank PHB, Diamond
Bank, First Bank, FCMB, GTB, Intercontinental Bank, Stanbic IBTC Bank, Standard
Chartered Bank, Union Bank and United Bank for Africa) floated a credit bureau
company in collaboration with a foreign firm, Dun and Bradstreet (D&B) a credit
reference company (Oke 2009). The establishment of credit bureaus and the use of credit
scoring will aid lenders in having more effective and objective gathering and processing
of borrowers credit history allow for a more precise measurement of credit risk.
If the funding of mortgage loans is left primarily to the deposit-taking institutions, they
can only supply mortgage loans through deposit mobilised which are short-tenured. As a
consequence of the high proportion of short-term liabilities in their deposits, they tend to
lend short according to the commercial bank loan theory and the real bill doctrine. The
69
Housing Finance Supply in Emerging Economies
theory stipulates that bank loans should be short-term and self-liquidating because
commercial banks usually have short-term deposits. According to the theory, banks
should not grant long-term loans such as housing / real estate loans or loans for financing
purchase of plant and machinery because they are considered too illiquid (Elliot 1984;
A large percentage of financial institutions in the emerging economies are still adopting
the business model used in the era of market-making (1970s-1980s) in the US relying on
short-term deposits liabilities to fund long-term mortgages assets (USDHUD 2006; Cho
2007), which are contradictory to the tenets of the commercial bank loan theory. This
model had a unique shortcoming under volatile interest rate environment where lenders
are borrowing short-term and lending on long-term basis at high interest rates that results
variety of lenders in the primary market to promote further development. This includes
funding alternatives (Roy 2007). Lenders in the primary market would include non-
institutions (MFIs) and contractual savings systems (Follain and Zorn 2000; Warnock
and Warnock 2008). In Asia, the financial sectors in countries such as China, South
Korea, Malaysia, Singapore, India and Indonesia are large and well developed (UNCHS
2007). Whereas, domestic debt markets in most SSA countries (except South Africa) are
SSA has 15 organised securities markets and the region’s financial sectors are
70
Housing Finance Supply in Emerging Economies
tenors except the Johannesburg Stock Exchange (Roy 2007; Irving & Manroth 2009).
Scale issues in equities have been mirrored in the bond market, where only a limited
number of private bonds have been listed and there is little secondary market trading
(Merrill and Tomlinson 2000; Roy 2007). The major reason for the smallness of the
securities market is lack of investors; in that insurance companies and pension funds are
too small to act as major institutional investors. Despite the fact that insurance companies
are allowed by statute to invest in real estate, they lack the necessary long-term funds for
There is the need to mobilise long-term funds in order to improve the supply of housing
finance in the emerging economies. While few countries have identified the opportunities
countries have been passive and continued over-looking the glaring opportunities. The
new and innovative financial products include issuance of diaspora bonds, migrant
remittances and bonds / pension funds. These products with their characteristics are
financing from its residents in a foreign country (Chander 2001; Ratha et al 2008). There
are countries in emerging countries that have adopted this form of instrument to raise
long-term funds like India and Israel, which raised $11 million and $25 million
respectively from diaspora bonds (Ketkar & Ratha 2007; Ratha et al 2008). As at 2006,
the South African government was planning to issue Reconciliation and Development
Bonds targeted at their residents abroad, expatriates and domestic investors (Bradlow
71
Housing Finance Supply in Emerging Economies
2006; Ratha et al 2008). Ghana is selling a Golden Jubilee Savings Bond to Ghanaians in
Europe and the United States (Ratha et al 2008) and Kenya launched its form of diaspora
bond in 2008.
Diaspora bonds have that selling point of the desire by the residents abroad of the need to
the potential market for diaspora bonds, some of the countries in the emerging world are
still struggling with weak and non-transparent legal systems for contract enforcement and
a lack of effective regulations on their financial intermediaries (Chander 2000; Ketkar &
and migrant transfers (World Bank 2007). Remittances are considered as a stable source
of external finances that can be effectively utilised for developmental purposes, one of
which is housing finance that requires long–term funding. Remittances have contributed
cites countries like Morocco, Pakistan and India as case studies where remittances have
accelerated investment in those countries. In Ghana and SSA studies, it has also been
concluded that remittances reduces poverty in the recipient countries (Adams 2006;
Quartey 2006; Adams et al 2008 and Gupta et al 2009). In countries of the emerging
economies, remittances can also improve capital market access of banks and governments
in poor countries by improving their ratings (Ratha 2006; Ratha et al 2008). However,
72
Housing Finance Supply in Emerging Economies
there has been a contrary opinion by Chami et al (2005) study using a panel of data for
113 developing countries argues that immigrant remittances have a negative effect on
economic growth and cannot be a source of capital development, which has been
severally debunked.
There is a body of knowledge in the form of research documenting the role of transfers
from migrants to their home families in risk-sharing, informal credit and altruistic
arrangements, that is, family obligations and assistance (Johnson and Whitelaw 1974;
Lucas and Stark 1985 p.902; Rosenzweig and Stark 1989; Illahi and Jafarey 1999).
However, El badawi and Rocha (1992) as cited by Chami et al (2005) divides the causes
specifically noted that remittances can effectively be used to acquire assets like land,
The worldwide total remittances made up of unrecorded flows through formal and
informal channels are considered to be in excess of $276 billion in 2006 (World Bank
2005, Chapter 4). However, the recorded remittances sent home by migrants from
developing countries increased from $193 billion in 2005 to $206 billion in 2006 (World
percent in annual terms since 2000 (Gupta et al 2009; Page and Plaza 2006).
73
Housing Finance Supply in Emerging Economies
From Table 3.3, the Latin America and the Caribbean Region stands out as the largest
recipient of recorded remittance. As mentioned in Section 3.3, informal developments
contributes about 85 percent to land and housing development in SSA and also most of
the transfers and remittances coming to SSA are done through the informal sources. It is
presumed that unrecorded remittances is large in SSA because the formal financial
infrastructures are limited (Sander and Naimbo 2003 as cited by Page and Plaza 2006).
The World Bank (2007) noted that due to lack of data, as usually remittances flow to
SSA are largely consummated through informal methods, it has been grossly
underestimated.
It is observed that recorded remittances have grown in all the regions of the emerging
economies between 2000 and 2006. World Bank (2007) argues that the growth of
remittances flow is slowing down in the Latin America and the Caribbean region due to
the slowdown in the housing sector in the United States. However, remittances to other
74
Housing Finance Supply in Emerging Economies
regions especially South Asia is held up by the strong economy in the migrant-receiving
The Bank of International Settlement Paper No 11 (2002) presumed the major reason for
finance government deficits. It was explained that since they had a highly regulated
financial sector before the 1980’s, governments in these countries usually meets their
funding requirements by making it mandatory for local banks to hold government paper
Blommestein and Horman (2007 p. 17) in assessing debt management and bond markets
in Africa described the situation in South Africa and Nigeria as follows: “The bond
markets in South Africa are relatively advanced. There is a well developed market for
government securities, and corporate bonds have seen significant growth in recent years,
although the latter still account for only 10 percent of the bond market”. For Nigeria –
maturity structure and smoothing the redemption profile. Much of domestic issuance is
undertaken not to fill a funding gap but, instead, to provide securities to the market for its
development”.
The arguments raised by BIS (2002) and Blommestein & Horman (2007) regarding the
essence of issuing bonds in the emerging economies are fallacies. Specifically in 2008,
the Federal Government of Nigeria raised $400 million from the capital market to finance
affordable housing projects. Out of about $300 million bond raised by the Federal
75
Housing Finance Supply in Emerging Economies
Mortgage Bank of Nigeria (FMBN) earlier on in 2004/2005, FMBN has disbursed a total
of $94 million through 41 primary mortgage institutions (PMIs) to individuals and $188
million disbursed to private estate developers for estate construction as at December 2007
(Onyebuchi 2008).
Pension funds are now considered as significant institutional investors in the present day
financial market. Pension fund assets have grown substantially in the last three and half
decades for the following reasons – the better economic prosperity has increased the
earnings of individuals with part of their earnings being devoted to securing their
financial futures. Also with greater life expectancy due to better health services, more
people are demanding for pension product, which attract significant tax concessions
The pay-as-you-go social security systems in the emerging economies are being replaced
reform, assets under management in the pension fund subsector of these economies are
fast growing. Chile, the most sighted example of pension fund development in emerging
market economies with its bond market development, launched a funded pension system
in 1981. By 2003, Chile pension assets were 60 percent of GDP, Bolivia pension assets
were 30 percent of GDP in 2005 which was only six years after the introduction of
Roy (2007) and Renaud (2008) argue that an effective and efficient housing finance
system is not only about granting housing loans but also mobilisation of resources from
the surplus sector to the deficit sector for entrepreneur activities. With the removal of
government bureaucracy from the savings for retirement process, pension reform has
76
Housing Finance Supply in Emerging Economies
Mackenzie et al (1997) and Chan-Lau (2005) argued conditions under which pension
reform can increase a country’s savings rate. Chan-Lau (2005) noted that mostly in Asia,
contribution system for civilian workers but in Korea, the national pension system is fully
Defined contribution pension (DCP) plan has a fixed contribution usually based as a
percentage of the employee’s salary. The benefit is dependent on how the portfolio
performs with no guarantee of how much could be received on retirement. On the other
hand, the defined benefits plans are usually funded by the employers through tax-exempt
However, Asher (2000), Holzmann et al (2000), Chan-Lau (2005) observed the main
decisions. By and large, the expanding pension funds in emerging economies may be
having capital to invest in real estate-related assets, but they are mostly forced by
In Sub-Saharan Africa, for example in Nigeria, with the introduction of a fully funded,
defined-contribution pension system through the Review of the Pension Reform Act of
2004, the pension fund was valued at $6.67billion as at December 2007 compared to
pension funds under management in the United States estimated to be $7trillion in 2002
(Pilbeam 2005).
The contribution for any employee to which the Act applies was made specifically under
Section 9 (1) a, b, c.
77
Housing Finance Supply in Emerging Economies
The Pension Funds investments in Assets by the pension fund administrators (PFA) were
(a) bonds, bills and other securities issued or guaranteed by the Federal Government
(b) bonds, debentures, redeemable preference shares and other debt instruments
(c) ordinary shares of public limited companies listed on a Stock Exchange registered
under the Investments and Securities Acts of 1999 with good track records having
listed on a Stock Exchange registered under the Investments and Securities Act
(f) units sold by open-end investment funds or specialist open-end investment funds
(i) such other instruments as the Commission may, from time to time prescribe.
78
Housing Finance Supply in Emerging Economies
These investments by the PFA’s create opportunities for Federal Government of Nigeria
and State Governments to have access to funds when bonds are floated for long-term
Risk has been identified as a unique factor that have hindered housing finance worldwide
financing structures. Risks in housing and real estate financing involve consumers,
builders, financiers, capital market players, governments together with regulatory bodies.
The exposure in the emerging economies is higher due to the macroeconomic situation in
those economies as discussed in Section 3.4.1. Odenbach (2002), Heffernan (2003), van
Order (2005) and Mints (2006) highlighted the following four major forms of risk
Default/Credit Risk: Risk that an asset or loan becomes irrecoverable in the case of
outright default, or the risk of delay in the servicing of the loan resulting in the present
value of the asset declining. However, Mints (2004) argued that risk of default could not
be managed because banks are not capable of assessing the borrower’s income.
Liquidity/ Funding Risk: Risk of insufficient liquidity for normal operating requirements,
that is, the ability or inability of the bank to meet its liabilities when they fall due.
Funding risk is the inability of a bank to fund its day-to-day operations. Due to the fact
that income is low in most of the emerging economies, interest rates on domestic savings
with formal financial institutions are low and terms of savings rate changes eratically.
Again, the inability to effectively manage the economies whereby the inflation rate is
higher or in most cases is twice the savings rate discourages potential savers or investors
from keeping their funds with the formal financial institutions. In SSA, countries are
79
Housing Finance Supply in Emerging Economies
grouped into different categories according to their gross domestic savings rates as at the
end of 2006, the first category are countries with high potential to generate domestic
funds for long-term financing with savings rates in excess of 35 percent like Nigeria (40),
Chad (42) and Namibia (35). Also, the second category are countries with solid potential
to generate 10-30 percent savings rate like South Africa (16), Cote d’Ivoire (28),
Mozambique (20), Zambia (18), Cameroun (17), Sudan (14), Madagascar (14) and
Tanzania (14) (Irving and Manroth 2009 p.5). Ndulu (2007) noted that in Kenya, for
example, the savings rate of 19 percent to their GDP in the 1970s has dropped to 8.6
percent in 2000. In Ghana, gross domestic savings are 8 percent of GDP. However, the
domestic savings rate in India and China are close to 38 percent and 23 percent of their
Systemic Risk: This is a type of risk that affects a particular sector of an economy when
policies are targeted to that particular sector. This type of risk might have a multiple
effect on the economy generally. Let us say there is a financial crisis, the transmission of
information about investments and firms, the allocation of credit and the transfer of risks
may be disrupted. Also, the pricing of financial assets may be distorted, the clearing and
settling of payments may be impaired and business and households may be unable to
obtain financing for purchases or to withdraw funds from deposits at banks. An example
at the hand is the present credit crunch affecting all the economies of the world, but is
more pronounced in the emerging economies. However, on the whole these inadequacies
result in disruption in the functioning of the housing finance market in which the
80
Housing Finance Supply in Emerging Economies
Interest Rate Risk: Interest rate risk arises from interest rate mismatches in both volume
and maturity of interest-sensitive assets, liabilities and off-balance sheet items. Odenbach
(2002) argued that interest-rate risk affects a lender when the lender has issued long-term
debt at relatively high costs. On the other hand, its customers take advantage of falling
interest rate by prepaying existing loans (prepayment risk) and subsequently re-
mortgaging at a lower rate. Again an unexpected swing in interest rates can seriously
affect the profitability of the bank and the shareholder’s value added (Hefferman 2003;
Toby 2006).
The organisation and structure of the financial system plays an important role in the
quality and rate of economic growth. International experience and research in high
income economies shows that a well functioning mortgage market will provide large
external benefits to the national economy: efficient real estate development, construction
sector employment, easier labour mobility, capital market development, more efficient
Most of the tenure choice literature examines micro-level behaviour until lately when
comparative studies are being undertaken (Fisher and Jaffe 2003). Apart from the efforts
of the international agencies that have agitated for proper housing delivery through
effective housing finance supply (Malpezzi 1999; Data and Jones 2001), it would appear
that no concerted efforts have been made to develop a model for housing finance supply.
Much of the effort in the literature has been on the demand side of housing finance
market. Malpezzi (1999) elucidated the published studies to include Mayo (1981) - for
developed countries, Malpezzi and Mayo (1985 & 1987)-for developing countries,
81
Housing Finance Supply in Emerging Economies
Follain et al (1980) studied urban Korea using survey data from 1976, Ingram (1984)
applied 1978 data from Bogota- Columbia and Arimah (1994) studied Ibadan-Nigeria.
However, Grootaert and Dubis (1986) provided rigorous attempts to conduct housing
demand with respect to income, price, family size and age of family head.
efficient and cost-effective and whether the models can be used in the emerging
economies. The Owner - occupation has been the segment of the housing market
all the world’s richest societies except Germany. Arimah (1997) Rohe et al (2002),
Stephens (2003), Song (2005), Bardhan & Edelstein (2008) and Dickerson (2009)
of civil society and living better quality of life with neighbourhood stability. Other
benefits include secure supply of land with a good title (registered land) as pre-requisite
for effective housing finance system. However, Arnott (2008 p. 9) argues that home
ownership for the poor is highly risky taking cognisance of the recent rapid rise in the US
subprime foreclosures. In the emerging economies, because the inhabitants are relatively
poor compared with those in the developed economies, the most affordable and
predominant tenure system has been rental tenure system (Wallace 1995; Kim 1997;
Arnott 2008)
There have been empirical studies (Feder et al 1988; Feder & Nishio 1998 as cited by
Byamugisha 1999; Kalabamu 1994; Rabbawi 1997 and Groves 2004) which have
82
Housing Finance Supply in Emerging Economies
called in Nigeria). Specifically, Feder et al (1958) and Feder & Nishio (1998) established
positive link between land registration and improved access to credit in rural Thailand.
However, some empirical studies have proved otherwise. Studies done in the rural set up
of Kenya, Ghana, Rwanda and Somalia regarding economic effects on land registration
could not establish any significant relationship between land registration and investment /
1998 as cited by Byamugisha 1999). Mabogunje (2002), Nubi (2005), Abdulai (2006 &
2007), Arnott (2008) and Iwarere & Megbolugbe (2008) argued that getting a land
In Nigeria, the Land Use Decree (LUD) was promulgated in March 1978 with that
intention of eliminating anomalies in land transfers and the possibility of bona-fide land
users to acquire lands at affordable prices with minimal encumbrances. Under the decree,
all land was brought under the control of the state government and the rural land being
controlled by the local government. This policy action would enhance the transformation
of the nation’s property rights from a mixed private property rights to a collectivist
As a result, all urban land is to be administered by a Land Use and Allocation Committee
(LUAC), while the administration of rural land is the responsibility of Land Allocation
Advisory Committee (LAAC). However, there are instances where more than one
Certificate is issued on a plot of land. Tiwari and Debata (2008 p.60) attested to the
problem of establishing property rights in India, where two mortgages could be taken on
the same property. Hassanein and El-Barkouky (2009 p.255) discussed the lengthy and
83
Housing Finance Supply in Emerging Economies
cumbersome registration procedures which refrained people from registering lands and
properties in Egypt. It is explained that the multiple visits by land surveyors might take
the surveying procedures of lands to about six months. Furthermore in Nigeria, getting
land registered takes a long time and anytime a transaction is to be undertaken on the
land, it is compulsory to obtain the governor’s consent of the state where the land is
the leasehold estate (right of occupancy) to replace the freehold becomes more tedious
and adversarial, an attribute it had hoped to improve upon. All told, the property rights
regime ushered in by the land use is less efficient and does not promote growth”
The issue of land registration in the emerging economies have negatively affected the
willingness of the supplier of housing finance to provide funds for housing acquisitions.
In consideration of proper banking procedures, funds are not disbursed to borrowers until
all lending conditions are met. So, applications for funds to acquire houses are kept in
abeyance until the land registration procedures are completed and the documentations
Another important issue in the previous studies has been the use of securitisation as a
mortgage funding tool. The adoption of securitisation as a form of credit risk transfer
utilised as mortgage funding tool until year 2007. The issuance of MBS as medium of
funding mortgages in the emerging economies has been extensively discussed. Ogwu
(2006), Roy (2007) are of the opinion that using MBS as a mortgage funding tool is a
way of having access to long-term funding. It was discussed in Section 3.5.1 that the
84
Housing Finance Supply in Emerging Economies
These two important shortcomings might make MBS as means of funding mortgages in
emerging economies problematic. Saayman and Styger (2003) and USDHUD (2006)
noted that for a flourishing MBS markets, two important preconditions must be met.
They are: (1) Favourable government policies for securitization such as the implicit and
explicit guarantees like the United States provided for its securitisation scheme (2) A
strong demand for and supply of liquid mortgage-backed securities. Can these conditions
Northern Rock (a financial institution in United Kingdom) in 2007, there has been a re-
(2008), Shin (2009), Milne and Wood (2009) and Keys et al (2009) observes that
financial institutions are issuing MBS and other wholesale capital-market funding
instruments on short – term basis whereas these funding instruments requires a planned
maturity profile. The planned maturity profile would allow for proper asset-liability
achieve relative success in their mortgage finance schemes. Despite various scholarly
works that have been produced recently on housing finance in emerging economies, and
85
Housing Finance Supply in Emerging Economies
the various forms of risk in mortgage lending, concerted effort has not been made in
3.7 Summary
It has been identified through various studies that the financial infrastructure of a nation
shapes the structure, organisation and performance of the finance industry and the
process of capital formation and the mortgage market development strategies in both
emerging market economies has been subjected to various limitations like inadequacy of
associated with the lack of adequate loan management practices and infrastructures for
mortgage processing.
Despite the orthodox view that a secure supply of land with a good title (registered land)
is a pre-requisite for effective housing finance system, efforts to get land registered and
governments to be the sole custodian of land has been a disaster in most emerging
economies. The idea of land registration has slowed down the process of housing finance
disbursement and eventual supply. It can further be argued that the underdevelopment of
mortgage lending which might be due to high credit risks, lack of financial depth which
translates into high interest rates on mortgage loans, the limited long-term credit
financing. This anomaly has hitherto been tackled in the developed economies through
the introduction of stable funding source and asset-liability management tools like
86
Housing Finance Supply in Emerging Economies
For most of the emerging economies, a combination of economic and social factors, such
as low domestic savings rate, high price-to-income ratios and a general culture and social
predisposition towards homeownership, suggests that the common problem facing them
lies in the provision of housing finance services that can allocate untapped resources.
funding housing finance which are peculiar to their situations like diaspora bonds,
However, this study is looking at factors affecting housing finance supply which could
be critically assessed based on the quality of the bank balance sheets (liability side) made
up of the following components namely capital structure, deposit structure and other
liabilities. It is on this basis that in the next chapter, the emphasis is on financial
intermediation and housing finance supply as the theoretical perspective to the study.
87
The Theoretical Perspective to Housing Finance Supply
CHAPTER FOUR
4.1 Introduction
In the last two Chapters, efforts have been made to look at the factors affecting housing
finance supply in both developed and emerging economies. In Chapter Two, in particular,
the developed economies have taken investment in housing as part of economic growth
and development. This is considered as a long term rise in capacity to supply increasingly
diverse economic goods including housing to its teeming population. The growing
adjustment it demands.
However, in Chapter Three, the situation in the emerging economies has been critical.
(1921) which include mobilisation of savings, efficient capital allocation, effective risk
provide housing and subsidised housing finance, various central governments have
established institutions to provide housing finance. Even with the establishment of these
institutions, their management has been affected by political and other negative factors
It is on this premise that a theoretical perspective is being formulated for this research.
Therefore, the theoretical framework of this study is based on the New Neoclassical
Cost Economics. To achieve the above, the Chapter is divided into eight sections. The
first is the introduction, the second section examines the overview of New Neoclassical
88
The Theoretical Perspective to Housing Finance Supply
Economics and third section discusses Transaction Cost and theory of financial
section five while section six examines subsidy in housing finance in emerging
section eight examines the theoretical framework for the model with the identified
The neoclassical economics perspective looked into the dynamics of prices and quantities
though largely an institution-free perspective in which only function matters (Merton &
Bodie 1995; North 1994, as cited by Merton & Bodie 1995). Thereafter, Williamson
(1985 p.16 and 1988) in discussing the New Institutional Economics highlights the
The basis of economic theory is that commercial transactions are the prime drivers of
economic growth such that the more frequently transactions take place, the higher the
(1912) argues that financial intermediaries like banks and other financial institutions
mobilise savings, allocate capital, manage risk, ease transactions and monitor firms. It is
resources and contributing to economic growth and development and there are evidences
to support Schumpeter’s view that financial institutions promote development (see Fry
1988; King and Levine 1993; Benhabib and Siegel 2000; Arestis et al 2001; Wachtel
89
The Theoretical Perspective to Housing Finance Supply
Further in the literature, one of the biggest problems faced by the banks is lack of
information about the promoters and the projects to be financed with the bank facilities
(Jones & Maclennan 1987; Altman & Saunders 1998; Byamugisha 1999; Guzman 2000
and Mints 2006). Therefore, the economics of information, which has been a great
contributor to the standard Neoclassical Economics since the late 1970s’ is considered to
(NE) and Transaction Cost Economics (TCE), with a primary role for NE but without
losing sight of TCE. Among the presentations that assume part of the role of TCE in the
framework of NE, is the information economics survey by Stiglitz (2000). The new
information economics, he claimed, not only showed that institutions mattered, and
explain why the institutions arose and the forms they took, but showed why they
mattered. He noted that Arnott and Stiglitz (1991) showed that non-market institutions
could even exacerbate the consequences of market failure, which was earlier articulated
Coase (1960 p.18) argued that if the costs of handling through the market are high and if
the net costs are lower, only then may government regulations be relevant. However, the
the only option in correcting market failures (Coase 1960; Hammond 2006a & 2006b).
The mere failure of private industry, when left from public interference, to maximise
national dividend does not itself warrant intervention; for this might make things worse.
When issue of accountability is not on the agenda, governments in most of the emerging
economies monopolizes resources and power, and this monopoly is often worse than that
90
The Theoretical Perspective to Housing Finance Supply
of the private sector in the sense that the former entails larger TC and hence much more
social costs relative to the latter. Hurwics (1973) noted that whenever information is
imperfect and/or markets are incomplete, competitive markets do not obey the Pareto-
that affect the system. However, Stiglitz (2000 p.1458) concluded without taking
cognizance of associated TC, that “Government interventions, in form of, say taxes or
discussions and conclusion above on transaction cost, the next section then examines
government monetary policies (Benson and Smith Jr. 1976), without contributing to
economic growth and development. The assertions might be right in the case of financial
intermediaries in the emerging economies, due to the level of their economic growth. The
development and by their functioning and operation they are contributing to the economic
intermediation can only be appreciated when a financial market is not perfect. As noted
91
The Theoretical Perspective to Housing Finance Supply
identified assumed imperfections like taxes, costs of financial distress, transaction costs,
regulates the financial market to ensure financial stability as well as addressing problems
of asymmetric information and moral hazard. While structural regulation limits the
degree of risk that an institution can take in order for government to protect investor’s
funds and exposure limits of the financial institutions (Pilbeam 2005), prudential
requirements.
Llewellyn (2008), Milnes & Wood (2009) and Shin (2009) in discussing the Northern
Rock situation highlighted problems in the regulatory framework of the British Financial
responding to financial market distress and ambiguity in regard to the distinction between
liquidity and solvency issues in banks. Llewellyn (2008) suggested that in any regulatory
/ supervisory regime, four areas that need to be addressed include prudential regulation of
the financial firms; management and systemic stability; lender-of-last resort function and
conduct of regulation and supervision business. The lack of adequate regulation has
resulted in lending behaviour of financial intermediaries being out of tune with economic
realities. This has resulted in the lending standard being disconnected from economic
fundamentals (Markowitz 2009; Jones and Watkins 2009) and the banks failing with
great speed exposing flaws in the regulatory system designed to identify failing
92
The Theoretical Perspective to Housing Finance Supply
Also, (Scholtens and van Wensveen 2000 & 2003) are of the opinion that there is
transaction cost, which are attributes of the financial markets in the development
While transaction cost highlights role of these intermediaries in the distribution function,
the emphasis on the information asymmetries revolves around the origination and
servicing function (Merton 1989; Allen & Santomero 1998). This is due to the fact that
these institutions are considered as information sharing coalitions (Leland & Pyle 1997)
and they can achieve economies of scale and act as delegated monitors on behalf of their
customers (Diamond 1984; Scholtens & van Wensveen 2003). Therefore, they can deal
with individuals and transact business with their dynamic strategies at minimum cost than
individuals doing their businesses which might result in high transaction cost.
The transaction cost is not limited to foreign exchange and cost of borrowing (Tobin
1963; Towey 1974; Fischer 1983), it also includes costs of auditing and monitoring,
search costs etc which are high in most of the emerging economies. The transaction costs
in these economies are high because of implicit and explicit costs of doing business
which ultimately reflects on the cost of borrowing for property acquisition. Pagliari
(2007) noted that in acquisition and disposition of privately held real estate, transactions
cost are high which reduces returns on that type of investment. The transaction cost in
this type of investment includes cost of travelling in the course of acquiring and disposing
the real estate, legal fees, due diligence costs, brokerage commissions and transfer taxes
93
The Theoretical Perspective to Housing Finance Supply
The argument goes further from the observation made by Levine (1997) that
informational asymmetries and transaction costs reduces liquidity and increases liquidity
risk. These asymmetric information and other credit market frictions has various effects
in the financial markets. These shortcomings, observes Levine (1997) create the
incentives for the establishment of institutions that augments liquidity with the intentions
of increasing their profitability. Chiuri and Jappelli (2003) were of the opinion that in the
quest of the financial intermediaries to accumulate savings in form of liquid wealth, the
arranging funds for property acquisition. This down-payment is becoming a unique factor
in determining when most first time buyers start climbing the property ladder. In the US
studies, Duca & Rosenthal (1994); Haurin et al (1997) observed that the down-payment
drives mortgage availability and the timing of property acquisition by first time buyers.
Ortala - Magne and Rady (1998 & 1999) examines the economic impact of down-
payment.
In the financial systems, the bank-based model has the attributes to acquire information
about firms, thereby improving corporate allocations (Diamond 1984; Ramakrishinan &
enhance investment efficiency and economic growth (Allen & Gale 2000; Bencivenga &
Smith 1991). In attracting projects with high returns to an economy, there should be
capital to fund it (Levine 1997) and at the right price. As it was argued by Vatnick
(2008), a lower cost of capital is important for economic growth because it induces rising
investment and higher rate of capital accumulation for faster economic growth.
Therefore, the financial intermediaries are expected to be liquid to provide funds for the
projects, it translates to the fact that there is linkage between liquidity and economic
development.
94
The Theoretical Perspective to Housing Finance Supply
In most of the emerging economies, because their disposable income is low, a large
percentage of salary earners do not have accounts with any financial institution. For those
salary earners having accounts, all the money kept with the financial institutions as
demand deposit is withdrawn few days after the salary is paid. For the secondary data
collected for this study, the deposit profile of most of the Nigerian financial institutions
had between 40 and 50 percent of their deposit profile as demand deposits, while the
remaining 50-60 percent is shared between savings deposits and time deposits (see
Appendix V). If the demand deposit liabilities are utilised in funding long-term high-
return projects, these type of lending is not in tandem with the commercial bank loan
theory and the financial system is accommodating both liquidity and mismatch risks.
Therefore, if the liquidity risk can be eliminated or reduced to the minimum level,
financial intermediaries can invest in long-term projects and thereby accelerate economic
growth (Bencivenga & Smith 1991). As Merton (1995) and Cho (2007) observes, the
focus of financial institutions has shifted into trading of risk, bundling and unbundling of
risks in various financial undertakings. In the next section, discussion is being focussed
on risk management.
asymmetric information and they are considered to be inadequate as tools to explain the
contributions are being classified as traditional and old. Moreover, there are two aspects
to the lending operations of the financial institutions. The ability of the financial
institutions to lend determined by the strength of their balance sheets and the willingness
95
The Theoretical Perspective to Housing Finance Supply
In the banking literature, capital adequacy is one of the five key variables identified in
measuring bank balance sheet strength while others are asset quality, management,
earnings and liquidity (Rojas-Suarez 2002; Hefernan 2003; Buckle and Thompson 2005).
The capital adequacy regulatory rules have impact on the bank behaviours (Dewatripont
and Tirole 1994; Freixas and Rochet 1997; Chiuri et al 2002). It is argued that there are
two ways by which these rules affect bank behaviours. Firstly, it is known that capital
adequacy regulatory rules strengthen bank capital and improves the resilience of a bank
to negative shocks and secondly, capital adequacy affects banks in risk taking and
management behaviour.
It has also been argued by various authors (Allen 2004; Pan 2008) that capital adequacy
rules like Basel II may impact the banking system’s ability to extend loans and advances
to the productive sector of the economy. When capital requirement arises and with capital
constraints in most countries of the emerging market due to lack of depth in their capital
markets, the banks adopt a risk-shifting model as means of risk management. Risk
management is about managing a mismatch between supply of funds and the demand for
investments and these risks could be credit risk, liquidity risk, systemic risk, mismatch
risk or interest rate risk (Odenbach 2002; Heffernan 2003; van Order 2005; Mints 2006
and Akinwunmi et al 2007 & 2008a). With risk management being the core business of
the financial intermediaries, (Dewatripont & Maskin 1995; van Thadden 1995)
to competition, will have their inefficiencies associated with banking activities reduced
96
The Theoretical Perspective to Housing Finance Supply
moves away from low-yielding loans to high risk loans in expectation of high earnings.
Furthermore, Caprio Jr. et al (2008) argue that risk-shifting takes place at every stage of
financial engineering. If these loans eventual pay – off, banks meet up with their higher
Basel II, as a regulatory capital requirement tool induces a significant increase in risk-
shifting and higher systemic risk with higher implied bailout costs for emerging market
central banks and government (Saunders 2002; Allen 2004) rather than total liquidation,
which is not encouraged in most countries of the emerging market. Therefore, an increase
in capital requirements supports the risk-shifting (loan increasing) hypothesis rather than
One of the main roles of the financial intermediaries is the transformation of financial
assets as a form of claims to other types of claim (qualitative asset transformation). In the
process, some fixed assets are transformed from fixed assets to liquid assets. An example
is fixed assets financed by the bank and being sold and converted to liquid asset, in the
form of cash. The financial intermediaries, therefore, offer liquidity (Pyle 1971) and they
assets to cash) is the back bone of relationships between savers and investors.
Most financial intermediaries in the emerging economies, rather than contributing to the
promotion of economic growth, are only interested in improving their annual earnings
financial market with the characteristics of facilitating risk management (Obstfield 1994;
Oldfield & Santomero 1997) and fostering greater incentives and profitably trade in big
and liquid markets (Holmstron & Tirole (1993). As mentioned in section 4.3, financial
97
The Theoretical Perspective to Housing Finance Supply
intermediaries deal with lots of individuals as part of their servicing function, and
necessary for the intermediaries to trade risk and be involved in risk management
The Economist (2008c) noted that in the September 2008 calculations, the IMF reckoned
that globally, banks alone have reported just under $600 billion of credit-related losses.
Caprio Jr et al (2008), a world bank publication, noted that institutions have already
written off losses of more $500 billion, with an expected total in the range of between $1
trillion and $2 trillion with sovereign governments having provided over $1 trillion ($700
billion in US, £50 billion in UK etc) and many more write-downs are coming.
Furthermore, the Economist (2008d) noted that a staggering total sum of £1,873 billion
(US$2,556 billion) was agreed for re-capitalisation and equity acquisition in the euro
alone. France has pledged E320 billion in state-guaranteed lending to banks and E40
billion to re-capitalise banks in trouble while Germany’s rescue package includes a state
guarantee worth E400 billion to back banks’ loans to each other, plus E80 billion to top
up capital. It is noted that the demise of the investment banks, with their far higher
gearing, as well as deleveraging among hedge funds and others in the shadow-banking
At this point in time, the dynamism brought into modern financial intermediation is
being shaken with the demise of institutions within shadow-banking system made up of
investment banks and hedge funds. But in response, governments across the emerging
world are extending their reach, increasing subsidies, fixing prices, and in India, futures
trading are being restricted. In the next two sections, macroeconomic policy and subsidies
98
The Theoretical Perspective to Housing Finance Supply
Regulatory factors are part of the raison d’etre of financial intermediaries. Regulation
plays an important role in the solvency and liquidity of the financial institutions. Hence,
the Central Banks all over the world have adopted various macroeconomic policies in
monitoring financial institutions within their countries of operation. With the magnitude
of housing needs in most of the countries in the emerging economies, Buckley &
Kalarickal (2004), Hassler (2005) and Akinwunmi et al (2008a) argued that a stable
embrace and attain. These macroeconomic policies are impacts of exogenous intervention
at the aggregate or economy-wide levels (Burda & Wyplosz, 1997; Hammond 2006 and
Roy 2007). Macroeconomic instability and its corollary of high and volatile domestic
important is that their production structure is typically much less diversified than that of
interest rate, or volatility of inflation, which has affected the efficiency of housing
affordability, Buckley et al (1994) argued that housing finance affordability arises when
inflation makes housing unaffordable at the market rates of interest. Inflation has been a
serious obstacle to the development of long term housing finance, it has a unique ability
in reducing the purchasing power of savings and make the cash-flow risk of long-term
fixed rate mortgages unbearably high (Kim 1997). This resulted in indexation as means
of addressing the housing finance affordability problem especially in the Latin America
99
The Theoretical Perspective to Housing Finance Supply
and few African countries like Ghana. Therefore, the objective of indexation and
affordability of housing and provide a financing vehicle so that those who can afford to
In most countries of the emerging markets, the financial regulatory bodies (the Central
Bank), have used policies like Cash Reserve Requirement (CRR) and Liquidity Ratio
(LR) as instruments of monetary policy and variation of the tax rate as instrument of
fiscal policy. CRR is the percentage of the banks total deposit liabilities that are kept in
an account with the monetary authorities and LR is the percentage of total assets kept in
liquid or near-liquid form that can easily be converted to cash to meet the immediate cash
needs of a financial institution. This policy called (CRR) is adopted to control volume of
funds available for financial institutions in granting loans to investors. Recently, the
Central Banks of both China and India raised the reserve requirement for banks several
times in 2008 to mop excess liquidity with the interest rate left unchanged (The
Economist 2008b). Also, in Nigeria, the CRR was increased from 3% to 4% in June
2008. This 1% increase, when multiplied with the total deposit liabilities within the
banking system has a multiplier effect for credit creation. However, unlike the Central
Banks in the developed economies, Central Banks in the emerging economies cannot be
Apart from the regulatory function of the monetary authorities, there are often times
when costs of handling through the market are high and if the net costs are lower, only
then may government regulations be relevant (Coase1960 p.18). It is on this premise that
the issue of subsidy in housing finance is being considered in the next section.
100
The Theoretical Perspective to Housing Finance Supply
In the emerging economies, formal housing finance is operated through both policy-
driven housing finance channel and the market-oriented housing finance channel (Deng
and Fei 2008). The policy-driven housing finance is mainly through housing funds
schemes, which are mandatory housing savings scheme and the market-oriented housing
Under the policy-driven housing finance, housing funds (Housing Provident Fund – HPF
in China, National Housing Fund – NHF in Slovenia and Nigeria) were established by
central government to bridge the gap between people’s incomes and the price paid for
housing. Their initial activity included supporting the construction, renovation and
households and non-profit housing organisations (Cirman 2004; Olukayode 2004). Its’
lending activities at inception contributed to the demand as well as the supply side of the
On the demand side, it aims to enhance people’s housing purchasing power through a
system of joint savings-with mandatory contributions from employees and work units –
and placement of funds into individual accounts. Home ownership are being encouraged
homeowners (Dickerson 2009). The savings in these housing funds accounts allow
workers to apply for low-interest housing loans (Buckley et al 1994; Burell 2006). In
1995, the interest rate in real terms for loans granted in Slovenia was 3% in comparison
to average banking interest rate of 12.8% (Cirman 2004). On the supply side, attempts
have been made to bring down housing construction costs. Low-cost housing project
101
The Theoretical Perspective to Housing Finance Supply
were planned and implemented with the central government providing policy laws
In China, at the 3rd National Conference on Housing Reform in China (1993), the state
Council’s leadership group on Housing Reform issued the decision to deepen the urban
housing reform. It requested major cities to set up Housing Provident Funds (HPF) which
was the national government’s effort to institutionalise the HPF system across China (Lee
2000; Burell 2006 and Wang 2004). In 1995, 35 cities in China had launched the HFP
housing (Wong et al 1998; Deng & Fei 2008). To date, (Deng & Fei 2008) noted that
most cities in China have established the HPFs system and their establishments marked
the beginning of the residential-housing financing system. The sale prices of completed
apartments were set lower than open market prices to make them more affordable to
households with limited earnings (Wang and Murie 2000; Wang 2001; Rosen and Ross
In Slovenia, as at March 1999, the national government have adopted the National
Housing Savings Schemes (NHSS) as a tool for promoting long-term savings including
premium granting with the main purpose of increasing the supply of affordable long-term
housing loans. The National Housing Fund in Slovenia tried to stimulate the supply of
non-profit rental housing association, and at the end of the nineties, the loans extended to
them had a real interest rate of 1.95 to 2.25 percent with a maturity of 25 years (Cirman
2004). The scheme consists of 5 to 10 year saving contracts with a selected commercial
bank, modelled after the Austrian Bansparkassen system. The interest rate for the 5-year
contract is TOM + 1.65% and TOM + 3% for 10 years savings contract - TOM is an
interest rate used as a proxy for inflation. It is set by the Bank of Slovenia on the basis of
102
The Theoretical Perspective to Housing Finance Supply
average inflation in the past three months. Every twelve months, the government grants a
“13th month amount premium” of 8.33 percent of annual savings on a 5-year contract. A
savings. At the expiration of the contractual saving, the savers participating in the scheme
It was the opinions of Wallace (1995) and Kim (1997) that the most efficient but
developers of rental housing. Since these packages are not producing even rental housing
units that are affordable to the poor, it was argued that additional demand-side subsidies
were considered necessary to aid the supply of rental apartments to the poor. However,
Whitehead (2002) pointed out that it is a matter of attitude to subsidy type, while US
commentators believes that demand-side subsidies are more effective than supply-side
subsidies, this is contrary to a view accepted in Europe (Galster 1997; Yates &
It is important to point out that any form of subsidy, whether supply-side or demand-side,
the issue of accountability and corporate governance has to be tackled in most countries
in the emerging world. Due to the poverty level, most government officials having access
to government funds cannot effectively account for resources put at their disposal.
In the next section, constraints to mortgage lending in Nigeria as foundation for the
In granting bank facilities to a customer of the bank, there are conditions to be met by
the bank customer. These include security, ability to repay, tenor of the lending amongst
103
The Theoretical Perspective to Housing Finance Supply
other conditions (Mayes 1979; Cranston 2002 and Heffernan 2003). Also financial
to: criteria of security; satisfactory reserve and liquidity ratios and a stable process of
expansion (Mayes 1979 and Jones & Maclennan 1987). In lending by financial
institutions, there are two aspects to their lending activities. They are ability of the
components which includes: equity base, deposit structure / liabilities, reserve ratio’s
made up of liquidity ratio and cash reserve requirements, level of competition, interest
rate on mortgage lending and interest rate on alternative investment outlets etc and the
macroeconomic forecast, safety of credit risk assets and target market). Each of these
conditions is to be discussed:
Equity base: The equity base is made up of shareholders funds and reserves. Ghosh and
Parkin (1972) who presents a complete model of building society behaviour believes that
the faster reserves grow, the faster can total assets grow and there is the desire by the
Universal banks to accumulate reserves. The bank capital has an important function of
reducing risk and affects the liquidity and credit creation ability which indirectly affects
the bank’s clientele (Hughes et al 1996 & 1997; Hughes and Mester 1998 as cited by
Berger 1999; Diamond and Rajan (2000). The minimum capital requirement specify a
minimum capital to asset ratio required to continue being in banking business (Diamond
and Rajan 2000; Berger et al 1995 and Kane 1995) and banks aim to keep enough equity
capital to meet its overall value at risk (Shin 2009). Berger et al (1995) and Bhattacharya
et al (1998) differentiate between banks market capital requirement and regulatory capital
requirement.
104
The Theoretical Perspective to Housing Finance Supply
While banks market capital requirement is the capital ratio that maximises the value of
the bank in the absence of regulatory capital requirement, the regulatory capital
requirement is the capital standard set by the regulatory monetary authorities like the
US$200 million minimum capital requirement set by the Central Bank of Nigeria (CBN)
for all UMDBs operating in Nigeria. Kochi (1988), Betubiza and Leathan (1995) and
Besis (2004) and Ajayi (2005) argues the three ways in which bank capital reduces risk.
First, it gives the financial institutions ability to absorb losses and remain solvent and
competitive. Secondly, it provides ready access to financial markets and thus guards
against liquidity problems caused by deposit outflows. Thirdly, its constraints the ability
of the financial institutions growth and limits risk taking, as insufficient capital
Renaud (2008), Imala (2005) and Ebong (2005) observes the weak capital base of most
banks in Nigeria at US$200 million, even after re-capitalisation is low compared with
smallest bank in Malaysia having capital base of US$526 million, US$541 billion for a
bank in Germany and US$688 billion for a single banking group in France. Imala (2005
p.28) further stressed that the aggregate capitalisation of the Nigerian banking system at
N311 billion (US$2.4billion) is grossly low in relation to the size of the Nigerian
economy. The small size of most local banks coupled with their high overheads and
Deposit Structure / Liabilities: The ratio of a bank’s time and savings deposits to the
total deposits represents the proportion of total deposits that are sensitive to interest rate
changes. The demand deposit component is free of interest payment, but it is volatile in
that this component can be withdrawn on demand and it might not be appropriate to
extend long-term loan with deposits of this nature. Kashyap et al (2002) and Flannery
105
The Theoretical Perspective to Housing Finance Supply
(1994) were of the opinion that banks provides liquidity on both sides of the balance
sheet and between lines of credit and demand deposit, there is a synergy in that banks can
provide liquidity from both sides. However, Betubiza and Leathan (1995) observe that
there is both positive and negative relationship between deposits and loans in general.
Positive relationship between deposits and loans, because time and savings deposits
enhance the stability of loanable funds and negative relationship in that deposit are more
interest rate sensitive and banks may choose to increase investments in interest rate
Reserve Ratio: The reserve ratios (liquidity ratio and cash reserve ratio) are used as
instrument of monetary policy by the Central Banks all over the world and Nigeria is no
exception (Sanusi 2002 & 2003; Akinwunmi et al 2007). Clayton et al (1975 pp. 16-17)
and Mayes (1979 pp. 40) put succinctly the essence of variation in the liquidity ratio.
“Broadly speaking the amount of and changes in liquidity ratio are determined by
general economic factors. In times of expected crisis, the level tends to rise in order to
cope with the harder times ahead. If liquidity then runs down too much when the hard
times materialize, some corrective action must be taken and the only way a bank can do
this is to raise its interest rates. Conversely, when banks rates are well up to or above
average, the money might flood in more quickly than it can be let out. Lending then is
stepped up; if the demand is then met (which rarely has been the case in recent times),
106
The Theoretical Perspective to Housing Finance Supply
Table 4.1: Annual Economic Indicators: Loans to Deposit Ratio, Liquidity Ratio
and Cash Reserve Ratio (1986-2005).
Source: Nwaoba (2006) p.62
107
The Theoretical Perspective to Housing Finance Supply
90
80
70
60
50 Series1
Series2
40 Series3
30
20
10
0
86
87
88
89
90
91
92
93
94
95
96
97
98
99
00
01
02
03
04
05
19
19
19
19
19
19
19
19
19
19
19
19
19
19
20
20
20
20
20
20
Fig 4.1: Average Loans to Deposit Ratio (Series 1), Liquidity Ratio (Series 2) &
Cash Reserve Ratio (Series 3) (1986-2005)
From Table 4.1 and Fig 4.1, it shows that the cash reserve ratio application was
consistent and moving around 10 percent between years 2002 and 2005, when the data
are available. From 1989, when new banks were being licensed and banks increased to
120, due to competition within the banking industry, loans to deposit ratio was 80.4
percent and the average liquidity ratio was 40.3 percent. This translates to the fact that
about 80 percent of deposit mobilised were used to grant loans and advances with the
liquidity of the banks not taken into consideration until it got to the minimum level of
From the graph, Figure 4.1, the worst liquidity ratio for the financial institutions was in
1992 at 29.1 percent and the valley point of loans to deposit ratio was 42.9 percent in
1993. In 1995, the liquidity ratio was 33.1 percent and with the announcement that the
108
The Theoretical Perspective to Housing Finance Supply
1999, politicians started bringing money into the system and financial institutions started
lending up till 1998.Between 1995 and 1998, the ratio of loans to deposit was over 70
percent, meaning that over 70 percent of the deposit were been locked up in loans and
From the graph, it could be deduced that loan to deposit ratio is inversely related to
liquidity ratio. Anytime the financial authorities adopt a policy of increasing the liquidity
ratio, the loan to deposit ratio gradually reduces, though with a time lag, which aligns
Level of Competition: The competition faced by a financial institution may affect its
computed based on the individual bank’s assets and total assets of the financial
institutions operating in Nigeria. The proxy for competition faced by a bank in computed:
BankAssets
ComptetitionIndex j = 1 −
TotalBankAsset
faced by jth bank in its market environment, while 0 denotes lack of competition and 1
denotes maximum competition; bank assets refer to the total assets of the jth bank
(Betubiza and Leatham 1995); and total assets refer to all the combined assets of financial
Interest Rates: Since interest rate is considered as the rate of return on investment, when
the rate of interest is low on mortgage lending maybe due to government regulations,
there is the tendency for the financial institutions to look for an alternative investment
109
The Theoretical Perspective to Housing Finance Supply
Apart from the ability of the financial institutions to lend, the other aspect is the
willingness of the financial institutions to lend towards mortgage acquisition. The factors
consider by them includes criteria of security, income, price of the property, price of
alternative goods and services and household characteristics (age, marital status etc).
institutions in Nigeria do not necessarily lend to all applicants that approach them for
banking facilities, even if the prevailing interest rate is acceptable to the borrower. Loans
are secured on specific property and necessary steps are taken in avoiding default on
repayment or depreciation of the security below the book value of the debt. There are
various ways by which the lenders determine the ability of the borrower to repay and the
suitability of the property as security. However, since the mortgage loan tenor is short in
Nigeria between two and ten years, the idea of reducing repayment period in minimising
Income: The income being earned by a borrower determines the ability to repay the
money borrowed. The total sum advanced therefore is usually restricted to some multiple
of two to three times the applicant’s salary (Mayes 1979; Cranston 2002). This means
that the applicant shall have secure prospects of a continuing income. However, in the
recent past in the developed economies, it is considered that average home prices range
from three to four times of annual income (Ball 2003; Warnock & Warnock 2008).
In the emerging economies, because wages are low and construction cost is high, average
home prices are usually about eight times of annual income and to make it affordable,
repayments have to be spread over a very long period of time. The point is already made
that as at now, mortgage loan tenor is short in Nigeria between two and ten years.
Windapo and Iyagba (2007) concluded in their study that a positive relationship exists
110
The Theoretical Perspective to Housing Finance Supply
between housing construction cost and building materials price, property price, foreign
exchange rates because imported building materials are used for construction, labour cost
Marital Status: If a borrower is asking for mortgage financing as a single person, the
couple, the earnings of the wife are usually given a considerably reduced weight in
Loan to Income Ratio: Financial Institutions would like to know what percentage of his
total income is already committed to payment of all. In some cases, bank might not lend
to individuals that would commit more than 40 percent of his income on settling debts.
prefer lending on properties which are relatively modern and also prefer houses to flats.
institutions to lend based on the collateral of the property. This policy affects the
property.
As a result of these constraints demand is always rationed and it is difficult to assess what
the real demand for mortgage is while the supply constraints in the form of the reserve
111
The Theoretical Perspective to Housing Finance Supply
HOUSING FINANCE
SUPPLIER
Capital Deposit Reserve ratio Competition Interest rate Statutory lending Willingness to lend
base structure/ (liquidity index (agric., manuf. etc
liabilities ratio, CRR
Ability to lend Loan to Price of alternatives & Age Education Marital Occupation
income ratio other goods and services Status
DEMAND FOR
HOUSING FINANCE
112
The Theoretical Perspective to Housing Finance Supply
A model is a construct or diagram which explains the underpinnings of a theory base and
Lunenburg and Irby 2008). From another perspective, models functions within theoretical
and conceptual frameworks to compress data into more effective or holistic formats,
which make it possible to relate complex elements like housing to culture, behaviour,
macroeconomic models are systems of equations that determine current outcomes given
the values of the current policy actions, values of predetermined variables and values of
Hancock and Wilcox (1993 & 1994) posited that individual bank’s desire of holding
assets in any given category depends on several factors coupled with its preference for
risk and return; its perception of risks; the risks of, returns on, and other characteristics of
alternative assets and liabilities available to it; its long-term customer relationships and
Ai = f( X1 + ...........................................................+Xm)
Where i = 1 to m
The exogenous characteristics of the liability and capital markets for a bank can also
affect its long-term asset position (Hancock and Wilcox 1993 & 1994). These
characteristics are so important because liabilities and even capital are in different forms.
In the case study country – Nigeria, for instance, the tenor of the deposit liabilities which
113
The Theoretical Perspective to Housing Finance Supply
is averagely about 50 percent on demand for each bank contribute immensely to the
inability of these institutions from granting long-term lending. Due to short-term nature
of their deposit liabilities according to commercial bank loan theory, they tend to lend
short rather than lending towards housing or for financing plant and machinery because
they are considered as illiquid (Elliot 1984; Ritter & Silber 1986 as cited by Soyibo
1996). Furthermore, Brainard and Tobin (1968) observe that time and saving deposits are
less volatile than demand deposit and they may be adventurously invested. Again, when
banks are risk-averse, there is the tendency for it to hold assets which have low default
rate and earn less income. Studies have found that bank managers act in a risk-averse way
by trading off between risk and expected return which might result in keeping additional
costs expended to keep risk under control (Hughes et al 1996 & 1997; Hughes & Mester
1998).
As earlier discussed in Chapter 2, debt finance for housing is usually tenured facilities.
Term-loans vary from short-term through to long-term, which might have tenure of
between 10 to 30 years (Cranston 2002; Hefferman 2003). When bank facilities is about
to be granted to customers, there are conditions to be met by the bank customer. These
the borrower is expected to have a source of income and tenure of the borrowing amongst
other conditions (Mayes 1979; Cranston 2002 and Heffernan 2003). The financial
In lending by financial institutions, there are two aspects to their lending operations. The
ability of the financial institutions to lend determined by the strength of their balance
sheet. The theoretical framework is presented in Figure 4.2. It is the liability side of their
114
The Theoretical Perspective to Housing Finance Supply
balance that determines the ability of the financial intermediaries to provide long-term
funding for housing finance in Nigeria. The tenor of the deposit liabilities, which is
averagely about 50 percent demand for each bank (see Appendix V), has contributed
The financial institutions had unique characteristics of bringing together the surplus units
and deficit units for entrepreneur activities. Therefore, the willingness of the financial
customers that could meet up with their conditions that can access finance for house
acquisition. The mortgage instruments used in the developed economy are more
sophisticated than what is applicable in most of the emerging economies. However, the
In the next section, discussion is centred on demand and supply sides of housing finance
in Nigeria.
on the loans and the riskiness of the loan (Stiglitz and Weiss 1981; Cho 2007). The
demand and supply of housing finance are determined by various factors. The ability of
financial institutions to lend for housing (supply of housing finance) determines the
quantity of housing finance that could be supplied for house acquisitions. If the identified
factors which are components of the liability side of the balance sheets are dwindling, the
availability of housing finance will be reduced. Ghosh and Parkin (1972) who present a
complete model of building society behaviour believes that the faster reserves grow, the
faster can total assets grow and the desire is there for the Universal banks to accumulate
115
The Theoretical Perspective to Housing Finance Supply
reserves. If the reserve is accumulating, therefore the capital base of the banks would be
growing and the ability to lend will be there to make more profit.
Ikhide & Alawode (2001) Rojas-Suarez (2002), Hefernan (2003) and Buckle &
Thompson (2005) identified indicators of bank strength which are summarised with five
key variables namely capital adequacy; asset quality; management quality; earnings’
performance and liquidity with the synonym- CAMEL system. Capital adequacy, asset
quality and liquidity are considered to be the three most important indicators with capital
adequacy being the core ratio used by bank supervisors. Apart from being the financial
indicators used by credit rating agencies in the emerging markets, it is noted in Moody’s
(1999) that “ the strength of capital and provisions is a more important element in the
analysis of emerging market banks than is the case with banks in developed markets”.
It is generally known that capital adequacy rules impact on the bank behaviour
(Dewatripont and Tirole 1994; Freixas and Rochet 1997; Chiuri et al 2002). There are
two ways by which these rules affect bank behaviours. Firstly, capital adequacy rules
strengthen bank capital and it improves the resilience of banks to negative shocks and
secondly, capital adequacy affect banks in their risk taking behaviours. Kochi (1988),
Betubiza and Leathan (1995) and Besis (2004) argued that banks with good capital base
have the capacity to absorb risk. These types of risk could be liquidity, mismatch,
systemic or credit risk. Berger et al (1995) differentiates between banks market capital
requirement, which are capital ratio that maximises the value of the bank and the
for all Universal Banks operating in Nigeria as set by the Central Bank of Nigeria (CBN).
For instance, any surge in deposit outflow can create an immediate liquidity problem for
an institution. Betubiza and Leathan (1995) are of the opinion that there are positive and
116
The Theoretical Perspective to Housing Finance Supply
negative relationships between deposits and loans generally. What is relevant to this
deposits and loans is that time and savings deposits enhance the stability of loanable
funds. In Nigeria, one of the problems with the lending abilities of the banks is that over
50 percent of their deposit liabilities are demand deposits, which are not supposed to be
As argued earlier on that financial institutions with good capital base could withstand
risk, apart from mismatch risk, another form of risk is the systemic risk. As argued by
Berger et al (1995), when there are news that some banks are unable to meet their
immediate financial obligations, this sort of information might create problems and
destructive panic (Guttentag and Herring 1987; Allen and Gale 2000, as cited by
Yorulmazer 2009) observed that interbank markets may even be another channel through
On the demand side of housing finance, the most important factor being considered by
banks is the ability of the borrower to repay the money borrowed. This can be secure, if
no way anybody can predict how long a borrower would be in employment. In developed
economies, total sum borrowed is usually restricted to three to four times the applicant’s
While marital status is of importance in the developed economies, in the case study
income does not carry any weight. The other factors considered are the age and the loan
117
The Theoretical Perspective to Housing Finance Supply
To have insight into the demand and supply sides of housing finance, questionnaires were
distributed to both suppliers and users of housing finance in Nigeria. The responses from
them serves as data input for the model incorporating both demand and supply of housing
finance in Nigeria.
The dependent variable, housing finance supply is measured by the volume of housing
The equity base is the most important form of funding for a business because it is
internally generated by the business owners and does not attract any form of cost. Unlike
borrowing, which attracts interest payments on monthly, quarterly or annual basis as the
case may be, it is interest free. The equity base is made up of capital and reserves.
When a business is about to commence, capital is raised from investors either through
public offering or through private placements. Capital are mostly called equity because
the holders always has the right to liquidate or referred to as long-term debt where the
right of liquidation accrues to holders only when there is default (Edwards and Fischer
1994; Diamond and Rajan 2000). Berger et al (1995) considers equity capital as the
residual claim on a bank, that is, the value of obligations of others to be paid to the bank
plus the value of any other tangible and intangible assets less the value of obligations to
be paid by the bank. It is part of the capital that is used to acquire assets for the business
to start operation in earnest after the necessary approval has been sought and obtained
from the authorities. As the business grows and profits are made, part of the profit is
118
The Theoretical Perspective to Housing Finance Supply
regulation that if a publicly quoted company makes a profit in a financial year, a certain
percentage of the profit after tax should be retained in the business in form of reserve.
Ghosh and Parkin (1972) noted the faster reserves grow, the faster can total assets grow
and there is the desire by the Universal Banks (UMDBs) to accumulate reserves.
Another important independent variable is the deposit liabilities of the UMDBs. The
deposit liabilities are like the working capital for the banks and there is always intense
on other competitors, these UMDBs use different types of strategies to woo customers
like payment of high interest rates on deposit. The ratio of a bank’s time and savings
deposists to total deposits represents the proportion of total deposits that are sensitive to
interest rate changes. While the demand deposit component is free of interest payment, it
not appropriate to extend long-term loan with deposits of this nature. Time and saving
deposits enhances the positive relationships between deposits and loans (Betubiza and
Leathan 1995) and from individual banker’s viewpoint, they are less volatile than
demand deposit meaning that time and savings deposits can be adventurously invested
Other liabilities are considered as outstanding financial obligations that are not yet due.
These are made up of outstanding tax liabilities or deferred taxation, dividend payables,
financial instruments issued but not due for payment and borrowings from economic
agencies like European Investment Bank (EIB), International Finance Corporation (IFC)
and World Bank. Due to the long nature of these liabilities, they are suitable for housing
finance purposes. Many of the Nigerian UMDBs are using facilities from IFC to fund
119
The Theoretical Perspective to Housing Finance Supply
housing finance with the assets matched against the liability to avoid capital and
mismatch risks.
which interest are paid, they source for investment outlets which would yield income.
The deposit liabilities, depending on their tenures are given out as loans and advances.
Therefore, the UMDBs have the alternatives of either lending it out for housing
funds invested in tradeable securities like company shares and stocks, government
securities and bonds. These government securities are made up of treasury bills with
maturity tenor of 90 days and treasury certificates with tenor of between one to two years.
The government securities are sold by the Central Bank of Nigeria (CBN), through Open
Market Operations (OMO) which is a major tool for liquidity management. The
government securities are sold to mop up excess liquidity in the economy and at times to
raise short-term fund for government. The UMDBs can even buy government securities
through the discount window at the CBN to meet up with their liquidity ratio
calculations. In an effort to revive the economy, the CBN reduced the liquidity ratio from
purchases are undertaken through the standing lending and deposit facilities introduced in
management instruments.
Again, both the Federal Government of Nigeria (FGN) and the state governments are
now selling bonds to finance infrastructural and other long-term projects. In January
120
The Theoretical Perspective to Housing Finance Supply
2009, the Lagos State Government is raising N275 billion through bond sales to finance
infrastructural developments and in June 2008, the FGN raised N47.2 billion for housing
finance (Onyebuchi 2008). These investments in bonds are considered as liquid assets in
the calculation of liquidity ratio and actively traded at the Nigerian Stock Exchange
Cash Reserve Requirement (CRR) like liquidity ratio is used as instrument of monetary
policy. As instrument of monetary policy, the reduction in reserve requirement allows the
monetary authorities to expand money supply and lower interest rates and improve the
safety and soundness of the depository institutions (Hein and Stewart 2002). As argued
by Pilbeam (2005 p.437), since financial institutions have liquid liabilities (deposits) and
unnecessary problems does not arise due to insufficient liquidity to meet depositor’s cash
demands.
The cash reserve ratio is calculated by setting aside a fixed percentage, now three percent,
of the total deposit liabilities of a UMDB and kept in an account with the CBN attracting
minimal of interest rate. However, whenever these financial institutions encounter cash
shortages, they can borrow from the CBN at penal rate of interest (in Nigeria - it is at the
MRR, in the US – it is at the Federal Funds Rate and in the UK – it is the Base Rate). The
bank’s total deposit liabilities are defined as the demand, savings and time deposits of
both private and public entities, certificates of deposits and promissory notes held by non-
bank public and other deposit items (NDIC 2005). This deduction reduces the ability of
these banks to grant loans and advances, it is therefore one of the independent variables
121
The Theoretical Perspective to Housing Finance Supply
However in a bid to revive the economy, the CBN announced in late September 2008
reduced the CRR from four percent to two percent (Subair and Omankhanlen 2008).
on, there is a correlation between the capital and the amount spent on fixed assets. So
also, when a banking business commences, after the acquisition of fixed assets, lending is
Total Loans and Advances is another of the independent variable. If a UMDB gives out
one thousand naira as total loans and advances for a financial year, the amount to be
allocated to loans to housing is derived from the total loans and advances. Therefore,
there is correlation between total loans and advances and loans to housing.
Total Bank Assets is the last independent variable being considered. As the loans to
housing are increasing when the resources are there, so also is the total bank assets
increasing. Like the other two independent variables (Fixed assets; total loans and
advances), there is correlation between total bank assets and loans to housing.
Having described the twelve independent variables for the model, the testing will be done
in Chapter Nine.
4.9 Summary
The neoclassical economic theory was developed to predict the general patterns of
economic behaviour (Merton & Bodie 1995; Ryan et al 2002). It cannot be used to
predict individual economic behaviour except the general trends in aggregate economic
phenomena, one of which is the supply of credit and in particular housing finance supply.
122
The Theoretical Perspective to Housing Finance Supply
The operations of the financial intermediaries in the emerging economies had revolved
regulatory framework and transaction costs. However, in the developed economies, much
emphasis on the modern theory has been on risk management with the components of
traditional theory kept at the background. With the recent happenings, the components of
traditional theory which includes regulation of the financial intermediaries, kept at the
The shortcomings identified in the subprime mortgage lending in the United States and
the funding of mortgage lending in the United Kingdom shows that the developed
economies are not perfect in regulatory framework designs. This lack of adequate
Importantly, a system of free banking and deregulation need to be re-assessed and re-
regulated, this might involve the operations of the investment banks and the hedge funds
controlling about $55 trillion market for credit derivatives, which all along has been
World Bank (2007) argues that there has been advancement in risk management by
financial institutions and corporations in many of the emerging market economies due to
the adoption of international frameworks like Basel I and II Accords. However, the
123
The Theoretical Perspective to Housing Finance Supply
financial intermediation has been a mirage. The cost of accessing information is high and
the percentage of the population that can afford the transaction cost involved in financial
intermediation is low. Most sovereign governments in their wisdom believe that the
provision of a subsidised interest rate is the solution to the provision of housing. This can
124
Housing Finance Supply in Nigeria
CHAPTER FIVE
5.1 Introduction
Nigeria is one of the most urbanised in the African continent with an estimated population
of about 150 million. Housing is a basic human need in every society and is regarded as a
infrastructures required by man and it is capital intensive. The importance attached to the
provision of housing has led successive administrations to be adopting policies that would
increase its availability. The policies ranged from direct construction of dwelling units to
which has not been encouraging (Arilesere 1997; Abiodun 2000 and Bala et al 2007).
The chapter intends to appraise the various efforts made by government in providing
finance for acquisition of homes by individuals. To achieve these objectives, the chapter is
divided into seven sections. The first is the introduction, the second section examines
housing sector in Nigeria, the third section discusses housing finance supply in Nigeria and
the fourth section looks into Housing Finance Institutions in Nigeria. The fifth section
examines the establishment of National Housing Fund while section six examines
constraints to lending in Nigeria. The final section of the chapter is the summary.
Nigeria has the largest urban population of any sub-Saharan African (SSA) country and the
conservative estimates of Nigeria’s urban population show that it exceeds the total
population of all but South Africa and Ethiopia (Buckley et al 1994; The Economist
125
Housing Finance Supply in Nigeria
2008a). The urban population growth is between 6 and 8 percent per year in major cities
such as Lagos and Ibadan, with a quality of life index of 41.8 to New York at 100 (The
Economist 2008a). Presently, the housing deficit stands at 14 to 17 million; up from the 8
million that was identified in the 1980s and 13.64 million estimated by Ajakaiye and
Fatokun (2000) for the 2000-2005 period. Over 72 million Nigerians are either homeless or
live in rented substandard homes in areas best described as slums (Omirin and Nubi 2007).
As discussed in Chapter 2, the basic human need for shelter defines the problem in terms
of quantity and quality. The situation in Nigeria is about whether they are available. They
are not available, in quantity and therefore the quality issue is secondary. While the
population is increasing, investment in the housing sector by the government has been less
than 3 percent of the annual budget (Sanusi 2003) and the financial institutions are not
like Korea and Thailand with housing loan to GDP of 14 percent and 18 percent
(Saravanan 2007).
social, political and economic with interaction and activities in other sectors of the
economy (Okunsanya 1994; Soyingbe et al 2007). However, Shittu (1995), Agboola and
Olatubara (2003), Windapo (2005) and Nubi (2005) identified the factors militating against
finance, high cost of building materials, problems on existing land policy, poor
In most government circles, difficulty in land acquisition has been considered as the
greatest factor militating against housing provision. However, Nubi (2005) and Abdulai
(2007) have argued that housing finance is the most important factor in that people in the
126
Housing Finance Supply in Nigeria
rural areas acquires traditional land and build on those lands. The construction might take a
longer period to complete because finance is not available. About 90% or more of total
housing provision has traditionally being provided by the private sector (FRN 1992;
Buckley 1994 and Ajanlekoko 2001). However, Egbu (2007) noted that 54 percent of
production agency is having their presence in both the Federal and State governments
domain but the informal sector has been active than the government agencies (Sanusi
Between 1986 and 1990, the average level of investment in housing was 1.7% of GDP,
which almost halved the 3.3% share achieved in the preceding decade, and has secularly
declined from over 3.6% of GDP in 1980s to 1.5% in 1990 (FOS 1991; Buckley et al 1994
and Ajanlekoko 2001). Furthermore, Ozili (2009) argues that in the 1995 and 1996 budget,
there was no budgetary provision for housing development by the federal government. The
exact cause of the decline in housing investment over this period cannot be stated. It is
presumed that most of the building materials are imported and with the devaluation of the
nation’s currency (NAIRA) in 1986 contributed to the decline of housing investment. This
is typical of problem in SSA where macroeconomic volatility is ranked high in the housing
In order to solve the problem of land acquisition for housing provision in Nigeria, the
Federal Government promulgated Land Use Decree of 1978 to effectively nationalise land
without paying compensation to traditional owners. The decree requires state governor to
authorise every land transaction, which slow down transactions considerably and expose
127
Housing Finance Supply in Nigeria
Iwarere & Megbolugbe (2008) compounded issues of land acquisition and the processing
of land registration might take up to 12 months, which results in delay to access housing
finance. This is due to the fact that in accessing housing loan, a potential borrower is
supposed to have a good title to a piece of land which is conveyed by the certificate of
occupancy. Therefore, the issue of housing finance supply is will now discussed in the next
section.
The sources of housing finance supply can be broadly classified into formal and informal.
As discussed in sections 3.4 and 4.7, formal housing finance supply in emerging
economies are operated through both policy-driven and the market-oriented housing
finance channels (Deng & Fei 2008). The policy-driven housing finance supply is mainly
through housing funds schemes which are mandatory housing savings scheme while the
institutions.
For the acquisition or building of a house, Nubi (2005) and (2006) noted that the most
popular means of raising finance in Nigeria has either been from financial institutions,
which are universal banks, mortgage institutions, insurance companies and state housing
corporations or from the informal financial markets. The informal sector provides shelter
for over 85 percent of the population in the countries of sub-Saharan Africa (UNCHS,
1996 & 2000; Durand-Lasserve 1997; Omirin & Antwi 2004). The type of finance being
raised from the financial institutions is called debt financing and it represents less than 25
percent of total housing finance lending figure outstanding within the financial system
(Nubi 2005; Nubi 2006). This is due to the fact that over 80 percent of the potential
128
Housing Finance Supply in Nigeria
borrowers earn low income and cannot meet the conditions attached to borrowing for
informal markets (Okpala 1994; Buckley et al 1994; Saravanan 2007 and Tiwari & Debata
2008).
Joireman (2000), Antwi (2002) and Omirin & Antwi (2004) consider informality as a
but are not necessarily illegal. The concept of informality is considered by Durand-
cost of belonging to a country’s legal and regulatory framework exceed its benefits. The
argument goes further that informality as related to land market activities does not conform
However, informal markets are defined by Montiel et al (1993) and Soyibo (1995) as
institutions with its rule governing buying and selling of goods and services as a forum of
organised exchange but their operations are outside the purview of the central government
macro-economic policies and without any legal back-up. Lundberg (1979), Cheng (1986),
Fry (1988), Wade (1990) and Levenson & Besley (1996) argue that the growth of the
informal financial system in the emerging economies occurred in the shadow of the formal
Due to the stringent conditions attached to borrowing from banks in Nigeria, most
households especially low-income earners do not have access to housing finance (Olufemi
129
Housing Finance Supply in Nigeria
1993; Onibokun 1985; Nubi 2006 and Omirin & Nubi 2007). Therefore, individual
homebuilders sought finance from informal sources such ajo (traditional thrift societies) or
esusu (rotating savings and loan association), age/trade groups, traditional moneylenders,
friends and family (Omirin and Nubi 2007). They were all classified as micro-credit
organisations and their operations were convenient and accessible (Nubi 2006 and Omirin
& Nubi 2007). They operate on the basis of third party guarantees and also relied on peer
pressure to ensure prompt repayment. Also, they are unsecured and lacked the magnitude
The formal private sector institutions like commercial banks (called UMDBs in Nigeria)
and insurance companies with widened financial services provision outlets can adequately
institutions (MFIs) are classified as semi-formal financial institutions but they do not have
purposes, they reach less than 2 percent of the population in most countries except
Bangladesh with MFIs providing over 13 percent (DFID 2004; Honohan 2004)
The formal housing finance supply outlets in Nigeria comprises of the following types of
institutions:
• Insurance Companies
130
Housing Finance Supply in Nigeria
While the PMIs are licensed by FMBN, all the financial institutions operating in Nigeria
file returns to the Central Bank of Nigeria on monthly basis. The activities and
The housing finance situation in Nigeria exactly depicts the observation made by Renaud
(1984) that there are familiar and important limitations to the income qualification required
verifiable income and collateral in the form of conventional marketable assets. In some
cases, borrowers are intimidated with the minimum amount the financial institutions are
willing to lend because they do not want to deal with low- income earners. In the next
section, we examine the institutions that are involved in housing finance supply in Nigeria.
The first conscious effort made in Nigeria for housing finance was in 1956 when the
Government and the Eastern Nigeria Government formed the Nigeria Building Society
Limited (NBS) with a capital of N2.25 million for the purpose of lending money for house
As at December 2007, the Nigerian financial system comprised of the Central Bank of
Nigeria (CBN), the Nigerian Deposit Insurance Corporation (NDIC), the Securities and
709 microfinance banks (MFBs), 112 finance companies (FCs), 1 stock exchange, 1
Out of the above listed financial institutions that make up the Nigeria financial market,
only four of them are directly involved in housing finance supply. They are:
- insurance companies
The development financial institutions were made up of the Nigerian Export-Import Bank
(NEXIM), the Bank for Industry (BOI), the Nigerian Agricultural, Co-operative and Rural
Development Bank (NACRDB) and the Federal Mortgage Bank of Nigeria (FMBN).
FMBN started as a housing finance institution with the establishment of Lagos Executive
Development Board (LEDB) in 1928; Nigeria Building Society (NBS) in 1956; formation
of State Housing Corporations between 1956 and 1960; National Council of Housing 1971
(Nubi 2005). Following the promulgation of the FMBN Decree No 7 of January 1977 as a
wide basis with a paid-up capital of N20 million which was increased to N150 million in
1979. By mid-1980s, the FMBN was the only mortgage institution in Nigeria.
As a fall-out of housing reforms which started in 2002, the FMBN is now reorganised to
perform mainly secondary mortgage and capital market operations. It is presumed that the
withdrawal of FMBN from the primary loan market is to free up financial resources on the
part of government for other uses and serve the populace according to the dictates of the
housing market. This is in line with the housing reforms going on in the Asian-Pacific
132
Housing Finance Supply in Nigeria
Region, where the Government Housing Loan Company (GHLC) of Japan, withdrew from
the primary loan market (Ronald 2007). The Ownership / Shareholding Structure of the
(FGN) – 50 percent; Central Bank of Nigeria (CBN) -30 percent and Nigeria Social
The Universal banking practice was adopted in Nigeria in 2001 through CBN Circular
titled “Guidelines on Universal Banking”. This removed the regulatory barrier between
merchant and commercial banking institutions which resulted in the usage of Universal
The UMDBs attract the greatest attention and are effectively monitored in terms of
supervision (Sobodu and Akiode 1998). This might be presumed to the fact that these
conventional banks hold the bulk of financial system deposits, provide the most
appropriate channel through which monetary policy can be effectively conducted, co-
ordinated, monitored and assessed and serve as bankers to other financial institutions
The financing of the economy by the banks, measured by the ratio of banking system credit
to the core private sector (CP) to GDP increased from 13.5 percent as at December 2006 to
21.7 percent in December 2007 (CBN 2007). It is presumed that the introduction of the use
of electronic and other forms of payments, particularly ATMs and other card products had
a positive effect on the intermediation ratio of currency outside banks to broad money
supply, which declined from 18.8 percent as at December 2006 to 15.2 percent as at
December 2007. The depth of the financial sector, having one of its measurement
133
Housing Finance Supply in Nigeria
indicators as the ratio of M2 to GDP ratio increased from 19.8 percent as at December 2006
The reform policies introduced in the early 1980s made up of financial sector liberalisation
and banking system deregulation in particular tend to effectively allocate the scarce
financial resources for efficient and productive utilisation (Soyibo 1997; Wade et al 2001).
liberalising interest rates, phasing out directed credit, adopting indirect instruments of
monetary policy, re–structuring of banks and improving banking supervision. The de-
regulation of the financial services sector in the last quarter of 1986 has contributed
significantly to the growth witnessed within the Nigerian banking system in the last decade
(Ebong 2005; Ezeoha 2007).The number of banks increased by about 154.8 percent from
42 in 1986 to 107 in 1990. It further increased by about 12 percent to 120 by 1992 (Soyibo
1997; Ezeoha 2007). Due to the liquidation of some banks as a result of non-performance,
the number reduced to 89 in 2004 and due to merger and acquisition of weak banks in
2004/2005 (see Table 5.1), the number of the Universal Deposit Money Banks (UDMBs)
in the system reduced to twenty- four by December 2007 (see Table 5.2)
To effectively carry out the de-regulation of the financial sector, two new decrees were
introduced in 1991. The CBN Decree No 24 of 1991 and the Banks and Other Financial
Institutions Decree (BOFID) No 25 of 1991, which repealed the CBN Act 1958 (as
amended) and the Banking Decree 1969 (as amended) respectively. The new CBN Decree
enlarged the powers of the CBN in regard to the maintenance of monetary stability and a
sound financial system. In enlarging the powers of the CBN, UDMBs are expected to seek
approval from the CBN of new branches being opened so that the branches of these banks
are not concentrated in the urban areas alone. The number of bank branches grew from 273
134
Housing Finance Supply in Nigeria
in 1970 to 1,394 in 1986, 2,013 in 1990, 2,391 in 1992 and attained a peak of 3,300 as at
July 2004. The astronomical increase between 2001 and 2004 was as a result of CBN
regulation stipulating the establishment of bank branches in cities where CBN branches are
sited for direct and efficient clearing of cheques. With the consolidation arrangement in
2005, there were series of re-alignments and mergers which resulted in bank branches
increasing further to 4,579 as at December 2007 compared with a figure of 3,468 branches
as at December 2006. With these financial infrastructural developments, the population are
still being under-served at the population of 140 million. This translates to the fact that in
2006, about one bank branch serves 40,369 persons which improved to one bank branch to
30,574 persons as at December 2007 against an average of less than 2,800 inhabitants per
bank branch office in Netherlands, Sweden, United Kingdom and the United States (Berger
Even with these inadequacies and the importance the government attached to the housing
sector, the CBN has encouraged the universal banks to support the development of the
housing sector in Nigeria. The CBN expected the universal banks to allocate a stipulated
proportion of their credit to the housing / construction sector. The minimum stipulated
allocation to housing / construction was 5 percent of total loans and advances in 1979/80;
increased to 6 percent in 1980 and 13 percent from 1982 till 1993 (Sanusi 2003).
If the stipulated targets are not met by any financial institution, the shortfall would be
deducted from the current account statutorily kept with the CBN by the defaulting financial
utilised for granting of loans to the housing / construction sub-sector. With the partial
135
Housing Finance Supply in Nigeria
categorisation was discontinued (Ikhide & Alawode 2001; Sanusi 2003). However, the
Nigerian Financial System was fully liberalised in 2005 and the liberalisation process is
There has been enormous theoretical and empirical literature on state versus private
commercial banking Megginson 2005b; Beck et al 2005: Ikhide & Alawode 2001) .
Asia, Latin America and Africa at different times for different reasons (Uchendu 2005).
The privatisation and reform of banks are so important because they tend to perform three
basic functions in any economic system. They play a central role in a country’s payments
system and serves as a clearing house for payments; they transform claims issued by
borrowers into other financial instruments for potential investors and provision of
mechanism for evaluating, pricing and monitoring the credit-granting function in any
Reforms are carried out for the re-orientation and re-positioning of an existing institution
in order to attain an effective and efficient state (Ajayi 2005). Banking sector reforms are
propelled by the need to deepen the financial sector and re-position it for growth to evolve
a banking sector that consistent with regional integration requirements and international
best practices. Banking reforms are specifically targeted at addressing issues like weak
operational inefficiencies and firming up capitalisation (Ajayi 2005; Uchendu 2005; Hall
2004).
136
Housing Finance Supply in Nigeria
Apart from the benefit considerations, banking sector reforms have their associated costs.
These includes losses of jobs, gross country cost estimates to national economies, which
during the Asian financial crisis ranged from 12 percent of GDP for Malaysia, 15 percent
of GDP for Korea to 45 percent of GDP for Indonesia. The re-capitalisation cost
component as percentage of GDP for commercial banks as estimated by Merrill Lynch was
as high as 42 for Indonesia, 10 for Korea, 11 for Malaysia and 26 for Thailand.
For example, the Malaysian banking sector reform revolved around prudential regulations
and the establishment of Danamodal Nasional Berhad and Danaharta Nasional Berhad in
order to consolidate, re-capitalise and rationalise finance and banking institutions. These
are achieved by applying least cost solution principles to minimise the injection of funds to
the project. By the first quarter of 1999, Malaysia had spent 5 percent of its GDP or
interest costs (2 percent). Also in case of Indonesian reforms, 50 percent of GDP or US$
85 billion was spent with a break-down into liquidity support (12 percent), re-capitalisation
capital for asset management company (12 percent) and interest cost (3 percent )
(Uchendu 2005).
It is argued that Malaysia better withstood the impact of the financial crisis and spent less
on weathering the problems due to its strong macroeconomic fundamentals. It had low
inflation rate of 3.5 percent as at the end 1996, compared with 7.9 for Indonesia, 4.9
percent for Korea, 8.4 percent Philippines and 5.9 percent for Thailand. Furthermore, most
137
Housing Finance Supply in Nigeria
of the capital inflows into Malaysia in terms of foreign direct investment are long-term in
nature.
In Nigeria, the earliest banking reforms beginning in 1952 were intended to provide a basis
for the regulation and supervision of banks. However, the reform of the mid-1980s was a
(SAP), which saw the banking system experiencing a policy shift from direct control to
market-based monetary management (Beck et al 2005; Imala 2005; Ikhide & Alawode
The 2005 bank reform exercise in Nigeria kicked off with the issuance of the 13-point
reform agenda of 6th July, 2004. It was adopted as part of the broader National Economic
Empowerment and Development Strategy (NEEDS) programme to stem the slide in the
Nigerian banking system and to re-focus it’s activities in playing a more effective
intermediation roles. The reform agenda in Nigeria had two very important components
namely: the requirements for banks to increase their shareholders’ funds to a minimum of
N25 billion; and the consolidation of their operations through merger and acquisition
The objectives of the banking sector reforms encapsulated in the reform agenda announced
(1) Requirement that the minimum capitalisation for banks should be N25
(2) Phased withdrawal of public sector funds from banks, starting in July 2004;
(6) The automation process for rendition of returns by banks and other financial
System (e-pass);
with the Governor of the Central Bank on the operations of any bank or the
banking system;
relating to the issuance of dud cheques and the law relating to the vicarious
(11) Revision and updating of relevant laws and drafting of new ones
The CBN issued on August 5, 2004 guideline which clarified issues pertaining to
consolidation and the incentives to banks engaging in merger and acquisition. The
guidelines also provided amnesty to banks in respect of past misreporting of their financial
condition. It was followed by a circular issued on March 31, 2005 stipulating timeliness for
October 2005.
Furthermore, the CBN granted the understated forbearance on April 11, 2005 through CBN
(2005b) Consolidation Incentive to a group of weak banks to further enhance the banking
sector reform:
• a write-off of 80 percent of the long outstanding debts owed to the CBN by weak
• conversion of the balance of 20 percent of the debt to a long term loan of 7 years at
• a further forbearance of 20 percent of the debt if the new owners of the banks meet
As argued by Imala (2005), the essence of the forbearance was to make the affected banks
to be more attractive for acquisition and in the process save an estimated N108 billion
There is no gain-saying in the fact that the development of a sound financial system
requires the joint efforts of the government, the monetary authorities, the operators in the
140
Housing Finance Supply in Nigeria
industry and the general public. As much as macroeconomic stability is important for the
financial system to evolve, the monetary authorities must enhance their supervisory
framework and pursue policies that would enhance the safety, soundness and efficiency of
and Danaharta Nasional Berhad (Asset Management Company) aided the successful
implementation and success of the banking sector reform and restructuring programme.
The Draft Bill for the establishment of the Asset Management Company was prepared as
far back as 2005 in Nigeria, but further action is yet to be taken by Presidency (Omachoru
and Amaro 2009). As much as efforts were being made by the government to make the
still a mirage. The Asset Management Company when established can buy the non-
performing loans of the banks. For instance, the five banks (Union Bank PLC;
Intercontinental Bank PLC; Oceanic Bank PLC; Afribank PLC and Finbank PLC) taking
over by the CBN in August 2009 had a collective loan portfolio of N2.8 trillion, of which
(Nwogwugwu 2009b).
141
Housing Finance Supply in Nigeria
1 Access Bank Plc Marina Bank, Capital Bank International, Access Bank
3 Diamond Bank Plc Diamond Bank, Lion Bank, African International Bank (AIB)
4 EcoBank EcoBank
9 First Inland Bank Plc IMB, Inland Bank, First Atlantic Bank, NUB
16 Skye Bank Plc Prudent Bank, Bond Bank, Coop Bank, Reliance Bank, EIB
17 Spring Bank Plc Guardian Express Bank, Citizens Bank, Fountain Trust Bank,
Omega Bank,, Trans-
20 Sterling Bank Plc Magnum Trust Bank, NBM Bank, NAL Bank, INMB, Trust Bank
of Africa
22 Union Bank Plc Union Bank, Union Merchant Bank, Universal Trust Bank, Broad
Bank
23 Unity Bank Plc New Africa Bank, Tropical Commercial Bank, Centre-Point Bank,
Bank of the
North, NNB, First Interstate Bank, Intercity Bank, Societe Bancaire, Pacific Bank
142
Housing Finance Supply in Nigeria
13. Citibank
143
Housing Finance Supply in Nigeria
Table 5.3: Summary of Universal Deposit Money Banks (UDMBs) Activities (2003-2007) Millions
Reserves 362,399.9 12.7% 364,192.9 0.5% 515,207.3 41.5% 471,648.7 37.2% 646,982.0
Aggregate 1,591,218.7 22.2% 2,077779.3 30.6% 2,588,916.7 24.6% 4,066,689.3 60.6% 6,529,691.7
Credit
(Net)
Loans and 1,041,663.8 23.2% 1,294,449.5 24.3% 1,859,555.5 43.7% 2,338,718.8 93.9% 4,534,242.0
Advances
Total 3,047,856.3 12.6% 3,753,277.8 23.1% 4,515,117.6 20.3% 6,400,783.9 57.9% 10,106,387.6
Assets
Total 1,337,296.2 80.8% 1,661,482.1 24.2% 2,036,089.9 -10.8% 1,816,275.6 120.8% 4,010,543.0
Deposit
Liabilities
Demand 577,633.7 26.1% 728,552.0 29.9% 946,639.6 28.4% 1,215,347.8 44.9% 1,760,783.1
Deposits
Time, 759,632.5 22.8% 932,930.1 16.8% 1,089,450.3 59.7% 1,739,636.9 29.3% 2,249,759.8
Savings&
Foreign
Currencies
Deposits
Foreign 416,577.8 8.6% 452,402.0 -2.75% 439,960.3 36.8% 601,692.4 54.6% 930,512.3
Assets
(Net)
Credit from 44,302.6 40.1% 62,079.5 -31.2% 42,687.5 -61.1% 16,594.9 80.1% 29,885.3
CBN
Capital 537,207.8 22.13% 656,076.6 38.5% 950,551.6 35.0% 1,283,146.4 68.2% 2,158,519.2
Accounts
Capital & 291,252.1 19.6% 348,387.6 69.9% 591,738.7 61.1% 953,001.2 72.7% 1,646,111.5
Reserves
Other 245,955.7 37.3% 337,689 6.3% 358,812.9 -8% 330,145.2 55.2% 512,407.7
Provisions
Average 49.7 4.6% 52.0 -25.6% 38.7 110.3% 81.4 -30.5% 56.6
Liquidity
Ratio%
Average 70.0 4.0% 72.8 5.4% 76.7 26.2% 96.8 -13.9% 83.3
Loan
Deposit
Ratio (%)
144
Housing Finance Supply in Nigeria
It was argued by Allen (2004) that regulatory capital requirement impacts on the banking
system’s ability to extend loans and advances to the productive sectors of the economy. In
emerging economies, the capital asset ratio of all countries studied seem on average to
have risen following changes in regulation, which is a reflection on mounting losses. This
also supports Anthony Saunders (2002) view that banks respond to capital regulation by
substituting their existing loans with new riskier loans. It was observed that in countries
with financial crisis like Venezuela, Thailand, Malaysia, Korea and Brazil, there was
However, in non-crisis countries like Chile, Costa Rica, India, Poland and Slovenia, during
a change in regulation, a reported drop in the average level of equity, or of deposits and
loans was observed. Also, there was credit contraction / slowdown in almost all the
countries when regulatory changes are introduced but there are different patterns in
different countries.
In Nigeria, the compliance with capital requirement regulation for the UMDBs was
completed in December 2005. It could be deduced from Table 5.3 that the banking sectors
looked healthier than it used to be in previous years. There was increase in all economic
aggregates except total deposit liabilities, credit from CBN and Other provisions. The total
deposit liabilities reduced by 10.8 percent between December 2005 and December 2006.
One can explain that decrease in deposit liabilities might be due to the fact that big players
within the banking system have used their deposits to acquire share in these banks to
become part-owners. Also, there was astronomical decrease in credit from CBN, it could
be explained that when banks are having good capital base and reserves, borrowing or
145
Housing Finance Supply in Nigeria
Afrinvest (2008) argues that these growth has been achieved coupled with better asset
quality. Non-performing loans declined as a proportion of total loans from 16% in 2005 to
10% in 2006 and 8% in 2007. Banking penetration measured in total loans as a share of
GDP at 10.9% in 2006 is low compared against a global average of 130% and compared
with other emerging market economies like 50% in Ukraine and Kazakhstan, over 75% in
South Africa.
The average liquidity ratio which was 49.7% in 2003, 52% in 2004 and was reduced to
38.7% in 2005. This is a sign of desperation on the part of the financial institutions to make
investments and abiding by the banking law of the nation. Between 2006 and 2007, one to
two year(s) after the completion of re-capitalisation exercise, the average liquidity ratio
and average loan deposit ratio reduced by 30.5 percent and 13.9 percent respectively. This
is in line with observation made in Chiuri et al (2002) that in non-crisis countries of the
emerging world, one to two years after a change in regulation, there is a reported drop in
the average level of equity, or of deposits and loans. In Nigeria, there was drop in the
deposits and loan levels of the UMDBs. However, between 2005 and 2006, the banks were
having more funds than the investment outlets that the liquidity ratio was 81.4% in 2006.
Apart from the UMDBs lending directly to housing/real estate, PMIs were acquired and
recapitalised that resulted in the paid-up capital of PMIs increasing by 550 percent from
N1.9 billion in 2005 to N12.57 billion in 2006. Most of the big financial institutions
146
Housing Finance Supply in Nigeria
Table 5.4: List of PMIs affiliated to Universal Money Development Banks (UMDBs)
Life funds of insurance companies are long term savings in form of annuities or
endowment policies, which can only mature at the occurrence of certain events, which
might be at death, accident, retirement or at maturity (Sanusi 2003; Nubi 2005 and Buckle
and Thompson 2005). Life funds are not only long-term savings but relatively cheaper than
deposit (Ajanlekoko 2001 and Pilbeam 2005). Therefore insurance companies have funds
appropriate for financing housing construction and other long term investments, but
Anderson et al (2009) argues they are traditionally the most conservative lender to housing
and real estate. Under the insurance Act of 2003 section 3, no insurance company can
The long–term nature of fund enables life assurance companies to invest in long-term
assets to avoid mismatch risk (Ludgwig 1985 and Akinwunmi et al 2007) in their funds
management functions. They can extend loans for real estate development based on capital
value of the policies, investment in mortgage and debentures or direct investment in real
147
Housing Finance Supply in Nigeria
(1986, as cited by Akintoye and Adidu 2008), a study of investment behaviour of insurance
companies in Nigeria, it was analysed that the great variation in the asset holdings of life
and non-life insurance companies is due to the need to match their asset composition with
While percentage allocated to real estate by insurance companies declined from 12.1
percent in 1985 to 7.2 percent in 1986, the allocation to mortgage loans also declined
steadily to 4.8 percent in 1985, 3.9 percent in 1986 and 3.6 percent in 1987 (see Table 5.5).
Data after 1987 for insurance companies cannot be provided within the short time available
In the Nigerian environment, the investment of insurance funds are regulated by the
insurance Act 2003 and also monitored by the National Insurance Commission. Section 25
of the 2003 Act states that:
(1) An insurer shall, at all time in respect of the insurance business transacted
by it is Nigeria, invest and hold invested in Nigeria, assets equivalent to not
less than the amount of policyholder funds in such accounts of the insurer.
(2) Subject to the other provisions of this section, the assets of an insurer shall
not be invested in property and securities except:
148
Housing Finance Supply in Nigeria
(3) No insurer shall (a) in respect of its general insurance business, invest more
property; or (b) in a contract of its life insurance business, invest more than 35
percent of its assets as defined in subsection (1) of its section in real property.
Having recognised the potential contribution of the insurance industry to economic growth,
the Nigerian government thought that inefficiency could be eliminated by increasing their
capital. There were series of interventions in form of re-capitalisations between 1961 and
2005 in order to strengthen the insurance companies and increase their capacities (Barros
et al 2008). Okwor (2005) and Barros et al (2008) outlined the main relevant legislations
which include: the Insurance Companies Act of 1961, the Insurance (Miscellaneous
Provisions) Act of 1964, the Insurance Companies Regulation of 1968 and the Insurance
149
Housing Finance Supply in Nigeria
The 1961 Act provided for the registration of insurance companies and stipulated a mode
of limited control. The 1964 Act regulated the investment of insurance funds and repealed
the Act preceding it like all other Acts; the 1968 Act was meant to strengthen pre-
registration conditions; the 1976 Act introduced the registration and supervision of
intermediaries; the 1991 Act addressed the problem encountered in implementing the 1976
Act, while the 1997 Act re-classified insurance business and re-categorised minimum paid-
The Insurance Act of 2003 introduced many measures targeted at improving the
performance and exposure of the industry as well as increasing the minimum paid-up
capital (Okwor 2005; Barros et al 2008). Therefore, all categories of insurance business
have to comply with the new minimum paid-up capital by February 2007 (see Table 5.6)
The component of the reform in the insurance industry was to enhance the international
February 2007, with the new capital injections, the insurance companies would be in
150
Housing Finance Supply in Nigeria
The regulatory framework for the establishment and operations of primary mortgage
1989. In the decree, the FMBN was given the power to licence and regulate the activities
of PMIs as second-tier housing finance institutions (Sanusi 2003; Chionuma 2004 and Bala
et al 2007).
The PMIs, under the decree were to mobilize savings from the public and grant housing
loans to individuals while the FMBN mobilizes capital funds for the primary mortgage
institutions (Sanusi 2003). The essence of their establishments is to enhance private sector
participation in housing finance, whereby interested investors can obtain licence to operate
with a paid-up capital of N100 million ($862,000) compared to licence for Universal
Deposit Money Banks (UDMBs) with paid-up capital of N25 billion ($200,000,000). The
The registration of the PMIs started in earnest in 1992 and as at December 2005, there
were 90 PMIs operating in the country. The table below reflects the financial activities of
151
Housing Finance Supply in Nigeria
No of Mortgage 90 91 93
Institutions
From Table 5.7, the total number of licensed PMIs stood at ninety-three as at December
2007, with only 80 PMIs confirmed to be active in terms of rendition of return to CBN.
The total assets of the PMIs stood at N302.3billion as at December 2007 compared with a
increase was attributable to the growth in the balance sheets of the PMIs acquired by
UDMBs arising from capital injection. The business activities of the PMIs are being
dominated by the few ones affiliated to UDMBs (see Table 5.4). About 62 percent of these
total assets are invested in Mortgage lending (CBN 2007), which reflects the unique
intermediary.
Investible funds available to the PMIs totalled N188.5 billion in 2007 against N94.34
billion in 2006 and N19.9 billion in 2005 with the following break-down. The funds were
sourced mainly from increases in paid-up up capital from N1.9 billion in 2005 to N12.57
billion in 2006, an increase of 550 percent and to N15.4 billion in 2007. As at December
152
Housing Finance Supply in Nigeria
2007, long-term funds/NHF figure was N9.0 billion compared to N7.5 billion in December
2006, which increased by almost 100 percent from a figure of 3.3billion as at December
2005. These unprecedented increases were due to the acquisition and injection of capital by
the UMDBs which acquired the mortgage institutions. There was an astronomical increase
of 704.2 percent increase in Other Liabilities from a figure of N7.56 billion as at December
2006 to N60.8 billion as at December 2007.This is due to the fact that the PMIs that were
acquired by UDMBs had the opportunities of taking placements from their parent
companies which were having lots of funds to play with after the increase in paid-up
capital to N25 billion. Also, individuals are accessing the NHF through the PMIs and these
In the next section, discussion is to be centred on the basis on which the National Housing
economies is to provide a subsidised housing finance. This translates into bridging the gap
between people’s incomes and the price of housing. It’s other activities includes support
for the construction, renovation and maintenance of housing by offering long-term housing
In Nigeria, the NHF was established by Decree 3 of 1992 (now CAP N45 Vol. 11, Laws of
the Federation 2004) and launched in 1994 with the sole aim of facilitating the constant
flow of low cost funds for long-term investment on housing, to nurture and maintain a
stable base for affordable housing finance and to provide incentives for the capital market
153
Housing Finance Supply in Nigeria
to invest in property development (Latinwo 2002; Sanusi 2003 and Bala et al 2007).
Mabogunje (2004) and Ozili (2009) argues that it’s fundamental concept is to make private
By virtue of section 2 of the 1992 Act, commercial Banks (UMDBs) and insurance
companies are contributors to the fund. Section 5(1) and (2) of the Act had mandates for
funding as follows:
• All UMDBs would contribute 10 percent of their loanable funds into NHF at the
FMBN and earn interest rate at one percent higher than the rate chargeable on
non-life funds and 40% of its life policies funds in real estate development of which
not less than 50% shall be paid into the Fund through the FMBN at an interest rate
• Mandatory 2.5% tax on all wage earners earning the minimum national wage.
Bala et al (2007) noted that due to the initial implementation problems encountered like the
non-availability of take-off funds by the FMBN for loan processing to the PMIs, the
However, the regulations governing loan disbursement were put in place in 1996, the
presentation of cheques only commenced in June 1997, to some PMIs that fulfilled the
requirements to access the funds. Latinwo (2002) and Bala et al (2007) noted that despite
the initial delay in the operation of the fund and its adverse effect on the first set of
licensed mortgage institutions, FMBN has been able to process loan approvals for PMIs for
on-lending to contributors to the fund. Between June 1997 and August 2002, the FMBN
had approved loans amounting to N1.4 billion to 2452 applicants that applied through 30
154
Housing Finance Supply in Nigeria
N887 million from 748 applicants through 17 PMIs and N78 billion worth of application
are being processed and awaiting necessary funds for disbursement as at December 2008
(Nduwugwe 2008).
Apart from the obligation on the part of FMBN to refund contributions to ceding
contributors with accrued interest, Latinwo (2002) and Ogwu (2006) noted that the
A contributor can access the fund through an accredited PMI for mortgage loan to build,
buy, improve or renovate own home. This facility is granted at 4 percent interest to
accredited PMIs for on-lending at 6 percent to NHF contributors over a maximum tenure
of 25 years. Also, contribution to the fund must have been for at least six months before a
The EDL is granted to provide developers, states housing corporations and other housing
basis. The facility is offered at 10 percent interest rate with a repayment period not
exceeding 24 months. This encourages early disposal and repayment in order to make
similar loans available to as many developers that meet lending conditions. This was
contributors from accessing the fund for home loans. As at September 2009, the
155
Housing Finance Supply in Nigeria
outstanding loan to the Real Estate Developers Association of Nigeria (REDAN) was
N11.24 billion.
The terms and conditions for accessing the NHF facility are outlined in Decree No 3 of
1992 and reinforced in the Statutory Instrument of 1996. It was prescribed that the Fund
shall be managed and administered by the FMBN and its financial resources shall be
loaned by FMBN to PMIs for on-lending to individuals who are contributors to the
• A PMI must have been duly licensed and accredited for NHF;
• Applications must be submitted along with applications received for loans from
• No PMI shall, in any one year, be granted a loan in excess of 50 percent of its
• PMIs are required to secure the NHF loan required with appropriate block of
156
Housing Finance Supply in Nigeria
• A borrower must be a contributor to the Fund and must have contributed for a
• Not more than one-third of the income of the borrower shall be considered for a
loan repayment;
• Possession of valid title to land and the property to be mortgaged shall conform to
the existing planning laws and regulations. A loan granted to an individual under
the Fund shall be secured by a first legal mortgage of the subject residential
property; and
• Loan to be granted to an individual shall not exceed 90 percent of the cost or value
of the property, whichever is lower; and of that loan amount, 80 percent shall be
provided by the Fund while the PMI, through which the application is made, shall
provide 20 percent.
the PMI, and PMIs Application Form for NHF loan by individual applicants;
• PMI’s financial reports (annual audited accounts and returns for three months
157
Housing Finance Supply in Nigeria
• NHF proposed mortgages – current valuation report (dated, signed and sealed by
letter, acceptance letter, copy of title document (C of O), legal search report and
The National Housing Fund was established under Decree 3 of 1992 and despite
criticism from operators and academia within the housing finance sub-sector, the decree
has not been reviewed almost two decades after its promulgation. Some the criticisms
(i) A mandatory 2.5 percent tax on all wage-earners earning N3000 (equivalent of
US$26) or more per year. These contributors would be able to withdraw these
funds at retirement, with a low nominal yield rate (that is 12% - 15%).
Taken inflation rate into consideration, what would be the effective yield of the
savings over a long period of time? Unless inflation rate were to fall to less than
158
Housing Finance Supply in Nigeria
Table 5.8: Inflation and Saving Rates in Nigeria (Jan 2004-Dec. 2005)
Jan-04 15 3.5
Dec-04 15 4.4
Jan-05 14 4.4
Apr-05 12.6 4
Jun-05 12.9 4
From Table 5.8, using 2004-2005 figures as example, the minimum inflation
rate over a period of twenty four months was between March 2005 and May
159
Housing Finance Supply in Nigeria
2005, when inflation rate was 12.5 percent. Theoretically when inflation rate is
higher than the savings rate, return on investment is negative. Therefore any
rational investor would consider the return on his investment before parting
with his funds. An average investor would rather prefer to invest in the informal
sector, where return on investment would be above the inflation. One might
conclude that generation of savings are low in most of the emerging economies
because the inflation rates are not well-managed, which results in investors
The most striking deficiency of the national housing fund is that it fails to
(ii) UMDBs are expected to contribute ten percent of their loanable funds into NHF.
They would earn interest at one percent higher than the rate chargeable on
current account deposits. It is known that these banks are private sector
of gross profit for small/medium enterprises (SME) fund at the CBN and now
(iii) The NHF would fail to benefit its target population (families of people on modest
income). Workers earning at least N36000 per year, who are contributors to the
160
Housing Finance Supply in Nigeria
fund are expected to be its beneficiaries. The fund authorises N80000 as the
current rate of interest, N3200 is the minimal yearly mortgage payment under
these conditions. For any contributor, it is difficult to build the cheapest house
at that cost.
(iv) Part of the conditionality under the decree is that a registered land must be used as
part of the collateral. It has been argued repeatedly that getting land registered
housing finance at a reduced cost. In economic sense, the financial institutions seek to
liquidity ratio. Disequilibrium results in a movement of the liquidity ratio away from its
desired value, rationing if demand exceeds supply, and in the long run an adjustment
In Nigeria, the number of potential home-owners, that is, individuals thinking of borrowing
to acquire properties are more than investible funds available for housing finance supply.
The shortage of housing finance supply within the financial system results in credit
rationing.
5.6 Summary
Housing finance has not received the necessary attention it deserves from the federal
government. Before the deregulation of the financial system in 1993, sectors like
Agriculture and Mining were considered as preferred sector and the financial institutions
were allocated a minimum percentage of total loans and advances to be allocated to these
sectors. With the re-capitalisation of the banks in 2005 and other developments all over the
161
Housing Finance Supply in Nigeria
finance, efforts were being made by the private sector to re-engineer the mortgage industry
in Nigeria
The informal housing level in Nigeria reflects the situation in SSA where urbanisation rate
is growing at a high rate. The provision made by the government is very low in terms of
Though, the large proportion of housing that is unauthorised has negative impacts on the
government housing policy. Housing policy can best achieve efficiency by enabling
housing markets to work. There is no gainsaying in the fact that informal housing markets
operate in the same way as formal housing markets. Enabling housing markets to work
entails all about correcting market failures, and reducing the excessive amount of
government land use and housing regulation, but also tolerating and facilitating informal
line of policy.
162
Factors Affecting Housing Finance Supply in Nigeria
CHAPTER SIX
RESEARCH METHOD
6.1 Introduction
The preceding chapters have discussed some understanding of the research context
particularly on housing finance in both developed and emerging economies. Based on the
literature review findings and information elicited, research question was posed upon which
this dissertation rests. The discussions in this chapter is organised around the following areas:
Nigeria as a case study country, research approach, research methodology adopted for this
study to satisfy the research objectives as stated below, research design, operationalising and
At the juncture, it is important to recapitulate the objectives of this study while thinking of
finance in developed economies in order to identify key factors that have contributed
finance in emerging economies in order to identify key factors that have contributed
• To carry out primary data collection on housing finance supply in Nigeria and to
analyse the data in order to test the validity of housing finance model developed.
163
Factors Affecting Housing Finance Supply in Nigeria
There has not been any systematic analysis of the depth of housing finance in a number of
countries. Various studies in the area of housing finance had largely being descriptive in
nature though highly informative (Warnock & Warnock 2008). They lack formal empirical
analysis and has not been exposed to research rigour in the academic domain. Diamond and
Lea (1992a) analyzed housing finance systems in five countries. Chiquier et al (2004) had
case studies of eight emerging market countries, Low et al (2003), through the Mercer Oliver
Wyman study, studied eight European countries and Chiuri & Jappelli (2003) worked on
fourteen developed countries with emphasize on loan-to-value ratio. Recently, CGFS (2006)
had data for fourteen developed and two emerging countries and Renaud (2008) presented
data on forty-five countries. As important as the studies are, there was no formal empirical
analysis.
One of the first set of empirical studies carried out on housing finance in emerging economies
was by Deng et al (2005). It is the first rigorous empirical analysis on the earlier performance
of residential mortgage market in China. The most recent empirical studies carried out are by
economies and Lithuania using multiple criteria quantitative and conceptual analysis. Others
include Djankov et al (2007) covering 129 countries in both developed and emerging
economies using new data on legal creditor rights and private and public credit registries.
Also, Warnock and Warnock (2008) used annual average data from 2001 to 2005 in many
developed and emerging economies with emphasise that countries with stronger legal rights,
deeper credit information system and a more stable macroeconomic environment have deeper
164
Factors Affecting Housing Finance Supply in Nigeria
Many of the research on housing and housing finance in emerging economies had been
concentrated on Asian-Pacific and the Latin America / Caribbean regions. Even housing
finance in emerging economies, especially in sub-Saharan Africa has not been sufficiently
researched (Moss 2003 and Nubi 2005) and the few researches carried out are concentrated
on South Africa (Roy 2007 and Moss 2003). Renaud (2008) contains data on South Africa
and housing finance supply was sparingly mentioned in Nigeria. The mentioning was only
raising the hope that housing finance would have a boost after the consolidation exercise
must have been completed in the Nigerian banking system. A recent study by Warnock and
Warnock (2008), which sourced data from IMF (2006), examined only five emerging market
countries in Africa namely South Africa, Algeria, Morocco, Tunisia and Ghana. It is this gap
of lack in empirical study of housing finance supply in emerging economies using Nigeria as
Considering the limited research into housing finance in sub-Saharan Africa, despite the fast
rate of urbanisation, one might ask whether the results from research conducted in developed
that 1 in 5 Africans is a Nigerian (World Bank 2004a). Table 6.1 presents a break-up of the
165
Factors Affecting Housing Finance Supply in Nigeria
the population to be about 132 million in 2005, with an urban population of 48.2 percent and
an annual growth percentage change of 2.27 percent between 2005 and 2010. Nigeria also has
the second largest city in Africa after Cairo; Lagos has an urban population of about 10
TotalPopulation Average Annual % Growth of Urban Population as % of Total Average Annual % Growth of
in Millions Total Population Population Urban Population
The data from the World Bank also suggests that as at 2002, the country’s GDP (at constant
1995 prices) stood at US$33,000 million and increased by about 3 percent per annum (World
Bank 2006). However, (The Economist 2008) quotes the GDP as at December 2006 and 2007
to be US$99 billion with an average annual growth in real GDP of 4.2 percent and US$165
billion with an average annual growth of 9.1% respectively. With several years of military
rule coupled with poor economic management, Nigeria experienced a prolonged period of
economic stagnation which resulted in rising poverty level (Okonjo-Iweala and Osafo-
Kwaako 2007).
It is widely accepted that the paradigm adopted by a researcher shapes the way he perceives
the world (Feyeraband 1978; Kuhn 1962; Lakatos 1970). There is no single scientific method
that applies to comparative studies; it is argued that the choice made is driven by the research
questions being answered (Denzin & Lincoln 1994; Aghaunor et al 2002). However, it is
166
Factors Affecting Housing Finance Supply in Nigeria
In order to answer the research questions, an empirical study of financial intermediaries that
supply housing finance was undertaken. Research in social and behavioural sciences can be
subdivided into exploratory and confirmatory methods (Onwuegbuzie and Tedlie 2003).
Exploratory research is conducted when a problem has not been clearly defined, or its real
scope is not yet clear. It allows for familiarization with the problem or concept to be studied.
Exploratory research helps determine the best research design, data collection and selection
and difficult to delimit (Eriksson & Wiedersheim 1997 and Aghaunor et al 2006).
Wright Mills (1977 p.146) and Jacobs (2001 p.129) argues that to fulfil research tasks or to
state them well, social scientists must use materials of history and sociology worthy of the
name as “historical sociology”. The view was advanced that good sociology must incorporate
the techniques of historical research “if we want to understand the dynamic changes in a
contemporary social structure, we must try to discern its longer-run developments” (Wright
Mills 1977 p. 152). It was further evidenced that research that does not adequately take
housing researchers to delve into housing histories but relying mostly on secondary data. It is
on this premise that the historical perspective is included in the methodology adopted in
is a theory and the objective of the research is to find out if the theory is supported by the
facts. Then hypothesis are explicitly stated and tested in confirmatory research. In summary,
the objective of exploratory is theory initiation and theory building while confirmatory
167
Factors Affecting Housing Finance Supply in Nigeria
The research purpose and question of this thesis can be described as both exploratory and
confirmatory but largely exploratory, since investigation is being made to find out factors
“empiricist” research paradigm, is an enquiry into a social or human problem based on testing
a theory made up of variables, measured with numbers and analysed using statistical
procedures in order to determine whether the predictive generalizations of the theory hold
true (Creswell 2003 and 1994). The method provides numeric description of trends, attitudes
1994) as follows; it views truthfulness or reality to exist in the world, which can be
objectively and quantitatively measured; in terms of the relationship between the investigator
and what is being investigated, the quantitative research paradigm holds that the researcher
should remain distant and independent of that being researched to ensure an objective
assessment of the situation; quantitative research is not value-laden as the researchers’ values
are kept out of the study. Other distinguishing characteristics are that the entire process of the
quantitative methodology uses the deductive form of reasoning or logic wherein theories and
hypothesis are tested in cause-and-effect order. Concepts, variables and hypothesis are
chosen before the study begins and remain fixed throughout the study, the intent of the study
168
Factors Affecting Housing Finance Supply in Nigeria
is to develop generalisations that contribute to the theory and that enable one to better predict,
reporting detailed views of informants and conduced in a natural setting (Creswell and 1994).
variables on the participants are not introduced in this method, rather, it lets the meaning
Bogdan and Biklen (2007),Mertens (2003), Creswell (2003), Locke et al (2000), Marshall
and Rossman (1999), Creswell (1994) and Lincoln and Guba (1985) highlighted the general
features of the qualitative research to include the following: the enquirer visits the site of the
target participants to conduct the research which gives the researcher that opportunity to
extract details about the individual and also be involved in the actual experiences of the
the researcher-self, collection of text data, description and analysis of text or pictures/images,
representation of information in figures and tables and personal analysis and interpretation of
findings all inform qualitative procedures. Also of note is that the reasoning adopted in
qualitative research is largely inductive in which various aspects or categories emerge from
those under investigation rather than those identified before the research commence. This
phenomenon. Theory and hypothesis are therefore not established prior to the research and
169
Factors Affecting Housing Finance Supply in Nigeria
the research questions may change and be refined as the enquirer learns what question to ask
and to whom. The method is therefore emergent rather than tightly prefigured.
and “multimethodology” employs the quantitative and qualitative research methods in one
research project (Tashakkori and Teddlie 1998). It involves the collection and analysis of
both forms of data in a single study. The methodology is normally appropriate in research
programmes where due to the nature of the research being investigated, it is possible to
collect both quantitative and qualitative data, the analysis of which would offer a better and
Onwuegbuzie 2004; Creswell 2003; Mertens 2003 and Lincoln & Guba 1985). Therefore, the
data collection procedure in the mixed methods approach is an amalgam of the strategies in
Several sources identify the evolution of mixed methods in psychology and in multitrait-
multimethod matrix approach of Campbell and Fiske (1959) due to interest in converging or
triangulating different quantitative and qualitative data sources (Jick 1983) and on to the
expanded reasons and procedures for mixing methods (see Creswell 2002 and Tashakkori &
Tedlie 1998).
6.4 Research Methodology adopted for this study to satisfy the research objectives.
As argued by Creswell (2003 and 1994), Berg (2001), Looke et al (2000) and Bogdan &
Biklen (2007); the basis of selecting a research method for a research project has to do with
the objectives of the study. The aim of the study was stated in Chapter One as – investigation
of factors affecting housing finance supply in emerging economies with Nigeria as the case
170
Factors Affecting Housing Finance Supply in Nigeria
study country. The quantitative, qualitative and mixed methods research inquiry approaches,
as the three research paradigms, were examined for their appropriateness. In effect, the mixed
methods approach was eventually adopted and the justification for the adoption is explained
Mixed method approach is considered as a research design and method of inquiry that
dictates the direction of the collection and data analysis whereby the collection and analysis
of data has a mix of quantitative and qualitative research processes (Creswell and Plano Clark
2007).The mixed-method techniques are increasingly being used in order to expand the scope
of and deepen the researcher’s insights from the study (Sandelowski 2000). It combines
research strategies and allows researchers to broaden understanding and obtain a clearer
picture, though it may require multiple investigators. While qualitative research typically
1990 and Sandelowski 2000) and exploratory in nature (Perry 1994 and Walker 1997),
be made, notwithstanding the key differences, the two techniques can be combined usefully.
As advocates of mixed method research, (Sandelowski 2000 & 1995; Tashakorri & Tedlie
1998 and Swanson 1992) argued that the complexity of human phenomenon mandates have
While discussing the robustness of mixed methods technique, Collins et al (2006) and
Onwuegbuzie & Leech (2006) identified sixty-five purposes for mixing quantitative and
qualitative approaches. Each of these purposes falls under one of the four major rationales
advancement). Furthermore Greene, Caracelli and Graham (1989); Caracelli and Greene
(1993) identified the five general purposes of mixed-methods studies as: triangulation -
171
Factors Affecting Housing Finance Supply in Nigeria
seeking convergence and corroboration of findings from different methods that study the
clarification of the results from one method with results from the other method; initiation –
discovering paradoxes and contradictions that lead to a re-framing of the research question(s);
development – using the results from one method to help inform the other method; and
expansion – seeking to expand the breadth and range of the investigation by using different
The first part of the research methodology consisted of an extensive review of the relevant
(a) To explore studies that are related to the present study; and
(b) To identify the theoretical framework relevant to the research purpose and helped in
In the next section, discussion will be on the research design and the sampling technique
Research designs are procedures for collecting, analyzing, interpreting and reporting data in
research studies. Rigorous research designs are important because they guide the methods
and decisions that researchers must make during the study and set the logic by which
interpretations are made at the end of the study (Creswell and Plano Clark 2007).The basic
(Yin 1989; Egbu 2007). In analytical generalisation, a study is conducted in a typical case
study area, and the general conclusions reached are applied to other areas with similar
situations.
172
Factors Affecting Housing Finance Supply in Nigeria
When a research is being carried out, the population can be very large and impossible to
include all the units of the population. This might be due to time limit and cost of undertaken
the research, as it is in a doctoral studies, which was mentioned as one of the limitations in
section 1.6. In Nigeria, as in many of the countries in the emerging world, the postal system
is very poor and there is no statistical database where information could be extracted as it is
in the developed economies. This is one of the inadequacies in the emerging economies that
have contributed to their inability to plan for providing habitable housing and housing finance
for their population. Therefore, under this type of situation, adopting a sampling technique in
any research is unavoidable. The sampling technique being adopted could be either
probability (random) or non-probability (non-random) (Bryman & Cramer 2001; Lincoln &
Guba 2000; Moore 1991; Greene et al 1989 and Lincoln & Guba 1985).
For this study, a stratified random sampling technique is adopted for data collection from the
sampled universal banks. This is normally done by dividing the population into different
strata on the basis of some common characteristics. In this case, sampled universal banks
were categorised into big universal banks, medium-sized universal banks and fast-growing
new-generation universal banks. For the household level questionnaires and the unstructured /
informal conversational interview with corporate banking managers and some chief executive
techniques cannot possibly claim to produce a statistically representative sample, since they
rely upon the social contacts between individuals to trace additional respondents
(Beardsworth and Keil 1992 p. 261; Payne 1999 p. 324; Abdullai 2007 p. 37).
Data collection is based in Lagos, which has a population of 10.9 million in year 2005 (The
Economist 2008), the former federal capital of Nigeria. Despite the fact that the federal
capital was moved from Lagos to Abuja in 1975, Lagos still remain the commercial, financial
173
Factors Affecting Housing Finance Supply in Nigeria
and business headquarters of Nigeria (Ojo 2004). Iwarere and Megbolugbe (2008) noted that
activities nationally. Hence, the headquarters of financial institutions and various branches
are located in Lagos, where they could engage in profitable business transactions resulted in
the headquarters of 63.9 percent of Primary Mortgage Institutions (PMIs), 89.89 percent of
the Universal Money Deposit Banks (UMDBs) and 83.05 percent of the insurance companies
in the country being located in Lagos (Soyibo 1996; Ojo 2004). This is because Nigeria
adopts a market-based model of financial system, which enhances the role of well-
functioning market with firms believing that it is easier to make profit in a big and liquid
market (Holmstrom & Tirole 1993; Levine 2002). Because decisions about lending for the
financial institutions originates from the headquarters, which are located in Lagos, collection
of data were effectively done at the head office. Secondary data were extracted from the
balance sheets of the universal banks and informal conversational / unstructured interviews
were dispatched to bank customers (household level) that have recently applied or enjoying
housing finance from these financial institutions to access information from those demanding
for housing finance and make the study reliable. This representativeness of data at household
level is important to get an accurate picture of patterns of access and usage of housing finance
supply across the population (DFID 2004 p.6; Jones & Maclennan 1987).
Whatever research methodology is adopted for the research, reliability and validity issues
have to be considered. Creswell (2003), Bryman and Cramer (2001), Creswell and Miller
(2000), Lincoln and Guba (2000), Creswell (1998), Lincoln and Guba (1985) explained
reliability and validity in research. Reliability and Validity are tests of the trustworthiness of
the measurement instruments used in research (Babbie 2000; Blalock 1979; Carmines.&
Zeller 1979 and Hulchanski 1979). Reliability of a measure refers to the extent to which a test
174
Factors Affecting Housing Finance Supply in Nigeria
or measuring procedure yields the same result when tried repeatedly, that is consistent. It
might be internal or external validity. External reliability is the more common of the two and
refers to the degree of consistency of a measure over time. Validity is the extent to which a
measure is actually in line with what the researcher sets out to measure and the extent to
which the results can be applied to new settings. Denzin (1970; Flick 2004) suggested that the
adoption of triangulation offers greater validity and reliability than a single methodological
approach.
An examination of archive documents such as policy and internal papers are the richest
source of data for housing policy researcher (Malpass 2000a; Jacobs 2001). Therefore,
secondary data was extracted from the annual reports of six Universal Money Deposit Banks
(UMDBs) to determine the abilities and willingness of the universal banks in lending to
housing. An adequate sample size should allow reliability of results so that the investigation
can be repeated with consistent results. A sample is a small set of data drawn from a
population as Leishman (2008) noted that the sample should be sufficiently and demonstrably
representative of the population in order to allow analysis of the sample to be used. However,
Chiuri et al (2002 p.898) noted that any attempt to select banks suffering from negative
capital shock or any other deficiencies for that matter, since the respondents do not know
what would be the outcome of figures being given out, runs into a small sample problem.
Mathesen and Pellechio (2006) noted that the balance sheets of the central bank and financial
institutions are central to the assessment of risks and overall resilience to shocks. From a
from the surplus sector and allocated to the deficit sector for entrepreneurial venture through
effective risk management. Then, universal / commercial bank’s balance sheets are central to
175
Factors Affecting Housing Finance Supply in Nigeria
the allocation and transmission of risk in any economy. Analysis of the balance sheets of
systematically important financial institutions gives warning signals about the state of that
is fundamental to financial intermediation, giving rise to the risk of a deposit run. This is a
peculiar nature in most of the emerging economies. The extraction of figures from balance
sheets of these banks in Nigeria gives a picture of whether they have the capacity to lend for
Kochi (1988), Betubiza & Leathan (1995) and Bessis (2004) observed ways in which bank
capital reflected in the balance sheet have a positive relationship with risk reduction. First, it
provides a cushion for firms to absorb losses and remain solvent. Secondly, it provides ready
access to financial markets and thus guards against liquidity problems caused by deposit
outflows. Even in the NHF facility outlined in Decree No 3 of 1992, it is stated that no PMIs
shall, in any one year, be granted a loan amount in excess of 50 percent of its shareholders’
fund. This translates to the fact that PMIs that are well-capitalised would have more access to
The sampled universal banks were selected from the twenty-four banks operating in
Nigeria. Their selection was based principally on the willingness of their top management at
the head office to take part in the study. The chosen universal banks are two of the three big
universal banks, two medium-sized banks and a fast-growing new-generation bank. The two
big universal banks held about 35 percent of total deposit liabilities of N4 trillion in 2007 and
N3 trillion in 2006. However, the sampled universal banks held about 50 percent of total
Interviews were conducted with the loans and advances / corporate banking managers of
these universal banks and chief executive officers of some insurance companies to assess the
176
Factors Affecting Housing Finance Supply in Nigeria
willingness of the financial institutions to lend towards housing acquisition. The informal
conversational / unstructured interview was adopted where questions emerge from the
immediate context and are asked in the natural course of things with no predetermined
wording or question topics (Patton 1990; Hughes 2002). Other definitions given for
neither the question nor the answer categories are predetermined rather they depend on social
interaction between the researcher and the informant. Punch (2005) describes unstructured
interview as a way to understand the complex behaviour of people without imposing any a
priori categorisation, which might limit the field of enquiry. Patton (2002) considers
However, in the standardised open-ended interview, the exact wording and sequence of
questions are determined in advance and all interviewees are asked the same questions it
allows the respondents freedom to answer questions (Sowell & Casey 1982). The loans and
advances managers were targeted in that lending functions made up of asset / liability
management and optimal asset management of the financial institutions are their
responsibilities. Hence, they are identified based on their academic qualification and
exposure to lending procedures within the financial industry rather than using staff in the
lower cadre.
With extraction of secondary data only from the annual reports of UDMBs could be seen to
introduce an element of bias, self-justification or post-rationalisation that put the data into
question. This may be seen to introduce problems with data validity, which can be avoided by
triangulation: collecting information about a single phenomenon from more than one source
(Hammersley & Atkinson (1983 p. 199). Denzin (1970) and Walker (1997 p. 156) explained
177
Factors Affecting Housing Finance Supply in Nigeria
that triangulation can also be adopted through using a combination of techniques to gather
individuals that have made applications at one time or the other, to the financial institutions to
benefit from housing finance supply. The essence of collecting data from more than one
source, which is triangulation, is to help achieve reliability and subsequent validity of the
results.
It is the most common approach to mixed methods designs and the purpose of this design is
“to obtain different but complementary data on the same topic” (Morse 1991 p.122; Creswell,
Plano Clark et al 2003; Creswell & Plano Clark 2007) to best understand the research
finance supply from the macroeconomic perspective and housing finance demand from the
household / microeconomic perspective (Jones and Maclennan 1987; DFID 2004). Data was
navigation and surveying, where a minimum of three reference points are taken to check an
object’s location (Smith 1975; Easterby-Smith et al 2002; Flick 2004; Downward &
Mearman 2005). Triangulation was chosen because it offers the use of different research
techniques giving many advantages. The key justification for the usage of triangulation
approach is that it offers greater validity and reliability than a single methodological approach
(Denzin 1970 & 1978; Jick 1983; Modell 2005 and Aghaunor et al 2006. Dixon et al (1988)
are of the opinion that most research objectives can be researched using more than one
technique of data collection and providing detailed data about the phenomenon being
178
Factors Affecting Housing Finance Supply in Nigeria
investigated. These usage of different collection methods helps in generating multiple and
different perceptions of the problem under investigation and gives a wider view of the
research problem.
Within social and managerial research, there are four distinct categories of triangulation
namely theoretical, data, investigator and methodological triangulation with that aim of
Downward & Mearman; Modell 2009). The four categories are individually discussed below:
Theoretical Triangulation: Here, models are borrowed from one discipline and using them
to explain situations in another discipline. In another way, theory triangulation implies that
hypothesis or researcher interpretations are informed by more than one theoretical perception
(Modell 2005). This can frequently reveal insights into data which had previously appeared
Data Triangulation: refers to research where data is collected over different time frames or
from different sources. Many cross-sectional designs adopt this type of research. Downward
and Mearman (2005) noted that survey data can be combined with time series data. Even,
insights of a person at different times could be triangulated to make on inference about the
Triangulation by investigators: This refers to research where different people collect data on
the same situation and data, and the results are then compared. This is one of the advantages
the same situation and to compare, develop and refine themes using insights gained from
different perspectives.
179
Factors Affecting Housing Finance Supply in Nigeria
referred to in Tashakkori and Teddlie (1998) as the “multilevel research”. This was adopted
by Todd (1979), using both quantitative and qualitative methods of data collection. Todd
pointed out that triangulation is not an end in itself, but an imaginative way of maximising
the amount of data collected. Also, Elliot and Williams (2002) studied an employee
counselling service using qualitative data at the client level, qualitative data at the counsellor
level, qualitative data with the directors and quantitative data for the organizational
For this study, data and methodological triangulation were adopted to help achieve reliability
In principle, there are many research methods (instruments) for satisfying various research
needs (Wilkson & Birmingham 2003; Ahadzie 2007). In good research, the choice should be
method research approach for a study involves using different forms of instruments for data
collection. To investigate factors affecting supply side of housing finance, secondary data
were extracted from the balance sheets of the UMDBs, archival data for the sectoral
allocation of loans and advances between 2003 and 2007 were obtained from the sampled
financial institutions and the loans and advances / corporate banking managers in the UMDBs
some insurance executives were interviewed. The interview was in form of informal
conversation / unstructured interview where questions emerge from the immediate context
and are asked in the natural course of things and there are no predetermined wording or
question topics (Patton1990; Hughes 2002). Other forms of interviews identified are
180
Factors Affecting Housing Finance Supply in Nigeria
interviews.
The main survey instrument used for investigating factors affecting demand side of housing
finance is the fully structured standardised questionnaire. It means that all the questionnaires
administered were made of a set of pre-designed questions with a set of answers from which
the respondents had to choose. This method has a main advantage in its ability to achieve
answers to ensure that consistent responses are obtained from all respondents. Other
advantages of adopting this approach include the ease it provides in making statistical
inferences and generalisation of collected data (Punch 2005). Again, it brings standardisation
to bear to the survey exercise since field assistants other than designer of the research was
engaged in distributing and conducting the survey (Hammond 2006a and Egbu 2007). The
need to use field assistants and the translation of survey questions into vernacular, if need be,
require that questionnaires are pre-designed with a set of answers for respondents to pick
from.
However, the major weakness of the pre-designed questions and answers approach has to do
with the emphasis placed on the researcher’s ability to determine before hand, the items to
include and the set of answers from which the respondents are to choose from. The
respondents are somehow restricted in their choice of answers, though this weakness can be
remedied by doing an extensive review of the literature for the study. Also the response rate
is normally poor and there is the risk of shallow (non usable) replies (Kometa 1995; Maisel
181
Factors Affecting Housing Finance Supply in Nigeria
Apart from figures for Equity Base, Deposit Structure, Level of Competition determined by
the total assets of each bank and interest rates extracted from the balance sheets of the
UMDBs, requests for secondary information (archival data) were sent to the sampled banks.
Secondary information requested relates to the sectoral break – up of their lending into
different sectors namely housing sector, agriculture sector, commerce sector and
manufacturing sector. The data for these ten banks were used as sample to carry out the study
as Leishman (2008) argued that in using a sample for analysis to form inferences about a
population, the sample is expected to be sufficiently representative and then this class can be
In discussing the adequacy of sample size, Comry and Lee (1992) noted that sample size of
50 as very poor, 100 as poor, 200 as fair, 300 as good, 500 as very good and 1000 as
excellent. As a rule of the thumb, Tabachnick and Fidell (2007) argued that it is alright to
have at least 300 cases for factor analysis. However, Guadagnoli and Velicer (1988, as cited
by Tabachnick and Fidell 2007) observed that solutions with several high loading marker
variables (>0.80) do not require large sample size with 150 cases considered adequate while
under some other circumstances, 100 or 50 cases are sufficient (Sapnas & Zeller 2002; Zeller
2005, as cited by Tabachnick and Fidell 2007). Again, Nunnally (1978) suggested a 10 to 1
ratio, that is, ten cases for each item to be factor analysed while Tabachnick and Fidell (2007)
suggested five cases for each as being adequate. Cohen (1988, as cited by Pallant 2007) has a
table showing how large a sample size should be to achieve a researcher’s desired results.
Informal conversational / unstructured interviews were conducted with the loans and
advances / corporate banking managers of these sampled banks to assess the willingness of
the banks to lend to housing. This form of interview is most useful when the researcher
182
Factors Affecting Housing Finance Supply in Nigeria
housing finance. The variables includes Income of applicant, Loan to income ratio, control of
The structure of the interview can be loosely guided by a list of questions called an aide
memoire or agenda (Minichiello et al 1990; Payne 1999; Briggs 2000; McCann & Clark
2005). An aide memoire or agenda is a broad guide to topic issues that might be covered in
the interview rather than the actual questions to be asked. It is open-ended, flexible and tends
interchangeably with the terms like informal conversational interview, in-depth interview,
individual differences and situational changes (Patton 2002). However, it is important for
interviewers to be adept at using the appropriate type of question; in that the kinds of
The three main types of questions identified by Spradley (1979) include; descriptive
questions, which allow interviewees to provide descriptions about their activities; structural
questions, which attempts to find out how interviewees organise their knowledge; and
contrast questions, which allow interviewees to discuss the meanings of situations and make
comparisons across different situations. Question types are applied at different stages of the
It was argued by DFID (2004 p.6) that most financial sector data comes from financial
institutions themselves, but representative data at a household level is what is really required
183
Factors Affecting Housing Finance Supply in Nigeria
to get an accurate picture of patterns of access and usage across the population. Jones and
Maclennan (1987 p.206) observes that demand factors may be relevant as creditworthy
households may not even seek housing finance. As identified by Lee (1968) and Megbolugbe
et al (1991), the survey themes and instruments that emerged from the literature on demand
for housing finance are: Income, relative price of housing, prices of other goods and services
Questionnaire for users of housing finance in Nigeria (Appendix 4) is divided into four
sections. Section A addressed issues about General Background of the respondent made up of
borrowers’ characteristics including monthly income, borrower’s age, gender, marital status,
education, occupation and job position. Deng et al (2005) being one of the empirical studies
analysis upon a unique micro-mortgage dataset which provides valuable information about
delved into the tenure of the house and Section D asked questions about variables that affect
184
Factors Affecting Housing Finance Supply in Nigeria
Tabachnick and Fidell (2007 p. 63) that if a few data points, say 5 percent or less are missing
in a random pattern from a large data set, the problems are not so serious. Efforts were made
to collect sets of data, some likely sets of missing data were anticipated, those occurring due
to participants’ incomplete responses or secondary data with missing variables. Missing data
in the secondary data were managed using the mean substitution importation method for
missing data. While requesting for sectoral allocation of loans and advances granted over a
period of five years, one of the UMDBs (UBN Plc) could not produce sectoral allocation
figure of loans and advances for year 2005, therefore, mean substitution method was adopted
in providing data for 2005. Of the different imputation methods that exist for missing data
imputation and multiple imputation); mean substitution is one of the most widely used
methods as the mean is considered the most appropriate approach for single replacement
value (Hair et al 1998; Field 2000; Ejohwomu 2007 and Egbu 2007).
(2008) and Renaud (2008) to have large external benefits to the domiciled national economy.
Quigley (2000), Oloyede (2007) and Warnock & Warnock (2008) are of the opinion that in
market-based provision of formal housing. And any attempt made to provide subsidised
housing finance in form of public housing and subsidised interest would be a short-term
solution (ibid).
185
Factors Affecting Housing Finance Supply in Nigeria
One of the first set of empirical studies carried out on housing finance in emerging economies
was by Deng et al (2005). It is the first rigorous empirical analysis on the earlier performance
of residential mortgage market in China. Another recent empirical studies carried out was a
Lithuanian study using multiple criteria quantitative and conceptual analysis by Zavadskas et
al (2004). Others include Djankov et al (2007) covering 129 countries in both developed and
emerging economies using new data on legal creditor rights and private / public credit
registries.
Warnock and Warnock (2008) used annual average data from 2001 to 2005 in many
developed and emerging economies with emphasis that countries with stronger legal rights,
deeper credit information system and a more stable macroeconomic environment have deeper
housing finance systems. It is this gap of lack in empirical study of housing finance in
emerging economies using Nigeria as a case study that this work attempts to bridge.
Both supply and demand side of survey were taken into context to generate response to the
research questions. The data collected were organised and prepared for analysis. The
organisation involves sorting and arranging the information collected into two main types
since data triangulation was adopted, depending on the sources of the data to either demand
For data related to demand for housing finance, proportion method was used for analysis.
to all other variables under consideration. Statistically, it is represented by the total score of
the variable divided by the overall sum of scores of all variables being considered and it is
The aim of this study centred on housing finance supply in Nigeria, therefore the
methodological framework adopted for the supply side of housing finance was Multiple
186
Factors Affecting Housing Finance Supply in Nigeria
combined to predict a value for the dependent variable (Pallant 2006; Tabachnick & Fidell
2007). In the case of this study, various independent variables like share capital, reserves,
deposit, other investments, total assets etc are used to predict value for dependent variable
The multiple regression technique was adopted rather than other possible analysis method
like multivariate analysis of variance because it can be used for data in which the independent
variables are correlated with one another and even to an extent with the dependent variable.
In this case, since all the independent variables are extracted from the liability side of the
balance sheets of financial institutions, some of the independent variables would correlate
with each other (see Table 9.2). Also it can show at a glance, changes in quantitative terms
and effects that each independent variable has on the dependent variable.
Multivariate analysis of variance was considered not suitable because it is applicable under
situations where there are several dependent variables. However, in this case, we have a
single dependent variable and several independent variables; therefore the general linear
It was observed from the correlation matrix that there was high correlation between some of
the independent variables. This is not surprising because all the independent variables were
extracted from a source, that is, the balance sheet of these financial institutions. Therefore,
factor analysis / principal component analysis was adopted as the post hoc analysis technique
187
Factors Affecting Housing Finance Supply in Nigeria
The Statistical Package for the Social Sciences (SPSS) and Excel were used for data analysis.
SPSS is the most widely used package for analysing social data (McCormack & Hill 1997;
Easterby-Smith et al 2002).
The point is already made that in qualitative research, interviews are usually tape-recorded
and transcribed whenever possible. Furthermore, Heritage (1984 p.238); Payne (1999 p. 321)
of the natural limitations of our memories and of the intuitive glosses that we might place on
what people say in interviews; it allows more thorough examinations of what people say; it
permits repeated examinations of the interviewees answers; it opens up the data to public
scrutiny by other researchers; it therefore helps to counter accusations that an analysis might
have been influenced by a researcher’s values or biases and it allows the data to be re-used in
Despite these advantages, the procedures are considered to be time-consuming and require
consideration of time limit for a PhD programme and the qualitative research method being
used as a supplementary rather than main data source; note taking was considered as data
source for the unstructured interview and conversation / discourse analysis was adopted for
the data analysis. Conversation analysis delves into how people in societies produce their
activities and makes sense of the world around them (Pomerantz and Fehr 1997 p. 65). Apart
from being best known for analyzing informal conversation, it can be used to investigate any
area of real life where discourse is part of the interaction between individuals (Gunnarsson
On the other hand, Parker (2004); Hastings (2000) and van Dijk (1997) consider discourse
analysis as the study of “talk and text in context” and helps in capturing how the use of
188
Factors Affecting Housing Finance Supply in Nigeria
understanding how we perceive and make sense of the social world (Jacobs and Manzi 2000).
Discourse analysis offers housing studies two important challenges whereby discourse
epistemology, linking the understanding of the world to social and linguistic practices. The
reliance of much of housing research on positivistic theories of knowledge, which assume the
(Clapham 1997; Jacobs and Manzi 2000; Hastings 2000). Secondly, discourse analysis gives
whereby disciplines like psychology and philosophy are introduced as additional resources
through which housing process might be investigated. Discourse analysis is also considered
to be a relatively new methodology; the procedure entails an obligation to examine not just
what is apparent at a superficial level but also the hidden and unintended consequences of
To have the output of this type of research admissible in both academia and industry, it is
necessary to obtain ethical approval from the school under which the research is being
undertaken. An ethical approval was therefore sought and obtained from the Ethical
Wolverhampton.
While carrying out a research of this magnitude, an investigator has an obligation to respect
the rights, needs, value and desires of the respondents and participating organisations.
Therefore, an informed consent form was prepared for the respondents and participating
189
Factors Affecting Housing Finance Supply in Nigeria
• The right of each member of the target population to participate voluntarily, to refrain
from answering any question they do not intend to answer, to withdraw at any time
• The purpose of the study, assuring them that the exercise was purely academic and
that their responses will not be used for other issue(s) to their detriment;
• The right to ask questions, obtain a copy of the results and have their privacy
• The form acknowledged that the participants’ rights had been protected during the
Also, to protect the identity of individuals, names of respondents were totally disassociated
from responses during the cleaning and transcription processes, at least, for the structured
6.13 Summary
This chapter has outlined the basic ways by which the data for investigating factors affecting
housing finance supply in emerging economies using Nigeria as the case study country has
been arranged. Two research methodologies were employed and data were collected from
financial institutions supplying housing finance and individuals demanding for housing
finance. These methodological and data triangulation coupled with the informal conversation
with the bank’s loan and advances managers helped in achieving reliability and the results of
190
Factors Affecting Housing Finance Supply in Nigeria
CHAPTER SEVEN
DISCUSSION OF RESULT
7.1 Introduction
This chapter is devoted to the analysis of empirical data collected from the case study country
– Nigeria. Descriptive statistics would be adopted to carry out preliminary data analysis on
factors affecting housing finance supply in Nigeria. These descriptive statistics are used to
describe the basic features of the data in this study. They summarise the samples and the
measures, and jointly with simple diagrammatic and graphic analysis, they provide a basis of
every quantitative analysis of the data. Therefore, the chapter is divided into the following
sections: Section 7.1- Introduction, Section 7.2- Presentation and Analysis of Time Series
data, Section 7.3- Reliability of the data, Section 7.4- Trend estimation for Housing Finance
in Nigeria. Other subsections are: 7.4.1 – Loan to Housing Trend 2003-2007, 7.4.2 –
Competitive Index and lending in Nigeria, 7.4.3 –Increase in Capital Base and Loan to
Housing, 7.4.4 – Increase in Deposit Base and Loan to Housing, 7.4.5 – Interest rate and
The longitudinal / time series data for this study covers a period of 5 years (2003-2007),
which were extracted from the balance sheets of sampled Universal Money Deposit Banks
(UMDBs). It is important to note that the extraction of this secondary data, coupled with the
completed questionnaire for supplier of housing finance (Appendix I), gives a macro view of
Housing Finance Supply in Nigeria. This exercise would assist in the conceptualisation of a
191
Factors Affecting Housing Finance Supply in Nigeria
The application of longitudinal / time series data in research studies assist observers in
UMDBs were required by capital requirement regulation to increase their paid-up capital to a
minimum of US$200 Million as at December 2005. In this study, efforts would be made to
assess the activities of the financial institutions towards lending to housing before and after
the increase in their paid-up capital. Again Djankov et al (2007) noted further that institutions
could be observed from their figures, whether there are signs of improvement over a period of
many ways. For the financial institutions, improvement could be their contributions to the
might be based on the services being rendered to their customers in terms of waiting time in
Chiuri et al (2002) and Mathesen and Pellechio (2006) noted that the balance sheets of the
Central Bank and financial sector institutions are central to the assessment of risks and
as the mobilisation of resources from the surplus sector and allocation to the deficient sector
for entrepreneurial venture through effective risk management. Therefore, the balance sheet
of financial institutions is central to the allocation and transmission of risk in any economy.
Usually, time series data are discounted by the annual consumer – price index (see
Ejohwomu 2007; Hammond et al 2009), but this study covers a period of 5 years (2003-2007)
where there has been consistency in the administration of the monetary policies adopted by
the central government in Nigeria, therefore the extracted figures were not discounted by the
192
Factors Affecting Housing Finance Supply in Nigeria
annual consumer – price index. Knowing that the essence of an indexed data is a statistical
estimate of the movement of prices of goods and services (ONS 2006; Ejohwomu 2007), the
two important main uses of indexing data are as a measure of inflation and for the evaluation
A time series is a sequence of data points, measured at successive time, spaced at time
intervals. The time series analysis usually adopts a statistical method called trend estimation.
Trend estimation is the application of statistical techniques to make and justify statements
about trends in a time series data. In this case, absolute figures for housing finance / loans
extended by different financial institutions within the chosen sample population are discussed
193
Factors Affecting Housing Finance Supply in Nigeria
The housing loan granted by Bank (11), a bank that started operations in 1990, increased
from N906 million in 2003 to N1.631 billion in 2004, an increase of 80 percent. Between
2005 and 2006, the outstanding housing loan figure increased in absolute term from N3.426
increase from N5.003 billion in 2006 to N11.891 billion in 2007, which resulted in
194
Factors Affecting Housing Finance Supply in Nigeria
For Bank (8), its housing loan figure outstanding increased from N9.424 billion in 2003 to
however between 2005 and 2006, there was a percentage decrease of 10.5 percent. The
absolute figure outstanding in 2005 decreased from N12.155 billion to N10.87 billion in 2006
The Bank (20) had an absolute outstanding housing loan figure of N10.599 billion in 2003
decreased by 32 percent to N7.176 billion in 2004. Because the figure for 2005 was not
available, the average of 2004 and 2006 figures were used to arrive at figures for Year 2005.
Between 2006 and 2007, the outstanding housing loan figure reflected N13.714 bilion in
2006 and N14.926 billion in 2007, this movement resulted in percentage increase of 8
percent.
Unlike the other three banks discussed above, which are public limited companies, then
Bank (6) was established in 1990 and its a private limited company. The only time that their
shares can be bought is when they are doing private placement with selected investors. In
2003, the bank had outstanding housing loan figure of N68 million, which had a reduction of
8.8 percent to N62 million in 2004. The outstanding housing loan figure increased to N405
million in 2006 but reduced to N18 million in 2007, a reduction of 95 percent. One could
presume that it is either this bank is not liquid enough and was re-calling some loans given
for housing acquistion or the interest charged on their lendings are high and borrowers are
Bank (19) emerged from the coming together of five banks during the consolidation exercise
carried out by the CBN in 2005. The purpose of the consolidation exercise was a requirement
that all operating UMDBs in Nigeria must have a minimum paid-up capital of US$200
million. Therefore, UMDBs that could not afford a minimum paid-up of that magnitude were
195
Factors Affecting Housing Finance Supply in Nigeria
expected to merge with other UMDBs. Since the merger was consumated in 2005, balance
sheet of only two years were available from this bank. The post-consolidation figure for 2006
For Bank (23), the absolute figure for loans to housing for 2005, 2006, 2007 were
improvement over a period of three years (2005-2007). The inactivity in the housing finance
market might be due to the poor performance of the UMDBs within this period.
After the consolidation exercise in 2005, the three banks namely Banks 8, 20 and 11 had
substantial increase in their lending for housing acquisition. This gives the impression that
the banks were liquid after the exercise and had funds to invest in that subsector. The fact that
all the banks had a minimum paid-up capital of US$200 million, no bank could be considered
as small, therefore mobilisation of deposits and selling of other banking services became very
competitive.
discussed.
The competition faced by any bank in a given market affects its investment decisions.
However good the balance sheet of the financial institution and its goodwill, without being
proactive in its area of operation, that financial institution would loose percentage of its
market share. The proxy for competition faced by a bank was computed by Betubiza and
Total assets
196
Factors Affecting Housing Finance Supply in Nigeria
The competition index moves from 0 denoting lack of competition and 1 denoting maximum
competition.
Applying the formula for the twenty-four UMDBs operating in Nigeria, the competitive
This translates to the fact that there is competition for deposit mobilisation and selling of
banking services to the teeming population that needs banking services. There are some
UMDBs that grants housing loan for housing acquistions not because they had the resources
or that they are liquid enough to grant long-term loans, but lending long to be proactive and
(Merton 1995; Merton and Bodie 1995). However, Claessens and Laeven (2004); Aghion et
al (2004a, 2004b and 2005) argues that competition has different effects on the willingness of
firms to innovate which depends on their level of efficiency. While firms with highest
efficiency are spurred by competition to innovate and increase their efficiencies, firms that
are far from being efficient are discouraged by competition to innovate. Therefore, Ross
(1989) argues that it’s the large institutions that force innovation. Sutton (2007) believes that
a firm’s competitiveness depends not only on its productivity but also on quality of its
products. For consumers, they buy and consume products based on price-quality combination
and firm’s with superior quality products retain some level of market share even with large
Since these banks in Nigeria are operating in a market-based financial system, the
competition among the banks at the end of the day would reduce the assumed inefficiencies
among the banks and gradually contributes to economic growth (Bhattacharya &Chiesa 1995;
197
Factors Affecting Housing Finance Supply in Nigeria
Dewatripont & Maskin 1995; van Thadden (1995). In the next section, the study looks at the
effects of increase in capital base on housing loans by the Nigerian banking industry.
The capital base of any institution is made up of the Share capital and the reserves
accumulated over a period of time. If profits are made, the retained earnings in form of
reserves increase the capital base of that organisation.If losses are made, the retained earning
For Bank (11) was established in 1990, it had a share capital of N3.37billion in 2003 with
housing loan of N0.906billion. Between 2003 and 2004, the increase in share capital was not
N1.631billion. In 2005, the bank became a public liability company (PLC) by selling part of
its share capital to the public. This resulted in its share capital increasing from N3.673billion
to N24.393 billion and lending to housing increasing in absolute term from N1.631billion to
N3.426billion. An increase of 110 percent when compared with 2004 figure. Despite its share
198
Factors Affecting Housing Finance Supply in Nigeria
percent between 2005 and 2006, also inrease of 137 percent between 2006 and 2007 resulting
For Bank (8), the share capital increased from N3.163billion in 2003 to N21.036billion in
2007 due to various right issues offered to their existing shareholders. The right issue by a
public limited company (PLC) is an offer to its existing shareholders only,without inviting
new investors, to buy the stock of the company at a discount. It is considered as a way of
saying thank you to the existing shareholders for standing by the company. This way of
raising capital might be considered as a cheap way of raising funds but it is used in developed
and developing economies. With the increase in the share capital, lending to housing
For Bank (20), the share capital increased from N16.49billion in 2003 to N59.2billion in
2007. Between 2003 and 2007, lending to housing increased from N10.6billion to
N14.93billion.
Bank (23), started operations in 1945 and a public limited company (PLC). The share capital
Bank (6) which is a private limited company, despite increases in its share capital from
N2.45billion in 2003 to N17billion in 2007, there was no appreciable increase in its lending
to housing over that period of five years. However, the other public limited companies had
The customer deposit with any financial institution is considered as a liability of the financial
199
Factors Affecting Housing Finance Supply in Nigeria
term deposit. The demand deposit has the shortest tenor and it is payable on demand, so it is
the most volatile of all types of deposits. As mentioned by Levine (1997), a long-term
profitable projects could not be financed with short- term deposit liability, so if the deposits
of the banks are short-tenored, it is difficult for the banks to contribute to economic growth.
All the banks sampled in Nigeria had their deposit liability profile dominated by demand
deposit. Averagely over 50 percent of their deposit liability is demand deposit which is not
From Figure 7.2, despite astronomical increase in the deposit base of the banks, it does not
translate into lending to housing. When short-term deposits are used to finance long-term
assets, there are various risks like liquidity risk and interest rate risk being taken by the
lender, which if not well managed can cause problems for the lender.
200
Factors Affecting Housing Finance Supply in Nigeria
The Loanable Funds theory has been central to the theory of interest rates. The loanable funds
approach views the interest rate as being determined by interraction between the supply and
demand for loanable funds in the financial market (Philbeam 2005; Nwaoba 2006;
Akinwunmi et al 2008a). It is viewed by the theory that investments and savings determine
the long-term level of interest rate while the financial and monetary conditions in the
It was argued by Vatnick (2008) that a lower cost of capital is important for economic
growth. A lower cost of capital implies rising investment and induce higher rate of capital
accumulation for faster economic growth. However, Nwaoba (2006) analysis showed that the
cost of funds are so high in Nigeria which reflects on the nominal interest rate being charged
on loans. The cost of funds is influenced by the following factors: inflation rate, inter-bank
funds rate, creditworthiness or risk of the borrower, savings rate, maturity period, cash
reserve requirements for banks, liquidity ratio, minimum rediscount rate, growth of bank
credit to the economy, growth of money supply, rate of economic growth, loan-deposit ratio
It was higlighted that the cost of operations is a component in the computation of interest rate
on lending. The cost of operations includes amount spent on fuel and energy, deficiencies in
the infrastructural facilities and the expensive cost of living in the economy. Therefore, when
banks in Nigeria are charging between 10&20 percent on loan to housing, they are creating
room for default by the borrowers, compared to various cheap mortgage products available in
the developed economies. The interest being charged is contrary to the reasonable mortgage
rate of less than 14 percent recommended by experts (Weiss, Post and Markery 2002;
201
Factors Affecting Housing Finance Supply in Nigeria
Hassanein and El-Barkouky 2009). This anomalcy indirectly affects the volume of funds that
Commerce (2003-2007).
As discussed in Section 7.4.4, over 50percent of deposit mobilized by Nigerian banks are
demand deposits which are of short-tenor in nature and repayable on demand. When
comparative analysis is carried about the utilisation of deposit mobilised by the financial
institutions, it is easy to deduce from the graphical illustration that banks invest the deposits
in short-term assets.
From Figure 7.3, it can be seen that Bank (11) established in 1990, between 2003 and 2007
invested a large percentage of their deposits on short-term assets. While in absolute term,
N11.89billion (9.7%) was given as loan to housing in 2007 out of total loans and advances
figure of N113.705 billion, N82billion (72.6%) was extended to commerce (buying and
selling). Also, the total investment in short-term government securities reflected a figure of
N167.7billion.
202
Factors Affecting Housing Finance Supply in Nigeria
For Bank (8), while its share capital and deposit liabilities are increasing, loans and advances
figures were increasing towards housing and manufacturing subsector. In absolute terms,
there was no appreciable increase in its lending to commerce. Out of total loans and advances
figure of N219.2billion in 2007, a sum of N23.6billion (10.5%) of their total loans was
extended to commerce and N72.995billion (33.3%) was given as loan to manufacturing and
For Bank (20), one of the oldest banks in Nigeria, as the liabilities in form of deposits and
capital base were increasing, they were also investing in long-term assets. Their lending to
housing, manufacturing and agriculture were increasing over the period (2003-2007) without
much increase in its lending to commerce. Out of the total loans and advances figure of
N23.67billion (16.1%) was outstanding for manufacturing. The outstanding figure for
For Bank (6), the only private bank sampled, was established in 1990. On the average
between 2003 and 2007, about 50 percent of its outstanding loans were extended to the
commerce subsector. In 2007, out of total loans and advances N32.54billion, the outstanding
figure for commerce was N20.973 (65.6%). This translates to the fact that as this bank is
mobilising deposits, a larger percentage of the liabilities were being used to finance
commerce.
7.6 Summary
In this chapter, attempt was made to use graphical illustrations to analyse the data collected
from the sampled banks operating in Nigeria. There is no point denying the fact that a large
share of deposit mobilised by these banks are short-tenured, the old banks have tried their
best in contributing to the growth of the productive sector of the economy by lending to those
203
Factors Affecting Housing Finance Supply in Nigeria
sectors, in particular housing subsector. The new banks established in the 1990s have
concentrated on lending to commerce and improving their profitability. All the same, the
banks generally need to do more by providing funding for housing acquisition. Since there is
a strong correlation between economic development and the size of the mortgage market,
204
Factors Affecting Housing Finance Demand in Nigeria
CHAPTER EIGHT
DISCUSSION OF RESULTS
8.1 Introduction
In economic transactions, a critical assessment of the supply side of the commercial entity
is undertaken when there is demand for those goods and services. When there is no
demand for the goods and services, attempts are not made to assess the supply side. The
demand for housing finance is a derived demand because individuals are demanding for
housing finance not for its sake but for home acquisition. While the aim of the study is to
investigate factors affecting housing finance supply, it is important to consider the demand
side of housing finance in verifying reasons why housing finance are not being supplied by
the financial intermediaries. Could it be that potential borrowers are not approaching the
financial institutions to source for housing finance or is it that the lender’s requirements are
At the time this study was being conceptualised, it was considered necessary and important
accessing housing finance. Having obtained the information through data collection by
means of questionnaire survey, the result of the analysis would be used in discussing all
factors that affects housing finance demand in Nigeria. Therefore, chapter eight is divided
into five sections. Section 8.1 is the introduction to the chapter; section 8.2 discusses the
housing finance, which are divided into five subsections. The focus of section 8.3 is on
205
Factors Affecting Housing Finance Demand in Nigeria
The combined outstanding mortgage lending by the UMDBs, FMBN and PMIs as at
December 2007 stood at N173 billion of the total credit outstanding figure of N4500
billion in the Nigerian banking sector (CBN 2007). This translates to 0.76 percent of the
2007 GDP. However, it is noted by Boleat (2008) that there is a strong correlation between
Deng et al (2005) highlighted borrower’s income and characteristics such as age, marital
between high risk and low risk borrowers, these characteristics were adopted for the
the Lagos metropolis within the months of July / August 2008. The users of housing
finance were described as individuals that have approached financial institutions to request
for housing loans. It is irrelevant whether they obtain the loans or not. Seventy
questionnaires were returned, with five questionnaires not properly completed. Therefore,
the analysis was based on sixty-five questionnaires, which translates to 16.25 percent
response rate. The response rate can be considered to be adequate in that housing finance
demand is not the main focus of the study. In studies related to access and usage of
finance, to get an accurate picture, a few household surveys is really required to get an
accurate picture (DFID 2004 p.6). Again, as mentioned in the limitations to the study,
requesting for individual’s income, the respondents are always very reluctant to answer
those questions. It is assumed that when their true income is declared, it might lead into
their tax due being re-assessed and they might be asked to pay higher tax.
206
Factors Affecting Housing Finance Demand in Nigeria
In the subsections below, the outcome of the analysis is to be discussed based on the
independent variables.
Single 13 20
Married 52 80
Total 65 100
From the field survey conducted as shown in Table 8.1, it is observed that fifty-two out of
the sixty-five respondents that were sourcing for housing finance, which translate to eighty
percent are married. The remaining twenty percent are singles. This might mean that the
married people that are sourcing for finance to acquire housing are doing so for the
protection of their family. Out of the sixty-five respondents, there was no divorced, widow
1-29 - -
30-39 35 53.8
40-49 25 38.5
50-59 5 7.7
60+ - -
Total 65 100
From Table 8.2, the need to borrow money for property acquisition is usually high between
the ages of thirty and fifty. From the survey conducted in Nigeria, thirty-five (53.8%) of
207
Factors Affecting Housing Finance Demand in Nigeria
respondents that have made efforts to raise housing finance are in the age bracket of 30-39
years of age. Twenty-five (38.5%) of the respondents are in the age bracket of 40-49 years
of age and five (7.7%) are in the age bracket of 50-59 years of age.
This outcome confirms studies by Haurin, Hendershot and Ling (1987); Deutsch and
Tomann (1995); Maki (1993), Duca and Rosenthal (1994) and Bourassa (1995) which
suggests that individuals between the ages of 30-50 years are mostly likely to be
homeowners. From age of thirty years, workers are in their prime age after learning a trade
or completing their education, settle down to raise families and become homeowners.
considered by the lenders’. Knowing the age of the potential borrower gives the lender an
opportunity to determine the tenure of the lending up to the retirement age of sixty-five for
It is not common, though not impossible to find an individual seeking fund for property
acquisition at age of sixty years of age. For the survey, there was no respondent over the
age of sixty.
208
Factors Affecting Housing Finance Demand in Nigeria
None - -
Primary - -
Secondary 5 7.7
Vocational - -
Polytechnic/University 60 92.3
Total 65 100
From Table 8.3, out of the sixty-five respondents, five (7.7%) had secondary education
while sixty (92.3%) had Polytechnic / University education. Four hundred questionnaires
were sent out, but the responses came only from users of housing finance that had formal
education. It means that those who did not have formal education did not bother to give
vernacular.
Self-Employed 10 15.38
Others - -
Total 65 100
Out of sixty-five respondents that responded to the questionnaire, five (7.7%) were civil
servants, fifty (76.92%) were working with private companies. Ten (15.38%) were self-
209
Factors Affecting Housing Finance Demand in Nigeria
employed, that is working for themselves. There is a linkage between employment level
and educational attainment, so these respondents had the urge to express their opinions
about sourcing for housing finance. This suggests that the civil servants and workers in the
(Ajo / Esusu)
Total 65 100
Private Lender - -
Others 5 6.58
Total 76 100
210
Factors Affecting Housing Finance Demand in Nigeria
To analyse demand for housing finance in Nigeria, both Tables 8.5 and 8.6 would be
discussed together. From Table 8.6, the total frequency figure was seventy-six instead of
sixty-five because some borrower’s supplemented their source of finance with personal
savings.
From the literature, while Ndulu et al (2007) defined access as “ensuring provision of
financial services that entail appropriate products, reasonable cost and physical
proximity”, Bramley (1993 p.823) looked at access as “the formal rules governing
(2007) is relevant to the developed economies rather than the emerging economies.
Nigeria. In Table 8.5, forty (61.54%) of the respondents save with the Universal Banks
but only eight (10.53%) were able to raise housing finance (Table 8.6) from the
Universal Banks. From Table 8.5, seven (10.77%) of the respondents saves with
mortgage institutions but fourteen respondents (18.42%) sourced their housing finance
from them (Table 8.6). Why do we have individuals saving with the Universal Banks but
could not access housing loans from these institutions? Could it be that their lending
conditions are too stringent? Loan provided by employers is becoming a major source of
finance for housing acquisition. From Table 8.6, twenty-five respondents (32.89%)
raised their housing finance from their employers, though the absolute figure for these
This class of respondents as shown from Table 8.5 do not patronise the government
savings scheme, only two respondents (3.08%) save with traditional savings institution
and four respondents (6.15%) are dealing with the co-operative societies. Based on their
levels of education, there are savers that believe the unutilized part of their earning are
211
Factors Affecting Housing Finance Demand in Nigeria
invested in stocks and shares. There are twelve (18.46%) of the respondents that kept
Table 8.7: Distribution of Respondents by Interest Paid on Housing Finance Loans (Question 15 and 16)
Total 47 100
From Table 8.7, twenty-five (53.19%) of the respondents borrowed from their
employers at interest rate of nine percent and fourteen (29.79%) of the respondents were
assisted by mortgage institutions at interest rate of fourteen percent. Only eight (17.02%)
of the respondents were able to raise housing finance from the Universal Banks
(UMDBs).
From the table, the universal banks are having the highest interest rate charged on their
lending compared with the mortgage institutions and the employers. This is line with
what literature says in section 7.5.5 as analysed by Nwaoba (2006). The cost of funds
are so high which reflects in the nominal interest rate charged, in particular with the
When cost of funds is being worked out or computed, inflation rate, inter-bank funds
rate, savings rate, cash reserve requirement (CRR), liquidity ratio, treasury
bills/certificate rates and cost of operations are all components in computation of interest
rate. The arbitrary increase in the prices of petroleum products, in particular the price of
diesel which the financial institutions used in driving their generating set reflects on the
212
Factors Affecting Housing Finance Demand in Nigeria
cost of operations and indirectly on the interest rate being charged by the financial
institutions.
The rate at which mortgage institutions accessed the National Housing Funds (NHF)
might be one of the factors contributing to the low interest rate of nine percent being
charged by these institutions. By regulation, they are not supposed to make more than
four percent spread on funds accessed through the NHF. This means that if they are
charging their customers nineteen percent, they must have accessed the funds at interest
rate of fifteen percent. The spread of four percent takes care of salary payment; cost of
From further analysis, it could be deduced that cost of borrowing from employers of
labour is the lowest at nine percent and is becoming a major source of financing for
labour is to be considered using repayment periods and the percentage of loan request
Total 65 100
213
Factors Affecting Housing Finance Demand in Nigeria
Table 8.9: Distribution of Respondents by Percentage of Request Granted (Question Twenty Five)
50 Percent 7 12.96
60 Percent 9 16.67
75 Percent 11 20.37
100 Percent 27 50
Total 54 100
0 – N9,999 - -
N10,000 – N19,999 - -
Others 44 67.69
Over N100,000
Total 65 100
From Table 8.8, fifteen (23.08%) of the respondents had housing loan with a tenure of 25-
48 months and twenty-two (33.85%) of the respondents had facilities with a tenure of 49-
96months. Twenty-four (36.92%) of the respondents secured housing finance for a tenure
of 97-144 months with four (6.15%) of the respondents had tenure of more than 12 years.
From Table 8.9, there are fifty-four respondents made up of fourteen borrowers from
mortgage institutions, eight borrowers from Universal Banks, two borrowed from relatives,
twenty-five got loans from employers and five borrowed from other sources. Seven
(12.96%) of the respondents secured only fifty percent of what they requested for from the
214
Factors Affecting Housing Finance Demand in Nigeria
lender and nine (16.67%) of the respondents got sixty percent of their requests. Eleven
(20.37%) of the respondents obtained seventy-five percent of their request while twenty-
Table 8.10 depicts the distribution of respondents by monthly income. Forty-four (67.69%)
of the respondents earn monthly income in excess of N100,000 while eighteen (27.69%)
earn monthly income in the range of N30,000 and N39,999 with the remaining three
(4.62%) earn between N20,000 and N29,999. From literature review, income of the
borrower is an important determinant of the amount a prospective borrower can access for
housing finance. The amounts to be loaned out are usually calculated in multiples of the
annual income. Even, it is an important variable for the lenders when the housing
There are instances where employees of corporations and big companies enjoyed housing
loan facilities from their employers. At that, these type of facilities are short-tenured in
nature in that they are usually extended for less than ten years and are considered as
informal lending. This might translate to the fact that some of the intending borrowers are
required by the UMDBs to deposit a substantial percentage of the cost of the property.
Even in the developed economies where there is job security, down payment for mortgage
loans ranges between five and twenty percent. However, with the low income being earned
by the intending borrowers, it might be difficult for them to meet up with the requirements
In Chapter Four, it was noted that high down-payment is now an important determining
factor of when first time buyer can start climbing the property ladder. If high down-
in the studies by Ortala-Magne and Randy (1998 & 1999), then in a country like Nigeria,
215
Factors Affecting Housing Finance Demand in Nigeria
people would be discouraged totally from making efforts to approach the financial
contribution / equity vary from one lending institution to the other. The so-called
borrower’s equity participation in excess of 20 percent of the total cost of the property
being acquired, which in most cases must have been spent by the potential borrower before
The situation of housing finance demand in Nigeria is typical of what is happening in other
emerging economies. The shallowness of its financial system until year 2005, when the
regulatory capital requirement was increased to a minimum of US$200 million, which has
hitherto resulted in limited access to financial services. This inadequacy has led to low-
and middle-income earners being denied of credit facilities due to their inability to meet
the stringent requirements of suppliers of finance (Roy 2007 and Renaud 2008). However,
the information theories of credit noted that the large volume of loans could be extended to
firms and individuals, if these financial institutions can predict the probability of loan
repayment by their customers. The volume of credit in a country like Nigeria largely
depends on the existence of legislation that protects creditor’s rights and the timing of
There is no denying the fact that most of these financial institutions apply the orthodox
approach of allocating funds for housing based on “affordability” theory. Bramley and
Karley (2005); Karley (2008) consider housing affordability as the ability of household to
meet the monthly mortgage or rent payment aggregated as a third of the total household
income. In Moss (2003), a study of housing finance systems in four African countries of
South Africa, Nigeria, Ghana and Tanzania, it was noted that the main problem that
216
Factors Affecting Housing Finance Demand in Nigeria
eliminates low-income earners from the housing ladder is affordability because of their low
income. Bramley (1993) argued that affordability is not only an issue in emerging
economies; it has been a requirement that limits access to owner-occupation for new
Usually, “fixed annuity” method of repayment being applied has hindered mostly low and
medium-income earners from accessing loan for housing acquisitions (UNCHS 1995a).
This is more relevant to self-employed individuals that might be having a low swing in
their income and might not be able to meet up with their monthly financial commitments.
Summary
The aim of this study is to investigate factors affecting housing finance supply in Nigeria.
However, with the questionnaires completed by users of housing finance, there were
revelations about the situations in the supply of housing finance. Housing finance is not
only about extending housing loans but also to mobilise resources for economic growth. A
substantial percentage of the respondents are keeping accounts with either the UMDBs or
the mortgage institutions which is a way of mobilising resources. But a low percentage of
the respondents could access housing finance from these financial institutions.
One might conclude that few borrowers have approached the UMDBs to request for
housing finance due to various factors. These factors might include cumbersomeness of
(title deed to the land), affordability criteria and repayment criteria. In recent past, no
literature has ever considered the contributions of employers of labour in the provision of
housing finance.
Since the provision of housing finance by employers of labour is outside the orbit of
finance, at least based on the sample population considered and at the cheapest cost (low
interest rate).
218
Review and Validation of Housing Finance Supply Model for Nigeria
CHAPTER NINE
9.1 Introduction
In undertaking the last objective of this study, this chapter is devoted to development and
test of model for housing finance supply in emerging economies using data collected from
Nigeria. While carrying out the descriptive analysis of data collected from the case study
country – Nigeria, it was mentioned in (section 6.2) that there has not been any systematic
analysis of the depth of housing finance in a number of countries. Various studies in the
area of housing finance have been descriptive in nature (Warnock & Warnock 2008) and
they have all lacked formal empirical analysis. Therefore, this research seeks to contribute
to the empirical analysis of housing finance supply in the emerging world in an effort to
The chapter is therefore divided into seven sections. Section 9.1 is the introduction while
section 9.2 deals with the review of conceptual model for assessing factors affecting
housing finance supply in emerging economies. While the testing of the model is devoted
to section 9.3 using data collected from Nigeria, section 9.4 discusses the results of the test.
Having adopted mixed method research approach, section 9.5 focuses on the validation
process for the model. Section 9.6 looks into the application and merits of housing finance
supply model for Nigeria and section 9.7 discusses the summary of the chapter.
In the next section, the conceptual model for assessing factors affecting housing finance
219
Review and Validation of Housing Finance Supply Model for Nigeria
Hancock and Wilcox (1993; 1994) posited that individual bank’s desire of holding assets
in any given category depends on several factors coupled with its preference for risk and
return; its perception of risks; the risks of, returns on, and other characteristics of
alternative assets and liabilities available to it; its long-term customer relationships and the
Ai = f (X1 +...........................................+Xm)
Where i = 1 to m
The exogenous characteristics of the liability and capital markets for a bank can also affect
its long-term asset position (Hancock and Wilcox 1993; 1994). These characteristics are so
important because liabilities and even capital are in different forms. In the case study
country – Nigeria, for example, the tenor of the deposit liabilities which is averagely about
50 percent on demand for each bank, contributed immensely to the inability of these
institutions from granting long-term lending. Due to short-term nature of their deposit
liabilities according to commercial bank loan theory, they tend to lend short rather than
lending towards housing or for financing plant and machinery because they are considered
as illiquid (Elliot 1984; Ritter & Silber 1986 as cited by Soyibo 1996). Furthermore,
Brainard and Tobin (1968) observed that time and saving deposits are less volatile than
demand deposit and they may be adventurously invested. Again, when banks are risk-
averse, there is the tendency for it to hold assets which have low default rate and earn less
income. In Berger et al (1999) argument, some studies have found that bank managers act
in a risk averse way by trading off between risk and expected return which might result in
220
Review and Validation of Housing Finance Supply Model for Nigeria
keeping additional costs expended to keep risk under control (Hughes et al 1996 & 1997;
As earlier on discussed in Chapter 2, debt finance for housing are usually tenured facilities.
Term-loans vary from short-term through long-term, which might have tenure of between
granted to customers, there are conditions to be met by the bank customer. These include
borrower is expected to have a source of income and tenor of the lending amongst other
conditions (Mayes 1979; Cranston 2002 and Heffernan 2003). The financial intermediaries
In lending by financial institutions, there are two aspects to their lending operations. The
ability of the financial institutions to lend determined by the strength of their balance sheet.
The theoretical framework was presented in Figure 4.2 p.110. It is the liability side of their
balance that determines the ability of the financial intermediaries to provide long-term
funding for housing finance in Nigeria. The tenor of the deposit liabilities, which is
averagely about 50 percent demand for each bank (see Appendix V), has contributed
The financial institutions had unique characteristics of bringing together the surplus units
and deficit units for entrepreneur activities. Therefore, the willingness of the financial
institutions to lend as risk managers depends on very strict conditions. It is only customers
that could meet up with their strict conditions that can access finance for house acquisition.
The mortgage instruments used in the developed economy are more sophisticated than
221
Review and Validation of Housing Finance Supply Model for Nigeria
what is applicable in most of the emerging economies. However, the banking principles
In the next section, discussion is centred on demand and supply sides of housing finance in
Nigeria.
The demand and supply of housing finance are determined by various factors. The ability
of financial institutions to lend for housing (supply of housing finance) determines the
quantity of housing finance that could be supplied for house acquisitions. If the identified
factors, which are components of the liability side of the balance sheets are dwindling, the
availability of housing finance will be reduced. Ghosh and Parkin (1972) who presents a
complete model of building society behaviour believes that the faster reserves grow, the
faster can total assets grow and the desire is there for the Universal banks to accumulate
reserves. If the reserve is accumulating, therefore the capital base of the banks would be
growing and the ability to lend will be there to make more profit.
It is generally known that capital adequacy rules impact on the bank behaviour
(Dewatripont and Tirole 1994; Freixas and Rochet 1997; Chiuri et al 2002), There are two
ways by which these rules affects bank behaviours. Firstly, capital adequacy rules
strengthen bank capital and it improves the resilience of banks to negative shocks and
secondly, capital adequacy affect banks in their risk taking behaviours. Therefore, Kochi
(1988), Betubiza and Leathan (1995) and Besis (2004) argued that banks with good capital
base has the capacity to absorb risk. These types of risk could be liquidity, mismatch,
systemic or credit risk. Berger et al (1995) differentiates between banks market capital
requirement, which are capital ratio that maximises the value of the bank and the
regulatory capital requirement, which is US$200 million minimum capital requirements for
222
Review and Validation of Housing Finance Supply Model for Nigeria
all Universal Banks operating in Nigeria as set by the Central Bank of Nigeria (CBN). For
instance, any surge in deposit outflow can create an immediate liquidity problem for an
institution. Betubiza and Leathan (1995) are of the opinion that there are positive and
negative relationships between deposits and loans generally. What is relevant to this
argument is the positive relationship. Therefore, the positive relationship between deposits
and loans is that time and savings deposits enhance the stability of loanable funds. In
Nigeria, one of the problems with the lending abilities of the banks is that over 50 percent
of their deposit liabilities are demand deposits, which are not supposed to be lent out on
As argued earlier on that financial institutions with good capital base could withstand risk,
apart from mismatch risk, another form of risk is the systemic risk. As argued by Berger et
al (1995), when there are news that some banks are unable to meet their immediate
financial obligations, this sort of information might create problems and destructive panic.
Guttentag and Herring (1987) observed that interbank markets may even be another
channel through which problems of one bank might be transmitted to another bank.
On the demand side of housing finance, the most important factor being considered by
banks is the ability of the borrower to repay the money borrowed. This can be secure, if the
situations in the emerging economies and in particular Nigeria, there is no way anybody
can predict how long a borrower would be in employment. In developed economies, total
sum borrowed is usually restricted to three to four times the applicant’s salary (Ball 2003;
While marital status is of importance in the developed economies, in the case study
country – Nigeria, an applicant is mostly considered as an individual and the wife’s income
223
Review and Validation of Housing Finance Supply Model for Nigeria
does not carry any weight. The other factors considered is the Age and the Loan to Income
ratio etc
To have insight into the demand and supply sides of housing finance, questionnaires were
distributed to both suppliers and users of housing finance in Nigeria. The responses from
them serves as data input for the model incorporating both demand and supply of housing
finance in Nigeria.
independent variables are combined to predict a value for the dependent variable. Pallant
(2006) argued that it is used when the predictive ability of a set of independent variables on
The adoption of multiple regression technique rather than other possible analysis method
like multivariate analysis of variance is due to the fact that it can be used for data in which
the independent variables are correlated with one another and even to an extent with the
dependent variable. It can show at a glance, changes in quantitative terms and effects that
each independent variable has on the dependent variable. Because it not only provides
relationship between variables but also the magnitude of the relationships, multiple
regression is one of the most widely used statistical techniques in social sciences (Mason
Multivariate analysis of variance was considered not suitable because it deals in situations
where there are several dependent variables. However, in this case, we have a single
dependent variable and several independent variables – the general linear model is
224
Review and Validation of Housing Finance Supply Model for Nigeria
considered favourably to detect group difference on a single dependent variable (Bray and
Maxwell 1995).
Using loan to housing (housing finance supply) as the dependent variable, it could be
deduced at a point, the effects of independent variables like Reserves, Deposit Base, Cash
Y = a + ∑n bi xi + ε (1)
i =1
Where:
variable
a is constant and the intercept of the regression, equal to value of Y when all
independent variable.
The regression has that goal of arriving at the set values for bi called regression
coefficients.
225
Review and Validation of Housing Finance Supply Model for Nigeria
Where:
observed
relationship between loans to housing (housing finance supply), being the dependent
variable, and other factors that may affect it. The methodology adopted need to capture all
the variables. These variables include share capital, reserves, customers deposit liabilities,
investment, cash reserve requirements, fixed assets, total loans and advances and total bank
assets.
The loans extended by the UMDBs to manufacturing, commerce and agriculture are
included amongst the independent variables in that when the banks are not lending to these
The supply of housing finance (loan to housing) function is therefore expressed as:
226
Review and Validation of Housing Finance Supply Model for Nigeria
SH = Share Capital
R = Reserves
DL = Deposit Liabilities
OL = Other Liabilities
LM = Loan to Manufacturing
LC = Loan to Commerce
LA = Loan to Agriculture
TI = Total Investments
FA = Fixed Assets
The dependent variable, housing finance supply is measured by the volume of housing loan
The equity base is the most important form of funding for a business because it is
internally generated by the business owners and does not attract any form of cost. Unlike
227
Review and Validation of Housing Finance Supply Model for Nigeria
borrowing, which attracts interest payments on monthly, quarterly or annual basis as the
case may be, it is interest free. The equity base is made up of capital and reserves.
When a business is about to commence, capital is raised from investors either through
public offering or through private placements. Capital are mostly called equity because the
holders always have the right to liquidate or referred to as long-term debt where the right
of liquidation accrues to holders only when there is default (Diamond and Rajan 2000).
Berger et al (1995) considers equity capital as the residual claim on a bank,that is, the
value of obligations of others to be paid to the bank plus the value of any other tangible
and intangible assets less the value of obligations to be paid by the bank. It is part of the
capital that is used to acquire assets for the business to start operation in earnest after the
necessary approval has been sought and obtained from the authorities. As the business
grows and profits made, part of the profit is being retained as source of finance for
makes a profit in a financial year, a certain percentage of the profit after tax should be
Another important independent variable is the deposit liabilities of the UMDBs. The
deposit liabilities are like the working capital for the banks and there is always intense
other competitors, these UMDBs use different types of strategies to woo customers like
payment of high interest rates on deposit. The ratio of a bank’s time and savings deposits
to total deposits represents the proportion of total deposits that are sensitive to interest rate
changes. While the demand deposit component is free of interest payment, it is volatile in
that withdrawals could be made on demand. Therefore, it is not appropriate to extend long-
228
Review and Validation of Housing Finance Supply Model for Nigeria
term loan with deposits of this nature. The alternative strategy for the UMDBs is to source
Other liabilities are considered as outstanding financial obligations that are not yet due.
These are made up of outstanding tax liabilities or deferred taxation, dividend payables,
financial instruments issued but not due for payment and borrowings from economic
agencies like European Investment Bank (EIB), International Finance Corporation (IFC)
and World Bank. Due to the long nature of these liabilities, they are suitable for housing
finance purposes. Many of the Nigerian UMDBs are using facilities from IFC to fund
housing finance with the assets matched against the liability to avoid capital and mismatch
risks.
independent variables. When UMDBs are having deposit liabilities, on which interest are
paid, they source for investment outlets which would yield income. The deposit liabilities,
depending on their tenures are given out as loans and advances. Therefore, the UMDBs
have the alternatives of either lending it out for housing acquisition, manufacturing,
funds invested in tradeable securities like company shares and stocks, government
securities and bonds. These government securities are made up of treasury bills with
maturity tenor of 90days and treasury certificates with tenor of between one and two years.
The government securities are sold by the Central Bank of Nigeria (CBN), through Open
Market Operations (OMO) which is a major tool for liquidity management. The
government securities are sold to mop up excess liquidity in the economy and at times to
raise short-term fund for government. The UMDBs can even buy government securities
229
Review and Validation of Housing Finance Supply Model for Nigeria
through the discount window at the CBN to meet up with their liquidity ratio calculations.
In an effort to revive the economy, the CBN reduced the liquidity ratio from 40 percent to
30 percent in late September 2008 (Subair and Omankhanlen 2008). The purchases are
undertaken through the standing lending and deposit facilities introduced in December
instruments.
Again, both the Federal Government of Nigeria (FGN) and the state governments are now
selling bonds to finance infrastructural and other long-term projects. In January 2009, the
Lagos State Government is raising N275 billion through bond sales to finance
infrastructural developments and in June 2008, the FGN raised N47.2 billion for housing
finance (Onyebuchi 2008). These investments in bonds are considered as liquid assets in
the calculation of liquidity ratio and actively traded at the Nigerian Stock Exchange (NSE)
(CBN 2007).
Cash reserve requirement (CRR) like liquidity ratio is used as instrument of monetary
policy. As instrument of monetary policy, the reduction in reserve requirement allows the
monetary authorities to expand money supply and lower interest rates and improve the
safety and soundness of the depository institutions (Hein and Stewart 2002). As argued by
Pilbeam (2005 p.437), since financial institutions have liquid liabilities (deposits) and
unnecessary problems does not arise due to insufficient liquidity to meet depositor’s cash
demands. The cash reserve ratio is calculated by setting aside a fixed percentage, now
three percent, of the total deposit liabilities of a UDMB and kept in an account with the
CBN attracting minimal rate of interest. However, whenever these financial institutions
encounter cash shortages, they can borrow from the CBN at penal rate of interest (in
230
Review and Validation of Housing Finance Supply Model for Nigeria
Nigeria- it is at the MRR, in the USA-it is at the Federal Funds rate and in the UK-it is the
base rate). The bank’s total deposit liabilities are defined as the demand, savings and time
deposits of both private and public entities, certificates of deposits and promissory notes
held by non-bank public and other deposit items (NDIC 2005). This deduction reduces the
ability of these banks to grant loans and advances, it is therefore one of the independent
However in a bid to revive the economy, the CBN announced in late September 2008
reduced the CRR from four percent to two percent (Subair and Omankhanlen 2008).
on, there is a correlation between the capital and the amount spent on fixed assets. So also,
when a banking business commences, after the acquisition of fixed assets, lending is
considered as the next assets to be considered. Therefore, there is correlation between fixed
Total Loans & Advances is another of the independent variable. If a UMDB is given out
one thousand naira as total loans and advances for a financial year, the amount to be
allocated to loans to housing is derived from the total loans and advances. Therefore, there
Total Bank Assets is the last independent variable being considered. As the loans to
housing in increasing when the resources are there, so also is the total bank assets
increasing. Like the other two independent variables (Fixed assets; total loans and
advances), there is correlation between total bank assets and loans to housing.
Having described the twelve independent variables for the model, we proceed to model
231
Review and Validation of Housing Finance Supply Model for Nigeria
numerical summary of the direction and strength of the linear relationships between two
variables. Since explanation needs to be given for the possible relationship between the
dependent and independent variables, the statistical association between the variables has
Pearson product-moment correlation coefficient (r) ranges from -1 to +1. The indication is
exists when dependent and independent variables move in the same direction, that is, when
one variable increases and other variable also increase. There is negative correlation when
Without taken cognisance of the sign, the strength of the relationship could be observed
when figures are taken in absolute term. If a correlation of zero is observed, there is no
that the value of one variable can be determined by knowing the value of the other
variable.
9.2.7 Multicollinearity
There is no precise definition of collinearity firmly established in the literature (Mason and
relationship among some of the predictor variables in the data. This refers to the
232
Review and Validation of Housing Finance Supply Model for Nigeria
relationship among the independent variables and it exists when the independent variables
are highly correlated (r = 0.9 and above) (Pallant 2007; Tabachnick & Fidell (2007).
We have three methods of selecting variables in multiple regression analysis – which are
In forward selection / hierarchical approach, the equation starts out empty with the
independent variables added one at a time. The predictors are added based on past work
and which order to enter predictors into the model (Field 2000). However, the most
In forced entry approach, all predictors are forced into the model simultaneously (Field
2000; Tabachnick & Fidell 2007). In forcing the predictors into the model at once, there
must be good reasons for choosing the included predictors. This form of approach is best
suited for exploratory model building where there has not been previous study. Therefore,
The stepwise method is a compromise between two procedures discussed earlier on. The
variables are added or removed depending on the extent to which the additions or removal
will increase R-squared. The method finds the best combination of variables to maximise
R-squared (Field 2003; Tabachnick & Fidell 2007). The decision about the variables to be
233
Review and Validation of Housing Finance Supply Model for Nigeria
of the sample data having adopted statistical method which requires parametric data. The
The Kolmogorov-Smirnov test compares the set of scores in the sample to a normally
distributed set of scores with the same mean and standard deviation (Field 2000). It is an
objective test to decide whether or not a distribution is normal. However, if p<0.05, then
When the distribution is not normal, it is either positively skewed (when most of the
respondents record low scores on the scale) or negatively skewed (when most scores are at
the high end). Since most parametric statistical tests assume normally distributed scores, in
variables transformed (Fogler & Radcliffe 1974; Pallant 2007; Tabachnick & Fidell 2007).
After data exploration, a measure of the relationship of the variables becomes very
important in order to have a robust model. A scatter plot tells us whether there is a
relationship between the variables, what type of relationship it is, if at all and whether any
case are markedly different (outlier) from the others (Field 2000). The scatter plot could be
simple scatter plot, overlay scatter plot, matrix scatter plot or 3-D scatter plot.
The scatter plot provides information on both the direction and the strength of the
relationship. This enables the researcher to check the violation of the assumptions of
linearity and homoscedasticity. A scatter plot of perfect correlation (r=1 or -1) would be a
234
Review and Validation of Housing Finance Supply Model for Nigeria
straight line and a scatter plot with no pattern evident (r=o), would be a circle of points.
There is low correlation, if data points are spread all over the place and in case of strong
When conclusions are to be drawn about a population on the basis of regression analysis
carried out on a sample of that population, there are several assumptions that must be
taking into consideration and satisfied to allow for the statistical validity of the findings
(Makridakis and Wheelwright 1989; Berry 1993; Field 2000), which are as follows:
• Variable types: The predictor (independent) variables and the outcome (dependent)
continuous;
• Linearity – This translates to the fact that the mean values of the outcome variable for
each increment of the predictors lie along a straight line. There is an implication that if a
• Independence – All values of the outcome (dependent) variable are independent, that is,
• Evidence of homoscedasticity – constant variance of the regression error, that is, the
residuals at each level of the predictors should have the same variance. If the variances
• Independent errors – When two observations are made, the residuals should be
235
Review and Validation of Housing Finance Supply Model for Nigeria
two or more predictors. In checking for multicollinearity, the following checks must be
undertaken:
- Check whether the largest VIF is greater than 10, if yes there is cause for concern
- Check whether the average VIF is substantially greater than 1, if yes the regression
Descriptive Statistics
Std.
Mean Deviation N
Share Capital
17817.2400 16396.40130 25
N (m)
Reserves 18251.9200 13606.96398 25
Customer Desposits N
174953.4800 1.38730E5 25
(m)
Other Liabilities N
44575.1200 40549.68130 25
(m)
Loan to Housing N (m) 6638.1200 5397.61524 25
Loan to Manufacturing
20009.6400 17235.32306 25
N (m)
Loan to Commerce N
26513.8000 20306.68878 25
(m)
Loan to Agric N (m) 3288.6000 4075.58916 25
Total Investment N (m) 105672.0800 1.18048E5 25
CRR 7765.2000 5920.24852 25
Fixed Assets 9965.1200 6016.35188 25
Total Loans &
72980.7600 50987.84750 25
Advances
total bank assets 287595.8400 2.22562E5 25
236
Review and Validation of Housing Finance Supply Model for Nigeria
237
Review and Validation of Housing Finance Supply Model for Nigeria
Table 9.2: Correlation Matrix of Participating Variables (Dependent and Independent Variables)
Share Customer Other Loan to Loan to Loan to Loan to Total Total Loans
Capital Deposits Liabilities Housing N Manufacturing Commerce N Agric N Investment Fixed & total bank
N (m) Reserves N (m) N (m) (m) N (m) (m) (m) N (m) CRR Assets Advances assets
Share Capital Pearson Correlation 1.000
N (M)
Sig. (2-tailed)
Reserves Pearson Correlation .305 1.000
Sig. (2-tailed) .138
Customer Deposits Pearson Correlation .484* .897** 1.000
(m) Sig. (2-tailed) .014 .000
Other Pearson Correlation .529** .538** .621** 1.000
LiabilitiesN(m) Sig. (2-tailed) .007 .006 .001
** **
Loan to Housing N Pearson Correlation .506 .851 .889** .749** 1.000
(m) Sig. (2-tailed) .010 .000 .000 .000
Loan to Pearson Correlation .162 .893** .885** .513** .795** 1.000
Manufacturing N(m) Sig. (2-tailed) .440 .000 .000 .009 .000
Loan to Commerce Pearson Correlation .186 -.080 .139 -.086 .049 .079 1.000
N (m) Sig. (2-tailed) .373 .703 .506 .683 .815 .708
Loan to Agric N (m) Pearson Correlation .094 .174 .182 .651** .292 .119 -.114 1.000
Sig. (2-tailed) .654 .405 .385 .000 .156 .569 .586
* ** ** * ** **
Total Investment N Pearson Correlation .409 .825 .937 .484 .778 .782 .028 .087 1.000
(m) Sig. (2-tailed) .042 .000 .000 .014 .000 .000 .896 .680
CRR Pearson Correlation .218 .664** .692** .788** .780** .738** -.059 .462* .592** 1.000
Sig. (2-tailed) .295 .000 .000 .000 .000 .000 .778 .020 .002
Fixed Assets Pearson Correlation .793** .666** .827** .743** .830** .538** .226 .324 .741** .574** 1.000
Sig. (2-tailed) .000 .000 .000 .000 .000 .006 .278 .114 .000 .003
Total Loans & Pearson Correlation .525** .872** .964** .570** .845** .891** .248 .133 .851** .629** .800** 1.000
Advances Sig. (2-tailed) .007 .000 .000 .003 .000 .000 .232 .527 .000 .001 .000
** ** ** ** ** ** ** **
total bank assets Pearson Correlation .651 .824 .930 .838 .915 .761 .042 .386 .833 .743 .917** .892** 1.000
Sig. (2-tailed) .000 .000 .000 .000 .000 .000 .842 .056 .000 .000 .000 .000
*. Correlation is significant at the 0.05 level (2-tailed).
238
Review and Validation of Housing Finance Supply Model for Nigeria
239
Review and Validation of Housing Finance Supply Model for Nigeria
Since the interval scale is used in this study like other quantitative measurements in social
sciences, the mean is mostly used as measure of central tendency. In the ordinal scale, the
median is used as the measure of central tendency and the mode adopted as measure of
central tendency when the data represents a nominal scale. Therefore, the mean is
Table 9.2 reflects the Correlation Matrix of the participating variables (dependent and
independent). The values for correlation coefficient are all 1.00 along the diagonal of the
regression matrix. The correlation among some of the independent variable is high which
Loans and Advances, Total Bank Assets and Customer Deposits and are identified when
the Pearson Correlation (R>0.9) (Pallant 2007; Tabachnick & Fidell 2007). The presence
b
ANOVA
Total 6.992E8 24
a. Predictors: (Constant), total bank assets, Loan to Commerce N (m), Loan to Agric N (m), Share Capital
N (, CRR, Total Investment N (m), Reserves, Loan to Manufacturing N (m), Other Liabilities N (m),
Fixed Assets, Total Loans & Advances
240
Review and Validation of Housing Finance Supply Model for Nigeria
a
Coefficients
Unstandardized Standardized
Coefficients Coefficients Collinearity Statistics
Model B Std. Error Beta t Sig. Tolerance VIF
Other Liabilities N (m) -.055 .061 -.411 -.894 .387 .030 32.824
Loan to Manufacturing N (m) .198 .197 .632 1.007 .332 .016 61.387
Loan to Commerce N (m) .011 .039 .040 .272 .790 .304 3.293
Loan to Agric N (m) -.108 .195 -.081 -.554 .589 .297 3.362
Total Investment N (m) -.015 .013 -.332 -1.186 .257 .082 12.194
Total Loans & Advances -.093 .071 -.878 -1.312 .212 .014 69.870
total bank assets .026 .022 1.081 1.167 .264 .007 133.710
It was earlier on observed that high correlation exist among some of the independent
variables. Ordinarily, assumptions for multiple regression states that the largest VIF in the
coefficient analysis table must not be more than 10 and average VIF must not be
substantially greater than 1 (Myers 1990; Bowerman and O’Connell 1990) and tolerance
The multicollinearity among the predictors is so high that it is not feasible to remove some
predictors to be replaced with another one. These predictors are derived from the balance
sheets of the UMDBs and it is not feasible to be exchanging the predictors, at that point,
241
Review and Validation of Housing Finance Supply Model for Nigeria
the most important predictor might be removed to be replaced with the predictor that is not
it is to be replaced with an equally important predictor. It is either more data are collected
to reduce the multicollinearity or run a factor analysis on the predictors and use the
suggests those variables could be measuring aspects of the same underlying dimension and
they are known as factor (latent variables) (Field 2000 p.423; Tabachnick & Fidell 2007;
Lunenburg & Irby 2008). Field (2000) suggested that factor analysis could be carried out
on the predictor variables to reduce them down to a subset of uncorrelated factors. While
Principal Component Analysis (PCA) produces components and empirical solution, Factor
Analysis (FA) produces factors and theoretical solution. The essence of the factors is to
identify smaller number of separate underlying factors accountable for the co-variation
Most applications of PCA and FA are considered to be exploratory and factor analysis is
used primarily as a tool for reducing the number of variables or examination of correlation
patterns among variables, that is, overcoming collinearity problems in regression (Pallant
2007; Tabachnick & Fidell 2007; Field 2000) The factors in Factor Analysis refer to clump
independent variables. Since Factor Analysis is used as data exploration technique, there is
no hard and fast statistical rule in the interpretation of the outcome (Field 2000; Pallant
2007).
242
Review and Validation of Housing Finance Supply Model for Nigeria
• Sample Size: In the literature, it has been debated whether the reliability of factor
analysis is dependent on sample size (Field 2000). There have been times when
appropriate sample size has been considered as the most important factor in
determining the reliability of factor analysis (Field 2000; Pallant 2007). With the
introduction of simulation and Monte Carlo test (see Guadagnoli &Velicer (1988,
magnitude of the factor loadings rather than the absolute sample size is the most
and Velicer (1988, as cited by Field 2000) argued that solutions with several high
loading marker variables (>0.80) do not require large sample size with 150 cases
considered adequate while under some other circumstances, 100 or 50 cases are
sufficient (Sapnas & Zeller 2002; Zeller 2005, as cited by Tabachnicks & Fidell
2007).However, Nunnally (1978) suggested a 10 to 1 ratio , that is, ten cases for
each item to be factor analysed while Tabachnicks & Fidell (2007) suggested five
analysis, the correlation matrix should show at least some correlations of r=0.3 or
greater. Kaiser-Meyer-Olkin (KMO) value should be 0.6 and above. Bartlett’s test
relationship between the variables are linear, however it is not practicable to check
the scatterplots of all variables against one another. On the “spot check” of some
combination of variables could be carried out ( Tabachnick & Fidell 2007; Pallant
2007)
243
Review and Validation of Housing Finance Supply Model for Nigeria
Correlation Matrix
Share Customer Other Loan to total
Capital Desposits Liabilities Manufacturing Loan to Loan to Agric Total Investment Total Loans & bank
N (m) Reserves N (m) N (m) N (m) Commerce N (m) N (m) N (m) CRR Fixed Assets Advances assets
Correlation Share Capital N (m) 1.000
Reserves .305 1.000
Customer Desposits N (m) .484 .897 1.000
Other Liabilities N (m) .529 .538 .621 1.000
Loan to Manufacturing N (m) .162 .893 .885 .513 1.000
Loan to Commerce N (m) .186 -.080 .139 -.086 .079 1.000
Loan to Agric N (m) .094 .174 .182 .651 .119 -.114 1.000
Total Investment N (m) .409 .825 .937 .484 .782 .028 .087 1.000
CRR .218 .664 .692 .788 .738 -.059 .462 .592 1.000
Fixed Assets .793 .666 .827 .743 .538 .226 .324 .741 .574 1.000
Total Loans & Advances .525 .872 .964 .570 .891 .248 .133 .851 .629 .800 1.000
total bank assets .651 .824 .930 .838 .761 .042 .386 .833 .743 .917 .892 1.000
244
Review and Validation of Housing Finance Supply Model for Nigeria
Initial Extraction
Share Capital N(M) 1.000 .815
Reserves N(M) 1.000 .906
Customer Deposits N(M) 1.000 .984
Other Liabilities N(M) 1.000 .926
Loan to Manufacturing N(M) 1.000 .927
Loan to Commerce N(M) 1.000 .538
Loan to Agric N(M) 1.000 .782
Total Investment N(M) 1.000 .851
CRR 1.000 .781
Fixed Assets 1.000 .946
Total Loans & Advances 1.000 .958
Total Bank Assets 1.000 .984
Extraction Method: Principal Component Analysis
To test whether the data could be amenable to factor analysis / principal component
analysis, two tests were conducted. The twelve independent variables driving housing
finance supply were subjected to principal component analysis with varimax rotation using
SPSS version 16. Principal component analysis was adopted rather than factor analysis
simplicity. The suitability of the data was assessed and observed that the correlation matrix
The principal component analysis starts with communalities (see Table 9.8). Communality
explains the total amount an original variable shares with all other variables included in the
245
Review and Validation of Housing Finance Supply Model for Nigeria
analysis and it is very useful in deciding those variables that are meaningful and those that
are trivial and to be discarded. Field (2000) stated that the closer the communalities are to
1 , the better the factors are at explaining the original data an communalities are good
indices of determining sample size adequacy. From Table 9.8, it is shown that the
analysis noted that as communalities become lower, the importance of sample size
increases. When the communalities are above 0.6, a small sample, even less than 100 may
be adequate. Thereafter, Bartlett’s test of sphericity (p<.05) (Bartlett 1954) and the Kaiser-
Meyer-Oikin (KMO) for sample adequacy (Kaiser 1970, 1974) are conducted. KMO value
achieved was 0.769 (see Table 9.6) against the recommended minimum of 0.6 (Field 2000;
Tabachnick & Fidell 2007). Therefore these results support the factorability of the
correlation matrix. The Bartlett’s test of sphericity undertaken is used to establish the
potential correlations, suggesting that clusters do exist in the factors. The sphericity value
246
Review and Validation of Housing Finance Supply Model for Nigeria
The rotated component matrix was produced after the necessary preliminary tests. This
factor extraction procedure is performed to determine the smallest number of factors that
can best be used to represent the interrelations among the set of variables. The most used
extraction technique is the principal component analysis while others are image factoring;
maximum likelihood factoring; alpha factoring; unweighted least squares and generalised
least square.
It is to be noted that as a rule of the thumb, it is only variables with loadings in excess of
.32 that are interpreted. The greater the loading, the more the variable is considered to be a
pure measure of the factor. Loadings in excess of .71 (50% overlapping variance) are
247
Review and Validation of Housing Finance Supply Model for Nigeria
considered excellent, .63 (40% overlapping variance) as very good, .55 (30% overlapping
variance) as good, .45 (20% overlapping variance) as fair and .32 (10% overlapping
variance) as poor (Comrey & Lee 1992; Tabachnick & Fidell (2007).
with factors of eigenvalue of 1.0 or more are retained for further investigation (Kaiser
1960; Field 2000). Again, Cattell’s Scree test (Cattell 1966) plots eigenvalues of the factor
to find a point at which the shape of the curve changes direction and become horizontal.
Cattell recommends retaining all factors above the elbow. As shown in Table 9.7, three
components with eigenvalue greater than 1.0 were extracted. The scree plot (Figure 9.1)
confirmed these three components and Table 9.10 (Rotated Component Matrix) also
reconfirm the three components. The components can be considered as the measuring rods
for factors affecting housing finance supply in Nigeria, as a case study country. They are:
Loans and Advances, Total Investment and Total Bank Assets (6). These are the
investments made from the liabilities mobilized by each financial institution. Each
financial institution’s desire of holding assets depends on several factors and its
preference for risk and returns (Hancock & Wilcox 1993; 1994).
in nature. While structural regulation limits the degree of risk that an institution can
248
Review and Validation of Housing Finance Supply Model for Nigeria
take in order for government to protect investors’ funds and exposure limits of the
made up of Share Capital, Fixed Assets and Loan to Commerce. When a business
is about to start operations, funds are raised in form of share capital and part of the
earnest, most of the financial institutions extend loans to commerce which are
The total variance is as shown in Table 9.7. The table shows that the total variance by each
component 2 (12.888%) and component 3 (11.267%). The final statistics of the principal
component analysis and the components extracted accounted for 86.66% of the total
cumulative variance of factors affecting housing finance supply. Even after rotation, the
total variance for the extracted components remain 86.66% with each component having
(16.796%).
However in extracting factors using Kaiser’s criterion, it has been criticised that it’s only
accurate when the variables are less than thirty and communalities after extraction are
greater than 0.7. All these conditions are applicable to this study in that virtually all the
249
Review and Validation of Housing Finance Supply Model for Nigeria
The database for undertaking the model test is sourced from the balance sheets and
archival data from the UMDBs in Nigeria (see Appendix V). The collected data was
analysed with Statistical Software for Social Science (SPSS) package version 16.0. The
outputs of the regression analysis are presented in Tables 9.11 to 9.13. While Table 9.11
shows the model summary, Table 9.12 presents the Anova Analysis and Table 9.13
Model Summaryd
Change Statistics
Adjusted Std. Error of R Square Sig. F
Model R R Square R Square the Estimate Change F Change df1 df2 Change Durbin-Watson
250
Review and Validation of Housing Finance Supply Model for Nigeria
Model Summaryd
Change Statistics
Adjusted Std. Error of R Square Sig. F
Model R R Square R Square the Estimate Change F Change df1 df2 Change Durbin-Watson
251
Review and Validation of Housing Finance Supply Model for Nigeria
The regression test model for supply of housing finance can be represented as follows:
The value for R (multivariate equivalent for the bivariate correlation coefficient) in the
model is .932, which translates to 93% of the total variation in the supply of housing
finance. The R2 (R square) is .868 tells how much of the variance in the dependent
variable (supply of housing finance) is explained by the model (Field 2000; Fan et al 2006;
Pallant 2007). Expressed in percentage, it means that the model explain 86.8% of the
variance in housing finance supply. Apart from these indicators, the model is also
In assessing factors affecting housing finance supply in Nigeria, the level of competition
within the banking industry which was discussed in section 7.5.2 was not included in the
model. From the calculations made with competition index movement of zero for lack of
competition and one denoting maximum competition, there is no gainsaying in the fact that
the level of competition is high (See Appendix V). Also, the factors affecting housing
finance supply in Nigeria has been limited to the UMDBs, however factors affecting
housing finance supply to other financial intermediaries within the Nigerian Financial
The results of the multiple regression reflects that supply of housing finance is positively
off Component.
252
Review and Validation of Housing Finance Supply Model for Nigeria
Total Loans and Advances, Total Investment, Total Bank Assets and Loan to
Manufacturing. From Table 9.11 (Model 1), where portfolio component is the only
predictor variable, the value of R2 comes to 64.8%, it means that the portfolio component
accounts for 64.8% of the variation in housing finance supply. For housing finance supply
by UMDBs in Nigeria, as long tenured assets, it is important for these institutions to have
long tenured liabilities. These can be financed by reserves and long term deposits in form
of savings and term deposits, therefore there is a positive relationship between housing
These financial institutions invest in assets with the intention of generating incomes.
Individual bank’s desire of holding assets in any given category depends on several factors
coupled with its preference for risk and return (Hancock & Wilcox 1993; 1994). Total
Loans and Advances, Total Investment, Total Bank Assets and Loan to Manufacturing
being assets like housing finance supply, the choice of what portfolio of investment to be
held by the bank determines the assets to be acquired. Therefore, there is a positive
Statutory Regulation Component: Governments all over the world regulate financial
institutions to protect investors and make sure the financial system efficiently promotes
economic growth. From Table 9.11 (Model 2), where portfolio and statutory regulation
components are the two predictors, the value of R2 comes to 0.799, therefore the
primary objective of the 2005 consolidation exercise includes the need for the banking
sector to be strong and play active developmental roles (Ezeoha 2007). This is comparable
253
Review and Validation of Housing Finance Supply Model for Nigeria
to situations where mergers and consolidation led to the creation of stronger and globally
competitive banking institutions in Philippine (Reyes 2001) and in India (Talwar 2001).
Pilbeam (2005 p. 437) argues that since financial institutions have liquid liabilities in form
regulations to abate any form of problems like inability of financial institutions to meet
depositors withdrawal demands. The need for effective regulations was corroborated by
Caprio Jr. et al (2008) arguing that the present financial crisis followed a period of
sustained economic growth and ran counter to a well-established belief that flexible and
resilient markets were distributing risk to those who could bear it best.
Llewellyn (2008); Milnes and Wood (2009) and Shin (2009) in discussing the Northern
System. Few of the problems include; deposit protection being ineffective when partial and
to financial market distress and ambiguity in regard to the distinction between liquidity and
Llewellyn (2008) argues that in any regulatory / supervisory regime, four areas are
regulation and supervision business. The banks were therefore failing with great speed
exposing flaws in the regulatory system designed to identify collapsing institutions (The
Furthermore, Statman (2009) noted that the present situation in the financial market has
renewed the debate about the roles of government in promoting confidence and trust in
254
Review and Validation of Housing Finance Supply Model for Nigeria
consideration of economic gains that comes with it. Investors and even regulators had
developed a false sense of security, with confidence and trust having evaporates, there
have been demands for increased financial regulations. These statutory regulations can
come in form of capital adequacy or loans exposure limits of the universal banks.
This component is made up of Loans to Agriculture, Other Liabilities and Cash Reserve
Requirements (CRR). If the financial institutions are restricted about their exposure limits
to Agriculture, which is a long tenured lending like housing finance, funds could therefore
be made available for housing acquisition. Therefore, there is positive relationship between
CRR allows the monetary authorities to expand money supply resulting in low interest rate
and improve the safety and soundness of the depository institutions (Hein and Stewart
2002).
commerce and Fixed Assets. There is a positive relationship between Initial take-off
component and housing finance supply. From Table 9.11 (Model 3), where the three
predictors namely portfolio, statutory regulation and initial take-off components are
utilised, R2 which we already know is a measure of how much of the variability in the
outcome is accounted for by the predictors comes to 86.8%. The contribution of initial
2003; Ejohwomu 2007). The process makes effort to ensure that meaningful inferences can
255
Review and Validation of Housing Finance Supply Model for Nigeria
be drawn from the general population and not limited to the sample used in the estimation
(Good & Hardin 2003; Creswell & Plano Clark 2007). When same set of predictors from a
different group of data are applied to a model and it has the capability of predicting the
same outcome, it means the model can be generalised. At a point in time when the model is
exposed to the same set of predictor(s) from a different group of data source and the
predictive ability drops, then the model cannot be generalised (Field 2000). It is therefore
important to carry out validation of regression models and the process of applying different
As noted by Field (2000), for social sciences research it is important to have at least 15
subjects per predictor to come out with a reliable regression model. The cross-validation of
Data splitting involves having the data randomly split into halves. Each half is usually
applied to computed regression equations and results are compared. This approach is not
usually employed because data are not large enough to get them split into two halves. In
particular, studies using data from emerging economies have usually suffered from small
Therefore, the only option left to perform cross-validation of the model is through adjusted
R2, which is to be applied to this study. The adjusted value is an indication of shrinkage or
the loss of predictive power. The R2 is an indication of how much of the variance in the
dependent variable is accounted for by the regression model from the sample and the
accounted for if the model had been derived from the population from which the sample
was taken. It is important to note that the SPSS apart from calculating R and R2, it also
derives the adjusted R2 using Wherry’s equation (Wherry 1931, as cited by Field 2000).
256
Review and Validation of Housing Finance Supply Model for Nigeria
However, this equation has been heavily criticised for its inability to indicate how well the
regression model would predict an entirely different set of data sample. The version of R2,
which provides information about how well the regression model cross-validates uses the
n − 1 n − 2 n + 1
(
Adjusted R2= 1- n − k − 1 n − k − 2 n 1 − R
2
)
Where, R2 is the unadjusted value, n is the number of cases and k is the number of
In the test model, to assess factors affecting housing finance supply in Nigeria, the model
credible model for assessing factors affecting housing finance supply in Nigeria. There is
an indication of a small drop (shrinkage) in the predictive power of the model. Therefore,
the model is capable of accurately predicting the same outcome from the same set of
As shown in equation (2): figures from the model can be derived for a, b1, b2 and b3.
Y = a + b1 X1 + b2 X2 + b3 X3
257
Review and Validation of Housing Finance Supply Model for Nigeria
Portfolio Component - (b1 = 4346.17): This value shows that as portfolio component
increases by one unit, the supply of housing finance increases by 4,346 units in millions.
The interpretation is correct, if the effects of statutory regulation and initial take-off
Statutory Regulation Component – (b2 = 2098.22): The value indicates that as the
statutory regulation component expenditure increases by one unit, the supply of housing
finance increases by 2098.22 units in millions. The interpretation is true only if the effects
Initial Take-off Component – (b3 = 1414.47): This value indicates that as the initial take-
off component increases by one unit, the supply of housing finance increases by 1,414.47
units in millions. The interpretation is true only if the effects of portfolio and statutory
t-tests: The t- tests measures whether the predictor is making a significant contribution to
the model. If the t-test associated with a b value is significant (if the value in the column
labelled Sig. is less than 0.05) then the predictor is making a significant contribution to the
model. The smaller the value of Sig. (and the larger the value of t) the greater the
For model 3 with the three predictors, the coefficient table in Fig 9.13 reveals that:
The three components are all significant predictors of housing finance supply.
258
Review and Validation of Housing Finance Supply Model for Nigeria
The exploratory model is for assessing factors affecting housing finance supply in
emerging economies using Nigeria as case study country. As revealed from the literature
review, it seem as if there had not been any quantitative assessment of housing finance
supply in emerging economies. With the Nigerian data used and rigorous exercise of
testing the model, the tested model can be utilised for assessing housing finance supply in
the emerging economies. Within the period allowed for a study of this nature, the data
sample could be improved upon to have the model refined and have a widely acceptable
9.7 Summary
The objective of this chapter has been the development in the absence of an empirical
analysis, a quantitative model for assessing housing finance supply in emerging economies
using data from UMDBs in Nigeria. The multiple regression approach adopted for data
long-term assets / liabilities, statutory regulations and take-off position to have positive
The next chapter which is the final chapter of the thesis identifies the key findings of the
research and put forward recommendations to help improve housing finance supply in
Nigeria.
259
Summary Of Study, Conclusions And Recommendations
CHAPTER TEN
10.1 Introduction
Chapter Ten of the study, being the last chapter, examines the summary of the research and
is divided into five sections including the introduction. The second section summarises the
nine chapters of the work, the third section presents the main conclusions emanating from
the findings of the study. The fourth section highlights the areas of future research while
Chapter One set the pace of the work by providing the background for the research. From
the literature, there is a strong belief (conviction) that a correlation exists between housing
finance and economic development. Therefore, different views on economic and financial
developments in both developed and emerging economies were examined. In justifying the
need for this study, the trend of economic and financial development in the case study
country (Nigeria) was briefly discussed, taking cognisance of the contributions of the
financial institutions and UMDBs in particular to housing finance supply in Nigeria. This
led to the development of research questions for the study and the setting up of the aim and
objectives of the research. The study sought to investigate factors affecting housing finance
supply in Nigeria using mixed methods approach. The limitations and assumptions of the
Chapter Two examines the tenure patterns and mechanism for the establishment of an
financial or engineering are copied from the advanced / developed economies for
260
Summary Of Study, Conclusions And Recommendations
applications in the less developed economies (emerging economies). On that premise, the
housing models and housing finance systems in the developed economies like United
States of America, the United Kingdom, the Netherlands and Germany as countries were
existence in developed economies, the theoretical finance concept, housing finance supply
and demand theory were discussed. The factors that drive the efficient nature of their
housing finance system were examined as foundation laying process for the aim of the
study.
Chapter Three considers the group of countries that can be considered as emerging
economies. This is followed by highlighting the characteristics of the housing sector and
housing finance in different regions of the emerging economies. It was observed that each
of the six regions namely: East Asia & Pacific, South Asia, Europe & Central Asia, Latin
America & the Caribbean, Middle East & North Africa and Sub-Saharan Africa (SSA) that
made up the emerging world has peculiarities that drives their housing sector and housing
finance systems. Despite macroeconomic issues being the major problem hampering the
efficient and effectiveness of their housing finance systems, efforts were being made by
different countries to develop innovative products for mobilisation of funds for housing
finance. Examples abound that India and Israel has mobilised $11 billion and $25 billion
respectively through diaspora bonds issuance as at 2006 (Ketkar and Ratha 2007; Ratha et
al 2008). South Africa has issued Reconciliation and Development Bonds (Bradlow 2006;
Ratha et al 2008) and Ghana is selling Golden Jubilee Savings Bonds to Ghanaians in
Chapter Four contextualises the study by providing the overview of the New Neoclassical
Economics and discusses its fundamentals that are relevant to the study. Importantly, the
261
Summary Of Study, Conclusions And Recommendations
theory of financial intermediation and transaction costs were brought to the forefront. The
essence of effective risk management in the present day financial intermediation process is
considered to be very important. There is no gain in saying the fact that in emerging
financial intermediation process, designs of relevant risk management frameworks are very
Chapter Five with concentration on the contributions of the UMDBs, the PMIs and the
despite the application of various progressive government monetary policy tools including
a reduction in liquidity ratio from 40 percent to 30 percent and the cash reserve
requirements (CRR) reduced from all high time of 9.5 percent in 2005 to 2 percent
Chapter Six discusses the methods adopted for both data collection and data analysis.
Secondary data were extracted from the balance sheets of the Central Bank of Nigeria
(CBN) and the financial institutions (UMDBs) since it is a sure source of measuring the
risk level of any sovereign nation. Furthermore, archival data regarding sectoral allocations
of loans and advances between 2003 & 2007 were collected from the sampled financial
institutions coupled with unstructured interviews with the corporate banking / loans and
advances managers and chief executive officers of some insurance companies. The
evolved from inquiry composed of a mix of both structured and unstructured questions
(Meriam 1998; Lunenburg & Irby 2008). All these instruments are supplemented with four
262
Summary Of Study, Conclusions And Recommendations
housing finance at a point in time as a form of data triangulation. The adoption of data
triangulation offers greater validity and reliability than using one data source.
Chapters Seven, Eight and Nine covers analysis of data collected in Lagos-Nigeria from
different perspectives. Chapter Seven presents descriptive and graphical analysis of data
collected on housing finance supply in Nigeria. From the sampled universal banks, it is
observed that as the capital base is increased, their lending to housing also increases
though not proportionately. Also as the cost of operations is a component of interest rate on
lending, when the interest rate being charged is on the high side, the borrower would be
reluctant to borrow at that rate of interest. Chapter Eight presents result of data collected on
housing finance demand in Nigeria using proportion method to identify the significances of
different variables in housing finance demand equation. The essence of collecting data on
housing finance demand is to triangulate the study for reliability and validity. Though
sector, because their lending operations is outside the orbit of government monetary
control. In reviewing lending for housing from different sources namely: universal banks
labour is identified to be the cheapest source of lending in Nigeria. However, the timing of
the study does not permit a thorough assessment of repayment period to know whether the
tenor would be suitable for housing acquisition. The Multiple Regression was adopted as
methodological framework for data analysis in Chapter Nine to identify the predictive
263
Summary Of Study, Conclusions And Recommendations
The importance of this section is to discuss the fundamental research questions for this
study and draw conclusions as relates to housing finance supply in emerging economies.
Research Question One: Can the economic model of providing housing finance in
It has been argued by Buckley and Kalarickal (2004), Hassler (2005) and Merrill (2006)
that stable macroeconomic conditions, a proper legal framework for property rights,
mortgage market infrastructure and long-term funding sources are some of the conditions
to be met to have an effective mortgage finance supply in emerging economies. It has also
been extensively discussed by Cho (2007) that the three pillars of a well-functioning
In the United States under the era of market-making (1970s-1980s), the business model
relying on using short-term deposits to fund long-term asset was adopted (USDHUD 2006;
Cho 2007). After identifying the implicit risks involved in using short-term liability to
finance long-term assets, the United States mortgage finance industry transformed to era of
(USDHUD 2006). Prior to the year 2006, 66 percent of mortgage assets were funded by
deposits in the European Union but mortgage covered bonds have experienced exceptional
growth recently and has become one of the preferred securitisation instruments (Avesari et
al 2007) before the financial crisis. The favourable environment for issuers and investors
were created due to a well established regulatory framework and relatively low capital
charges.
264
Summary Of Study, Conclusions And Recommendations
Milne & Wood (2009) and Shin (2009) in analysing the Northern Rock situation observes
that within a financial system where short-term deposit liabilities are being used to acquire
long-term illiquid assets, any disturbance in the leverage level would show up somewhere
within the financial system. Furthermore, the point at which these short-term liabilities are
being withdrawn, financial institutions holding long-term illiquid assets face a liquidity
While financial institutions in the emerging economies are still utilizing short-term
deposits to fund mortgages, it was derived from this study that factors affecting housing
finance supply are the Portfolio Component, Statutory Regulation Component and Take-
off Components. Under the Portfolio Component, customers’ deposit liabilities are
complemented with reserves (retained earnings) to determine the desire of the financial
institutions of holding choice assets inclusive of lending to housing. However, the lending
behaviour of the financial intermediaries and in particular, the mortgage lending practices
has become complex and non-rational in nature. As argued by Markowitz (2009); Jones
and Watkins (2009), the housing markets and lending standard have become disconnected
from economic fundamentals and had moved out of step with the business cycle. The
usage of highly leveraged financial instrument mostly in the developed economies, have
aggravated the situation in that parties to the transactions do not know the limits to their
bodies like IFC and EIB, the amount of funds that could be committed to a single borrower
and other government monetary policies like cash reserve requirement (CRR) also
determine the assets acquired by the financial institutions are referred to as the Statutory
Regulation Component. The Take-off Components represents the amount invested in the
265
Summary Of Study, Conclusions And Recommendations
fixed assets out of the share capital of the financial institution, with the remnant balance
used for initial lending rather than using short-term deposit liabilities mobilised.
Therefore, with the lack of financial development and financial infrastructures coupled
with unstable macroeconomic conditions like high inflation and interest rates, financial
institutions in emerging economies cannot adopt the economic model being used in
Research Question Two: To what extent are these alternatives suitable to the unique
intermediaries in both financial and capital markets made up of commercial (UMDBs) and
investment banks, insurance companies and pension funds (McDonald & Schumacher
as bank liabilities and bank credit, which predicts long-run economic growth and capital
accumulation (King and Levine 1993b; McDonald and Schumacher 2007). Levine (2005)
identifies some performed functions of financial intermediaries that improve welfare which
pooling of savings; facilitation of exchange of goods and services. Apart from the fact that
each of these functions influences savings and investments decisions, they also influence
economic growth.
financial depth such as ratio of assets to GDP and bank credit to the private sector as a
share of the GDP. Total assets of the financial intermediaries (ratio of assets to GDP in
Nigeria increased from 25.7% in 2006 to 26.6% in 2007 (CBN 2007; Irving & Manroth
266
Summary Of Study, Conclusions And Recommendations
2009), the ratio of assets to GDP as at Dec. 2006 of 25.7% was made up of UDMBs-
20.6%, Pension Funds 2.9% and Insurance 1.6%; bank credit to the private sector as a
share of GDP in Nigeria increased from 16.8% (1983-87), 11.5% (1993-97), 13.6% (2006)
to 21.7% (2007) (CBN 2007; Irving & Manroth 2009); Ratio of Broad Money M2 to GDP
These figures are relatively low compared with the situations in South Africa, Namibia and
other countries in the Asian-Pacific Region, though progress are being made after the
consolidation exercise in the Nigerian banking system in 2005. The exercise required any
The suitable alternatives which can be used as mobilization instruments include issuance of
diaspora bonds, migrant remittances and bonds / pension funds. These medium of
mobilising long-term funding does not require sophisticated financial system like what is
obtainable in the developed economies. It is only important for the sovereign government
to have the political will in providing adequate and habitable shelter for its citizens.
housing and improving the housing conditions of a nation (Kim 1997; Quigley 2000 and
Warnock & Warnock 2008). Due to apathy shown by borrowers, housing finance supply
from the formal sector in most countries of the emerging economy accounts for less than
267
Summary Of Study, Conclusions And Recommendations
twenty percent of home purchases, with loans from relatives, employers and money lenders
supplement savings and current income to finance housing and account for between
seventy to eighty percent to housing finance supply (Renaud 1985 and Kim 1997).
Most of the respondents making efforts to raise housing finance are married and in the age
bracket of thirty to fifty nine years. Individuals above sixty years of age are assumed to be
nearing their retirement age and do not make efforts to source for housing finance. In
Nigeria, the illiteracy level is high and income is low, the monthly minimum wage is
equivalent of US$65, though there is agitation to get the monthly minimum wage
reviewed. This abnormal does not encourage banking habit. From the study, over ninety
percent of individuals sourcing for housing finance attended institutions of higher learning
either a polytechnic or University. This translates to the fact that individuals that are not
well educated might not bother sourcing for housing finance from the formal sector.
Neither are the self-employed individuals that their incomes cannot be easily verified in
most cases seldom source for housing finance in the formal source.
This argument buttress the points raised by Jones and Maclennan (1987 p. 206) that it is
not only supply of mortgage finance being unable to sustain demand, but that creditworthy
households may not seek loan finance to meet up their mortgage finance needs.
Generally in most of these economies, borrowings are considered as taboo and selling
one’s properties due to loan repayment default is as if an individual has offended the gods.
From the study (see Table 8.7), despite that borrowing from employers is considered as
informal source of housing finance supply, the interest rate is the cheapest at 9 percent and
over 50 percent of respondents enjoyed housing finance supply from that source. Again the
interest rate of 20 percent charged by borrowing from UMDBs. This is due to the fact that
268
Summary Of Study, Conclusions And Recommendations
the mortgage institutions are employed in executing the government subsidised National
Housing Funds scheme and also their overheads are smaller than what is obtainable at the
UMDBs.
The power theory of credit highlights that financial institutions would be willing to lend, in
case of default, they could easily enforce contracts by forcing repayment or seize
collaterals. The volume of credit in a country like Nigeria depends on the existence of
legislation that protects creditor rights and the timing of procedures that lead to repayment.
In Nigeria, when a creditor takes a court action on loan repayment default, the court case
might proceed for upwards of ten years. However, the information theories of credit
observe that large volume of loans could be extended to firms and individuals, if these
customers. Therefore, public and private credit registries that can provide information to
financial institutions about the repayment history of potential borrowers is vital to the
deepening of the credit market. The establishment of private credit registry is being
organised by the financial institutions in Nigeria (Oke 2009) while the Central Bank has
Research Question Four: In an effort to demand for housing finance, to what extent
The literature contends that housing finance sector should play a central role in the
mobilisation of resources by households (Renaud 1984 & 2008; Roy 2007). Also, one of
the indicators for measuring financial deepness of an economy is the deposit within a
financial system as a ratio of the GDP (Vatnick 2008; Irving & Manroth 2009). Therefore
account and keep a percentage of the cost of that property as deposit. It is relatively
269
Summary Of Study, Conclusions And Recommendations
expensive to borrow for housing acquisition from UMDBs, but in an effort to acquire one,
sixty-one percent of the respondents save with UMDBs and over ten percent of the
Despite numerous factors hindering the development of housing and housing finance in
nature though highly informative (Warnock & Warnock 2008). Also few descriptive
studies and lately empirical analysis carried out on housing finance have been in the areas
housing finance in particular, research efforts have not been made to do empirical analysis
of housing finance supply in emerging economies and Nigeria in particular. Therefore this
research seeks to contribute to the empirical analysis of housing finance supply in the
The study resulted in the production of the following risk-centred and peer-reviewed
papers:
Conference Papers
(1) Akinwunmi, A., Gameson, R., Hammond, F. and P. Olomolaiye (2007) – Mortgage
243-252.
270
Summary Of Study, Conclusions And Recommendations
(2) Akinwunmi, A., Gameson, R., Hammond, F. and P. Olomolaiye (2008) – The
Economies – in Lodi, S.H., Ahmed, S.M., Farooqui, R.V. and M. Saqib (Eds) –
Journal Paper
Research programme and it might be a herculean task to collect a large sample of data for
Nigeria:
(1) Increasing the data sample, that is, collection of data on housing finance supply
(2) The First Building Society in Britain is believed to have been founded in 1775
December 2006, they were contributing 38.2 percent of over £1,000 billion
outstanding mortgage loans in Britain (Boleat 2008). The regulatory framework for
271
Summary Of Study, Conclusions And Recommendations
After ten years of existence, an empirical analysis of their (the PMIs) contribution
(3) Macroeconomic volatility and lack of effective risk management has been
considered as the major factors hindering the efficient housing finance supply in
consider the market and suitability of diaspora bonds and migrant remittances in
housing finance.
As argued by Jacobs and Manzi (2000), research within the empirical tradition attains a
sophisticated level in its analysis of social phenomena. Its primary purpose being the
establishment of facts and prescription of effective line of action compared with the
Premised on the findings of the study, the following recommendations are proposed.
These institutions are being regulated by the Central Bank of Nigeria (CBN), the
In the United Kingdom, the Bank of England founded in 1694 has three evolving
the most favourable terms (Heffernan 2003; Buckle & Thompson 2005). The
the Financial Services and Markets Act 2000 (FSMA) regulates the financial
In the United States, the Federal Reserve Act 1913 authorised the establishment of
the Federal Reserve Bank (Fed) made up of 12 regional Federal Reserve Banks. For
clarity, the Federal Reserve has the authority to examine member banks and
Federal Deposit Insurance Corporation (FDIC), created after the US Banking Act
(1933), examines the insured banks. To avoid duplication, the Fed examines the
state member banks, the Comptroller of the currency examines the national member
banks and the FDIC examines the non-member (of the FRS) insured banks
(Heffernan 2005). However, the Federal Savings and Loans Insurance Company
(FS&LIC) created under the Federal Home Loan Bank Board in 1934, was charged
with the responsibility of regulating the Federal Savings and Loans (Cho 2007).
The trend on integrated supervisory agencies has grown rapidly in the last decades.
273
Summary Of Study, Conclusions And Recommendations
insurance and securities markets are considered to be “fully integrated” (Cihak and
Podpiera 2006). Singapore in 1982 was the first country to embark on integrated
supervision followed by Norway in 1986. As at the end of 2004, there were 29 fully
integrated supervisory agencies worldwide with about half being in Europe, which
lead to greater efficiency and even improve accountability. In Nigeria, there are
Under the Financial Services and Markets Act 2000 (Regulated Activities) Order
2001 (RAO), Part II of the RAO listed the Regulated Activities and Part III of the
RAO listed the specified investments. The FSA in the UK is responsible for the
Stock Exchange and commodity markets; banks; clearing houses and the Security
and Future Authority. In the United States, supervision of banks is shared among
274
Summary Of Study, Conclusions And Recommendations
the economies of scale in adopting an integrated agency might outweigh the cost of
adopting the model. However, a consolidated system is ideal for a country like
Nigeria where there is lack of integration in the financial system mainly dominated
by banking institutions with little role for the capital market. What is the limit of
control in the capital market between the Securities and Exchange Commission
(SEC) and the Nigerian Stock Exchange (NSE)? The CBN should be charged with
government debt like the Bank of England. The NDIC to be assigned that function
of supervising both insured banks and insurance companies at least they are all
financial intermediaries.
Interest rate is defined as the yearly price charged by a lender to a borrower in order
for the borrower to obtain credit facilities from the lender (Philbeam 2005; Nwaoba
2006). Since the deregulation of interest rates in Nigeria in 1990, cost of funds and
costs of credit are set by the financial institutions according to the dictates of the
market.
Nwaoba (2006 p.46) noted that cost of funds determination is influenced by factors
borrower; saving rate; maturity period; CRR for banks; liquidity ratio; minimum
discount rate; growth of bank credit to the economy; growth of money supply; the
rate of economic growth; loan-deposit ratio of banks etc and overhead cost.
275
Summary Of Study, Conclusions And Recommendations
stock of capital and facilities for producing public goods (Martinnand and Amsler
1993 p. 57). Arimah (2003), Devas (2003) and Lohse (2003) attributes finance as a
infrastructure coupled with poor developed tax systems. Akintoye (2008) observes
that funding major infrastructure development has become a problem for many
noted that despite the higher need for infrastructural development in low income
very low and highlighted energy as one of the sectors where investments are
overhead costs in most of the financial institutions and reduce the cost of funds.
This will translates into lower rate of interest. In most of the developed economies,
country or by a private corporation to raise long term funds from its overseas
diaspora (Chander 2001; Ratha et al 2008). Counties in Africa like South Africa,
Ghana and Kenya has been issuing one form of diaspora bonds to mobilise long
276
Summary Of Study, Conclusions And Recommendations
identified as migrants and maybe over a million in 2008, there is surely a big
market for diaspora bond market outside the shores of Nigeria. With Nigerian
UMDBs spreading across Africa, Europe and the Americas, the diaspora bond
market could be developed like the Certificate of Deposit (CD) market as a deposit
mobilisation instrument for housing finance. Universal Banks that want to issue
dispora bond are to seek approval from the CBN like is done for the Certificate of
Deposit (CD).
India 27.0
Bangladesh 6.4
Pakistan 6.1
Vietnam 5.0
Nigeria 3.3
Nepal 1.6
Kenya 1.3
Tajikistan 1.3
Haiti 1.2
277
Summary Of Study, Conclusions And Recommendations
Nigeria is among the top ten remittance recipients in 2005 with India, Pakistan, Cote
that order with remittance recipients of $3.3billion in 2007 (Ratha and Xu 2008) from
the official source. Therefore, there is potential for mobilizing funds through migrant
remittances.
Gupta et al (2009); Freund and Spatafora (2005) estimates the informal remittances to
sub-Saharan African at relatively high at 45-65 percent of formal flows. The high turnover
in the informal transfer market is due to high transaction cost of remitting money through
formal channels (Ratha et al 2008; Gupta et al 2009). Reduction in transaction costs would
increase remittances flows to sub-Saharan Africa (SSA) (Page and Plaza 2006).
The average cost including foreign exchange premium of sending $200 from
London-Lagos, Nigeria in mid-2006 was 14.4 percent of the amount (Ratha and
Shaw 2007) which must have been higher by January 2009. When funds are
wide disparity of (14.4 % - 5%) = 8.6% can be closed, migrant remittance can be a
(5) Customary Land and Land Registration and the Land Use Decree (1978)
traditional land rights are insecure is premised on the fact that the rights are not
formally recorded in a central system controlled by the state. It is argued that both
registered and unregistered titles can be contested and even registered land can be
lost or annulled. Land registration does not guarantee the security of title or make it
278
Summary Of Study, Conclusions And Recommendations
indefeasible, there have been instances where two mortgages are created on one
land.
In an effort to solve problem of land acquisition for housing provision, the Federal
registered land, it has slowed down land transactions considerably and expose
Registered and Unregistered land titles can be adopted to make land more readily
In early 2009, the President sent the Land Use Ammendment Act 2009 to the
National Assembly seeking to amend the Land Use Act of 1978, by restricting the
the amendments being proposed relates to Sections 5, 7, 15, 21, 23 and 28 of the
Section 5, subsection (1) (f) of the Act which states that, it shall be lawful for the
rent for a breach of any condition, expressed or implied, which precludes the
The amendment wants the deletion of all the words after sale.
279
Summary Of Study, Conclusions And Recommendations
That the words “or subletting” should be deleted from Section 7 of the Act which
states that, “It shall not be lawful for a governor to grant a statutory right of
The amendment seeks to delete the word “mortgage” from Section 15 subsection
(b) which states that “during the term of a statutory right of occupancy, the holder
may, subject to the prior consent of the governor, transfer, assign, or mortgage any
improvements on the land which have been effected pursuant to the terms and
In Section 21, the amendment seeks to delete all the words after assignment (same
as Section 5, subsection (1) (f) quoted above) and making same as subsection 1 and
recognised”.
In Section 22, the amendment seeks to delete the words: mortgage, transfer of
assignment, deleting the proviso to subsection (1) and (2) and creating a new
subsection (3) as follows: “the consent of the governor shall not be required for the
person, the land comprised in the sublease held by him or any other person of the
280
Summary Of Study, Conclusions And Recommendations
The amendment also seeks to substitute Section 28 subsection (2) paragraph (a) as
provisions of this Act or any regulations made thereunder”, and subsection (3)
Risk management has been considered as one of the most important factor
economies have been managed and mitigated through effective management and/or
lenders. It provides lenders with a reliable means of transferring credit risk to the
insurance sector (Merrill & Whiteley 2003; Whittingham 2005; Klopfer 2005 and
affordability for borrowers and increase consumer’s access to high LTV mortgages.
standardisation and risk management for the mortgage finance sector. This
adoption, which is already being used in Poland, Mexico in form of life insurance
2000), are likely to lead into improved asset quality, improved market liquidity,
information and transfer of risk outside the banking sector. The borrower is
281
Summary Of Study, Conclusions And Recommendations
required to pay monthly premiums with his/her mortgage and it’s value grow
282
References
REFERENCES
Abdulai, R.T. (2006) – Is land title registration the answer to insecure and uncertain
Sub-Saharan Africa: A Ghana Study, Unpublished PhD Thesis, School of Engineering and
Impediment to Economic Use of Land: Case Studies of Tamale and Bolgatanga in Ghana –
in Simmons, R.A., Malmgren, R.M. and G. Small (Eds) – Indigenous Peoples and Real
Estate Valuation, pp 19-37, ARES Research Issues in Real Estate Series, New York:
Abernethy, M.A., Chua, W. F., Luckett, P.F. and F.S. Selto (1999) – Research in
managerial accounting: Learning from others’ experiences, Accounting and Finance Vol.
39, pp 1-37.
Abiodun, A. (2000) – Housing Finance under National Housing Fund: An appraisal paper
presented at the General Meeting of the Nigeria Institute of Town Planners, Lagos-Nigeria.
June 2000
Adams, R.H. Jr. (2006) – Remittances and Poverty in Ghana, Policy Research Paper 3838,
Adams, R.H. Jr., Guecvecha, A. and J. Page (2008) – The Impact of Remittances on
283
References
Agboola, T. and Olatubara, C.O. (2003) – Private Sector Driven Housing Delivery in
Lagos.
Aghaunor, A., Fotoh X. and J. Lindh (2006) – Factors affecting e-commerce adoption in
Aghion, P., R. Blundell, R. Griffith, P. Howitt and S. Prantl (2004a) – Entry and
Productivity Growth: Evidence from Microlevel Panel Data, Journal of the European
Aghion, P., Bons, S., Klemm, A. and I. Marinescu (2004b) – Technology and Financial
Structure, Journal of the European Economic Association April/May 2004, Vol.2 No 2/3,
pp 277-278.
Aghion, P., N. Bloom, R. Blundell, R. Griffith and P.Howitt (2005) – Competition and
pp 701- 728.
Agus, M.R., Doling, J. and D-S Lee (2002) – Housing Policy System in South East Asia,
London: Macmillan.
284
References
Ahadzie, D.K. (2007) – A model for predicting the performance of Project Managers in
Mass House Building Projects in Ghana, Unpublished PhD Thesis, School of Engineering
Ahtiala, P. (2005) – The New Theory of Commercial Banking and Bank Lending
792.
No 2, pp 3-11.
Akerlof, G.A. (1970) – The market for “lemons”: Quality uncertainty and the market
Akintoye, A. and M. Beck (Eds) – Policy, Finance and Management for Public-Private
285
References
Akintoye, J.R. and F.A. Adidu (2008) – Investment Decisions in a Developing Economy:
Akinwale, J.A. (1994) – Accessing the NHF loan scheme. Paper presented by GM Loans,
FMBN, Abuja-Nigeria.
23rd Annual ARCOM Conference, 3-5 September 2007, University of Ulster, Belfast-UK,
Akinwunmi, A., Gameson, R., Hammond, F. and P. Olomolaiye (2008) – The Effect of
S.H., Ahmed, S.M., Farooqui, R.U and M. Saqib (Eds) – Proceedings of First International
Construction Education, Research & Practice” 4-5 August 2008, Department of Civil
Alchian, A.A. and H. Demsetz (1973) – The Property Rights Paradigm, Journal of
Alhashimi, H. and W. Dwyer (2004) – Is there such an entity as a housing market? Paper
presented at the 10th Annual Pacific Rim Real Estate Conference – Bangkok, Jan. 2004
Allen, F. (1991) – The market for information and the origin of financial intermediation
286
References
Allen, F. and D. Gale (1988) – Optimal Security Design, Review of Financial Studies Fall
1988 pp 229-268.
Allen, F. and D. Gale (1990) – Incomplete Markets and Incentives to set up an Options
Exchange, Geneva Papers on Risk and Insurance Theory, 15 March 1990 pp 17-46
Allen, F. and D. Gale (1994) - Financial Innovation and Risk Sharing, Cambridge,
Allen, F., Chui, M.K.F. and A. Maddaloni (2004) – Financial systems in the USA, Europe
Allen, J., Barlow, J., Leal, J., Maloutas, T. and L. Padavani (2004) – Housing and Welfare
Allen, L. (2004) – The Basel Capital Accord and International Mortgage Markets: A
Altman, E.T. and Saunders, A. (1998) – Credit risk measurement: Developments over the
Anderson, E., Cascioli, K., Chasnow, D. and G. Mueller (2009) – Commercial Real Estate
Debt Maturities: Shortfall & Implications, Journal of Real Estate Portfolio Management
287
References
Archer, D. (2006) – Implications of recent changes in banking for the conduct of monetary
economies: how much progress has been made? BIS Papers No 28, (pp 123-151),
Arestis, P., Demetriades, P.O. and Luintel, K.L. (2001) – Financial development and
economic growth: the role of stock markets, Journal of Money, Credit and Bank 33, pp 16-
41.
Arilesere, D. (1997) – Housing Finance in Nigeria, Paper presented at the NIOB Workshop
Arimah, B.C. (1994) – The income elasticity of demand in a sub-Saharan African housing
market: evidence from Ibadan – Nigeria, Environment and Planning 26, pp 107-119.
Arimah, B.C. (1997) – The determinants of housing tenure choice in Ibadan - Nigeria,
Arimah, B.C. and D. Adeagbo (2000) – Compliance with Urban Development and
Dysfunctional Crowding out after monitoring, American Economic Review 81, pp 179-190.
288
References
Asher, M. (2000) – Social Security Reform Imperatives: The Southeast Asian Case,
Avesani, R.G., Pascual, A.G. and E. Ribakova (2007) – The Use of Mortgage Covered
Bonds, Monetary and Capital Markets Group, IMF Working Paper WP/07/20, January
2007.
Babbie, E. (1990) – Survey Research Methods (2nd Edition), Belmon, CA: Woodsworth
Babbie, E. (2000) – The Practice of Social Research (9th Edition), Belmon, CA:
Bala, K., B.A. Kolo and S.A. Bustain (2007) – Housing Finance in Nigeria: An appraisal
of the performance of Primary Mortgage Institutions in- Egbu, C.O. and Tong, M.K.L.
(Eds)-Proceedings of the 3rd Scottish Conference for Postgraduate Researchers of the Built
London: Routledge.
289
References
Ball, M.J. (2004) – RICS European Housing Review 2004, London: Royal Institute of
Bank for International Settlements (BIS 2002) – The development of bond markets in
Emerging Economies, BIS Paper 11, Monetary and Economic Department, June 2002
Contracts in Emerging Market Economies, The Journal of Real Estate Finance and
Applying a Benchmark from Developed Countries – in Ben-Shahar, D., Yui Leung C.K.
and S.E. Ong (Eds) – Mortgage Markets Worldwide- pp 231-252, Chichester – West
Barros, C.P., Caporale, G.M. and A. Ibiwoye (2008) - A Two-Stage efficiency analysis of
the insurance industry in Nigeria, Centre for Empirical Finance Working Paper CEF DP
Barry, C.B. and L.J. Lockwood (1995) – New Directions in Research on Emerging Capital
Publishers.
Barry, P.J. and W.H. Pepper (1985) – Effects of Holding Company Affiliation in Loan-
290
References
Bartlett, M.S. (1954) – A note on the multiplying factors for various Chi Square
Kaufman, G.G. (ed) - Research in Financial Services: Banking, Financial Markets and
University Press.
Barzel, Y. and L.A. Kochin (1992) – Ronald Coase on the Nature of Social Cost as a key
to the Problem of the firm, Scandinavian Journal of Economics March 1992, Vol.94 pp 19-
31.
Beck, T. (2002) – Financial Development and International Trade: Is there a link? Journal
Beck, T., Demirguc-Kunt, A. and R. Levine (2003) – Law, endowments and Finance,
Beck, T., Demirguc-Kunt, A. and R. Levine (2004) – Finance, inequality and poverty:
Beck, T., Cull, R. and A Jerome (2005) – Bank privatisation and performance: Empirical
Evidence from Nigeria, Journal of Banking and Finance August-September 2005, Vol. 29
291
References
Bekaert, G. and C.R. Harvey (2000a) – Foreign Speculators and Emerging Equity Markets,
Bekaert, G. and C.R. Harvey (2000b) – Capital Flows and the behaviour of emerging
University of Chicago Press for National Board for Economic Research (NBER).
Bencivenga, V.R. and B.D. Smith (1991) – Financial Intermediation and endogenous
Benhabib, J. and M. M. Spiegel (2000) – The role of financial development in growth and
Benston, G.J. (1964) – Interest Payments on Demand Deposits and Bank Investment
Benston, G.J. and C.W. Smith Jr (1976) – A Transaction Cost Approach to the theory of
Berg, B.L. (2001) – Qualitative Research for Social Sciences (4th edition), Boston: Allyn
and Bacon.
Berger, A.N., Herring, R.J. and G.P. Szego (1995) – The Role of Capital in Financial
Berger, A.N., Demsetz, R.S. and P.E. Strahan (1999) – The Consolidation of the Financial
Services Industry: Causes, Consequences and Implications for the Future, Journal of
292
References
Berger, A. N. and Udell, N.G. (2001) – Small business credit availability and relationship
lending: the importance of organisational structure, Economic Journal 112, pp F32- F53.
Bernanke, B.S. (1983) – Non monetary effects of the financial crisis in the propagation of
Berry, W.D. (1993) – Understanding regression assumptions, Sage university paper series
on quantitative applications in the social sciences, 07-092. Newbury Park, CA: Sage
Publications
Betubiza, E.N. and D.J. Leatham (1995) – Factors Affecting Commercial Bank Lending to
112-126
Bhattacharya, A., Montiel, P.J. and S. Sharma (1997) – How Can Sub-Saharan Africa
Attract More Private Capital Inflows? Finance and Development June 1997, Vol. 34 No 2
pp 3-6.
Bhattacharya, S., Boot, A. and A. Thakor (1998) – The Economics of Bank Regulation,
Biem, D.O. and C.W. Calomiris (2001) – Emerging Financial Markets, New York:
McGraw-Hill.
293
References
Report No 118, A report for the OECD Project “Emerging Africa”, Uppsala-Sweden 2001.
Birnberg, J.G., Shields, M.D. and S.M. Young (1990) – The case of multiple methods in
Black, R., R. King and R. Tiemoko (2003) – Migrants Return and Small Enterprises
Blalock, H.M. Jr. (1979) – Measurement and Conceptualisation problems: The major
obstacle to integrating theory and research, American Sociological Review 44, pp 881-894.
Bogdan, R.C. and Biklen, S.K. (2007) – Qualitative Research for Education: An
Boivin, J. and M. P. Giannoni (2006) – Has Monetary Policy Become More Effective, The
Croom Helm.
294
References
Boleat, M. (2008) – Housing Development and Housing Finance in Britain – Some lessons
for emerging markets, Housing Finance International March 2008, Vol. 22 Issue 3, pp 53-
58.
Intermediation 9, pp 7-25.
Bossone, B., S. Mahajan and F. Zahir (2003) – Financial infrastructure, Group Interests
Vol. 33 No 10 pp 1867-1877.
Bourassa, S.C. and M.Yin (2006) – Housing tenure choice in Australia and the United
States: Impacts of subsidy, Journal of Real Estate Economics Summer 2006, Vol.34 Issue 2
pp 303-328.
Washington DC.
Brainard, W.C. and J. Tobin (1968) – Pitfalls in Financial Model Building, American
295
References
Bramley, G. and N. K. Karley (2005) – How Much Extra Affordable Housing is needed in
Bray, J.H. and S.E. Maxwell (1985) – Multivariate analysis of variance, Sage University
paper series on quantitative applications in the social sciences 07-054, Newbury Park, CA:
Sage.
140.
Bryman, A. and D. Cramer (2001) – Quantitative Data Analysis with SPSS Release 10 for
Windows: A guide for social scientists, Hove and New York: Routledge.
Buckle, M. and J. Thompson (1998) – The UK Financial System: Theory and Practice (3rd
Buckle, M. and J. Thompson (2005) – The UK Financial System: Theory and Practice (4th
Buckley, R.M. (1996) – Housing Finance in Developing Countries, New York: Macmillan
Buckley, R.M., Lipman, B. and T. Persaud (1993) – Mortgage design under inflation and
real wage uncertainty: The use of a Dual Indexed Instrument, World Development
February 1993.
296
References
Buckley, R.M., D. Faulk and L. Olajide (1994) – Private Sector Participation, Structural
Adjustment and Nigeria’s New National Housing Policy: Lessons from Foreign
Buckley, R.M. and J.K. Kalarickal (2004) – Shelter strategies for the Urban Poor:
Idiosyncratic and successful but hardly mysterious, World Bank Policy Research Working
Bundick, B. and C.H. Sellon Jr. (2007) – Housing, Housing Finance and Monetary Policy,
Paper presented at the 2007 Economic Symposium sponsored by the Federal Reserve Bank
of Kansas City held at Jackson Hole, Wyoming on August 30th – Sept 1st, 2007.
Burda, M. and C. Wyplosz (1997) – Macroeconomic: A European Text, 2nd Edition, N.Y;
Burell, M. (2006) – China’s Housing Provident Fund: Its Success and Limitations,
Hyman
Byrant, J. (1980) – A model of reserves, bank runs and deposit insurance, Journal of
Campbell, D.T. and Fiske, D. (1959) – Convergent and discriminant validation by the
297
References
Campbell, R.D., Devos, E., Maxam, C.L. and A.C. Spieler (2008) – Investment, Liquidity
and Private Debt: The Case of REIT Credit Facilities, Journal of Real Estate Portfolio
Campbell, T.S. and W.A. Kracaw (1980) – Information production, market signalling, and
Caplin, A., S. Chen, C. Freeman and J.Tracey (1997) – Housing Partnerships: A new
Caplin, A. and T.F. Cooley (2009) – Mortgages and Households – in Acharya, V.V. and
341-352, New York University Stern School of Business and John Wiley & Sons Inc.
Caprio Jr, G., Demirguc-Kunt, A. and E.J. Kane (2008) – The 2007 Meltdown in
Structured Securitisation: Searching for Lessons, Not Scapegoats, Finance and Private
Sector Team, Development Research Group - October 2008, World Bank: Washington
DC.
Caracelli, V.J. and J.C. Greene (1993) – Data Analysis Strategies for Mixed-Method
Evaluation Designs, Educational Evaluation and Policy Analysis, Summer 1993 Vol.15 No
2,pp 195-207.
298
References
Carmichael, J., A. Fleming and D.T. Llewellyn (2004) – Aligning Financial Supervisory
Structures with Country Needs, World Bank Institute Learning Resources Series,
Carmines, E.G. and R.A. Zeller (1979) – Reliability and Validity Assessment, Beverly
Carter, M., Wiebe, K. and B. Blarel (1991) –Tenure System for whom?, Differential
impacts of land policy in Kenya. Land Tenure Centre Research Paper No 106, University
of Wisconsin-Madison.
Cattell, R.B. (1966) – The Scree test for number of factors, Multivariate Behavioral
Research 1, pp 245-76.
Institutions and Economic Growth, World Development January 2009, Vol. 37 Issue 1, pp
81-92.
CBN (2007) – Central Bank of Nigeria Annual Report and Statement of Accounts, 2007
CBN (2006) – Central Bank of Nigeria Annual Report and Statement of Accounts 2006
CBN (2005) – Central Bank of Nigeria Annual Report and Statement of Accounts 2005
Chander, A. (2001) – Diaspora Bonds, New York University Law Review 76(4), pp 1005-
99
Chami, R., Fullenkamp, C. and S. Jahjah (2005) – Are immigrant remittance flows a
Chan-Lau, J.A. (2005) – Pension Funds and Emerging Markets, Financial Markets,
Institutions and Instruments, Salmon-Centre, University of New York August 2005, Vol.14
No 3, pp 107-133.
Chen, H-L. and C.Wu (1997) – Testing Taiwan’s High Ownership Rates in the 1980’s, The
Cheng, H-S, (1986) – Financial Policy and reform in Taiwan, China – in Cheng, H-S (ed)-
Financial Policy and Reform in Pacific Basin Countries, Lexington, MA: Lexington
Books, pp 143-159.
housing in Nigeria. A paper presented at the 2nd Abuja International Housing Summit held
27th-29th April 2004 at the Congress Hall, Nicon Hilton Hotel, Abuja-Nigeria.
Chiuri, M.C. and T. Jappelli (2003) – Financial Market imperfections and home
Chiuri, M.C., G. Ferri and G. Majnani (2002) – The Macroeconomic Impact of Bank
Capital Requirement in Emerging Economics: Past Evidence to Assess the Future, Journal
Chiquier, L., Hassler, O. and M. Lea (2004) – Mortgage Securities in Emerging Markets,
Cho, M. (2007) – 180 Years’ Evolution of the US Mortgage Banking System: Lessons for
Cihak, M. and R. Podpiera (2006) – Is One Watchdog Better Than Three? An International
Experience with Integrated Financial Sector Supervision, IMF Working Paper WP/06/57 –
300
References
D.C.
Cirman, A. (2004) – Housing Finance in Slovenia: The key role of the National Housing
Claessens, S. and L. Laeven (2004) – What Drives Bank Competition? Some International
Evidence, Journal of Money, Credit and Banking June 2004 Part II Vol. 36 Issue 3 pp 563-
583.
Claytons, G., Dodds, J.C., Driscoll, M.J. and J.L. Ford (1975) – The Portfolio and Debt
Behaviour of British Building Societies, The European Money and Finance Forum,
Coase, R.H. (1937) – The Nature of the Firm. Economica, 4, pp. 386-405
Coase, R.H. (1960) – The Problem of Social Cost, Law and Economics, 3, pp 1-44
Cohen, J.W. (1988) – Statistical power analysis for the behavioural sciences (2nd Edition),
Collin, K., Onwuegbuzie, A. and I. Sutton (2006) – A model incorporating the rationale
and purpose for conducting mixed-method research in special education and beyond,
Committee on the Global Financial System (CGFS 2006) – Housing Finance in the global
301
References
Comrey, A.L. and H.B. Lee (1992) – A First Course in Factor Analysis (2nd Edition),
Coulson, N.E. (2002) – Regional and State Variation in Homeownership Rates, Journal of
Cranston, R. (2002) – Principles of Banking Law, 2nd Edition, N.Y: Oxford University
Press.
quantitative and qualitative research, Upper Saddle River, NJ: Merrill Pearson.
Creswell, J.W. (2003) – Research Design: Qualitative, Quantitative and Mixed Methods
Creswell, J.W. and V.L. Plano Clark (2007) – Designing and Conducting Mixed Methods
Crosby, N., French, N. and Oughton (2000) – Bank lending valuations on Commercial
property: Does European mortgage lending value add anything to the process? Journal of
302
References
Datta, K. and G.A. Jones (2001) – Housing and Housing finance in developing countries:
invisible issues on research and policy agendas, Habitat International 25(3) pp 333-357.
Deng, Y., Zheng, D. and C. Ling (2005) – An early assessment of residential mortgage
performance in China, Journal of Real Estate Finance and Economics 31(2), pp 117-36
Deng, Y. and Fei, P. (2008) – The Emerging Mortgage Markets in China – in Ben-Shahar,
D., Yui Leung, C.K. and S.E. Ong (Eds) – Mortgage Markets Worldwide, pp 1-33,
Chichester -West Sussex, United Kingdom: John Wiley and Sons Ltd
Denzin, N.K. and Y.S. Lincoln (1994) – Introduction: Entering the field of qualitative
research – in Denzin, N.K. and Y.S. Lincoln (eds) – Handbook of qualitative research (pp
Deutsch, E. and H.Tomann (1995) – Home Ownership Finance in Austria and Germany,
Devas, N. (2003) – Can City governments in the South deliver for the poor? A municipal
decentralized economies, Review of Economic Studies October 1995, Vol. 62 Issue 213, pp
541-555.
303
References
DFID (2004) – The Importance of Financial Sector Development for Growth and Poverty
Reduction, Financial Sector Team, Policy Division Working Paper, Department for
Diamond, D.W. and P. Dybvig (1983) – Bank runs, deposit insurance, and liquidity
Diamond, D.W. and P. Dybvig (2000) – Bank runs, deposit insurance and liquidity, The
Diamond, D.W. (1991) – Monitoring and reputation: The choice between bank loans and
Diamond, D.W. and R.C. Rajan (2000) – A theory of Bank Capital, Journal of Finance
Diamond, D.W. and R.C. Rajan (2001) – Liquidity risk, liquidity creation and financial
Diamond, D.B. and M. Lea (1992b) – The Decline of Special Circuits in Developed
Diamond, D.B. and M. Lea (1993) – The Efficiency of Housing Finance Systems: An
pp 36-43.
304
References
Dickerson, A.M. (2009) – The Myth of Home Ownership and why home ownership is not
Dinc, S. (2000) – Bank reputation, bank commitment and the effects of competition in
Dixon, B.R., Bouma G.D. and G.B.J Atkinson (1988) – A Handbook of Social Science
Research: A Comprehensive and Practical Guide for Students. Oxford, UK: Oxford
University Press.
Djankov, S., McLiesh, C. and A. Shleifer (2007) – Private credit in 129 countries, Journal
Doling, J. (2002) – The South East Asian housing policy model – in M.R. Agus, J. Doling
and D.S. Lee (Eds) – Housing Policy Systems in South East Asia, London: Macmillan.
Dowd, K. (1989) – The State and the monetary system, Oxford: Phillip Allen
housing, Regional Sciences and Urban Economics June 1994, Vol. 24 Issue 3 pp 301-322
Mortgage Market Policies, Recent Reform Experiences and Lessons for Subsidy Reform,
Land and Real Estate Initiative Background Series, Washington, D.C.: World Bank.
305
References
Dunteman, G.E. (1989) – Principal Component Analysis, Sage University paper series on
quantitative applications in the social sciences 07-069, Newbury Park, CA: Sage.
11-12.
Coping with Informality and Illegality in Human Settlements in Developing Cities held in
Ebong, B.B. (2005) – The banking industry and the Nigerian Economy post-consolidation,
Union Digest (A publication of Union Bank of Nigeria) Vol.9 No 3-4 December 2005, pp
1-21.
Edwards, J and K. Fischer (1994) – Banks, Finance and Investment in Germany, Centre for
Egbu, A. (2007) – The Impact of Land Use Planning on Urban Land Markets in sub-
Saharan Africa: A Case Study of Nigeria. Unpublished PhD Thesis, School of Engineering
Kingdom.
Ejohwomu, O.A. (2007) – Modelling the supply and Demand for Construction and
Building Services skills in the Black Country. Unpublished PhD Thesis, School of
United Kingdom.
306
References
Remittances in North Africa and Europe, World Bank Policy Research Working Paper
Elliot, J.W. (1984) – Money, Banking and Financial Markets, New York: West Publishing
Co.
counselling service from the perspective of client, counsellor and organisation, Counselling
Elyasiani, E. and L.G. Goldberg (2004) – Relationship Lending: A survey of the literature,
Englund, P., Kim, K-H., Malpezzi, S. and B. Turner (2005) – Housing Tenure Across
Countries: The Effects of Regulations and Institutions, Paper prepared for the International
Meeting of the American Real Estate and Urban Economics Association in Los Cabos,
Ergungor, O.E. (2008) – Covered Bonds: A new way to fund Residential Mortgages,
European Central Bank (2003) – Structural factors in the EU Housing Markets, March
2003.
307
References
Fallis, G. (1994) – Lessons from Canadian Social Housing Policy, Discussion Paper No 6-
Fan, G. Z., Ong, S. E. and H. C. Koh (2006) – Determinants of Housing Price: A Decision
Feder, G., Onchan, T., Chamlamwong, Y. and C. Hongladarom (1988) – Land Policies and
Feder, G. and A. Nishio (1998) – The benefits of land registration and titling: Economic
Ferguson, B. (2004) – Housing Finance Options for Low and Medium Income Families:
Analysis of the Latin America Experience, Housing Finance International Vol. 18 Issue 3,
pp 11-14.
London: Verso.
Field, A. (2000) – Discovering Statistics Using SPSS for Windows, London: Sage.
Fischer, S. (1983) – A framework for monetary and banking analysis, Economic Journal
93, pp 1-16
308
References
Fischer, S. (2004) – IMF Essays from a time of Crisis: The International Financial System,
Fisher, L.M. and A.J. Jaffer (2003) – Determinants of International Home Ownership
Flannery, M. (1994) – Debt Maturity and the deadweight cost of leverage: optimally
CA: Sage.
Flick, U. (2004) – Triangulation in Qualitative Research – in Flick, U., van Kardoff, E.,
Theories, Methods, Practice and Contexts (pp 178-183), Thousand Oaks, CA: Sage
Publications.
FMBN (1991) – Handbook for the establishment of Mortgage Institutions, FMBN: Lagos-
Nigeria.
Fogler, H.R. and R.C. Radcliffe (1974) – A note on measurement of skewness, Journal of
Follain, J.R., G.C. Lim and B. Renaud (1980) – The Demand for Housing in developing
countries: the case of Korea, Journal of Urban Economics 7 Issue 3 May 1980, pp 315-
336.
Follain, J. and P. Zorn (2000) – The unbundling of residential mortgage finance, Journal of
309
References
Forrest, R., Murrie, A. and P. Williams (1990) – Home Ownership: Differentiation and
Enterprises, Federal Reserve Bank of Atlanta - Economic Review, First Quarter 2002, pp
29-43.
Press
Fry, M.J. (1988) – Money, Interest and Banking in Economic Development, Baltimore:
and spatial perspectives, Housing Studies October 1997, Vol.12 Issue 4 pp 561-577.
African Countries, African Development Review Vol. 16 Issue 3, December 2004, pp 415-
432.
Ghosh, C., Nag, R. and C.F. Sirmans (2002) – Pricing Effects of Seasoned Debt Issues of
Equity REITs, Journal of Real Estate Portfolio Management 2002, Vol. 7 No 3, pp 239-
246.
Ghosh, D. and J.M. Parkin (1972) – A Theoretical and Empirical Analysis of the Portfolio:
Debt and Interest Rate Behaviour of Building Societies, Manchester School September
1972, pp 231-244.
Gilberto, S.M. and A.L. Houston (1989) – Relocation, Opportunities and Mortgage
310
References
Girouard, N., M. Kennedy and C. Andre (2007) – Has the Rise in Debt Made Households
More Vulnerable? Housing Finance International September 2007, Vol. 21 Issue 5 pp 21-
40
Goldsmith, R.W. (1969) – Financial Structure and Development. New Haven, CT: Yale
University Press.
Good, I.P. and J.W. Hardin (2003) – Common Errors in Statistics (and How to Avoid
Goodhart, C. A. E. (1987) – Why do banks need a central bank? Oxford Economic Paper
39, pp 75-89.
Tenure Choice and Housing Demand, Journal of Urban Economics Vol. 23 pp 327-353.
Harwood Academic
Emerging Markets, Policy Research Working Paper 4808- January 2009, World Bank:
Washington DC.
Gorton, G. and Kahn, J (2000) – The design of bank loan contracts, Review of Financial
311
References
Gorton, G. and Winton, A. (2002) – Financial Intermediation, NBER Working Paper 8929,
Cambridge: MA.
Great Britain (1997) – Housing Policy: Technical Volume Part1 (London: HMSO)
Green, J.C., Caracelli, V.J. and W.F. Graham (1989) – Towards a Conceptual Framework
11(3), pp 255-274.
114.
Grootaert, C. and J. Dubis (1986) – The demand for Urban Housing in Ivory Coast – in
Living Standards Measurement Study (LSMS) Working Papers No 25, Washington D.C.:
World Bank.
Groves, R (2004) – Challenges facing the provision of affordable housing in African cities,
Guadagnoli, E. and W.F. Velicer (1988) – Rotation of sample size to the stability of
312
References
Gupta, S., Pattillo, C.A. and S. Wagh (2009) – Effects of Remittances on Poverty and
Issue 1, pp 104-115.
Gurney, C. (1999) – Pride and prejudice: discourses of normalisation in private and public
Guttentag, J.M. and R. Herring (1987) – Emergency liquidity assistance for international
banks – in Portes, R. and A.K. Swoboda (Eds) – Threats to international financial stability
Literature, Federal Reserve Bank of Dallas, Economic and Financial Review, 2nd Quarter
2000, pp 11-25.
Gyntelberg, J., M.W. Johansson and M. Persson (2007) – Using Housing Finance Micro
Data to Assess Financial Stability Risks, Housing Finance International September 2007,
Hair, J.F., Anderson, R.E., Tatham, R.L. and W.C. Black (1998) – Multivariate Data
Hale, G. (2007) – Sound Policies for Emerging Markets Financial Stability, International
313
References
Routledge, London
Hammond, F.N. (2006a) – The Economic Impacts of Sub-Saharan African Urban Real
Estate Policies, Unpublished PhD Thesis, School of Engineering and the Built
Hammond, F.N., Antwi, A. and D. Proverbs (2006b) – The Political Economy of Sub-
Saharan African Land Policies, American Review of Political Economy Vol.4 No 1-2 pp
19-35.
Hammond, F.N., D. Proverbs and C. Booth, C. (2009) – The Relative Efficiency of Land
Vol. 39 No 1 pp 80-102.
Hancock, D. and J.A. Wilcox (1993) – Has there been a “Capital Crunch” in Banking? The
Effects of Bank Lending on Real Estate Market conditions and Bank Capital shortfalls,
Hancock, D. and J.A. Wilcox (1994) – Bank Capital, Loan Delinquencies and Real Estate
Handley, G., Higgins, K., and B. Sharma (2009) – Poverty and Poverty Reduction in Sub-
Institute: London.
Hart, O. (1995) – Firms, Contracts and Financial Structure, Oxford: Clarendon Press.
314
References
Hassler, O. (2005) – Developed Housing Finance: Building Blocks, Challenges and policy
options, World Bank for BNA Housing Finance Workshop, Luanda. Nov. 2005.
Hastings, A. (2000) – Discourse Analysis: What Does it Offer Housing Studies? Housing,
Haurin, D.R. (1991) – Income variability, homeownership and housing demand, Journal of
Haurin, D.R., Hendershott, P.H. and D.C. Ling (1987) – Homeownership Rates of Married
Haurin, D.R., Hendershott, P.H. and S.W. Watcher (1997) – Borrowing constraints and the
Hausler, G. (2002) – The globalisation of finance, Finance and Development March 2002,
Vol. 39 N0 1
Hayek, F.A. (1939) – Freedom and the Economic System, Chicago: University of Chicago
Press.
Federal Reserve Bank of Atlanta Economic Review Fourth Quarter, Vol. 87 No 4 pp 41-
52.
315
References
Holzmann, R., I.W. MacArthur and Y. Sin (2000) – Pension Systems in East Asia and the
Pacific: Challenges and Opportunities, Unpublished Paper, Washington DC: World Bank
Honohan, P. (2004) – Financial Sector Policy and the Poor: Selected Findings and Issues,
Working Paper No 43, Development Research Group, Washington DC: World Bank.
Honohan, P. and T. Beck (2007) – Making Finance Work in Africa, World Bank:
Hoshi, T., Kashyap, A. and D. Scharfstein (1991) – Corporate structure, liquidity and
investment: Evidence from industrial groups, Quarterly Journal of Economics 106, pp 33-
60.
Huang, H. and S.K. Wajid (2002) – Financial stability in the world of global finance,
Hughes, J.P., Lang, W., Mester, L.J. and C.G. Moon (1996) – Efficient banking under
Hughes, J.P., Lang, W., Mester, L.J. and C.G. Moon (1997) – Recovering risky
316
References
Hughes, J.P. and L.J. Mester (1998) – Bank Capitalisation and cost: Evidence of scale
economies in risk management and signalling. Review of Economics and Statistics May
Hulchanski, J.D. (1995) – The concept of housing affordability: Six contemporary uses of
Hurwics, W.P. (1973) – The Design of Mechanisms for Resource Allocation, American
Ikhide, S.I. and A.A. Alawode (2001) – Financial Sector reforms, macroeconomic
instability and the order of economic liberalisation: The evidence from Nigeria.
512.
ILO (2007) – International Labour Organisation (2007): Global Employment Trends Brief,
January. http://www.ilo.org/public/english/employment/strat/download/gerbo7en.pdf
Imala, O.I. (2005) – Challenges of Bank Sector Reforms and Bank Consolidation in
pp 26-39.
Imam, N. (2009) – Lawyers Fault Land Use Act review bill, Daily Trust March 4th 2009,
317
References
http://www.dailytrust.com/index.php?option=com_content&task=5544&Itemid=15
(accessed 04/03/2009)
Ingram, G.K. (1984) – Housing Demand in Developing Metropolis: Estimates from Bogota
Irving, J. and A. Manroth (2009) – Local Sources of Financing for Infrastructure in Africa,
Policy Research Working Paper 4878, African Sustainable Development Front Office,
Iwarere, L.J. (1994) – A partial adjustment model of landowner behaviour under the
Iwarere, L. J. and I.F. Megbolugbe (2008) – Property Rights and Land Market Dynamics:
Nigeria – in Simons, R.A., Malmgren, R.M. and G. Small (Eds)- Indigenous Peoples and
Real Estate Valuation, pp 201-217, ARES Research Issues in Real Estate Series, N.Y:
Jacobs, K. (1999) – Key Themes and Future Prospects: Conclusion to the Special Issue,
housing research, Housing, Theory and Society July 2000, Vol. 17 Issue 2 pp 35-42.
Housing Studies, Housing, Theory and Society August 2001, Vol. 18 Issue 3-4 pp 127-135.
318
References
Jaffe, A.J. and D. Louziotis Jr (1996) – Property Rights and Economic Efficiency: A
Jaffee, D.M. and B. Renaud (1997) - Strategies to develop Mortgage Markets in transition
economies-in J. Doukas, V.Murinde and C. Wihlborg (eds) – Financial Sector Reform and
Jaffee, D.M. (2008) – The US Subprime Mortgage Crisis: Issues Raised and Lessons
Jaffee, D., Lynch, A.W., Richardson, M. and S.V. Nieuwerbugh (2009) – Mortgage
Richardson (Eds) – Restoring Financial Stability: How to Repair a Failed System- pp 61-
82, New York University – Leonardo N. Stern Business School and John Wiley & Sons
Inc.
Jappelli, T. and M. Pagano (2000) – Information sharing in credit markets: the European
Jappelli, T. and M. Pagano (2002) – Information sharing, lending and defaults: cross-
Jappelli, T. and L. Pistaferri (2003) – Tax incentives to saving and borrowing, CEPR
JCHS-HU (2003) – (Joint Centre for Housing Studies-Harvard University) – The State of
Jensen, M.C. and Meckling, W.H. (1976) – Theory of the firm: Managerial behaviour,
319
References
Jick, T.D. (1983) – Mixing Qualitative and Quantitative methods: Triangulation in action –
in J. Van Maanen (Ed) - Qualitative methodology (pp 135-148), Beverly Hills, CA: Sage
Publications.
Johnson, G.E. and W.E. Whitelaw (1974) – Urban-Rural Income Transfers in Kenya: An
473-79.
Johnson, R.B. and A.J. Onwuegbuzie (2004) – Mixed Methods Research: A Research
Joireman, S.F. (2001) – Property Rights and the Role of the State: Evidence from the Horn
Jones, C. (2007) – Private Investment in Rented Housing and the Role of REITs, European
Jones, C. and C. Watkins (2009) – Housing Markets and Planning Policy, Wiley-
Jones Lang LaSalle (2002) – The emergence of real estate investment trusts (REITs) in
320
References
Kalabamu, F.T. (1994) – Land Registration and Housing for Urban Poor in Botswana,
Kane, E. (1995) – The paradigms for the role of capitalisation requirements in insured
financial institutions, Journal of Banking and Finance Vol. 19 Issue 3-4 pp 431-459.
Karley, N.K. (2008) – Ghana Residential Property Delivery Constraints and Affordability
Kashyap, A., R. Rajan and J. Stein (2002) – Banks as Liquidity Providers: An explanation
for the co-existence of lending and deposit taking, Journal of Finance February 2002, Vol.
57 Issue 1 pp 33-73.
and T.N. Postlethwaite (Eds) – The international encyclopaedia of education (2nd edition)
Kehl, J.R. (2007) – Emerging Markets in Africa, African Journal of Political Science and
Kemeny, J. (1981) - The Myth of Home Ownership: Private Versus Public Choices in
Kemeny, J. (1984) – The social construction of housing facts, Scandinavian Housing and
Kemeny, J. (1995) – From Public Housing to the Social Market: Rental Policy Strategies
Ketkar, S. and D. Ratha (2007) – Development Finance Via Diaspora Bonds Track Record
Potential, Policy Research Working Paper 4311, World Bank: Washington DC.
Keys, B.J., Mukherjee, T., Seru, A. and V. Vig (2009) – Financial Regulation and
Securitisation: Evidence from subprime loans, Journal of Monetary Economics July 2009,
Kim, K-H (1995) – Access to credit, terms of housing finance and affordability of
Kim, K-H (1997) – Housing Finance and Urban Infrastructure Finance, Urban Studies Vol.
34 No 10, pp 1597-1620.
King, R.G. and R. Levine (1993a) – Financial Intermediation and Economic Development
–in Mayer, C. and Xavier Vives (Eds) – Financial Intermediation in the Construction of
King, R.G. and R. Levine (1993b) – Finance and growth: Schumpeter might be right,
King, R.G. and R. Levine (1993c) – Finance, Entrepreneurship and Growth: Theory and
2008.
322
References
Kletzner, K. and P. Pardhan (1987) – Credit Markets and Patterns of International Trade,
Knight, R. E. (1975) – Customer Profitability Analysis, Part II: Analysis Methods at Major
Banks, Monthly Review – Federal Reserve Bank of Kansas City, October 1975, pp 11-23.
Kolari, J.W., Fraser, D. and A. Anari (1998) – The Effects of Securitization on Mortgage
Market Yields: A Co-integration Analysis, Real Estate Economics Winter 1998, Vol. 26 No
4 pp 677-694.
Kroszner, R.S. and P.E. Strahan (2000) – Obstacles to Optimal Policy: The Interplay of
Politics and Economics in Shaping Bank Supervision and Regulation Reforms, CRSP
Kroszner, R.S. and P.E. Strahan (2001) – Bankers on the boards- monitoring conflicts of
interest and lender liability, Journal of Financial Economics December 2001 Vol.62 Issue
3, pp 415-452.
Kuhn, T.S. (1962) – The structure of scientific revolution (3rd edition), Chicago: University
of Chicago Press.
323
References
in Lakatos, I and A. Musgrave (Eds) – Criticism and the growth of knowledge (pp 91-196),
Landes, W.M. and R.A. Posner (1987) – The Economic Structure of the Tort Law,
La Porta, R., Lopez-de-Silanes, F., Shleifer, A. and R.W. Vishny (1998) – Law and
Finance, Journal of Political Economy December 1998, Vol. 106 Issue 6 pp 1113-1155.
Latinwo, O.A (2002) – Housing Finance and Mortgage Development in Banking Sector,
Lea, M.J., Welter, R. and A. Dubel (1997) – Study on Mortgage Credit in European
Economic Area, San Diego – CA, Postdam and Bonn: European Commission, Directorate
Lee, J. (2000) – From Welfare Housing to Home Ownership: The Dilemma of China’s
Lee, T.H. (1963) – Demand for Housing: A cross-section analysis, Review of Economics
324
References
Lee, T.H. (1968) – Housing and Permanent Income: Tests Based on a Three Year Re-
bank survey data in Germany, Journal of Economic Behaviour in Organisation 45, pp 339-
359
Lejot, P., Arner, O. and L. Schou-Zibell (2008) – Securitization in East Asia, Working
Available at http://ssrn.com/abstract=1092282.
Leyland, H.E. and D.H. Pyle (1977) – Informational asymmetries, financial structure, and
Levenson, A.R. and T.Besley (1996) – The Anatomy of an informal financial market: Rosa
Levine, R. (1997) – Financial development and economic growth: views and agenda,
Levine, R., Loayza N. and T Beck (2000) – Financial intermediation and Growth:
Levine, R. (2005) – Finance and Growth: Theory and Evidence – in Aghion, P. and S.
325
References
Nigeria – In Stein, H., Ajakaiye, O. and P.Lewis (Eds) – Deregulation and Banking Crisis
Lincoln, Y.S. and E.G. Guba (1985) – Naturalistic Inquiry, Beverly Hills, CA: Sage
Publications
Emerging Confluences – in N.K. Denzin and Y.S. Lincoln (Eds) Handbook of Qualitative
Research (2nd Ed.), pp. 163-188, Thousand Oaks CA: Sage Publications.
Lipton, M. and M. Ravallion (1993) – Poverty and Policy, Policy Research Working Paper
Waiting to Happen, Journal of Financial Regulation and Compliance 2008 Vol. 16 Issue 1
pp 35-58.
Loayza, N.V., Serven, L. and N. Sugawara (2009) – Informality in Latin America and the
Carribean, Policy Research Working Paper 4888, Macroeconomic and Growth Team –
Locke, L.F., Spirduso, W.W. and Silverman, J.J. (2000) – Proposals that Works: A Guide
for Planning Dissertations and Grant Proposals (4th Ed), Thousand Oaks CA: Sage
Publications.
4-5
326
References
Low, S., Sebag-Montefiore, M. and A. Dubel (2003) – Study on the Financial Integration
of European Mortgage Markets: Study Prepared for the Annual European Mortgage
Lucas, D. and R.L. McDonald (2006) – An option-based approach to evaluating the risk of
Fannie Mae and Freddie Mac, Journal of Monetary Economics 53(2006), pp 155-176
Lucas, R.E.B. and O. Stark (1988) – Motivation to Remit: Evidence from Botswana,
Lucas, D. J., Fabozzi, F. J., Goodman, L. Z., Montanari, A. and P. Armin (2008) – Covered
Bonds: A New Source of US Mortgage Loan Funding, Journal of Structured Finance Fall
Financial Services: Banking, Financial Markets and Systemic Risk, Vol.7, Greenwich, CT:
Growth and Structural Change in Taiwan: The Post-war Experience of the Republic of
Lunenburg, F.C. and B.J. Irby (2008) – Writing a Successful Thesis and Dissertation: Tips
and Strategies for Students in the Social and Behavioural Sciences, Thousand Oaks, CA:
Corwin Press.
327
References
Saharan African, Keynote address delivered at the ENHR Conference on Housing and
Urban Development for low-income groups in Sub-Saharan Africa, Accra- Ghana 2002.
Being paper presented at a Workshop on the National Housing Policy and Delivery
collaboration with the House Committees of the Senate and House of Representatives and
Mackenzie, G.A., Gerson, P. and A. Cueras (1997) – Can Public Pension Reform Increase
Maisel, R. and H.C. Perssel (1996) – How sampling works, Thousand Oaks: Pin Forge
Press.
75(3) pp 429-437.
Makridakis, S. and S.C. Wheelwright (1989) – Forecasting Methods for Management, (5th
Malpass, P. and A. Murrie (1999) – Housing Policy and Practice, 5th Edition, London:
Macmillan Press.
328
References
Basingstoke: Macmillan.
Malpass, P. (2008) – Housing and the New Welfare State: Wobbly Pillar or Cornerstone,
Malpezzi, S., S.K.Mayo and D.J.Gross (1985) – Housing Demand in Developing countries,
Malpezzi, S. and S.K.Mayo (1987) – The demand for housing in developing countries:
empirical estimates from household data, Economic Development and Cultural Change 35,
pp 687-721.
Manning, D. (2002) - Mortgage Lenders and the New Basel Capital Accord, Housing
Markowitz, H.M. (2009) – Proposals Concerning the Current Financial Crisis, Financial
Marsland, N., Wilson, I., Abeyasekera, S. and U. Kleih (2001) – Combining quantitative
Natural Resources Research - Best Practice Guidelines. Chatham, U.K.: Natural Resources
Initiatives.
329
References
Mason, C.H. and N.D. Perreault (1991) – Collinearity, Power and Interpretation of
Multiple Regression Analysis, Journal of Marketing Research 28, August 1991 pp 268-80.
Surveillance: Framework, Data Sources and Data Availability, IMF Working Paper WP
May, T. (1998) – Social Research: Issues, Methods and Process (2nd Ed.), Buckingham:
Mayes, D.G. (1979) - The Property Boom: The effects of Building Societies Behaviour on
Mayo, S. (1981) – Theory and Estimation in the Economics of Housing Demand, Journal
McCallum, R.C., Widaman, K. F., Zhang, S. and S. Hong (1999) – Sample size in factor
McCann, T. and E. Clark (2005) – Using unstructured interviews with participants who
McCormack, B. and E. Hill (1997) – Conducting a Survey: The SPSS Workbook, London:
International Thompson.
Empirical Evidence on the Role of Creditor Rights Protection and Information Sharing,
African Department, IMF Working Paper WP/ 07 / 203 August 2007, International
330
References
Megginson, M.L. and J.M. Netter (2001) – From state to market: A survey of empirical
Megginson, W.L. (2005b) – The economics of bank privatisation, Journal of Banking and
Melitz, J. and M. Pardue (1973) – The Demand and Supply of Commercial Bank Loans,
Menard, S. (1995) – Applied Logistic Regression Analysis, Sage University Paper Series
on Qualitative Applications in the Social Sciences, 07-106. Thousand Oak, CA: Sage.
Merriam, S.B. (1998) – Qualitative research and case study applications in education, San
Francisco: Jossey-Bass.
Merrill, S. (2006) – Expanding Housing Lending in Africa, Urban Institute for OPIC
Housing Finance and USAID, The Urban Institute, Washington DC. June 2006.
331
References
Mertens, D.M. (2003) – Mixed Methods and the Politics of Human Research: The
financial intermediation and insurance. Geneva Papers on Risk and Insurance Theory 14,
pp 225-261.
Merton, R.C. and Z. Boddie (1993) – Deposit insurance reform: a functional approach,
Merton, R.C. and Z. Bodie (1995) – A Conceptual Framework for Analyzing the Financial
Environment- in Crane, D.B., K.A. Froot, S.P. Mason, A.F. Perold, R.C. Merton, E.R.Sirri
and P. Tufano (Eds) – The Global Financial System: A Functional Perspective, pp 3-32,
Merton, R.C. (1995) – Financial innovation and the management and the regulation of
Mighot-Adholla, S.E., Hazell, P., Blarel, B. and F. Place (1991) – Indigenous land rights
Miller, M.H. (1986) – Financial innovation: the last twenty years and the next, Journal of
Milne, A. and G. Wood (2009) – Shattered on the Rock? British Financial Stability from
332
References
Minichiello, V., Avoni, R., Timewell, C. and L. Alexander (1990) – In-depth Interviewing:
System- the Russian Experience. Housing Finance International December 2004, Vol.19
Issue 2, pp 25-31.
Modell, S. (2005) – Triangulation between case study and survey methods in Management
Mohanty, M.S., Schnabel, G. and P. Garcia-Luna (2006) – Banks and aggregate credit:
what is new? – Bank of International Settlements (2006) – The banking system in emerging
economies: how much progress has been made? BIS Papers No 28, pp 11-29, Monetary
Montiel, P.J., Agenor, P-R. and N. Ul Haque (1993) – Informal Financial Markets in
Issue 4, pp 1569-1614
Mork, R. and M. Nakkamura (1999) – Banks and corporate control in Japan, Journal of
333
References
Moss, V. (2001) – The State of Housing Finance in South Africa, Housing Finance
Mullins, D. and A. Murie (2006) – Housing Policy in the UK, Palgrave: Macmillan.
Murie, A. (1997) – The social rented sector, housing and the welfare state in the UK,
Marsh and D. Mullins (Eds) – Housing and Public Policy, Milton Keynes: Open
University Press.
Muth, R.F. (1960) – The Demand for Non-Farm Housing, - in A.C. Harberger (ed) – The
Mwenda, K. (2000) – Securities Regulation and Emerging Markets: Legal and Institutional
Issues for Southern and Eastern Africa, Murdoch University Journal of Law and World
Bank 7:1
Myers, R. (1990) – Classical and Modern Regressions with applications, (2nd Edition),
Ndulu, B.J., Chakraborti, L., Lijane, L., Ramachandran, V. and J. Wolgin (2007) –
334
References
Nduwugwe, J. (2008) – N78 Billion Applications Being Processed Under NHF, The
North, D.C. (1990) – Institutions, Institutional Change and Economic Performance, New
North, D.C. (1994) – The Evolution of Efficient Markets in History – in James, J.A. and
Chicago Press.
Reports)-www.housingfinance.org/pdfstorage/Africa
Nubi, T.O. (2006) – The assessment of the effectiveness of mortgage finance for housing
Nubi, T.O. (2008) – Affordable Housing Delivery in Nigeria, Paper presented at The
Nwaoba, P.I. (2006) – Cost of Funds determination by Banks in Nigeria, Central Bank of
Nwogwugwu, I. (2008a) – Reassessing the Nigerian Financial System II, This Day
(accessed 21/10/2008)
335
References
Nwogwugwu, I (2008b) – Reassessing the Nigerian Financial System IV, This Day
http://www.thisdayonline.com/nview.php?id=127625&printer_friendly=1(accessed
12/11/2008)
Nwogwugwu, I (2009a) – The Changing Face of Banking, This Day Newspaper, March
2nd, 2009.
http://www.thisdayonline.com/nview.php?id=137039&printer_friendly=1(accessed
2/03/2009)
Nwogwugwu, I (2009b) – Is it a Crime to Owe? (I) This Day Newspaper, August 24, 2009.
http://www.thisdayonline.com/nview.php?id=152514&printer_friendly=1(accessed
25/03/2009)
Obadan, M.I. (2006a) – Capital Account Liberalisation: Experience from Emerging Market
Economies, Central Bank of Nigeria Economic and Financial Review December 2006,
Vol. 44 No 4, pp 89-115.
Obadan, M.I. (2006b) – Globalisation of finance and the challenge of national financial
sector development, Journal of Asian Economics April 2006, Vol. 17 Issue 2, pp 316-332.
Review 84 pp 1310-1329.
Odenbach, M. (2002) – Mortgage Securitisation: What are the Drivers and Constraints
Issue 1, pp 52-62.
OFHEO (2003) – Systemic Risk: Fannie Mae, Freddie Mac and the Role of OFHEO,
336
References
Ogubunka, U.M. (2005) – Bank Sector Reforms and Bank Consolidation: The Experience
Market: A case Study of National Housing Fund (NHF). Paper presented at the Workshop
Ojo, A. T. (1983) – Real Estate Financing in Nigeria, Savings and Development No 4, 1983
pp 339-358.
Oke, B. (2009) – Eleven Banks float credit bureau firm, Nigerian Compass Newspapers
(http://www.compassnews.net/news/index.php?option=com_content&view=article&id=15
454:11(accessed 16/04/2009)
and Challenges, Brooking Global Economy and Development Working Paper No 6, March
and potentials in the development of formal housing finance system, Urban Studies 31(9),
pp 1571-1586.
337
References
Okunsanya, O. (1994) – Strategies for cost efficient housing delivery in Nigeria’s Urban
Okwor, E. (2005) – Nigerian Insurance Industry and the Challenges of the Future, The
Brokers No 10.
Olotuah, A.O. and A.O. Aiyetan (2006) – Sustainable low-cost housing provision in
Mortgage Finance: Lessons for Nigeria, Journal of Land Use and Development Studies
Vol. 3 No 1 pp 132-139.
appraisal of the roles and performance of mortgage institutions in Nigeria. The Quantity
338
References
Omirin, M.M. and A. Y. Antwi (2004) – Informality, Illegality and Market Inefficiency: A
case for Land Market Deregulation in Accra-Ghana and Lagos-Nigeria, Our Common
Omirin, M.M. and T.O. Nubi (2007) – The Role of Primary Mortgage Institutions in
Housing Delivery, Housing Finance International September 2007, Vol.21 Issue 5, pp 52-
56.
December 1984.
ONS (2006) – Office of National Statistics: The UK target measure of inflation (2006)
www.statistics.gov.uk/cci/nugget.asp?id=181
Onwuegbuzie, A.J. and C. Tedlie (2003) – A framework for analyzing data in mixed
Social and Behavioural Research, pp 351-383, Thousand Oaks, CA: Sage Publications.
Onwuegbuzie, A.J. and N.L. Leech (2005) – Taking the “Q” out of research: Teaching
Research Methodology courses without the Divide between Quantitative and Qualitative
Onwuegbuzie, A.J. and N.L. Leech (2006) – Linking Research Question to Mixed
Methods Data Analysis Procedures, The Qualitative Report Vol. 11 No 3 September 2006,
pp 474-498.
Onwuegbuzie, A.J. and R.B. Johnson (2006) – The Validity Issue in Mixed Research,
339
References
OPIC (2000) – Bridging the Housing Gap in Emerging Markets, A Report for the Overseas
Ortalo-Magne, F. and S. Rady (1999) – Boom in, bust out: Young households and the
Osili, U.O. (2004) – Migrants and Housing Investments: Theory and Evidence from
Nigeria, Economic Development and Cultural Change, University of Chicago Vol. 52 Issue
4, pp 821-849.
and A. Millington (Eds) – Land Management: New Directions, Cambridge: The University
Press.
Ozili, P.C. (2009) – A critique of the National Housing Fund Scheme in Nigeria, Paper
presented to the 39th Annual Conference of the Nigerian Institution of Estate Surveyors and
Valuers: Land Reform as a tool for National Development on 21st – 26th April, 2009 at
Enugu-Nigeria.
Packer, F., Stever, R. and C. Upper (2007) – The Covered Bond Market, BIS Quarterly
340
References
Page, J. and S. Plaza (2006) – Migration, Remittances and Development: A Review of the
Pagliari, J. L. (2007) – The Pricing of Non-Core Real Estate Ventures: Estimating the net
Pallant, J. (2007) – SPSS Survival Manual: A Step by Step Guide to Data Analysis Using
Pan, N.L. (2008) – Remarks on Basel II, Financial Markets, Institutions and Instruments,
Parker, I. (2003) – Discourse Analysis – in Flick, U., von Kardorff, E., Steinke, I. And B.
Publications.
Patton, M.Q. (1990) – Qualitative evaluation and research methods (2nd ed.), Newbury
Patton, M.Q. (2002) – Qualitative Research and Evaluation Methods, Thousand Oaks, CA:
Sage.
Handbook of the Psychology of Interviewing, pp 312-333, John Wiley and Sons Ltd.
341
References
Perry, C. (1994) – A structured approach to presenting PhD thesis: notes for candidates and
their supervisors. Paper presented to the ANZ Doctoral Consortium, University of Sydney,
Pilbeam, K. (2005) – Finance and Financial Markets (2nd ed.), Basingstoke: Palgrave
Macmillan.
smallholder farms in Kenya: Evidence for Nyeri and Kakamoga Districts, Land Economics
74(3) pp 360-73.
Pollock, A.J. (2005) – American “Housing GSEs”: Past Triumphs, Present Tensions,
Pomerantz, A. and B.J. Fehr (1997) – Conversation Analysis: An approach to the study of
social action as sense making practices – in van Dijk, T. (Ed) – Discourse as Structure and
Poole, W. (2003) – Housing in the Macro Economy, Federal Reserve Bank of St Louis
Prasad, E.K., Rogoff, K. Wei, R.S. and M.A. Kose (2003) – Effects of financial
342
References
Pyle, D.H. (1971) – On the history of financial intermediation, Journal of Finance 26, pp
737-747.
Qi, J. (1998) – Deposit liquidity and bank monitoring, Journal of Financial Intermediation
7, pp 198-218
Quercia, R.G and Stegman (1992) – Residential Mortgage Default: A review of the
Rajan, R.G. and L. Zingales (1998) – Financial dependence and growth, American
Rajan, R.G. and L. Zingales (2000) – The great reversals: the politics of financial
development in 20th Century, OECD Economics Department Working Paper 265, Paris:
OECD.
Ramakrishinan, R.T.S. and A.V. Thakor (1984) – Information reliability and a theory of
Rao, P.K. (2003) – Law and Economics – in Rao, P.K. (Ed) – The Economics of
Transaction Costs: Theory, Methods and Applications Ch. 6, New York: Palgrave –
Macmillan
343
References
Rapoport, A. (2000) – Theory, Culture and Housing, Housing, Theory and Society
Ratha, D. and W. Shaw (2007) – South-South Migration and Remittances, Working Paper
Ratha, D., Mohapatra, S. and S. Plaza (2008) – Beyond Aid: New Sources and Innovative
Group – Migration and Remittances Team, Policy Research Working Paper No 4609, April
Reid, M. G. (1962) – Housing and Income, University of Chicago Press, Chicago: USA
Overview, World Bank Staff Working Paper No 658, World Bank: Washington DC.
Renaud, B.M. (1985) – Financing Shelter – in L. Rodwin (ed) – Shelter, Settlement and
Renaud, B.M. (2008) – Mortgage Finance in Emerging Markets: Constraints and Feasible
Development Paths- in Ben-Shahar, D., Yui Leung, C.K. and Ong, S.E. (Eds) – Mortgage
Markets Worldwide, pp 253-288, Chichester - West Sussex, United Kingdom: John Wiley
344
References
Robinson, M., Scobie, G.M. and B. Hallinan (2006) – Affordability of Housing: Concepts,
Measurements and Evidence, New Zealand Treasury Working Paper 06/03, March 2006,
Rohe, W., S.van Sandt and G. McCarthy (2002) – Home Ownership and access to
Agencies Should Learn from Financial Indicators, Institute for International Economics
around an Anglo – Saxon Model? Housing Finance International March 2008 Vol. 22
Issue 3, pp 21-34.
Rosen, K.T. and M.C. Ross (2000) – Increasing Home Ownership in China: Notes on the
Ross, S.A. (1976) – Options and Efficiency, Quarterly Journal of Economics February
345
References
Ross, S.A. (1989) – Institutional Markets, Financial Marketing and Financial Innovation,
Roy, F. (2007) – Expanding housing finance systems in Africa and Asia-how far Central
and Eastern European models are replicable? Paper presented at APNHR 2007 Conference
September.
Ryan, B., Scapens, R.W., and M. Theobald (2002) – Research Methodology in Finance
South Africa.
Collection and Analysis Techniques in Mixed Method Studies, Research in Nursing &
methods in social and behavioural research (pp 321-350), Thousand Oaks, CA: Sage
Publications.
346
References
Santomero, A. (1995) – Financial risk management: the whys and hows, Financial
Sanusi, J.O. (2002) – Central Bank and the Macroeconomic Environment in Nigeria. Paper
presented to the Senior Executive Course No 24 of the National Institute for Policy and
Sanusi, J.O. (2003) – Mortgage Finance in Nigeria: Issues and Challenges, Paper
presented at the 9th John Ekpenyong Memorial Lecture organised by NIESV, 29th January.
Sapnas, K.U. and R.A. Zeller (2002) – Minimising sample size when using exploratory
Saravanan, P. (2007) – Recent Experiences in the Housing Finance Sector – A study with
Reference to India, Housing Finance International September 2007, Vol.22 Issue 1, pp 45-
48.
Scalon, K. and C. Whitehead (2004) – International Trends in housing tenure and mortgage
Scatigna, M. and C.E. Tovar (2007) – Securitization in Latin America, BIS Quarterly
347
References
Essay on what it Does (Not) Explain, Vienna: The European Money and Finance Forum
Seiler, M. J. and V. L. Seiler (2009) – ETF Short Shares: The Next Stage in the Evolution
of REIT Ownership, Journal of Real Estate Portfolio Management Jan-March 2009, Vol.
15 No 1 pp 21-32.
Serrano, C. and M. Hoesli (2009) – Global Securitized Real Estate Benchmarks and
pp 1-19.
University Press.
Mills (eds) Handbook of Regional and Urban Economics, Vol. 3 Applied Urban
Economics, pp 1595-1635
Shin, H.S. (2009) – Reflections on Northern Rock: the bank run that heralded the global
financial crisis, Journal of Economic Perspective Winter 2009, Vol. 23 Issue 1 pp 101-124.
348
References
Shittu, O.J. (1995) – Shelter for all in the year 2000 A.D. How realistic? The Journal of the
Sirri, E.R. and P. Tufano (1995) – The economics of pooling – in Crane, D.B., K.A. Froot,
S.P. Mason, A.F. Perold, R.C. Merton, E.R. Sirri and P. Tufano (Eds) – The Global
Cambridge, MA.
London: Prentice-Hall.
Smith, J.K. (1983) - Quantitative versus Qualitative Research: An attempt to clarify the
Elsinga (eds) – Home Ownership: Getting In, Getting From, Getting Out, Delft: Delft
University Press.
Smith, S.J., Munro, M. and H. Christie (2006) – Performing (Housing) Markets, Urban
Sobodu, O. O. and P.O. Akiode (1998) – Bank performance and supervision in Nigeria:
Song, H-S (2005) – Risk Management on the housing market: with a focus on low-income
households, Report 5:67, Building and Real Estate Economics, Dept of Infrastructure,
Sowell, E.J. and R.J. Casey (1982) – Research Methods in education, Belmont, CA:
Wadsworth.
349
References
Paper
Soyibo, A. (1996) – Financial Linkage and development in Sub-Saharan Africa: The role
Institute. http://www.odi.org.uk/resources/odi-publications/working-papers/88-financial-
Soyibo, A. (1997) – Banking Sector Reforms in Africa: Effects on Savings, Investment and
Soyingbe, O., A. A. Lawal and O.M. Ajayi (2007) – Assessments of Risks in Housing
Projects in Nigeria- in Egbu, C.O. and Tong, M.K.L. (eds)- Proceedings of 3rd Scottish
Conference for Postgraduate Researchers of the Built and Natural Environments, PROBE,
Spradley, J.P. (1979) – The Ethnographic Interview, New York: Holt, Rinehart and
Winston.
Stephens, M. (2000) – Convergence in European Mortgage Systems before and after EMU,
350
References
Stevens, J.P. (1992) – Applied multivariate statistics for social sciences (2nd edition),
Stigler, L.J. (1992) – Law or Economics, Journal of Law and Economics October 1992,
Vol. 35 pp 455-468.
Stiglitz, J.E. and A.Weiss (1981) – Credit rationing in markets with imperfect information,
Stiglitz, J.E. and A. Weiss (1983) – Incentive effects of terminations: Applications to the
Stiglitz, J.E. (2002) – Capital Market Liberalisation and exchange regimes: Risk without
reward, The Annals of the American Academy of Political Science and Social Science Vol.
579 No 1 pp 57-71.
Stiglitz, J.E. (2003) – Globalisation and its discontents, New York: WW Norton & Co Inc.
Stiglitz, J.E. (2004) – Capital Market Liberalisation, Globalisation and the IMF, Oxford
Stoner, J., Freeman, A. and D. Gilbert (1995) – Management, Englewood Cliffs, NJ:
Prentice Hall.
Streeten, P., Burki, S., Ul Haq, M., Hicks N. and F.Stewart (1981) – First Things First,
Meeting Basic Needs in the Developing Countries, Oxford: Oxford University Press.
351
References
Struyk, R.J. and M. Turner (1986) – Housing Finance and Quality in two developing
Subair, G. and O. Omankhanten (2008) – CBN slashes interest rate to 9.5%, CRR reduced
Sutton, J. (2007) – Quality, Trade and the Moving Window: The Globalisation Process,
Tabachnick, B.G. and L.S. Fidell (2007) – Using Multivariate Statistics (5th Edition),
The Economist (2006) – A survey of World Economy, The Economist September 16th-22nd,
352
References
The Economist (2007) – From strength to strength, The Economist September 11th-17th,
2007 Supplement.
The Economist (2008a) – Pocket World in Figures 2008 Edition, London: Profile Books
Ltd
The Economist (2008b) – Briefing inflation in emerging economies, The Economist May
The Economist (2008c) – When fortune frowned: A special report on the world economy,
The Economist (2008d) – Europe and the financial crisis: The end of the beginning, The
The Economist (2009) – Greed and fear: A special report on the future of finance, The
The Wall Street Journal (2009) – Banks Die Too Fast for Regulators by Diaman Palleta,
Tirole, J. (2006) – The theory of Corporate Finance, New Jersey: Princeton University
Press.
Tiwari, P. (2001) – Home Mortgage Risk: A Case for Insurance in India, International
2003, pp 267-288.
353
References
Tiwari, P. and P. Debata (2008) – Mortgage Market in India – in Ben-Shahar, D., Yui
Leung, C.K. and S.E. Ong (Eds) – Mortgage Markets Worldwide. Pp 34-68, Chichester-
Tobin, I. (1963) – Commercial banks as creators of “money” – in W.L. Smith and R.L.
Teigen (Eds) – Readings in Money, National Income and Stabilization Policy, Homewood
Tobin, K. and Fraser, B.J. (1998) – Qualitative and quantitative landscapes of classroom
learning environments – in Fraser, B.J and K.G. Tobin (Eds) – The international handbook
Publishers.
Toby, A.J. (2006) – Empirical Study of the Liquidity Management Practices of Nigerian
Todd, D.J. (1979) – Mixing qualitative and quantitative methods: triangulation in action.
Tosics, I. And J. Hegedus (1998) – Centrally planned housing systems – in W. Van Vliet
Towey, R.E. (1974) – Money creation and the theory of the banking firm, Journal of
Treacy, W.F. and Carey, M.S. (1998) – Credit Risk Rating at Large US Banks, Federal
354
References
Uchendu, O.A. (2005) – Banking Sector Reforms and Bank Consolidation: The Malaysian
Udenze, M. (2006) – Pension Law and Practice in Nigeria: A Review of the Pension
United Nations (1976) – Human Settlements in Africa (the role of housing and building),
UNCHS-Habitat (1996a) – The Human Settlements conditions of the World’s Urban Poor,
UNCHS: Nairobi-Kenya.
Nairobi-Kenya.
UNCHS-Habitat (2007) – Habitat Debate: Financing For the Urban Poor, Nairobi-Kenya.
UNDP (2006) – Human Development Report 2006- Beyond scarcity: Power, poverty and
355
References
Emerging Market Economy, Journal of Practical Consulting Vol.2 Issue 1, 2007 pp 3-8.
US Housing Finance System: A Historical Survey and Lessons for Emerging Mortgage
van Dijk, T. (1997) – The study of discourse – in van Dijk, T. (Ed) – Discourse as
van Order, R. (2000) – The structure and evolution of American Secondary Mortgage
Markets, with some implications for developing markets- in OECD (ed)- Housing Finance
van Order, R. (2005) – Risk Management and mortgage portfolios: some applications for
emerging markets – in Hegedus, J. and R.J. Struyk (Eds) – Housing Finance: New and Old
Models in Central Europe, Russia and Kazahkstan. Local Government and Public Service
lessons from US experience. Ross School of Business Working Paper No 1082 available at
356
References
von Thadden, E.L. (1995) – Long-term contracts, short-term investment and monitoring,
Wachtel, P. (2001) – Growth and Finance: What do we know and how do we know it?
Wade, D.C., M. Hababou and G.S. Roberts (2001) – The Effects of Financial
Wade, R. (1990) – Governing the Market: Economic Theory and the Role of Government
in East Asian Industrialisation, Princeton-USA: Princeton University Press.
Wallace, J.E. (1995) – Financing affordable housing in the United States, Housing Policy
Debate 6(4) pp 785-814
Wang, Y.P. and A. Murie (2000) – Social and Spatial Implications of Housing Reform in
China, International Journal of Urban and Regional Research, 24:2 (June) pp 397-417.
Wang, Y.P. (2000) – Housing Reform and its impacts on the Urban Poor in China,
Housing Studies 15(6), pp 845-864.
Wang, Y.P. (2001) – Urban housing reform and finance in China: A case study of Beijing,
Urban Affair Review 36(5), pp 620-45.
Wang, Y.P. (2004) – Urban Poverty, Housing and Social Change in China, London and
New York: Routledge.
Weinstein, D.E. and Y. Yafeh (1998) – On the costs of a bank-centred financial system:
Evidence from the changing main bank relations in Japan, Journal of Finance 53, pp 635-
672.
Weiss, E., E. Post and S. Makary (2002) – Mortgage and Real Estate Advisory Service
Project, USAID Funded Project, TAPR Office 2002.
and Convergence in Financial Markets: The German and Anglo-American Models, pp 41-
78. New York: North-Holland Press
Wherry, R. J. Snr. (1931) – A new formula for predicting the shrinkage of the coefficient
of multiple correlation, Annals of Mathematical Statistics 2, pp 440-457.
Whitehead, C.M.E. (1971) – A model for the UK Housing Market, Oxford Bulletin of
Economics and Statistics, Vol.33 No 4 Nov 1971 pp 245-266.
Whitehead, C.M.E. (2002) – Response: Housing, Tenure and Opportunity, Housing Studies
January 2002, Vol. 17 Issue 1 pp 63-68.
Whittingham, A. (2005) – The Role of Mortgage Insurance under the New Global
Regulatory Frameworks, Housing Finance International Vol.19 Issue 4, pp 20-24.
Williamson, O.E. (1985) – The Economic Institutions of Capitalism, New York: The Free
Press.
Windapo, A. (2005) – A study of factors determining housing needs, demand and supply
for improved housing in selected Nigerian cities. Unpublished PhD Thesis, University of
Lagos, Lagos – Nigeria
Winter, I (1994) – The Radical Home Owner: Housing Tenure and social change,
Melbourne: Gordon and Breach.
Wong, F.K.W., Yeung, S.C.W., Hui, E.C. M., Howes, R. and L.S.P. Kong (1998) – A
study of Welfare Housing Development in major cities in China (Research Monograph),
Department of Building and Real Estate, Hong Kong Polytechnic University, Hong Kong.
World Bank (2001) – Finance for Growth, Policy Choices in a Volatile World, London and
New York: Oxford University Press.
World Bank (2004a) – African Development Indicators: From the World Bank Africa
Database, World Bank: Washington DC.
World Bank (2006) – African Development Indicators: From the World Bank Africa
Database, World Bank: Washington DC.
World Bank (2007) – Global Development Finance 2007: The Globalization of Corporate
Finance in Developing Countries, World Bank: Washington DC
Wormser, M. (2006) – FPSI’s role in alleviating poverty and promoting growth in Africa,
Journal of African Economies, (15) pp 212-244
Wright Mills, C. (1977) – The Sociological Imagination, New York: Galaxy / Oxford
University Press.
Yakubu, M.O. (1980) – Low-Cost Housing and Housing for Low-Income Groups,
Proceedings of the 3rd International Conference on Housing, Kaduna-Nigeria pp 218-223.
Yamada, Y. (1999) – Affordability Crisis in Housing in Britain and Japan, Housing Studies
January 1999 Vol. 14 Issue 1 pp 99-110.
Yin, R.K. (1989) – Case Study research, Design and Methods, Newbury Park, CA: Sage
Publications.
359
References
Yorulmazer, T. (2009) – Liquidity, Bank Runs and Bailouts: Spillover effects during the
Northern Rock Episode, Federal Reserve Bank of New York, available at
http://ssrn.com/abstract=1107570.
Zeller, R.A. (2005) – How few cases is enough to do a credible Factor Analysis: A Monte
Carlo Simulation. Journal of Nursing Measurement
Zhang, X.Q. (2000) – The restructuring of the housing finance system in China, Cities
17(5) pp 339-348.
Zhou, Y.Q. (2004) – An analysis of the factors of Housing Stratification. Paper presented
at the APNHR Conference in Hong Kong, 5-6 February 2004.
Zorn, P.M. (1988) – An analysis of household mobility and tenure choice: An empirical
study of Korea, Journal of Urban Economics 24 pp 113-128.
360
Bibliographies
BIBLIOGRAPHIES
Ahmed, M. (2008) – The Road Ahead for Low-Income Countries, Finance and
Development (A Quarterly Publication of IMF) September 2008 Vol. 45 No 3
Akinwale, S.O. and R.O. Abiola (2007) – A Conceptual Model of asset portfolio decision
Antwi, A.Y. and Omirin, M.M. (2006) – Investment Performance of Informal Properties in
Accra-Ghana and Lagos-Nigeria, Our Common Estate Series, London: Royal Institution of
Publishers. (ISBN-13:9789781531292).
Baunsgard, T. (2003) – Fiscal Policy in Nigeria: Any Role for Rules? IMF Working Paper
361
Bibliographies
Black, T.R. (2003) – Doing Quantitative Research in the Social Sciences: An Integrated
Blinder, A. (1997) – What Central Bankers could learn from Academics and vice versa,
Boot, A.W.A., Greenbaum, S.I. and A. V. Thakor (1993) – Reputation and discretion in
Boot, A.W.A. and A.V. Thakor (1993) – Self-interested bank regulation, American
Boot, A.W.A. and A.V. Thakor (2000) – Can relationship banking survive competition?
Brockwell, P.J. and R.A. Davis (1987) – Time Series: Theory and Methods, New York:
Springer-Verlag.
Budina, N., Pang, G. and S. van Wijinbergen (2007) – Nigeria’s Growth Record: Dutch
Disease or Debt Overhang, Policy Research Working Paper 4256 June 2007, World Bank:
Washington DC
University Press.
Calomiris, C.W. (2009) – The Subprime Turmoil: What’s old, What’s new and What’s
Cantor, R. and F. Packer (1996) – Determinants and Impact of Sovereign Credit Ratings,
Federal Reserve Bank of New York Economic Policy Review October 1996, pp 37-53.
362
Bibliographies
Carter, D.A and J.E. McNulty (2005) – Deregulation, technological change and the
business-lending performance of large and small banks, Journal of Banking and Finance
Federal Reserve Bank of Kansas Economic Review, Fourth Quarter 2008, pp 5-33.
DFID (2006) – Sending money home: A survey of remittance products and services in the
Edwards, S. (1995) – Capital controls, Exchange rates and Monetary policy in the world
Fair, R.C. (1972) – Disequilibrium in Housing Models, Journal of Finance May 1972,
Fenge, R. (2008) – Pension Strategies in Europe and the United States, Massachusetts:
Ferguson, B. and M. Merez (2004) – Expand entry level to housing: A key lesson from
Handorf, W.C. (2001) – Commercial Real Estate lending and the New Basel Capital
363
Bibliographies
Hester, D.D. and J.L. Pierce (1975) – Bank Management and Portfolio Behaviour, Cowles
Hoelscher, G. (1986) – New Evidence on Deficits and Interest Rates, Journal of Money,
Ibi-Ajayi, S. (2001) – What Africa needs to do to benefit from globalisation, Finance and
Ibi-Ajayi, S. (2005) – Sub-Saharan Africa: The Myth and the Reality – in Dinello, N.E.
and L. Squire (Eds) – Globalisation and Equity Ch. 3, Edward Elgar Publishing Ltd.
Inderst, R. and H.M. Mueller (2008) – Bank Capital Structure and credit decisions, Journal
Jaffee, D., Lynch, A.W., Richardson, M. and S.V. Nieuwerbugh (2008) – Mortgage
Richardson (Eds) – Restoring Financial Stability: How to Repair a Failed System- Chapter
Elements of a Policy Package – Juergen, H., Donald, L. and E. Olson (2000) – Financing
for Sustainable Development: Testing New Policy Approaches, New York: United Nations
Kopckei, R.W. (2006) – Managing the Risk in Pension Plans and Recent Pension Reforms,
Federal Reserve Bank of Boston, Public Policy Discussion Paper No 06-7 November 2006.
364
Bibliographies
Levine, R. (2005) – Finance and Growth: Theory and Evidence – in Aghion, P., Lipton, M.
and M. Ravallion (Eds) - Poverty and Policy, Policy Research Working Paper Series 1130,
Loutskina, E. and P.E. Strahan (2009) – Securitisation and the Declining Impact of Bank
Loan Supply: Evidence from Mortgage Originations, The Journal of Finance April 2009
Vol. 64 No 2, pp 861-889.
Mabogunje, A.L. (1989) – The Development Process: A spatial perspective (2nd edition),
Mankiw, N.G. and M.P. Taylor (2009) – Macroeconomics: European Edition, W.H.
Financing and Recent Trends and Developments, Trends and Policy Options 4, World
Bank and Public-Private Infrastructure Advisory Facility, World Bank: Washington DC.
Montiel, P. J. (1995) – Financial Policies and Economic Growth: Theory, Evidence and
Nnanna, O.J. (2001) – Central Banking and Financial Sector Management in Nigeria: An
Insider View – Fakiyesi, O.O. and S. O. Akano (Eds) – Issues in Money, Finance and
Nnanna, O.J. (2003) – Promoting Savings and Investment Culture for National
Nnanna, O.J. (2003) – Today’s banking risks and current regulatory and supervisory
365
Bibliographies
Odedokun, M.O. (1996) – Alternative Econometric Approach for Analyzing the Role of
the Financial Sector in Economic Growth: Time Series Evidence from LDC’s, Journal of
Odoko, F.O. (2002) – Towards developing a vibrant Bonds Market in Nigeria, Central
Osili, U.O. and A. Paulson (2007) – Prospects for Immigrant-Native Wealth Assimilation:
2004-18
Peek, J., Rosengren E.S. and G.M.B. Tootell (1998) – Is bank supervision central to central
Peek, J. and E. Rosengren (1995) – The capital crunch: neither a borrower nor a lender be,
(http://ssrn.com/abstract=1270606).
366
Bibliographies
Washington DC.
Sachs, J. and A.M. Warner (1997) – Sources of slow growth in African economies,
Sachs, J. and A. Warner (2001) – The Curse of Natural Resources, European Economic
Same, A.T. (2009) – Transforming Natural Resource Wealth into Sustained Growth and
Countries, Policy Research Working Paper 4852, March 2009, African Region-Poverty
Sellon, G.H. and S.E. Weiner (1997) – Monetary Policy without reserve requirements:
Case studies and options for the United States, Federal Reserve Bank of Kansas City
Sharpe, S. (1995) – Bank Capitalisation, Regulation and the credit crunch: A critical
review of the Research Findings, DP 95-20, Financial and Economics Discussion Series,
Shin, H.S. (2008a) – Risk and Liquidity in a system context, Journal of Financial
Shin, H.S. (2009) – Securitisation and Financial Stability, The Economic Journal (March)
367
Bibliographies
Smith, L.B. (1967) – Financial Intermediary Lending Behaviour in the Post-war Canadian
Mortgage Market, Quarterly Journal of Economics August 1967, Vol.81 Issue 3, pp 493-
514.
Smith, L.B. (1969) – A model of the Canadian Housing and Mortgage Markets, Journal of
Smyth, H.J. and P.W.G. Morris (2007) – An Epistemological Evaluation of Research into
Swan, G. (1973) – The markets for Housing and Housing Services, Journal of Money,
Swank, J. (1996) – Theories of the Banking Firm: A Review of the Literature, Bulletin of
Tanzi, V. (1985) – Fiscal Deficits and Interest Rates in the United States, IMF Staff Papers
Tomori, S. and M.A. Adebiyi (2007) – Migrants Remittances and the Nigerian Economy:
Theoretical and Impact Issues – in Senghor, J.C. and N. Poku (Eds) – Towards Africa’s
Uyemura, D.G. and D.R. van Deventer (1993) – Financial Risk Management in Banking:
Publishing Company.
Warf, B. (1994) – Vicious Circle: Financial Markets and Commercial Real Estate in US –
in Corbridge, S., Thrift, N. and R. Martin (Eds) – Money, Power and Space, Oxford-United
368
Appendices
30 June 2008
An Investigation into Factors Affecting Housing Finance Supply in Emerging Economies: A Case
Study of Nigeria
INFORMATION SHEET
I would like to invite you to participate in the above research project, as you have been identified
as staff of a financial institution in Nigeria.
Completion of the attached questionnaire will take approximately 10 minutes, and all questions
can be answered by following the simple instructions as indicated on the questionnaire.
Completion of the questionnaire is completely voluntary. All responses are anonymous and
respondents who take part will not be identifiable. If results of this study are published they will
be a summary of all responses to ensure that your privacy is protected.
Should you choose to complete the questionnaire, I would be back within the next three to four
days to pick up the questionnaire. Returning this questionnaire will be considered as your
consent to participate in the survey.
Once completed a summary of results will be available at the conclusion of the academic year. If
you wish to obtain a copy of these results, please provide your contact details. Please note that
all data gathered for this research will be stored securely and destroyed after the dissertation
has been submitted. My supervisor and I will be the only people who will have access to this
data.
Thank you for taking time to consider this invitation and if you choose to participate in this
research, I would like to extend my personal gratitude; your contribution is greatly appreciated.
Adeboye A. Akinwunmi
This project has been approved by the University of Wolverhampton’s School of Engineering and
the Built Environment Ethics and Safety Committee.
369
Appendices
(Naira in millions)
(Naira in millions)
(Naira in millions)
Interest Rate %
Interest Rate %
Interest Rate %
Interest Rate %
Housing Loan
Manufacturing
Agriculture
Loans to
Loans to
2007
2006
2005
2004
2003
2002
2001
Information provided will be used strictly for the purpose of the effort explained above. I wish to express
my gratitude to you in anticipation of the positive consideration of my request.
Yours’ faithfully,
Adeboye Akinwunmi
370
Appendices
30 June 2008
An Investigation into Factors Affecting Housing Finance Supply in Emerging Economies: A Case
Study of Nigeria
INFORMATION SHEET
I would like to invite you to participate in the above research project, on the presumption that
you have at a point in time approached a financial institution to request for housing loan.
Completion of the attached questionnaire will take approximately 10 minutes, and all questions
can be answered by following the simple instructions as indicated on the questionnaire.
Completion of the questionnaire is completely voluntary. All responses are anonymous, there
are no correct or incorrect answers and respondents who take part will not be identifiable. If
results of this study are published they will be a summary of all responses to ensure that your
privacy is protected.
Should you choose to complete the questionnaire, I would be back within the next three to four
days to pick up the questionnaire. Returning this questionnaire will be considered as your
consent to participate in the survey.
Once completed a summary of results will be available at the conclusion of the academic year. If
you wish to obtain a copy of these results, please provide your contact details. Please note that
all data gathered for this research will be stored securely and destroyed after the dissertation
has been submitted. My supervisor and I will be the only people who will have access to this
data.
Thank you for taking time to consider this invitation and if you choose to participate in this
research, I would like to extend my personal gratitude; your contribution is greatly appreciated.
Adeboye A. Akinwunmi
This project has been approved by the University of Wolverhampton’s School of Engineering and
the built environment Ethics and Safety Committee.
371
Appendices
APPENDIX 4
Dear Sir/Madam,
I humbly request your time to complete the attached questionnaire on a PhD research work
titled: An investigation into factors affecting housing finance supply in emerging economies: A
case study of Nigeria. All the information provided will be held in strict confidence.
The questionnaire is being used in assessing the factors that affect the willingness of the financial
institutions in lending towards housing construction while potential borrowers are demanding for
housing finance.
Qualified Respondents:
Request
Please try your best to provide an accurate response as possible to the questions.
There are no right or wrong answers.
372
Appendices
A. GENERAL BACKGROUND
3. What is the highest form of formal education that you have achieved? (Tick
one box)
1. None
2. Primary
3. Secondary
4. Vocational / Technical
5. Polytechnic / University
373
Appendices
B. HOUSEHOLD CHARACTERISTICS
If Answer to Q 7 is 3, go to Q 8
If Answer to Q 7 is 1, 2 or 4, go to Q 13
374
Appendices
D. HOUSING FINANCE
13. If a fully erected building was purchased, what was the value?
N…………………………………………………
14. Whether a house is constructed from the scratch or a fully erected building
is purchased, how did you finance your house acquisition? (Tick one or more
boxes as applicable)
1. Mortgage Institution
2. Universal Bank
3. Relatives and Friends
4. Personal Savings
5. Money from abroad
6. Loan from employer
7. Sold another house
8. Private lender
9. Other (Please specify)……………..
15. If you borrowed, what was the rate of interest at the beginning of the
transaction ………...............
17. If you have obtained a loan, how do you intend to repay it? (Tick all that
apply)
375
Appendices
1. Extra work
2. Employment income
3. Reducing household expenditure
4. Sale of valuables
5. Other sources (Please specify)…………
18. If you have a loan, what security was given for the loan (Tick all that apply)
1. The Property
2. Another Property
3. Agricultural Land
4. Others (Please specify)……….
19. What is the repayment period for the loan? (Tick one box)
1. Less than 24 months
2. 25-48 months
3. 49-96 months
4. 97-144 months
5. Others (Please specify)……….
If Yes go to Q 23, if No go to Q 21
21. If No, How many months are you behind? (Tick one box)
1. 3-6 months
2. 7-12 months
3. Over 12 months
4. Others (Please specify)…………..
22. What is the reason(s) for default in loan repayment? (Tick one box)
1. Loss of Income
2. Higher financial commitment
3. Excessive Interest charges
4. Others (Please specify)…………….
23. What is the Present Value of your property? (Tick one box)
1. Less than N100, 000
376
Appendices
2. N100,001- N500,000
3. N500,001-N1,000,000
4. Above N1,000,000
5. Don’t know
24. The processing of loan applications with the financial institutions usually go
through a long process, were you satisfied with the time taken to process?
(Tick one box)
1. Very satisfied
2. Satisfied
3. Dissatisfied
4. Very Dissatisfied
25. On application, what percentage of the loan requested did you get? (Tick
one box)
1. 50%
2. 60%
3. 75%
4. 100%
5. Other (Please specify)…………
26. Where did you obtain the remainder of the funds needed for your house
acquisition? (Tick all that apply)
1. From friends and families
2. Private lenders
3. Employer
4. Others (Please specify)………….
27. If a loan was available, would you be willing to borrow to buy another
house? (Tick one box)
1. Yes
2. No
3. Don’t know
28. What kind of security can you offer for a loan? (Tick all that apply)
1. The house itself
2. Any other property
3. Agricultural land
4. Others (Please specify)…………….
377
Appendices
29. How much do you save per month? (Tick one box)
1. Nothing
2. N0 - N499
3. N500 – N999
4. Above N1,000
30. What are your Total Household savings at present? (Tick one box)
1. Nothing
2. N0 – N4,999
3. N5,000 – N9,999
4. Above N10,000
32. What is your personal income per month? (Tick one box)
1. N0 – N9, 999
2. N10,000 – N19,999
3. N20,000 – N29,999
4. N30,000 – N39,999
5. Other (Please specify)…………
33. What is the total family income per month? (Tick one box)
1. N0 – N9, 999
2. N10,000 – N19,999
3. N20,000 – N29,999
4. N30,000 – N39,999
5. Other (Please specify)………..
378
Appendices
379
Appendices
11 20(03) 16,490 16,240 224,315 34.82 64,036 10,599 20,098 8,637 2,364 222,758 15,839 11,212 54,560 366,677 0.963718
29.56
12 20(04) 16,910 17,582 231,526 79,733 7,176 26,211 14,836 2,361 241,024 13,176 12,401 78,338 418,728 0.958568
13 20(05) 17,469 21,660 200,511 41.9 146,267 10,445 23,286 12,088 21,296 64,462 18,062 14,482 78,684 550,983 0.945482
14 20(06) 70,927 24,758 252,418 39.22 133,452 13,714 20,361 9,341 2,231 82,977 10,969 20,612 116,060 667,766 0.933926
15 20(07) 59,207 37,423 417,406 43.0 82,116 14,926 23,667 18,005 6,968 381,172 8,786 25,029 149,376 699,247 0.930811
16 6(03) 2,450 3,716 25,838 53.69 3,469 68 2,669 8,070 4,963 4,227 2,287 2,623 15,305 36,207 0.996417
17 6(04) 2,450 5,973 33,752 45.1 4,386 62 2,295 11,223 1,149 8,457 2,005 2,770 17,506 47,406 0.995309
18 6(05) 3,000 7,934 34,142 47.18 9,910 130 4,084 8,367 2,028 13,457 2,166 3,709 18,825 56,034 0.994456
19 6(06) 17,000 11,405 72,767 51.75 7,429 405 3,754 14,341 1,108 42,320 2,375 7,303 29,579 109,740 0.989142
20 6(07) 17,000 15,121 82,576 53.57 5,318 18 5,017 20,973 1,340 59,269 1,817 7,106 32,543 130,440 0.987093
21 19(06) 5,276 21,043 68,638 55.7 7,634 7,420 9,984 15,748 1,318 29,602 3,578 7,217 38,946 109,664 0.989149
22 19(07) 5,276 21,524 92,374 65.65 11,634 6,074 17,433 14,353 1,454 40,046 1,711 4,864 45,958 145,975 0.985556
23 23(05) 19,533 4,275 61,284 45.22 11,673 3,335 8,711 49,891 1,136 22,734 4,508 4,164 46,183 97,909
24 23(06) 22,727 -2,188 85,605 46.38 13,654 3,379 9,376 49,709 1,075 14,906 3,344 7,147 53,702 120,109
25 23(07) 22,727 2,455 125,475 56.09 14,022 3,441 9,136 53,199 972 31,883 2,134 11,716 68,797 165,081
380
Appendices
Variables Entered/Removeda
Model Variables Entered Variables Removed Method
1 Stepwise (Criteria:
Probability-of-F-to-
A-R factor score 1
. enter <= .050,
for analysis 1
Probability-of-F-to-
remove >= .100).
2 Stepwise (Criteria:
Probability-of-F-to-
A-R factor score 2
. enter <= .050,
for analysis 1
Probability-of-F-to-
remove >= .100).
3 Stepwise (Criteria:
Probability-of-F-to-
A-R factor score 3
. enter <= .050,
for analysis 1
Probability-of-F-to-
remove >= .100).
a. Dependent Variable: Loan to Housing N (m)
Excluded Variablesc
Beta Partial Collinearity Statistics
Model In t Sig. Correlation Tolerance VIF Minimum Tolerance
1 A-R factor score 2 4.07
.389a .001 .656 1.000 1.000 1.000
for analysis 1 2
A-R factor score 3 2.31
.262a .031 .442 1.000 1.000 1.000
for analysis 1 1
2 A-R factor score 3 3.30
.262b .003 .585 1.000 1.000 1.000
for analysis 1 7
a. Predictors in the Model: (Constant), A-R factor score 1 for
analysis 1
b. Predictors in the Model: (Constant), A-R factor score 1 for analysis 1, A-R factor
score 2 for analysis 1
c. Dependent Variable: Loan to Housing N (m)
Collinearity Diagnosticsa
Variance Proportions
Dimensio A-R factor score 1 A-R factor score 2 A-R factor score 3
Model n Eigenvalue Condition Index (Constant) for analysis 1 for analysis 1 for analysis 1
1 1 1.000 1.000 1.00 .00
2 1.000 1.000 .00 1.00
2 1 1.000 1.000 .00 1.00 .00
2 1.000 1.000 1.00 .00 .00
3 1.000 1.000 .00 .00 1.00
3 1 1.000 1.000 .00 1.00 .00 .00
2 1.000 1.000 .00 .00 1.00 .00
3 1.000 1.000 .00 .00 .00 1.00
4 1.000 1.000 1.00 .00 .00 .00
a. Dependent Variable: Loan to Housing N (m)
381
Appendices
Residuals Statisticsa
Minimum Maximum Mean Std. Deviation N
Predicted Value 827.2177 18147.7734 6638.1200 5029.15778 25
Residual -3669.73657 4280.89258 .00000 1960.05672 25
Std. Predicted Value -1.155 2.289 .000 1.000 25
Std. Residual -1.751 2.043 .000 .935 25
a. Dependent Variable: Loan to Housing N (m)
382
Appendices
383
Appendices
384
Appendices
18