financing real estate dev;the roles of banks and other financial intermediaries in nigeria
TRANSCRIPT
CHAPTER ONE
INTRODUCTION
1.1 Background of Study:
The financing of real estate, which includes or homes, shopping centre’s,
office buildings, farms and factories, is expected to be one of the major
responsibilities of our financial system in financing real estate
development.
After examining the special characteristics and problems in real estate
financing, I intend reviewing the most commonly used methods and
institutions for financing real estate development.
It is believed that well-selected land and buildings represent one of the
soundest investments available, and that their value increases by two
factors.
The CBN is the financial sector regulator of the Nigeria. CBN’s vision is
“to be one of the most efficient and effective of the worlds central banks
in promoting and sustaining economic development”
However, the role of the CBN as the orchestrator of economic
development encompasses
Financial services(banking, insurance, MFI , capital market,
mortgage financing, asset management, developmental finance
agencies.
The economic importance of real estate transactions is so obvious that
most people are only ill-informed about the impact of real estate
transactions on the financial market.
In a growing economy like ours, the pool of lendable money were not
always readily available where needed, or were not always known to a
potential borrower. To help bridge the gap, anew industry gradually
developed that is now known as mortgage lending(banking).
The importance that the government places on the housing industry is
shown by the many programs and banking procedures that have been
BANKINGDEVELOPMENTAL FINACE AGENCIES
CapitaL Markets
OFI
Asset
MGT
Insurance Pension
NFS
DMB’s, microfinance banks and primary mortgage institutions
Issuing houses;59
Stock brokers;236
FINANCE COMPAINES;113
BUREAU DE CHANGE;1500
DISCOUNT HOUSES:5
DEVELOPMENT FINANCE INSTI; 4
RE-INSURANCE COMPANY; 1 INSURANCE; 48 INSURANCE BROKERS;509 INSURANCE AGENTS; 870
PENSION FUND ADMINSTRATORS; 26 PENSION FUND CUSTODIANS; 5
implemented to assist the industry in its efforts to combat the financial
problem that plague stable operations.
1.2 STATEMENT OF THE RESEARCH PROBLEM
The problem of real estate financing is more acute in a developing
country like Nigeria than in a developed country like the U.K mainly
because of the lower per capita income and paucity of external sources
of finance in the former than in the latter.
According to the Financial derivatives company limited the following
below have been found out to cause problems in the real estate market in
Nigeria,
Houses prices remain relatively sticky in all market segments
Property market remains dull in highbrow areas like Ikoyi, V.I.
In contrast, low and middle end areas still have appreciable
increases in value
Low interest rates do not translate to higher demand for properties
Banks continue with foreclosures, depressing sales value
Real estate managers now earn more income from property valuation
than from property sale
Development of real estate is a major problem in a developing country
like Nigeria. This is because of the paucity of external sources of
finance. lack of effective demand for housing finance reflects primarily
the low average per capital income.
1.3 OBJECTIVES OF THE STUDY
Given the analysis above on what the problem of real estate financing
has been, this research study has the following objectives
To take a critical look at the parts that financial institutions have
played in the development of real estate.
To examine the possible ways of financing real estate
development.
To offer possible solutions for improving the present level and
effectiveness of finance for real estate development.
To study whether institutions have had a better performance in real
estate following from various government policies on housing.
The main aim of the project is therefore to make an analytical study of
financial institutions in real estate development in Nigeria with reference
to Banks, Insurance companies and the mortgage houses.
This study is therefore aimed at studying what the performance of this
sector has been under the various economic policies. It is also aimed at
finding suitable recommendations as to how the provision of finance for
the financing real estate development can be achieved.
1.4 RESEARCH QUESTIONS
To what extent have Nigerian banks successfully financed real
estate development?
What are the roles of financial institutions in ensuring real estate
development in Nigeria?
To what extent are the financial institutions in Nigeria financing
real estates?
How important is the financing of real estate to the economy?
How do these real estate companies obtain funds?
What are the long-term effects of financing real estate
development to the nation?
Are there Nigerian banking institutions established for the sole
purpose of financing real estate?
Has there been sustainable development in real estate over the
years?
Are there other effective sources of financing real estate in
Nigeria?
How does real estate development lead to economic growth in
Nigeria?
What policies have been created to support real estate
development?
1.5 STATEMENT OF HYPOTHESIS
The hypothesis of this project, based on the research questions would be
as follows.
Ho: Financial institution do not have a significant impact on the
financing of real estate development in Nigeria.
H1: Financial institutions have a significant impact on the financing of
real estate development in Nigeria.
Ho: Real estate development will not have a significant effect on
economic growth of the country.
H1: Real estate development will have a significant effect on economic
growth of the country.
1.6 SCOPE AND LIMITATION OF STUDY
The research study would be concerned generally with the ascertaining
the irrational effects of real estate development in Nigeria.
In carrying out this study, limitations encountered include:
Non-availability of necessary data from various sources which
make it impossible to collect all data and information necessary for
the study.
Inadequate time frame for the completion of a comprehensive
study.
A comprehensive appraisal of this nature is very expensive.
1.7 SIGNIFICANCE OF STUDY
Businesses which are looking to develop a bit of land will generally
need to obtain a property finance loan.
In many situations a development finance loan is the most suitable
option for enterprises with these desires as it splits the payouts up to deal
with the different stages of financing a property.
In numerous scenarios this permits lenders to supply a property
development loan at a little lower rate of interest than traditional
commercial financing. Regardless of the fact a property loan is generally
a better choice for these situations than classic commercial financing it
tends to hold a high rate of interest because it’s still considered a fairly
risky loan.
Most companies signing up for it also require a high credit status.
Employing a company loan broker can help a business get a property
finance loan at a marginally better interest rate. Brokers do this by
working immediately with multiple commercial financing corporations
to find the best possible terms. Firms looking to get this kind of
financing also should be prepared to demonstrate to banks the projected
costs for the whole project and the projected revenue for the whole
project. Providing these numbers will improve the percentages of getting
a development finance for the property and potentially help in reducing
the rate of interest. As per today’s reaction from the people to the
recession, property developments is beginning to become one of the
gigantic smell for folk, that is property development now plays and
critical part in getting things right for races.
1.8 DEFINITION OF TERMS
RED – Real Estate Development (This is the creation of housing units in
different parts of an area or state or the country)
CBN – Central Bank of Nigeria (This is the apex bank in the Nigerian
banking system. it regulates and monitors the system)
MFI – Mortgage Finance Institutions (This are institutions that provide
long term finance for building housing units or related activities.)
NFS – Nigerian Financial System (This comprises all the various
institutions involved in the transfer of funds from the surplus units to the
deficit units)
OFI – Other Financial Institutions
1.9 PLAN OF STUDY
This work makes an insight into the roles of financial institutions in
financing real estate development in Nigeria, its associated problems and
its prospects. In the light of this, the project has been divided into five
chapters.
Chapter one contains the introduction and historical background of the
study, the objective, scope and need for the study, it is also contains the
statement of hypothesis as well as the plan of study.
Chapter two makes a review of the relevant literature to the study.
Chapter three deals with the research methodology of the study, the
sample design, and the collection procedures.
Chapter four looks at the presentation and analysis of the data collected.
Chapter five, which is the concluding chapter, deals with the summary
and conclusion, findings and recommendations and finally references.
REFERENCES
A.T. OJO 1983 Real estate financincing in Nigeria
B.J. Rewane july 7, 2010
CHAPTER TWO
LITERATURE REVIEW
2.1 The Evolving structure of commercial real estate
As general improvement in occupancies and rents continues in
commercial property markets, a combination of new regulatory
provisions and perceptions of credit-rating agencies -- regarding the
riskiness of mortgages in lender portfolios -- is changing the structure of
commercial real estate capital markets. These changes are structural, not
cyclical. As a result, business as usual, that is, a return to almost
exclusive reliance on primary lending sources to supply capital to the
commercial real estate market, is not likely.
The structural changes underway mean that traditional patterns of direct
mortgage lending by financial institutions will be permanently
supplemented by 1) real estate-backed debt securities, 2) new channels
of intermediation between borrowers and suppliers of capital, and 3)
continuing growth in real estate-backed equities via REITs. These
changes will broaden the commercial real estate capital market. New
investors will become a part of this market and will also take part in
pricing risk, which, after securitization, will be diversified between more
market participants. This also means that the aggregate mix of debt and
equity will change to meet investor risk/return expectations. These
changes are truly a fundamental departure from the traditional way that
commercial real estate has been financed and should be understood by
all participants to operate effectively in the future.
Current Economic Underpinnings in Property Markets
To place the evolving capital market conditions into context, it should be
stressed that certain economic fundamentals will not change.
Commercial real estate will continue to have a very high debt financing
capacity and that capacity will obviously continue to be predicated on
property values. General indicators of improvement now underway in
property markets are summarized in Exhibit 1. (Exhibit 1 omitted)
In general, data in panel A of Exhibit 1 indicate that since the recession
in 1991, occupancy in virtually all sectors of the commercial market
(including multifamily) have either stabilized, or are now improving.
Significant progress is evident in suburban office markets. Retail and
hotel markets are also improving markedly. Improvement is occurring
more slowly in the multifamily and warehouse sectors. Panel B of the
exhibit confirms this improvement as data show that net operating
income and/or rents have also steadily improved since the economic
recovery began.* The data also suggest that the investment performance
of most institutional property portfolios has begun to stabilize and to
show definite signs of improvement. With no major construction surplus
on the horizon, this implies that a stable foundation in property values is
now forming and will serve as the basis for a new, underlying structure
of debt and equity capital that is beginning to emerge.
Capital Market Indicators
Consistent with improving property performance in property markets,
delinquency rates on commercial mortgage loans have also improved.
This is reflected in Exhibit 2, which shows that since reaching a peak
during the 1991-1992 period, delinquencies and foreclosures reported by
life insurance companies and commercial banks have declined markedly.
(Exhibit 2 omitted) Some of this improvement is the result of
restructurings and the sale of problem loans. Much of it, however, can be
attributed to the gains achieved in occupancies and rental income,
thereby improving debt-service coverage and lowering delinquencies
and foreclosures.
Structural Transitions in the Commercial Mortgage Market
As the underlying basis in property values improves, structural changes
in capital markets are accelerating. To illustrate this point, total
commercial mortgages held by traditional, primary lenders continue to
contract. Furthermore, a dramatic change in the number and relative
importance of capital supplier/sources is underway. Exhibit 3 shows that
from 1989 through the second quarter of 1994, total mortgages
outstanding declined by about 8%. (Exhibit 3 omitted) However,
mortgages held by the largest three lenders (commercial banks, life
insurance companies and savings institutions) declined by a total of
about $160 billion. This represents a decline from about 19% of levels
reached in 1989. Of this amount, S&Ls have reported a decline of
almost 50%, life insurance companies have reported a decline of 15%,
and commercial banks have reported a decline of 2%. While this trend is
partially the result of past weakness in property markets write-downs,
sales, restructurings, etc., there are a number of additional factors that
have changed the makeup of holding; by these suppliers of capital.
These are:
* For savings institutions, regulatory provisions contained in the
Financial Institutions Reform and Recovery Act (FIRREA) essentially
ensure a return to single-family and multifamily lending with some
lending for residential land development. This is essentially the role that
they played prior to the boom years in the early to mid-1980s. This will
leave a void to be filled, as this source once provided as much as $240
billion, or almost 25% of debt capital to the market.
* Life insurance companies are now laboring under risk-based capital
provisions developed under the auspices of the National Association of
Insurance Commissioners (NAIC), and are expecting additional
restrictions in Model Investment Regulations, which are now under
review. While these new provisions are far too extensive to detail here, it
is sufficient to say that they will certainly affect and change the nature of
assets held by the life insurance industry. This is likely because the risk-
based capital requirements and other financial standards agreed to by the
NAIC have undoubtedly been incorporated in reviews of firms in the
industry made by credit-rating agencies. Because direct commercial real
estate lending has a much greater impact on risk-based capital
requirements than other investment alternatives like bonds, life
insurance companies will have to continually evaluate the trade-offs
between making direct real estate loans and investing in other
alternatives, such as government securities and investment-grade
corporate bonds. The latter have far lower risk-based capital
requirements. However, NAIC guidelines indicate that commercial
mortgage backed securities with investment-grade ratings (Baa or better)
have a far lower risk-based capital requirement than direct mortgage
loans. As a result, commercial mortgage-backed security (CMBS)
offerings containing investment-grade and subordinated tranches
continue to evolve. Indeed, this has enabled life companies to: 1)
originate and pool loans, 2) issue securities against those pools, and 3)
retain the senior-rated, investment-grade tranches for investment, and
sell the subordinated tranches to other investors. This should enable life
companies to continue to meet capital requirements and to originate
loans simultaneously.
* As is the case with life insurance companies, commercial banks must
also comply with expanded government regulations and interface with
credit-rating agencies. Commercial banks have been subject to a myriad
of recent federal legislation that now affects their operations and they
must comply with risk-based capital requirements as well. Banks will
also be faced with similar tradeoffs regarding direct commercial real
estate lending and other loan-lending alternatives. But, because of their
number (10,000+), geographic diversity, and knowledge of local
markets, these institutions will continue to provide short-term credit
(construction loans) and will evolve as an important supplier of credit to
the growing, private mortgage conduit business.
As a result of these changes in the regulatory/credit rating environments,
major changes are likely to occur in the debt capital markets:
1. Only two institutions will emerge as direct providers of commercial
mortgage credit: life insurance companies and commercial banks.
Savings institutions will be limited to financing multifamily properties.
2. Because of the increased awareness of (and perhaps overreaction to)
the nature of credit risk associated with mortgage lending, the debt
component of total capital used to finance commercial real estate is
likely to be reduced. As a result, more reliance on higher cost equity will
be required (this could also be interpreted to mean lower loan-to-value
ratios on individual properties). This change in the financing mix will
tend to raise the weighted average cost of capital for the commercial real
estate industry in conjunction with current investor perceptions of
greater risk.
3. As fewer direct providers of debt capital remain, more reliance on
securitized debt will result.
4. New channels, including commercial mortgage conduits that will
match borrowers and lenders, will emerge and develop to accommodate
these changes.
To support this view, new channels of intermediation in debt markets are
now forming. As shown in Exhibit 3, as direct lending by major
institutions declined during the past four years, mortgage debt provided
by Private Mortgage Conduits now accounts for $44.5 billion of total
outstandings. Conduits are now the fourth-largest source of commercial
real estate debt capital. Furthermore, the data also show that U.S.
Government-related agencies (TC, FDIC, etc.) are continuing to reduce
their mortgage portfolios, much of which has been securitized. These
agencies have played a very important role in the evolution of the
CMBS market. This will undoubtedly be a catalyst for further private
securitization and formation of conduits.
The extent of future growth in conduits is difficult to assess at present. It
will be dependent on 1) the extent to which risk based capital regulations
reduce direct lending by banks and insurance companies, 2) how cost
effectively loans can be pooled/originated, warehoused, administered,
and serviced, and 3) the evolution of additional investor markets for
these securities, particularly for the subordinated and less-than-
investment-grade tranches. Investors now consist of hedge funds, mutual
funds, and individuals. But, as more investor groups become familiar
with the underlying commercial real estate collateral, and improving
conditions in property markets, the CMBS market should increase in
breadth and depth.
Real Estate Equities -- REITs
As the mortgage debt sector of commercial real estate capital markets
continues its transition, a change in the mix of debt and equity required
to finance commercial properties will also evolve. Panel B of Exhibit 3
indicates that cumulative equity capital raised from 1989 to the present
through primary and secondary offerings by REITS now totals over
$29.5 billion. This is additional confirmation of the underlying
improvement in property markets. It is also, however, evidence that the
aggregate mix of debt and equity is changing to conform to investor
expectations regarding risk and return in this market.
Because of the many changes affecting property markets and capital
markets simultaneously, the depth of real estate equity markets is also
difficult to estimate at this time. Recent regulatory changes should aid in
the markets' transition. Legislation passed in late 1993 provides the
possibility for increased participation by pension fund investors. Smaller
pension fun are now able to add real estate to their investment portfolios
via equity REIT securities. Larger funds may now add REIT securities
to supplement portfolios containing real estate investments, through
separate accounts or direct ownership. This will enable these funds to
make tactical adjustments in their total real estate exposure without
having to liquidate ownership of properties. In any event, this legislation
should serve to increase the scope of the equity market. As more
investors are included, real estate markets should become more efficient,
and assessment of the markets' risk will be evaluated by more investors.
2.2.THE NEW WORLD OF REAL ESTATE FINANCE
Real estate finance has undergone a significant structural shift, and it is
not turning back. Real estate finance is segmenting, with new vehicles
and structures designed to price the different slices of a property's real
estate capital structure based on their specific risks. This change has
significant implications for the industry. Many real estate transactions
will require multiple layers of finance, bringing the complexity typically
seen only in select large deals to a broader segment of the marketplace.
This dramatic shift in the marketplace is driven by growing equity
requirements, but is possible today because of better information, more
sophisticated underwriting, and the discipline and techniques learned
from the CMBS and REIT industries. In the corporate world,
"traunching" of bond risk, convertible debt, preferred equity, and
numerous other finance techniques that "slice and price" the different
layers of a company's capital risk have been common for years. In many
ways, real estate is just naturally evolving to a more sophisticated
finance foundation.
Growing real estate equity requirements have triggered this change.
More equity is needed today than is available, necessitating creativity in
finance. For example, new construction equity requirements have
increased from 10% or less in the 1980s to 25% or more today,
representing a 150% increase of equity needed. Put another way, $100
million of equity in the 1980s could support a billion dollars of
construction, but only $400 million today. Combined with higher equity
requirements on refinancing, equity is at a premium.
These changes in the basic structure of real estate finance have been
accompanied by changes in the sources of real estate capital. On the debt
side, traditional long-term lenders like savings and loans are nearly
gone. Life companies, the other reliable long-term lender, face a
changing environment due to demutualization and changes in risk-based
capital regulations that promote investment in alternatives to long-term
mortgages. Commercial banks still dominate the construction-lending
sector, but many have migrated to longer-term loans, high-yield
mortgages, and other real estate banking activities.
Real estate equity sources, who have historically focused on the four
major property types in the United States, are now presented with scores
of opportunities including net lease deals, mezzanine funds, joint venture
developments, REIT joint ventures, opportunity fund investments, real
estate venture funds, and a full range of international investment
opportunities.
The implications of these changes, whether you are accessing capital,
providing capital, or part of the service industry, are that your
relationships and knowledge need to be broader than they were in the
past, to insure your relevance in the future. These changes have already
stimulated mergers, acquisitions, and alliances among-service providers,
finance companies, and investors, and such activities are expected to
continue in the future.
The rest of this article provides an assessment of some of the current
trends and information that is critical to keeping abreast of the changes
under way in the industry today.
ECONOMIC OUTLOOK
Perhaps the most important issue facing real estate finance today is
uncertainty about the future of the economy and property markets. The
feelings of uncertainty are based on individual experience and the
widely varying forecasts of economists. The Economic Cycle Research
Institute, a well-respected industry group, is perhaps the most negative,
predicting a recession starting in the second or third quarter of this year.
Alternatively, the Conference Board's Index of Leading Economic
Indicators and the Recession Watch Index, compiled by Comerica Bank,
both indicate a decline through early 2001 with a pickup in the second
half of the year. This more positive forecast is supported by the Urban
Land Institute, which forecasts two to three quarters of flat gross
domestic product (GDP) growth of 1.5% followed by a gradual increase
to 2% for all of 2002.
While there is a dispute about the depth and breadth of the economic
downturn, there is consensus that the economy has turned significantly
downward, even if GDP continues to grow at 1% to 2% per year.
Accordingly, while we are not officially in a recession, it still feels like a
significant downturn given GDP growth of 4%-5% in recent years.
There is also no dispute that Nasdaq is down 50% from its peak and the
S&P 500 is down 15% from its peak, significantly reducing wealth in
the economy. Venture capital spending is also down from $100 billion a
year in 2000 to approximately $50 billion projected for 2001. Perhaps of
most concern is that two-thirds of the current economic growth is driven
by consumer spending, and there continues to be speculation about the
future ability of consumers to continue to spend. Despite this concern,
consumer confidence has rebounded in recent months.
The collapse of the telecom industry is a further area of concern, not
only for real estate building owners, but also for the economy as a
whole. Many companies, including key real estate telecoms such as
OnSite Access and Broadband Office, have declared bankruptcy, and
many others are expected to follow. The severity of telecom problems is
best illustrated by the huge numbers involved. With over $800 billion
invested in telecom, losses are expected to reach over $150 billion, equal
in magnitude to the S&L collapse. Tenants, building owners, carrier
hotel investors, and major firms such as Cisco and Nortel are among
those seriously affected. In the first quarter of 2001, for example, Nortel
declared a $19 billion loss. Perhaps the silver lining is that with a
substantial oversupply of fiber-optic cable put in place, our economy
will benefit from the infrastructure investment. However, in the short
run, don't expect bargains due to the oversupply, because stable and
successful telecom firms will be charging a "stability" premium.
REAL ESTATE MARKET OUTLOOK
The real estate markets are well positioned to withstand declines in the
economy. Most important, due to better underwriting, more regulatory
oversight, and the discipline brought on by the emergence of the CMBS
and REIT sectors, the property markets are strong. Office vacancies,
while rising in the first quarter to 9.5%, are still below levels near 20%
at the start of the decade. Annual new construction has dropped to near
2% of total inventory and is forecast to stay low for at least the next two
years. This compares to an average of 4% between 1998 and 2000 and
sustained levels of 6%-7% in the mid- to late 1980s. A similar story can
be told for the other major property types, providing confidence that
dramatic market collapses are unlikely to emerge.
Reports by the Real Estate Research Corporation, LaSalle Investment
Management, PricewaterhouseCoopers, Torto Wheaton, the Urban Land
Institute, and others, all suggest a soft economic landing would have
limited long-term negative effects on the real estate markets. Owners,
due to much more significant equity cushions than in the past, are also
well positioned to survive projected economic declines.
Other positive signs for the real estate industry are found in recent
surveys. Based on a survey of responses from leaders in the Urban Land
Institute, 78% of all businesses thought that prospects for profits through
mid-2002 were excellent, very good, or good, while only 8% thought the
prospects for profits were fair or modestly poor. Bank of America
Securities did a survey of 34 of the largest public real estate companies
with an equity capitalization of $105 billion and found that, combined,
they have invested only $230 million in technology ventures. This
equaled approximately 0.2% of their equity capitalization, with most
companies having invested less than $10 million. They conclude that
most real estate companies avoided the temptation to take the
technology leap of faith; thus, negative financial effects have been
minimal.
TRANSACTION ACTIVITY
The differences in the way buyers and sellers interpret market
uncertainty have led to a significant slowing of transaction activity. By
some reports, both sales and mortgage origination activity are down over
50% from highs during the last two years. Leasing activity has also
stalled as tenants, hoping that they are finally back in the driver's seat,
pause to consider the effects of the economy on their businesses and
determine the point in time where they can extract the best deal from
landlords. The one bright side in the transaction market is refinancing,
where historically low interest rates and new mezzanine financing
structures allow owners to extract significant capital without having to
sell.
The slowing of transaction activity is reflected in bidask spreads, which
are the widest they have been in many years (bid-ask spreads measure
the difference between what the buyers want to pay and sellers are
asking as measured in differences in capitalization rates). Bid-ask
spreads were over 100 basis points for hotels and power centers. Office
buildings, industrial properties, and community shopping centers were
centered around 70 basis points. Apartments had the lowest bid-ask
spread of 50 basis points.
As might be expected, bid-ask spreads vary significantly by property
type and geography, Property types with longer leases typically have
wider spreads, as do markets which have seen accelerated rent increases
in the last several years. If history is a guide, the wide gaps in bidask
spreads should last 3-6 months, with sellers eventually moving to the
buyer's position. However, the strong equity positions and financing
options available to many owners are likely to extend slow transactions
longer then has been the case historically.
There are numerous indicators that transaction activity should rebound
strongly in the next 12 months. First, buyers, sellers, and tenants should
gain confidence as the direction of the economy and real estate markets
becomes more clear. Opportunity funds, which have raised over $50
billion in equity, and invested significantly more on a leveraged basis
during the last five years, are under pressure to sell assets. While their
financial strength will enable them to hold assets, they have significant
selling pressure due to internal rate of return hurdles and the detrimental
effect of longer holding periods on internal rates of return.
Transaction activity from the REIT sector should also increase as REITs
recapitalize through joint ventures and sales of marginal-quality assets.
The REIT bond market has also been strong, enabling access to
unsecured debt, providing further transactional liquidity. Other positive
trends for transactions include expected increases in pension fund
allocations to real estate in 2002, increased corporate activity as rents
stabilize, and continuing healthy capital markets.
Another strong trend in the transaction market has been the growing
activity of high-net-worth individuals. According to CB Richard Ellis,
high-net-worth individuals and syndicates accounted for 44% of
transactions in 2000, followed by life companies and pension funds at
25%, opportunity funds at 14%, and REITs at 11%. This trend of
investment by high-net-worth individuals is expected to continue as
wealthy individuals continue to diversify their stock market positions.
Given the substantial wealth in the economy, even after drops in the
stock market, small changes in individual investment decisions can
result in significant new real estate equity investment. Proof of this trend
can be found in a survey in the Spring 2001 Real Estate Alert that
identified 78 active real estate opportunistic and value-added vehicles,
operated by 60 different sponsors. These funds raised $26.6 billion by
the end of 2000 and were expecting to invest $26.7 billion in 2001 at an
average target leveraged return of 19.2%.
REIT TRENDS
REITs usually get press disproportionate to their influence in the real
estate capital markets due to public disclosure requirements. In this case,
REITs have earned their press with returns through the middle half of
the year near 8% compared to returns of -17% for Nasdaq and -7.1% for
the S&P 500. The strength of REIT performance is even more stellar
when looking at the last 12 months where REITs have achieved 18%
total returns versus a negative 46% for Nasdaq and a negative 16.1% for
the S&P 500. The best REIT performers during the last 12 months have
been those sectors of the market hurt the most previously, retail, hotels,
net lease, and healthcare. Healthcare REITs led the pack with a 46.2%
return during the last 12 months.
Despite the substantial increase in share prices during the last 12
months, average REIT net asset values (NAVs), as a percent of total
market capitalization, were 95% through the middle of 2001, up from
88% in June of 2000, but still far below the peak of 130% set in March
of 1997.
REITs have rebounded successfully from their poor performance in
1998 and 1999 when they experienced negative total returns of 16.9%
and 4.6% respectively. The challenge today is to continue the strong
performance and growth while limiting risks. As capitalization rates
have declined and low-hanging fruit has been picked, it is more difficult
to find acquisitions that generate growth at appropriate risk levels.
REITs have responded by turning to development. Green Street
Advisors, Inc., reports that the current development pipeline for public
REITs and real estate operating companies is approximately $18 billion.
This represents almost 20% of the market equity of the companies
undertaking development. So far, the market does not appear to be fully
rewarding the additional growth brought on by development, unless it is
adjusted for market, financial, and property risks.
The REIT Modernization Act (RMA), which went into effect January 1,
2001, is one way that REITs are expected to push forward their growth.
The RMA, which allows REITs to own taxable real estate subsidiaries,
thus enabling them to provide real estate-related services to their tenants
and third parties, has been underestimated in some circles as a driver of
growth. While many REITs will only marginally use the powers of the
RMA, other firms are contemplating substantial vertical integration
including such ideas as apartment REITs owning furniture companies or
offering single-family sales and brokerage services to tenants who are
moving into the single-family market. Credit card companies for
regional mall REITs or multifamily REITs going into condo conversion
are a few of the many other ideas and actions being implemented today.
REITs need to be careful in their planning to take advantage of the
RMA's power. The problem can be seen in the way the stock market has
treated commercial real estate services companies that went public since
1996. These companies, which make up five of the 10 largest
commercial real estate services firms in the country, have suffered
dramatically falling stock prices and have been unable to raise sufficient
additional capital to fund their growth. One reason for this, and why
REITs have fared better, is that the market does not reward
unpredictable transaction-based income. Accordingly, since REIT
analysts look very carefully at the nature of income, and have a
preference for asset-based income, any expansion of activities due to the
RMA should be evaluated based both on their ability to contribute to
share price as well as the specific profitability of the subsidiary.
REITs also continue to face the challenge of raising new capital. While
O & Y Properties Corp recently filed for a $98 million IPO to create 0 &
Y REIT, the IPO market has otherwise been dead. Only two IPOs worth
$292 million were sold in 1999, and no IPOs have been done since. On
the positive side, REITs have been able to access unsecured debt
through public offerings during the last few years. Unsecured debt
offerings exceeded $7 billion per year in 1999 and 2000, and through the
first five months of 2001 nearly $5 billion in unsecured debt had been
raised. Although a total of $10.4 billion of offerings were completed in
2000, money raising paled compared to the average of over $40 billion
raised annually in 1997 and 1998.
REIT merger and acquisition activity declined significantly in 2000.
Only 7 REIT to REIT mergers occurred in 2000, compared to 14 such
deals in 1999. While merger, acquisitions, and consolidation activities
are expected to continue in the future, most observers do not expect the
pace to pick up significantly in the near term.
DEBT TRENDS
Commercial mortgage interest rates have remained relatively constant
since the start of the year, at historically attractive rates of approximately
7.5%. However, while prices are good, borrowers are experiencing
difficulties in obtaining acceptable loan to value ratio coverage,
particularly with construction loans or other properties with higher risk
positions.
Tight underwriting practices by banks have been in place for some time.
Based on the most recent survey by the Federal Deposit Insurance
Corporation of bank underwriting practices, covering the October 2000
through March 2001 time period, underwriting practices for commercial
real estate loans tightened further. The same report showed that banks
active in construction lending actually increased their frequency of
making speculative construction loans (that is, projects without
meaningful presale, prelease, or takeout commitments). Approximately
29% of those making construction loans participated in this practice.
Bank underwriting will not tighten excessively as it did in the early
1990s if Alan Greenspan has his way. In early June, Greenspan, the
Federal Reserve chairman, told the Senate Banking Committee that
banks should not tighten lending standards despite some erosion in loan
quality in U.S. banks. He felt that an overreaction to problem loans
could create a credit crunch, which could be devastating to the sluggish
economy, hurting bank shareholders and their profits.
The CMBS market is showing surprising resiliency so far in 2001.
Based on year-to-date performance, issuance for 2001 is expected to
reach $75 billion, only $3 billion less than its peak of $78 billion in
1998. This is up from $60.9 billion in 2000 and average issuance of less
than $20 billion in the early to mid-1990s.
The resiliency of the CMBS market is reflected in its ability to adapt.
While the market grew initially with large offerings of Resolution Trust
Corporation assets, it then adapted to incorporate multiasset class pools,
a broader array of property types, international securities, and finally
today more customized offerings with unusual underlying collateral
features including leaseback structures, single borrower loans, and short-
term loans.
With international issuance reaching $12 billion in 2000 as banks
throughout the world restructure their assets, and estimates of $20 to $25
billion of international securities in 2001, this segment has become
important. However, there are still some questions as to whether this
international component of the market will be a long-term feature or
disappear like RTC issues did in the US. during the mid-1990s.
CMBS spreads continue to tighten. AAA spreads over 10-year
Treasuries were 126 basis points as of June 2001, 40 basis points less
than a year ago. This tightening is a result of continuing healthy demand
for CMBS issues by investors and declining 10-year Treasury rates,
which decreased 60 basis points during the same time period.
Noninvestment grade tranches did not see their spreads reduce, as BB
spreads remained constant at 525 basis points and B spreads actually
rose from 815 to 825 basis points.
There appears to be hope for additional B-piece buyers to enter the
market, eliminating a potential bottleneck for CMBS issuers. This is
important because historically the market for the highest-risk CMBS
tranches has been thin, and these investors shoulder the majority of the
delinquency and default risk in CMBS securities. B-piece buyers wield
power despite representing only approximately 5% of a typical pool.
They have had the ability to throw out loans arbitrarily and make other
demands.
There is evidence that new B-piece buyers are entering the marketplace.
With the dot.com meltdown and the high-return expectations in the tech
sector, B-pieces, with 20% to 30% return expectations, are attracting
greater interest. ARCap REIT, Inc., a private trust that is an active B-
piece buyer, completed an offering raising $121.5 million. They also
issued $236 million in senior notes, providing additional capital to invest
in the market. Cremac Capital Partners also recently closed a $100
million fund to invest in subordinate tranches. A team consisting of
Alliance Capital Management and the Global Capital Markets Group of
CB Richard Ellis also recently announced plans to raise approximately
$200 million of equity capital to invest in BB and below quality CMBS.
GE Financial Assurance and Anthracite Capital, Inc., are two other
companies that have recently raised fresh capital for the sector.
The CMBS market is also heading towards greater activity over the
Internet. Recently, a group of companies and organizations led by the
Mortgage Bankers Association (MBA) and the Commercial Mortgage
Securities Association initiated a process to develop standards for
commercial mortgage transactions conducted over the Internet. Another
task force of the MBA and the Commercial Mortgage Securities
Association recently released a report that dealt with the problem of
missing loan documents. This task force spent eight months developing
recommendations to insure fewer delays and more complete reporting in
the mortgage markets.
Finally, the idea of online marketing of bonds is not new. In 2000, five
investment banks including Goldman Sachs, Merrill Lynch, Morgan
Stanley Dean Witter, Deutsche Bank, and Salomon Smith Barney
banded together to launch an online marketplace for bonds. This new
company, called BondBook LLC, is being designed to trade corporate,
junk, and municipal bonds on the Internet. While the CMBS industry is
not quite there yet, the steps being taken and this initiative in the bond
market are leading the way towards greater liquidity in the commercial
mortgage-backed securities marketplace.lR
INTERESTING OPPORTUNITIES IN THE MARKET
Huge opportunities with brownfields (former industrial and commercial
facilities where development is complicated by real or perceived
environmental contamination) have become more realistic given recent
market changes. First, the Brownfields Revitalization and Environmental
Restoration Act passed 99 to 0 in the Senate in April 2001 and is going
to the House. This act provides liability relief for innocent property
owners and increased funding for brownfields cleanup and
redevelopment and recognizes the finality of successful state hazardous
waste cleanup efforts. Bush's budget also makes permanent a special
exception that brownfield sites currently have that allows them to deduct
all cleanup costs immediately, rather than amortizing them over time.
Finally, in a federal district court in San Francisco, the city of
Emeryville received a favorable ruling that they are not responsible for
any cleanup cost because of environmental contamination in a property
they acquired under eminent domain. This ruling enables cities to more
freely use their eminent domain power to push forward brownfield site
redevelopment.
For those people who have longed to buy a cheeseburger at their local
REIT, the IRS in early June issued Revenue Ruling 2001-29, which
clarified an earlier ruling in 1973 that held that REITs were not engaged
in the "active conduct" of a trade or business. This new ruling clarifies
that REITs are engaged in the "active conduct" of a trade or business
providing a "safe harbor" for non real estate companies to distribute or
spin off on a tax-free basis real estate assets in the form of a real estate
investment trust whose shares are distributed to the company's existing
shareholders. This presents opportunities for companies like McDonald's
to spin off their real estate holdings on a tax-free basis.
Opportunities in the 1031 like-cut exchange marketplace expanded with
a September 15, 2000, IRS ruling which enables "reverse" like kind
exchanges. This ruling, Revenue Procedure 2000-37, enables property
owners to reverse the existing steps in a 1031 exchange, enabling them
to buy a property first, then have 180 days to sell existing assets. This
added flexibility should make the $30 billion 1031 exchange market
even more attractive. To assist this marketplace, LoopNet, in partnership
with Asset Preservation, Inc., Investment Property Exchange Services,
Inc., and LandAmerica Exchange Company, recently launched an online
program for tax deferred investment property exchanges. This exchange
will provide resources, current information, and a variety of tools
necessary for 1031 transactions.
Succession planning and related activities present a huge opportunity for
service providers and investment managers during the next two decades.
Projected wealth transfers during the next two decades are massive.
Twenty-six million estates with an aggregate value of $12 to $18 trillion
will be probated by 2017. Seven to ten trillion dollars of this will go to
personal heirs, as opposed to charities or trusts. The opportunities exist
because of the large amount of this money that will be in the form of real
estate, or real estate companies, as well as the investment opportunities
presented by this wealth transfer. Succession planning has always been a
critical issue for real estate companies, and with many REITs today, it is
an important issue in retaining the confidence of investment analysts.
Another significant growth area to watch is the biotech industry. The
cost of bringing a new drug to market is approximately $400 million,
and biotechnology can significantly reduce this cost. The industry, just
25 years old, has helped a quarter of a billion people, and this number is
expected to grow significantly. Over 350 biotech medicines targeting
200 diseases are in the late stages of development. With substantial
research budgets and growing marketing and business strength, the
biotechnology industry will be a huge user of real estate within the
United States, Europe, and 22other countries.
2.3 ROLES OF BANKS AND OTHER INTERMEDIARIES IN
REAL ESTATE DEVELOPMENT
Housing finance by its very nature is a capital intensive venture which if
it is to be financed through personal financial resources will require slow
and tedious accumulation of savings. However, since housing provides
benefits over many years, long-term credit financing is a more logical
option as it will spread the repayment burden. But this requires
the availability of long-term funding, and for which must be institutional
capacity, structure and mechanism that will allow a convenient and
effective linkage between the savers/investors and the consumers of such
funds.
Federal Mortgage Bank of Nigeria is the apex institution in the mortgage
market in Nigeria.
A committee was set up to produce a draft of National Housing Policy
acknowledged, finance as constituting the centre piece, among other
major pillars, of housing delivery (Abiodun, 1999).
The poor performance of Federal Mortgage Bank of Nigeria (FMBN),
which gave loan to 8,874 out of 10,000 application between 1977 and
1990 was very worrisome. It was very obvious that the FMBN should
undergo serious re-engineering to be able to cope with the
enormous task of housing finance. This re-engineering resulted into a
framework of two – tier financial structure (see fig. 1:)
Fig. 1. Nigeria Two Tier Housing Finance Structure
Source. Authur (From NHP).
Arilesere 1998, summarised the major strategies and guidelines of the
National Housing Policy
(NHP, 1991) on Housing finance as follows:
- Mobilisation of savings into Mortgage Institution
- Provision of incentives for the capital market to invest in property
development
- Provision of policy controls over the allocation of resources between
the housing
sector and other sectors of the economy.
- Facilitation of flow of domestic and international resources into the
priority housing
areas, such as low income housing.
FMBN
Saving banks
Building societies
Credit unions
Housing corporation
- Need for government to establish voluntary schemes, mandatory
schemes and
provide substantial budgetary allocations and financial transfer to the
housing
finance system.
- Establishment of National Housing Fund (NHF) to be administered by
the Federal
Mortgage Bank.
- Ensuring that Commercial Banks, Merchant Banks and Insurance
Companies are
given reasonable conditions to encourage them to invest in mortgage
business.
Without an effective finance system, no housing policy can be
effectively implemented. A financing framework which facilitates
financial intermediation for housing finance consists
of institutions as well as their relationship and the processes involved.
However, the emphasis in this review will be on relevant institutions and
their activities. Indeed the framework must effectively reconcile the
affordability limitation of households with viability requirement of
financial institutions.
In Nigeria, housing is typically financed through a number of
institutional sources:
Budgetary appropriations, Commercial/Merchant Banks, Insurance
Companies, State Housing Corporations and the Federal Mortgage Bank
of Nigeria (FMBN): and now the newly established Mortgage
Institutions all these constitute the formal institutions. In
formal institutions such as thrift and credit societies, and money lenders
who have contributed and are still contributing substantially to the
finance of housing construction also persists.
The impact of these informal institutions however cannot be properly
quantified because they are largely uncoordinated, scattered and varied
in scope and operational depth.
2.4 THE ACTIVITIES OF GOVERNMENT IN FINANCING
REAL ESTATE DEVELOPMENT
For various reasons, the expansion in the external sector of the economy
as well as the consequent expansion in the financial system did not
translate into any significant improvement in the level of financial
intermediation for housing finance. A major reason
has been, until very recently, the nature of Government intervention.
With resources allocated by the various development plans especially
the Third and Fourth National Development Plans, the public sector
embarked on the direct construction of mass housing; major housing
projects were financed directly from budgetary appropriations. This
emphasis on budgetary appropriation was mainly during the oil boom
periods of 1973/76 and 1980/81. Little or no role was allowed the
Private sector in Housing Finance.
The results were insignificant impact on housing need and attendant cost
inefficiencies. There were few peculiar features of implementation in the
respective periods of the plans which have had a direct bearing on
Housing finance activities.
(a) Fiscal policy alternated between stringent and liberal control on
imports, depending
on the buoyancy of hard currency earnings. Given the import
dependence on
building materials, cost of housing construction oscillated.
(b) Apart from its regulatory role, government at the Federal and State
level was also
engaged in direct housing construction. For example the new
government of Lagos
State is currently embarking on the provision of 10,000 housing unit per
year for
the next four years of mix development for the people of the state. How
realizable
this scheme is only time will tell. But definitely its all boils down to
finance. It is on record that the State is seeking to obtain 4.0 billion
Naira from the capital
market just to be able to fulfill part of their promise of housing.
(c) Although the Third and Fourth plans placed emphasis on a housing
sector, there
was no adequate allocation of funds.
(d) The institutional structure for mortgage finance did not evolve
beyond rudimentary
stage.
In the event, there was little evidence of financial presence from the
private sector in public sector housing finance activities. In consequence,
the operational dependency and
sophistication which a greater presence from the private sector could
have induced in the Housing finance system did not take place. The
situation was compounded by the strict regulation of credit expansion
which, until the recent deregulation, has compelled the
financial institutions to remain largely in the short-term end of the credit
market.
Inspite of their importance in financing the construction of housing, the
commercial and Merchant Banks have not gone beyond allocating 20%
of their loans and advance into building construction for any year. This
is because of the relative slow rate of returns and the interest rate and
inflation risks inherent in long-term lending.
2.5 THE ROLES OF FINANCIAL INSTITUTIONS IN ENSURING
REAL ESTATE DEVELOPMENT IN NIGERIA.
Insurance Companies
Insurance companies are equally well suited to providing housing
finance because of their stable base of funding and the long-term nature
of their liabilities. They are therefore not only fund mobilizers, but also
important source of capital fund for the economy. Funds from life
insurance companies also provide resources for the financing of the
housing sector in Nigeria. The structure of the loans and advances of the
sector indicates that the insurance sector has been active in mortgage
financing.
Specialized Institutions
The main competing institutions with banks and insurance companies in
the area of housing have been specialized institutions, such as semi-
government agencies, mortgage banks and building societies.
State/Municipal Government Financing
State and Municipal Governments have also been known to be involved
in mortgage financing, albeit, on a limited scale.
The sources of such fund usually include budgetary allocation,
complemented with facilities from development institutions.
Such funds are often channelled through the states’ development finance
institutions such as the Housing Corporations or Investment and
Property Development Corporations for on lending to individuals for
residential building construction. Indeed, the erstwhile regional
governments of the 1960s set up the regional housing corporations, with
clear mandate to provide long term credit for housing development.
Primary Mortgage Institutions (PMIs)
The promulgation of the Mortgage Institutions Decree No. 53 of 1989
provided the regulatory framework for the establishment and operation
of Primary Mortgage Institutions (PMI) by private entrepreneurs. The
FMBN under the decree became the apex institution, which regulates
primary mortgage institutions and was empowered to license the PMIs
as second tier housing finance institutions. 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. The PMIs were expected to enhance private sector
participation in housing finance.
The Federal Mortgage Finance Limited (FMFL)
The Federal Mortgage Finance Limited was established in 1993 to carry
out the retail aspect of mortgage financing and provide credible and
responsive housing finance services, while FMBN became the nation’s
apex mortgage lending agency.
The FMFL is expected to provide long-term credit facilities to mortgage
institutions in Nigeria to enable them grant comparable facilities to
individuals desiring to acquire houses of their own; encourage and
promote the emergence and growth of primary mortgage institutions
(PMIs) to serve the need of housing delivery in all parts of Nigeria; and
to collect, manage and administer contributions to the National Housing
Fund (NHF) in accordance with the provision of the NHF Decree No. 3
of 1992.
Housing Corporations
The State Housing Corporations operate largely as property developers
and they depend mainly on Government budgetary allocations. The
housing units are usually sold outright as they usually do not provide
mortgage finance to buyers. The number of housing units produced has
not been significant relative to demand. Their role would have been
effectively implemented if they were operating as financial
intermediaries. It has been noted elsewhere that for reasons such as
availability of Government funding, housing corporations do not operate
savings schemes; and those that have such schemes have
marginalized them.
It was in realization of the enormity of the housing problem relative to
declining resources capacity available to the Public Sector, that the
previous Governments decided to facilitate construction by the Private
Sector institutions. Consequently the new National Housing
Policy was established.
2.6 THE EFFECT OF POLICY ON REAL ESTATE
DEVELOPMENT
Realizing that the enormous public sector efforts have not effectively
addressed an expanding housing deficit and escalating construction
costs, and that such efforts must be substantially collaborative with the
Private Sector, Government decided to establish a framework within
which such collaboration can effectively address the housing problem.
This was articulated in the National Housing Policy in 1988. The policy
attempts inter alia; to create a new housing finance system, encourage
the linkage of the housing sector to the capital market, establish a
National Housing Fund, and expand Private Sector role in the
housing delivery system.
The most significant differences between the new policy and the
previous ones are firstly, that housing is now seen in context of the
overall national development. Previous policies had tended to regard
housing as a social service and a natural fall-out of the national
economic development. Secondly, the policy has identified the fact that
different household both within and between income groups tend to have
different demand for housing. This is evident from the ultimate goal of
the policy which is, “to ensure that all
Nigerians own or have access to decent housing accommodation at
affordable cost by the 2000 AD” Thirdly, the focus of the policy seems
to be to remove all barriers to the supply
of housing and to provide incentives to all parties involved
(governments, private sector and individuals) in the housing delivery
system.
2.7 SUSTAINABLE HOUSING DEVELOPMENT IN NIGERIA
The rate of urbanization in Nigeria has witnessed tremendous increase in
the past decades. Census in the early Fifties showed that there were
about 56 cities in the country and about 10.6% of the total population
lived in these cities.
This rose dramatically to 19.1% in 1963 and 24.5% in 1985. Today, the
national population is now estimated to be about 120 million with the
urban population constituting about 30%. The rapid growth rate of urban
population in Nigeria since the early seventies was mainly due to
immigrating induced by the concentration of the gains from the oil
sector in the urban areas.
Given the expected increases in Urban population, the magnitude of
housing problem in
the country is enormous. According to the National Rolling Plan (NRP)
the national housing requirement is between 500,000 and 600,000 units
considering the prevailing occupancy ratio of between Three and Four
persons per room. If this estimated annual requirement was to be
provided at an average of N500,000 per unit (rather conservative) the
costs would be enormous and indeed unrealizable. The cost of
providing housing alone would be between N250 Trillion and N300
Trillion (excluding the cost of infrastructural development). This is the
macro perspective of the housing problem.
This is to say that the Government and Mortgage Institutions will need
this much as capital base to effectively tackle the housing situation.
The phenomenal rise in population, number and size of our cities over
the past few years have manifested in the acute shortage of dwelling
units which resulted in overcrowding, high rents, poor urban living
conditions, and low infrastructure services and indeed high
crime rates.
On the micro-level, it has been observed that house ownership is one of
the first priorities for most households and it represents the largest single
investment for most (between 50% and 70% of household income). This
observation becomes very significant when it is
realized that per capital income in Nigeria has been on the decline
(currently N3,000.00) as well as the real income of the average Nigerian.
The rapid up-swing in the prices of building materials in the last five
years has further reduced the affordability for most
Nigerians. Relating annual requirements for housing with the Gross
Domestic Product of N82.53 billion in 1988 and 85.82 billion estimates
for 1989, and over 88 billion in 1991 as well as per capital income of
N3,000.00, financing becomes a major factor of the housing
problem especially long term funding. Except the problem of how to
finance the construction of housing for all income groups is effectively
addressed, the housing problem is bound to further escalate.
The objective of this paper therefore is to give you an insight into the
financing option for the construction of housing in Nigeria given the
existing financial structures. Construction materials and housing design
play a crucial role in this overall financial play.
2.8 HOUSING IN THE NATIONAL ECONOMY
One may perhaps be tempted to ask why emphasis is being placed on
housing. Firstly of all man’s basic needs, housing arguably, constitutes
and indeed poses the greatest challenge.
Secondly, a vigorous and buoyant housing sector is an indication of a
strong programme of national investment and is indeed the foundation of
and the first step to future economic growth and social development.
The gross housing delivery is therefore a major factor in the nation’s
gross domestic product (GDP) and indeed this reflects the mirror and the
barometer of the state of health of the Nation.
Economic activities are well known to encompass all aspects of human
endeavor that are directed towards the creation of wealth. It is also
known that one of the basis of human needs is to seek to enhance our
self worth by improving our living standards.
Economic growth is therefore a natural pursuit in any human set-up as
such improvements is expected to lead to increased wealth and
prosperity both for individuals and the whole nation.
In order to moderate the acute shortage of shelters in the country, the
NHP for the period spanning 1994 to 1998 was expected to build
121,000 housing units. In addition, the number of Licensed Primary
Mortgage Finance Institutions (LPMFI) rose from 251 in
1993 to 276 in 1994. However, by the end of 1998, it has declined to
115. Similarly, the Federal Government capital expenditure on housing
increased by over 500 per cent to N4818.3 million in 1995 from N776.7
million in 1988, but declined slightly by about to per cent to N722.0
million in 1998 (CBN 1994 and 1998). The Federal and the State
Government were expected to spend N2.7 billion on housing provision
during the 1996-98 NRP. Over N3.0 billion was expected to be spend by
the two levels of governments during the 1999-2001 NRP (NPC, 1998
and 2000) Despite all these interventions and huge investments in
housing provisions since the colonial times and to date, Nigeria’s
housing problems still remain intractable. In fact, access to decent
shelter has worsened for increasing segments of the urban population in
Nigeria. For instance, it was reported that out of 121,000 housing units
slated to be built between 1994 and 1995, only 1,014 houses were
completed (CBN, 1994 and 1998; and Vision 2010 Main Report). Also,
it was estimated that about 85 per cent of urban population live in single
rooms, and the number of occupants per room range from 8 to 12 with
adverse effects on sanitation and health. The deteriorating housing
situation in Nigeria, especially at the urban centres is too critical to leave
for government to redress alone.
Nigeria is the 6th largest producer of crude oil in the elite league known
as OPEC, whose members account for over two –third of the worlds
total supply of this commodity. Also the country’s estimated reserves of
natural gas runs into billions of metric tonnes and the
first train of the liquified Natural Gas (LNG) has recently being shipped
out with the production all fully committed to purchase’s from abroad.
In terms of revenue earning capacity and potential, it is worth
mentioning that Nigeria to date has realised over US200
billion from crude oil sales. For a country that could boast of such huge
amount of resources, it is very saddening and disturbing to note that very
little of the earnings have been put into use to boost the fortune
of the Housing Industry and infrastructure. The industry should have
seen a lot more activity and government support, in large scale
development schemes, and improvement and providing of infrastructure;
provision of large scale social housing, creating and
expanding new towns.
A cursory look at the present state of the housing provision tells a
glaring tale of a huge paradox - A paradox of achieving so little with so
much endowment! An indictment of the government that ought to
provide the lead. And so today the housing provision is in a state
of comatose, neither dying nor living!!!
One major serious aspect of urban problem with respect to housing is the
poor state of the infrastructures. For instance Table 1 indicates the
proportion of urban households in
Nigeria with water supply.
National Sites and Services Programme
The National Sites and Services programme was adopted by the Federal
Government in 1986 as a viable alternative for housing delivery through
increased supply of serviced plots at affordable costs. The aim of the
programme was to create easy access to develop land, which had for
long hindered home ownership. The programme involves the provision
of serviced land for housing development and commercial activities in a
well laid out and planned environment. Such services include roads,
drains, water supply, electricity and other municipal services. Since the
commencement of the Programme in 1986 only about
20,000 plots have been allocated in about 20 states of the federation. In
the 2001 fiscal year, contracts are currently being packaged for Kuje and
Gwarinpa both in the FCT for the provision of roads and drains.
Summary of percentage (%) of work done as at the end of 1999.
Description % of work done
- Site clearance and earth works 75%
- Roads and car parks 20%
- Storm water drainage 75%
- Water supply 1.5%
- Sewer main drain 56.5%
- Electrical distribution & street lighting 2%
- Telecommunication Nil
- Layout and demarcation of plots 90%
Amount required to complete the on-going sites and services projects are
estimated at
N6.986 billion.
2.9 New Structure for Housing Finance in Nigeria.
The new housing policy has established a two-tier housing finance
structure, with FMBN as an apex institution and a decentralized network
of Primary Mortgage Market institutions such as building societies,
housing co-operatives, home savings and loans associations.
This structure aims to streamline processes and organizational
relationships within the housing finance system and encourage
expansion in private initiative. In this regard, the legal framework for the
organization and implementation of the apex role of FMBN has
been defined by the Mortgage Institutions Decree No.53 of 1989.
National Housing Fund (NHF) – was established in 1992
The concept of the National Housing Fund as proposed in the National
Housing Policy is to ensure a continuous flow of long-term funding for
housing development and to provide affordable loans for low income
housing. The promulgation of the National Housing Fund Decree
heralded the emergence and establishment of a battery of mortgage
finance institutions in Nigeria. Quite a number of them had been in
operation for the last 12 months. Good as the intention of the scheme
appear, the technicalities and modalities of releasing the loan to the
mortgage institutions to unlend to the members of the public have not
been worked out and as such most potential clients have been frustrated
by the high interest rate and cost of funding. Most of
the mortgage institutions on their own have been mobilizing funds by
accepting deposits and savings at very high interest rate in a highly
competitive marketing environment. Most customers on the other hand
are prepared to wait for the National Housing Fund than take
loans at high interest rate which is presently being dictated by the money
market condition.
2.10 STRATEGIES FOR EFFECTIVE RESOURCE
MOBILIZATION IN REAL ESTATE
The strategies offered in the national Housing Policy are classified into
voluntary schemes, mandatory schemes and government budgetary
allocations. The Voluntary Schemes: Include encouraging individuals to
save and borrow at low interest rates. Contractual savings schemes as
well as Central Bank guidelines will be employed to facilitate the
contributions of individual, and commercial/merchant bank
respectively. The Mandatory Schemes: Consist of the National Housing
Fund (NHF), schemes for commercial/merchant banks and insurance
companies. The N.H.F. will take two and a half per-cent contribution
from the monthly salaries of workers earning N3,000.00 and above.
It will attract 4% interest rate but contributions can be withdrawn as
retirement benefit with commercial rate of interest paid when
contributors do not use the housing loan facilities.
The fund is to be administered by FMBN. Commercial/Merchant Banks
are expected to invest 10% of their loans and advances in FMBN at
concessionary interest rates. Insurance companies are also to invest a
minimum of 20% of their non-life funds and 40% of their life funds in
real estate development; not less than 50% of these allocation must be
channeled through FMBN. All these noble aim of Government are
presently being hindered by criticisms from Insurance companies and
Banks. While the mandatory contribution from employers is trickling
into FMBN at small pace thereby making the scheme presently
ineffective. This scheme is not working. For example to date only 969
out of the 1.8 million contributors have so far applied for loans, while a
total of N5.8 billion has been collected into the fund since its inception
in 1992 to September 2000. Out of the total amount collected,
N13million has been refunded to 4019 contributors who have attained
the age of 60 years or become incapable of continuing their contribution.
Only N375 million of the total fund of N5.8 billion in the kitty have
been disbursed through 20 primary mortgage institutions to 631
contributors to enable them buy or build their own houses.
2.11 EVALUATION OF HOUSING/MORTGAGEFINANCING IN NIGERIAAn appraisal of mortgage financing in Nigeria shows that these
measures have produced some salutary impact on the housing sector.
Available information reveal that about N1.065 billion was granted as
loans and advances by the insurance companies to the housing sector
between 1990 and 1998. This represented an average of 39.4 percent of
their total loans and advances during the period. The analysis of the
PMIs operations also indicate that loans to customers amounted to
N5.987 billion within the period 1992 – 2001, just as the number of
operators rose steadily to a peak of 280 in 1995 before it declined.
Available information also reveals that the supply of credit by the
Federal Mortgage Bank of Nigeria is grossly 14 inadequate to meet the
growing demand. With regard to cooperative societies and
state/municipal governments, evidence seem to suggest some increase in
the level of funding although, there appears to be a lull in recent times
owing to inadequate funds.
In terms of fund mobilization, the national housing scheme recorded
modest achievements as contribution to the scheme increased to over
N20, 073.0 million by December 1997.
As at end September 2000, FMBN mobilised a total of N5.8 billion from
1.8 million contributors to the NHF while it granted N375 million loans
to 631 contributors through 20 PMIs for the construction of houses.
Overall, there is evidence of declining activities in housing
finance generally. The average share of GDP invested in housing
declined from 3.6 percent in the 1970s to less than 1.7 percent in the
1990s. In addition, between 1992 and 2001, the volume of savings and
time deposit with the banks and nonbank financial institutions grew by
604.94 percent from N 54 billion to N 385.2 billion. However, the
proportion held by the housing finance institutions declined from 1.4
percent to 0.22 per cent in 1998, indicating a fall in the flow of funds
into the housing finance sector.
2.12 LINGERING OF MORTGAGE FINANCING IN NIGERIA
The statistics given above is worrisome and underscores the existence of
some lingering problems, which constrained adequate and efficient
credit delivery to the housing sector.
They include the following:
• Low Interest Rate on National Housing Fund The low interest rate
level stipulated by law on investment on NHF makes the banks and
insurance companies reluctant to invest in the Fund especially, as
there are some more profitable investment avenues.
• Low Level of Participation in the NHF
The number of contributors to the NHF has been relatively small
compared with the national work force.
There are about 9 million workers who are yet to be registered and are
therefore not making any contributions. There are also alleged cases of
diversion of workers contributions to the fund by employers to other
investment purposes.
• Macroeconomic environment
The hitherto high inflation rate negatively affected the macroeconomic
environment. There is need to continue to keep the rate of inflation
moderate as high inflation rate and structural bottlenecks in the economy
do not encourage contribution toward the fund.
• Non-Vibrancy of some PMIs
The loss of focus by some PMIs in favour of non-core activities such as
trading as well as the slow disbursement of NHF to the PMIs, made
some of them to be competing with the banks in sourcing for funds for
purposes other than mortgage financing.
• Cumbersome Legal Regulatory Framework for Land Acquisition
The existence of a cumbersome process of title documentation of land
ownership which is reinforced by inadequate cadastral system makes
mortgage financing very difficult. This has been seen as one of the
factors responsible for slow disbursement of NHF.
• The Structure of Bank Deposit Liabilities
This is preponderantly short term, therefore, the deposit money banks
tend to avoid fund mismatch i.e. borrowing short but lending long,
which is required in mortgage financing. The key issue that emerges
therefore revolves around how to ensure adequate long term lending by
financial institutions rather than the current short term
lending practice. This requires significant intermediation efforts,
especially, since housing finance is very sensitive to inflationary
environment. Another related issue is the inability of the financial
institutions to mobilize resources effectively for low-income housing.
REFERENCES
SUSTAINABLE HOUSING DEVELOPMENT IN NIGERIA – THEFINANCIAL AND INFRASTRUCTURAL IMPLICATIONJoseph Segun AJANLEKOKO, Nigeria
Assessing the Causes and Consequences of Loan Defaults and Workouts Forte, Joseph Philip. Real Estate Finance. New York:Fall 1992. Vol. 9, Iss. 3, p. 11
Capital market diversity challenges borrowers, lenders, and investors Muldavin, Scott R. Real Estate Finance. New York:Spring 1995. Vol. 12, Iss. 1, p. 8 (4 pp.)
Financing choice by equity REITs in the 1990s Chinmoy Ghosh, Raja Nag, C F Sirmans. Real Estate Finance. New York:Fall 1997. Vol. 14, Iss. 3, p. 41-50 (10 pp.)
Adeniyi, E. O. (1996). “Housing in Nigerian NationalDevelopment” in Housing in Nigeria by Adepoju Onibokun
Bichi K.M. (1997). “Housing Finance in the Context of Vision2010”. Housing Today.
Enuenwosu, C.E. (1985): “The Federal Mortgage Bank ofNigeria: Its Objectives and Future Prospects”. Central Bankof Nigeria Bullion July - September
Falegan, S.B. (1980): “Problems and Prospects of the FederalMortgage Bank of Nigeria”. Central Bank of Nigeria BullionApril – June.
Federal Republic of Nigeria (1990) - National Housing Policy -Federal Ministry of Works and Housing. Feb.
Okonkwo O. (1999). “Mortgage Finance in Nigeria”. EsquirePress Ltd.
Onabule, G.A. (1992). “Mortgage Banking in Nigeria
Yesterday, Today and Tomorrow”. Housing Today.
FED. GOVT. OF NIGERIA (1992) National Housing Funds Decree
The evolving structure of the commercial real estate capital Brueggeman, William B. Real Estate Finance. New York:Winter 1995. Vol. 11, Iss. 4, p. 12 (6 pp.)
Recent trends in real estate finance Muldavin, Scott R. Real Estate Finance. New York:Winter 1995. Vol. 11, Iss. 4, p. 7 (5 pp.)
The new world of real estate finance Scott R Muldavin. Real Estate Finance. New York:Summer 2001. Vol. 18, Iss. 2, p. 73-79 (7 pp.)
The old and the new dominate real estate finance today Scott Muldavin. Real Estate Finance. New York:Winter 1998. Vol. 14, Iss. 4, p. 85-91 (7 pp.)
CHAPTER THREE
RESEARCH METHODOLOGY
3.1 INTRODUCTION
This chapter contains the method by which the data utilized in the
study was sourced and analyzed. Among other things, it explains the
sampling procedure/design and the questionnaire design.
3.2 RESTATEMENT OF RESEARCH QUESTIONS
In relation to this topic, the relevant research questions include:
What are the long-term effects of financing real estate
development to the nation?
Are there Nigerian banking institutions established for the sole
purpose of financing real estate?
Has there been sustainable development in real estate over the
years?
Are there other effective sources of financing real estate in
Nigeria?
How does real estate development lead to economic growth in
Nigeria?
3.3 RE-STATEMENT OF HYPOTHESES
To further give direction to the study and with due recognition to
the statement of the research problem, the following hypothesis is
formulated as stated below:
Ho: Financial institution do not have a significant impact on the
financing of real estate development in Nigeria.
H1: Financial institutions have a significant impact on the financing of
real estate development in Nigeria.
Ho: Real estate development will not have a significant effect on
economic growth of the country.
H1: Real estate development will have a significant effect on economic
growth of the country.
3.4 SAMPLE DESIGN
The population study is made up of secondary data obtained about the
major institutions involved in financing real estate development in
Nigeria. From past researches, it has been shown that it is practically
impossible to survey all the mortgage financing institutions.
3.5 DATA COLLECTION PROCEDURE
The researcher used secondary data in carrying out this research
to a reasonable conclusion. In collecting the data the researcher visited
the Nigerian Stock Exchange to use their library to obtain information
on the relevant companies been researched. The survey would be done
by obtaining data from central bank of Nigeria’s annual bulletin 2011.
Also data from publications, journals , articles in the news papers and
also documents from the internet.
3.6 METHOD OF DATA ANALYSIS
Data collected would be presented in tabular form and, the tables would
show figures reflecting the economic indicators used in the course of this
study. The study covers the period of 2001-2010, financing real estate
development, the roles of banks and other financial intermediaries.In the
course of analyzing the hypothesis, ordinary least square regression were
used to analyse the first and the second hypothesis.
3.7 Limitations of the Methodology
I. Inadequate fund to carry out the project effectively
II. Inadequate data
III. Time constraint
REFERENCES
Asika, Nnamdi.(2009) “Research methodology in behavioural sciences”
CHAPTER FOUR
DATA PRESENTATION AND ANALYSIS
4.1 DATA ANALYSIS
The data used for the analysis was obtained primarily from the National
Bureau of Statistic (NBS). This was supplemented with information
obtained from the publications of the Central Bank of Nigeria (CBN)
and World Bank.
The period of the analysis was between 2001 and 2010 which implied
that 10 years of financing real estate in Nigeria was conducted in the
course of this study. The study aimed at validating the a priori
explanations for the variables by determining the causal relationships
between the exogenous and the endogenous variables.
The traditional test of significance of the parameter estimates is the
standard error test, which is equivalent to the student’s t–test. The
correlation coefficient (R) shows the relationship between the variables.
The relationship could be of a direct, indirect or an outright zero
correlation. The Durbin Watson test for conducted to verify the
autocorrelation of the variables.
The standard error is obtained by taking the inverse of the variance of
the estimate. The standard errors for the estimate of ρ, ß and þ will be
dealt with in this project, while the standard error for the estimates δ, Ø
and ∂ are left out.
The coefficient of determination (R2) is used to determine the overall
significance of the regression model i.e. to determine the extent to which
the variations in the dependent variable can be attributed to changes in
the explanatory variable. This test shall be used to measure the extent of
the claimed relationship between the real estate developers, financial
institutions and gross domestic product in Nigeria
TEST OF HYPOTHESIS 1
Objective 1- To find out, if there is a significant impact of financial
institution on real estate development in Nigeria
Research Question 1- Is there a significant impact of financial institution
on real estate development in Nigeria?
Hypothesis 1- Financial institution do not have a significant impact on
the financing and development of real estate in Nigeria.
TABLE 4.1 MODEL SUMMARYModel R R Square Adjusted R Square Std Error of the Estimate
1 .606 .368 .356 0.232Source: Researcher’s Field Summary Result (2011)a. Predictors: (Constant), Financial Institution Financing
Table 4.1 is the model summary. It shows how much of the variance in
the dependent variable (Real Estate Development) is explained by the
model (Level of Financing). In this case the R square value is .368.
Expressed by a percentage, this means that our model (Level of
Financing) explains 36.8% of the variance in real estate development.
The adjusted R square shows .356, while the standard error of estimate
indicates 0.232 which signifies the error term that was not captured in
the model.
TABLE 4.2 ANOVAb
Model Sum of Square df Mean Square F Sig.
1 Regression 474.855 1 474.855 30.802 0.000
Residual 817.072 53 15.416
Total 1291.927
a. Predictor: (Constant), Fin Financing
b. Dependent Variables; RED Real Estate Development
Source: Researcher’s Field Summary Result (2011)
a. Predictors: (Constant), Level of Financing
b. Dependent Variable: Real Estate Development.
Table 4.2 shows the assessment of the statistical significance of the
result. The ANOVA table tests the null hypothesis to determine if it is
statistically significant. From the results, the model in this table is
statistically significant (Sig = .000) and hence, the null hypothesis
should be rejected
TABLE 4.3 Coefficients
Model Unstandardized Coefficients Standardize Coefficient t Sig
B Std. Error Beta
1 Constant 17.456 1.892 9.226 .000
Financing .243 .044 .606 5.550 .000
-----------------------------------------------------------------------------------------------------------------------------------------
Source: Researcher’s Field Summary Result (2011)a. Dependent Variable: Real Estate Development
Table 4.3 also shows which of the variables included in the model
contributed to the prediction of the dependent variable. The study is
interested in comparing the contribution of each independent variable;
therefore beta values are used for the comparison. This means that
financial institution makes about 37% the contribution to explaining the
dependent variable which is real estate development.
Interpretation of results
Findings from this research showed that financial institution have
significant on the financing of real estate in Nigeria.
TEST OF HYPOTHESIS TWO
Objective 1- To find out, if real estate developers have significant impact Nigeria economy
Research Question 1- Do real estate developers have significant impact
on Nigeria economy?
Hypothesis 1- Real estate developers have significant impact on Nigeria
economy.
on
TABLE 4.4 MODEL SUMMARYModel R R Square Adjusted R Square Std Error of the Estimate
1 .521 .311 .3309 0.249Source: Researcher’s Field Summary Result (2011)a. Predictors: (Constant), Real Estate Developers
Table 4.4 is the model summary. It shows how much of the variance in
the dependent variable (Nigeria economy) is explained by the model
( real estate developers). In this case the R square value is .311.
Expressed by a percentage, this means that our model (real estate
developers) explains 31.1% of the variance in Nigeria economy. The
adjusted R square shows .356, while the standard error of estimate
indicates 0.249 which signifies the error term that was not captured in
the model.
TABLE 4.5 ANOVAb
Model Sum of Square df Mean Square F Sig.
1 Regression 474.855 1 474.855 30.802 0.000
Residual 817.072 53 15.416
Total 1291.927
a. Predictor: (Constant), RED Real Estate Developers
b. Dependent Variables; NE Nigeria Economy
Source: Researcher’s Field Summary Result (2011)
a. Predictors: (Constant), Real Estate Developers
b. Dependent Variable: Nigeria Economy.
Table 4.5 shows the assessment of the statistical significance of the
result. The ANOVA table tests the null hypothesis to determine if it is
statistically significant. From the results, the model in this table is
statistically significant (Sig = .000) and hence, the null hypothesis
should be rejected.
TABLE 4.6 Coefficients
Model Unstandardized Coefficients Standardize Coefficient t Sig
B Std. Error Beta
1 Constant 16.456 1.592 8.221 .000
Real Estate Developers .213 .044 .521 4.990
.000
-----------------------------------------------------------------------------------------------------------------------------------------
Source: Researcher’s Field Summary Result (2011)a. Dependent Variable: Nigeria Economy
Table 4.6 also shows which of the variables included in the model
contributed to the prediction of the dependent variable. The study is
interested in comparing the contribution of each independent variable;
therefore beta values are used for the comparison. This means that real
estate developers can makes about 31% the contribution to explaining
the dependent variable which is Nigeria economy.
Interpretation of results
Findings from this research showed that real estate developers have
significant impact on the Nigerian economy.