1
CHAPTER ONE
GENERAL INTRODUCTION
1.1 Introduction
Despite man's unprecedented progress in industry, education, and the sciences, the simple refuge
in affording privacy and protection against elements of weather is still beyond the reach of most
members of the human race. The unevenness of man's advance from the lower species is best
illustrated in his struggle for shelter (UN-HABITAT, 2003). Shelter is recognised throughout the
world as a basic human right and the adequacy or otherwise of housing is an important
component of individual wellbeing (Korboe 1992). In view of this, the United Nations General
Assembly unanimously adopted a resolution proclaiming 1987 as the International Year of
Shelter for the Homeless (Manama and Antwi 2006).
According to Mulder (2006), governments of nations are full of attempts to provide adequate
shelter for the population. However, the housing production is slow and the dilemma of
population forecasters illustrates the complex way in which population and housing are
interrelated. The UN-HABITAT (2003) indicates that for the many years of effort and financial
expenditure that so many governments have spent in trying to expand homeownership, rental
housing still constitutes a large component of the housing stock in many countries. While the
incidence of renting varies considerably across the world, rental housing accommodates a
significant share of families in many countries. These include the world's most developed
societies like Germany where rental housing constitute 60 per cent of house ownership (UNHABITAT 2003).
The bulk of housing across the world has been provided by the private sector, and increasingly
by small investors for their workers as part of their social obligation or for profit
(UN-HABITAT 2003). According to UN-HABITAT (2003) the few institutions that used to
provide housing has ceased to do so despite their unprecedented attraction of people into cities as
evident during the industrial revolution hence rental housing becomes the solution to home
ownership.
Within the developing countries like Ghana, deteriorating housing in the rural areas and shortage
in urban areas constrain the housing supply especially for the low and moderate income
1
2
households (Owusu l999) and an alternative solution to housing ownership is renting and
sharing. According to UN-HABITAT (2010), housing ownership problems continue to increase
and the only solace this is rental which represents 22.1 per cent of the housing stock in Ghana.
According to Mulder (2006), population growth through immigration leads to growth in housing
demand. The introduction of University for Development Studies (UDS) Wa campus as a
growth pole has the tendency of influencing rental housing situation in Wa since 77.1 per cent of
the entire student population depend on rental houses as means of accommodation. UNHABITAT (2010) indicates that, rental housing in Upper West Region constitute 13.3 per cent
of housing stock in the region.
It is, therefore, imperative to assess rental housing situation in Wa in relation to the
establishment of UDS Wa campus on the daily lives of students, ordinary renters, landladies and
landlords. The study highlights the economic effects rent charges on students and the current
situation that emanate from the establishment of UDS Wa campus.
1.2 Problem Statement
The centripetal nature of the cities creates intense pressure on the economic and spatial structure
of urban systems such as on services and facilities like hospitals, educational institutions,
housing, transport, telecommunication systems and energy supply. This is because the provisions
of these facilities are expanding at rates slower than the rate of growth of the urban population
thus creating a wide margin between demand and supply of urban infrastructural facilities and
services (Olayiwola et al 2006). This assertion is of much relevance to housing and population
situation in Ghana.
According to UN-HABITAT (2010), Ghana housing problem is one of a national development
crisis with a current annual need of 70,000 units and an accumulated delivery deficit of 250,000
units needed to de-crowd urban households from over 10 to a household occupancy rate of 7.
An average annual delivery of 133,000 units are needed to provide adequate housing within the
next twenty years, as against the current annual delivery of 28,000 units which yields a
performance rate of 21 per cent.
3
As per the study area, Wa has a population of 96,818 people, 16,516 houses and a household
size of 5.9 persons. Using the assumption that every household is to one housing unit or average
household per house of 3.5 (Ghana Statistical Service 2000) this gives a housing deficit of
39,012 housing units hence renting and sharing is the only ameliorating factor which constitute
13.3 per cent (UN-HABITAT 2010) of housing stock in Upper West Region.
The nature of the city land uses is a process that changes with the economy (Olayiwola et al
2006). The introduction of UDS as a growth pole in an area has effects on access to basic
services and facilities including housing. With existing housing deficit of 39,012 in Wa and slow
hostel development around the campus, the campus only accommodate 22.9 per cent of the entire
student body. The remaining 77.1 per cent will have to seek accommodation in rental houses
elsewhere either within the immediate surrounding areas or within Wa Township itself. This
situation affects students and ordinary renters especially the poor in getting accommodations.
The delivery of housing at rates that would be adequate to meet the rapid growing population has
since been a major concern of governments and the public at large. In spite of efforts made by
governments and private estate developers to provide accommodation for students, the problems
continue to worsen. An immediate solution to accommodation problems on campus is rental
housing which represents 22.1 per cent of the housing stock in Ghana (UN-HABITAT 2010). It
is against this imperative background that, the study seeks to examine the plight of student in the
light of rental housing in Wa.
1.3 Research Questions
In view of the above circumstances, the study seeks to find out;
1. What are the housing needs of Students of UDS Wa campus?
2. What are the problems in renting accommodation on students’ lives?
3. Are students satisfied with the rent they pay in relation to the services and facilities
provided by landlords?
4. What are the policy recommendations to rental housing?
4
1.4 Research Objectives
From the above questions, the general objective of this study is to assess the effects of student
intake on the trend of rental housing in Wa. The specific objectives are as follows:
1. To explore housing needs of students in UDS Wa campus.
2. To examine the problems of rental housing on students’ lives.
3. To assess housing satisfaction in relation to payments made for services and facilities
provided by landlords.
4. To make policy recommendations concerning rental housing in Wa.
1.5 Justification of the Study
The annual urban housing need in urban areas of developing countries alone is estimated at
around 35 million units (during 2000-2010). The bulk of these, some 21 million units, are
required to cater for the needs of the increasing number of households. The rest is needed to
meet the requirements of people who are homeless or living in inadequate housing (UNHABITAT 2001). Students’ residential accommodation in universities is rapidly gaining
grounds within the context of this problem
This
study
unveils
and
highlights
how
rental
housing
situation
is,
after the establishment of UDS Wa Campus. Also the study identifies the relationship between
rent paid and accommodation satisfaction, the housing needs of students, and the problems of
students’ rental housing. It will also indicate the economic and social effects of students renting
housing and how the current situation has been handled by the Rent Control Department (RCD).
This study provides direct policy relevance to the way forward for rental housing by linking the
corporate world with decision making through research findings and recommendations. Also the
study will serve as an addition to academic knowledge in the field of housing and provide data
base for Wa, RCD, the District Assembly and the University. The study will also improve the
personal knowledge in the field hence help improve human resource base for the country.
5
1.6 Scope
The scope of this study is divided into two; geographical scope, contextual and time scope.
Geographically, the study area of performance is Wa which is located in Upper West Region
under Wa Municipality. It shares boarders with the following settlements - to the north by
Kperisi, south by Kpongu, east by Busa and to the west by Charia.
Contextually, the study is to examine university students’ residential accommodation and rental
housing in Ghana in relation to the establishment of UDS Wa campus.
With reference to time line, the research was due to start in September 2010 to April 2011.
1.7 Research Methodology
The methodology of this study will include the proposed research design, sampling and
sampling method, data collection procedures and data analysis procedures
1.7.1 Sample Determination and Sampling Method
On the basis of resource inadequacy and limited time, a sample was used as a fraction to
present the study population. From the research questions and objectives purposively, the unit of
analysis include landlords, student, and Rent Control Department (RCD) and the Municipal
Assembly. In the determination of the sample sizes of the community, the formula below is used
n= N
1+N(a2)
Where n = sample size
N = sampling frame
1 = constant
a = confidence level
The above is used because of data availability for all variables. As much as 77.1 per cent (6739)
of the student population is not accommodated by the school. Using that as the sampling frame
and a confidence level of 90%
n= 6739
l+6739(0.12) n=98. 5
6
Rounded up to the nearest whole number, 100 household questionnaires were administered to
students. Institutional questionnaire for RCD, Municipal Assembly and the university authority
were also be administered. Since the study area is divided into five clusters (See table 2), onefifth of the number of questionnaires were administered in each cluster with the assumption of
even distribution of population across space. Further, for the number of landlord to be
interviewed in each cluster, one-fifth of the number of questionnaires in each cluster was
interviewed.
1.7.2 Data Collection
Both primary and secondary data were used for this study. For the primary data, questionnaires
were designed and interviews conducted for students, landlord, and institutions such as RCD.
Observation will also be used as an instrument for the primary data collection when necessary.
The secondary data also include literature on concepts and issues related to the study. These
were obtained from scholarly journals, official statistics, reference books and technical reports.
Table 1 shows a detailed methodology to this study.
7
Table: 1. 1 Data Type and Instrument for Collection
Research Issue
Objective
Data Required
Data
Source
Mode of
Collection
What are the
housing needs of
students?
To know the
housing needs of
students
Student intake,
housing stock,
housing facilities,
housing demand
and supply
UDS, Ghana
Statistical
Service
Interview
guides and
literature
review
What are the
problems students
renting
accommodations?
To know the
problems of rental
housing in
students’ lives
Current rent
charges, student’s
budget, housing
facilities,
Landlords,
students
and Rent
Control
Department
(RCD)
Interview
guides and
Questionnaire
Are students
satisfied with the
rent they pay in
relation to the
services and
facilities provided
by landlords
To assess whether
students are
satisfied with the
rent they pay in
relation to the
services and
facilities provided
by landlords.
Housing
characteristics,
housing facilities
and services, rent
levels
Students
Questionnaire
Is there any way
forward to rental
housing situation
in
the area?
Recommendation
to
the forward to
rental housing in
Wa
Students and
landlords
opinions
Students
and
landlord
Questionnaire
Source: Author’s construct, 2010
According to Rice (1995), in central limit theorem if a sample size of at least 30 is selected and
properly distributed, research findings are close to reality when dealing with small sample size.
From this proposition the emphasis is on distribution of the sample size. In order to give a true
representation of current situation of this study, the study area (Wa) is divided into five clusters
as follows;
8
Table: 1. 2 Cluster and their Description
Cluster
Location Description
Bamahu
North
Sombo
West
Jahan
Kabannye
East
Central
South
Water
No. of Students
Where the permanent campus is
located
Were the temporal campus was
located
High class residential area
Low class residential area
Middle class residential area
20
No. of
Landlords
4
20
4
20
20
20
4
4
4
Village
Source: Author’s construct, 2010
The questionnaires were equally distributed among the clusters with the assumption that the
houses are equally distributed across the spatial entity. Within each cluster however, convenient
sampling was used. Observation skills were also use to collect sensitive data
1.7.3 Data Analysis
The processed data becomes information upon which informed decisions can be made.
Techniques in both qualitative and quantitative data analysis were employed. For the quantitative
data, Statistical Package for Social Sciences (SPSS)
was used to facilitate the
generation of percentages and means. The qualitative data were analysed to establish trends
and patterns. Cluster analysis was used to establish the extent of variation of major indicators
within cluster and the possible reasons to these effects.
1.8 Research Limitations
The main limitation of the research was the inability of some respondents to give accurate
information with regards to the correspondence between current and previous answered
questions in the same questionnaire. In view of this limitation, 120 questionnaires were
administered to cater for internal and external validity instead of the calculated sample size of
100.
9
1.9 Organisation of Report
The report is organised in four chapters. Chapter one is the general introduction which
incorporates the problem statement, research questions and objectives and the methodology
adopted. Chapter two is literature review on concepts related to the key issues of the research and
chapter three indicates the profile of the study area. Chapter four incorporates the analysis of
research data and presentation of data that addresses the key research questions and objectives.
Chapter five gives summary findings and recommendations.
10
CHAPTER TWO
LITERATURE REVIEW AND CONCEPTUAL FRAMEWORK
2.1 Introduction
It is remarkable how research has been devoted to the relationship between population and
housing. Adequate housing supply might attract immigrants or influence their choice of
residential location. Housing supply may also play a decisive part in leaving the parental home
and the formation of married and unmarried unions. It is possible that the supply of housing
plays a part in the timing of fertility or the number of children people have (Mulder 2006).
Contrary, on the other hand, population growth through immigration plays decisive part on urban
housing supply as it puts pressure on existing housing stock compelling immigrants to relay on
renting and sharing.
A large proportion of residents in cities and towns of developed as well as developing countries
are tenants (UN-HABITAT 2003). Twenty years ago, renting and sharing in the cities of
developing countries were neglected topics. They were neglected in two senses. First, as
UNHABITAT indicated that, there was profound ignorance about who most tenants and sharers
were, about the conditions in which they lived, and “almost nothing is known about those who
provide rental accommodation”. Second, governments were wholly uninterested in tenants and
sharers, except to convert them into homeowners (UN-HABITAT 2003). This chapter therefore
seeks to review literature, which provides readers with a background for understanding current
knowledge on a topic, and illuminates the significance for the new studies.
2.2 Rental Housing in Global Perspective
Rental housing stock varies between countries, within countries and between cities. In some
countries, rental housing is provided mostly by the public sector, in others by private landlords.
In developed countries, most forms of renting are subject to the legal process, whereas in most
developing countries this is not the case (UN-HABITAT 2003). Rental housing for poor families
differs remarkably both within cities and across countries and this is evident in both cities is the
range of rental housing options available – by location, quality, level of services and rent. In this
regards, UN-HABITAT identified the following kinds of rental accommodation:
10
11
 Rooms in subdivided inner-city tenements;
 Rooms in custom-built tenements;
 Rooms, beds or even beds rented by the hour in boarding or rooming houses, cheap
hotels or pensions;
 Rooms or beds in illegal settlements;
 Shacks on rented plots of land;
 Rooms in houses or flats in lower or middle-income areas;
 Accommodation provided by employers;
 Public housing; and
 Space to sleep rented at work, in public places, even in cemeteries
UN-HABITAT in 2003 further categorized these based on range of characteristics and key
variables. Table 3 shows the diversity in rental houses.
12
Table: 2.1. Diversity in Rental Housing
Variable
Size
Shared room
Construction
None – lot only
Ownership
Private Ownership
Private
Small scale Lodging
Income
Rental period
Rent
Maintenance
Very poor
Hours
Free
Dangerous
Landlord-tenant
relationship
Profitability
Familial
Legality
Loss-making or
Subsidized
Illegal
Range of Characteristics
Room with
Self-contained
access to shared
small
services
Shack/garage
Deteriorating central area
Tenement
Social
Employer
One or two rental property Large scale individual
Ownership
Poor
Middle income
Monthly
Yearly
Cheap
Moderate
Substantial
Minor problems
Problems
Informal
Semi commercial
Self-contained large
High rise or detached
Public
Large scale
Commercial
High income
Permanent
Expensive
No problems
Commercial
Low
Medium
High
Legal contract
in illegal dwelling
No contract in a
legal dwelling
Fully legal
Source: UN-HABITAT (2003)
12
13
As the nature of rental houses various as cross countries, the role and importance of rental
housing also varies significantly. Table 2.2 shows selected countries and proportion that use
rental houses.
Table 2.2 Proportion of rental Housing Usage
Country
African
Benin
Egypt
Nigeria
South Africa
Year
Ownership (%)
Renting (%)
Others (%)
1994
1996
1998
1996
63
69
93
77
37
31
7
33
-
87
81
75
11
19
25
72
74
61
20
25
35
3
8
1
4
50
40
66
69
54
80
50
60
34
31
47
20
-
Asia
India
2001
Iran
1996
Republic of Korea
1995
Latin America
Chile
2002
Brazil
1998
Colombia
1997
Developed Countries
Australia
1999
Germany
1998
United States
1997
United kingdom
2000
The Netherlands
1999
Ireland
1999
Source: Adopted from UN-HABITAT (2003)
In parts of West Africa and South Asia, the incidence of renting is generally extremely high. In
Abidjan, Côte d’Ivoire, 80 per cent of households were tenants in the 1980s and in Port Harcourt,
Nigeria, 88 per cent of households were renting accommodation in 1984 (Arnaud 1994).
In the rental housing model, homogeneous landlords post rents and make take-it-or-leave-it
offers to the tenants, who are heterogeneous in income. These landlords face a trade-off between
setting a higher rent and finding a tenant more quickly. Their optimizing behaviour is based on
their knowledge of the market state, both in terms of rent offers and corresponding times-on-the-
14
market. They withdraw from the market if their expected benefit from participation is negative
(Mc Breen et al 2009).
Tenants are supposed to observe a sample of the offer distribution and to visit one randomly
chosen residence. They accept offers based on an optimizing behaviour that trade-offs a quicker
match, and therefore reduced search costs, against a lower rent. Tenants must decide their
reservation utility- that is the minimum utility they are willing to accept from a residence. This
reservation utility is chosen to determine whether a residence they have viewed is better in
expectation than the outside opportunity, which is to continue searching with the associated
costs. Each iteration, housed tenants have an exogenous probability to leave their apartment and
become searchers (Mc Breen et al 2009). In rental housing, rent is seen as a function of vacancy
rate within a specific time frame. Utility for both landlords and tenants are satisfied when
vacancies are occupied and tenants are housed. The time taken by tenants to search for a
particular choice of residence is equal to the time waited by that prospective landlord’s vacancy
to be occupied.
2.3 Concept of Housing Needs
The concept of housing need varies considerably in its conceptualization, measurement,
application to policy and expression across space. After the Great Depression and World War II,
many countries faced severe housing shortages. Consequently, a prime component in the
definition of housing need was the quantity of units required to house the current population and
to replace physically inadequate units (Koebel and Renneckar 2003). The concept of housing
need is predominately normative. Relationships between housing conditions and physiological
needs are difficult to establish. Housing, however, clearly has an impact on quality of life, be it
measured in economic or psychological terms. Housing conditions and neighbourhood
characteristics are highly interrelated therefore conceptualization of housing needs goes beyond
physical quantities of houses needed to satisfy a given population. Housing needs are met
through a variety of means including subsidizing private rental housing costs, or providing direct
assistance through government-owned or-sponsored social housing and individual investment.
15
Housing needs provide detail about people's aspirations including key estimates on the numbers
and types of households, incomes, affordability of housing, suitability of existing housing and
the scope of alternative housing solutions. Aside housing aspirations, housing condition, housing
need is one of the criteria use for justifying intervention in housing policies. According Sumner
(2005) housing need is more amenable to quantification than housing aspiration, because it deals
with the household in the context of its dwelling requirements. It integrates housing condition,
but relates the condition of the dwelling to the household inhabiting it.
Housing need varies continuously because households are dynamic entities hence there are two
approaches to the measurement of housing needs. The first is a cross-sectional measurement at a
moment in time; the second is the measurement of rate of change over a period of time.
Examples of cross-sectional measurements are surveys, or the census. An example of the rate of
change method is tracking households coming into and out of need to determine if need is
increasing or decreasing (Sumner 2005). The cross-sectional measurement recommended by
Sumner (2005) can be represented as:
 Existing households in unsuitable housing (minus).
 Those of the above households who pass a means test (plus).
 Concealed households needing to move but unable to afford market housing (plus).
 The homeless, including those in temporary accommodation or “homeless at home”.
Housing economists frequently use some variation of the discrepancy model to look at relative
need – the gap between standards and actual characteristics (needs) for some or all parts of the
population. The discrepancy model involves: goal setting, performance measurement, and
discrepancy identification.
From the above, housing needs is the gap between the total number of households and number of
dwelling units or houses deem habitable. It refers to the quantity of houses that are required to
adequate house an entire population. Housing needs assessment therefore involves complete
enumeration of existing housing stock. This is expressed in three forms: existing housing need,
replacement need and future housing need. In assessing existing housing need, current housing
stock is compared with the number of households as explained above by Sumner (2005). The
replacement need is calculated by using the replacement rate. This takes into consideration the
16
average life span of houses. The United Nations for instance indicates that the life span of houses
range between 25 years to 100 years. The replacement rate is determined by dividing the upper
limit by the lower limit expressed as a rate. The replacement housing need which is indicates the
number of houses to be replaced each year is thereby determined multiplying the rate by the
number of households. Future housing need on the other hand is the estimation of the number of
housing needed to adequate house the population in future through projection of current
population and current housing stock.
2.4 Rental Housing Market in Ghana
Ghana rental housing market is characterized by state provision, real estate developers,
individual developers and financial institutions as player. Data on the distribution of housing in
Ghana reports that there are 2,181,975 houses countrywide even though a total of 3,877,418
dwelling units or places of abode are recorded. This implies that, about 1,695,443 ‘houses’ or
places of abode inhabited by a number of households are not conventional houses (Bank of
Ghana 2007). Ghanaians are reported to be living in rooms in a compound, the separate house
(detached
house),
semi-detached
house,
several
huts/buildings,
improvised
house
(kiosk/container), living quarters attached to a shop, camps or tent, hotel or hostel, flat or
apartment.
Of these, compound houses accounted for 45 per cent and emerged as the most common
dwelling unit in both urban and rural areas. Separate or detached houses (24.1 per cent) is found
to be the second most common dwelling type in all regions (ranging from 15.9% - 27.2 per cent)
except the Volta Region (44.7 per cent) where it is predominant. Semi-detached house (15.2 per
cent) is the third most common type in all regions and in rural (15.6 per cent) and urban (14.8 per
cent) localities. Flats or apartments ranked fourth in the country (4.2 per cent) and in urban
localities (7.2 per cent). ‘Improvised house (kiosk/container) and living quarters attached to a
shop’ were found mainly in urban localities of the Greater Accra and Ashanti Regions due to
rural-urban migration (Bank of Ghana 2007).
The private sector has been in the forefront of addressing the housing needs of the nation, as the
state and parastatal agencies like the Tema Development Company (TDC), Social Security and
National Insurance Trust (SSNIT), State Housing Company (SHC) have slowed down in their
17
direct construction of the housing units for the populace. As part of government commitment to
housing development, in 1986, a National Housing Policy Committee was formed by the
Ministry of Works and Housing (MOWH) to examine the housing situation in Ghana. This was
geared towards an appropriate Government Policy and Action Plan that seeks to provide
adequate and decent housing units in order to improve the quality of life of people in urban and
rural areas.
The committee drew a National Housing Policy and Action Plan covering the period 1987
through to 1990. Prior to the Action Plan, the MOWH had identified the need for a
comprehensive National Shelter Strategy (NSS) and an enhancement of the Ministry’s planning
capacity to implement housing policies. The Ministry of Water Resources, Works and Housing is
currently pursuing various affordable housing programmes through agencies such as the TDC,
and the SHC. Under the National Housing Programme, apartments and unit flats are currently
being constructed in Accra, Tema, Cape coast, Sekondi-Takoradi and Tamale.
2.5 Rent Control
Rent control exists in many nations around the world. Rent control laws vary from one country
to another, and may vary in context within a country. Discourse over rent control is extensive
because they assume much flexibility. Unregulated rent upsurges allow tenants to move thereby
creating vacancies. Rent control is the act of a principal frameworks applying control over how
much landlords may raise rent (Krugman 2000). It is based on this that arguments in favor and
against rent control ranges from economic to social viewpoints as follows;
Economic
With rent control, tenants can request that hidden defects, if they exist, be repaired to comply
with building codes requirements, without fearing retaliatory rent increases. Rent control could
thus compensate somewhat for inefficiencies of the housing market.
Although some opponents contend that rent control decreases housing investment, in reality rent
control laws often exempt new construction. In jurisdictions where rent stabilization has
exempted new construction for so long, construction trends in more recent decades must be
related to other factors.
18
The economic arguments against rent control are often based on vacancy decontrol and
exempting new construction. Rent control may influence housing investment either positively or
negatively, depending on how it affects the local economy and public.
Most economists believe that a ceiling on rents reduces the quality and quantity of housing
available. This view is based on analysis of empirical evidence as well as the understanding
generated by theoretical models. Krugman (2000) have cited rent regulation as poor economics
which, despite its good intentions, leads to the creation of less housing, raises prices, and
increases urban blight. A survey regarding rent control finds that economists consistently and
predominantly agree that rent control does more harm than good. The survey encompasses
particular issues, such as housing availability, maintenance and housing quality, rental rates,
political and administrative costs, and redistribution (Krugman 2000)
If a price is forcibly kept low, there will be higher quantity demanded for housing. When
quantity demand exceeds quantity supplied, a shortage presents. But, while builders are restricted
in the rents they may charge, they are less willing to construct more housing. Since supply is
perpetually low, landlords worry less about tenants leaving, causing little incentive to maintain
the property.
Social
Rent control is considered necessary to protect the public and to prevent landlords from imposing
rent increases that cause key workers or vulnerable people to leave an area. Homeowners who
support rent control point to the neighborhood instability caused by high or frequent rent
increases and the effect on schools, youth groups, and community organizations when tenants
move more frequently.
Tucker (1997) has argued that rent control has the perverse effect of creating less affordable
housing. By artificially lowering rents on some units with long term tenants, even in some cases
forcing landlords to maintain that at a loss, rent control forces landlords to recoup this lost
income on newly vacated units, thus increasing rent for new tenants beyond what is necessary.
By creating a disincentive to move from units where they enjoy artificially low rent, such rent
regulation will actually limit individuals’ mobility, and thus either prevent them from taking
19
advantage of employment opportunities that may require relocation, or force them into longer
commute times, with all of the financial, environmental, and personal impacts thus created. Such
economists point to policies such as housing vouchers as both more equitable and more
successful in ensuring housing for poorer renters, without many of the damaging externalities
created by imposing price regulation on landlords (Tucker 1997).
Furthermore, rent control may not be effective at lowering rents in the area under control. A rent
control board or regulatory agency may be captured or politically influenced by the land owners
or "landlords", and may be able to influence the regulatory process or "game the system" to the
extent that the rent-controlled increases are more than what they would have been in the free
market without the rent control law (Tucker 1997).
Moral
Friedman and Stigler (1946) "Rent ceilings, cause haphazard and arbitrary allocation of space,
inefficient use of space, retardation of new construction and indefinite continuance of rent
ceilings, or subsidization of new construction and a future depression in residential building.
Although those paying lower than market rent are "protected," most economists argue that newer
residents actually pay higher rent due to reduced supply.
In a 1992 survey, 93.5 per cent of economists asked agreed that "A ceiling on rents reduces the
quality and quantity of housing available." Only 6.5 per cent disagreed with the assertion
(Friedman and Stigler 1946).
From the above issues on economic behavioural studies the myths of rent control with regards to
the social, economic and moral arguments both in favour and against rent controls as follows;
 Private landlords cannot afford to build new rental housing because of rent controls.
 Rent controls must have an annual guideline rent increase.
 Shelter allowances are a good substitute for rent control
 Free markets will provide fair rents. Without controls lots of apartments will be built and
then prices will drop.
 Landlords are losing money because of rent controls.
20
 Landlords could not afford to do repairs and other maintenance because of rent controls
 Vacancy decontrol doesn't hurt because it doesn't affect tenants who remain in their
apartments
 Loosening rent controls have improved the vacancy rate and lowered rents.
 Rent regulations primarily benefit the rich.
These myths are, however, debatable and must be subject many to critical hypothetical analysis.
2.6 Types of Rent Control
There exist several forms of rent controls used by different countries. These include;
Tenancy rent control
The most common form of rent control is where rents are initially freely negotiable but there is a
limit on the amount of rent increase (‘tenancy rent control’ or ‘second-generation rent control’).
The maximum allowable increase is either:
 A fixed percentage (e.g. Dubai, Philippines, Pakistan, Tunisia),
 Or a fraction of the construction cost index (e.g. France) or consumer price index or CPI
(e.g. certain cities in the US, Italy, Netherlands, Spain, Switzerland, Colombia, Uruguay)
 Or a combination of the two (e.g. Canada).
Tenancy rent control is typically accompanied by vacancy decontrol – when the unit is vacant,
rents can be increased by any amount. Newly constructed buildings are usually exempt from rent
control (Malpezzi et al 1992).
Maximum rent systems
Sometimes the authorities determine the maximum rent, and apply it equally to new and old
tenancies. Often, the maximum allowable rent is a certain percentage of the property value
(enforced in India, Taiwan, Luxembourg, Jamaica, Dominican Republic, Syria, and Costa Rica).
The property valuation is typically based on historical cost and not on the current property value,
so that real rental returns fall over time (Malpezzi et al 1992).
21
Rent freeze systems (“absolute” rent control or “first generation” rent control)
Sometimes rents are kept at a pre-determined level, typically that of the year when the law was
introduced (such is the case in Qatar). For newly constructed units, no rent increases are allowed
after the unit is rented out. Such laws were implemented mainly after World War II to avoid
rapid increases in rent due to increased demand from refugees or from returning soldiers. This
type of rent control has mostly been abolished, relaxed or is largely not enforced (e.g. US Virgin
Islands).
Split systems
Here only a certain portion of the housing market is under rent control ; typically, rental units for
poor households or de-nationalized buildings (e.g. US, Philippines, Cyprus, Czech Rep.,
Dominica, Aruba, Bahamas, Bermuda, Trinidad and Tobago, and Honduras).
Ineffective systems
While most rent control laws are biased towards tenants, some are actually benign due to the way
in which they are implemented – or not implemented, as the case may be. Non-implementation is
a surprisingly widespread phenomenon. In some countries, there is a prescribed amount of rent
increase - but the parties are free to accept it or not. If one of the parties feels that the increase is
too much or too little, they can ask for the rental authority to adjust the rent (enforced in the
province of Quebec, Canada). In others, the landlord can apply for a rent increase higher than the
prescribed amount, if he would otherwise experience hardship, or for capital recovery or
renovation. Inflation is also significant. In the Philippines average inflation is around 4% - 5% but the annual rent increase cap is 10%. This is largely benign, and gives landlords plenty of
room for capital recovery. In other cases, the rent control law is largely unimplemented (US
Virgin Islands, Taiwan). In the Bahamas, for instance, rents for houses worth B$25,000 and
below are government-determined, according to a 1975 law, but no house in the Bahamas is now
worth so little (Ballesteros 2001).
22
2.7 Nature of Rent Control in Ghana
The Rent Control Act 220 of 1963 and subsequent ancillary legislative interventions such as the
Rent Control law (1986) PNDC 138, as amended by law 163 was enacted and promulgated to
regulate the relationship between tenants and landlords, thereby ensuring sanity and peaceful coexistence. The Act makes it clear, among other things, that landlords can only charge 6-months’
rent advance and succeeding rents are due every six months. Clearly this law sought to restrain
the hand of a wicked, callous landlord who would demand for rent advance for a longer period
from a poor, unsuspecting would be tenant. Ironically, this is exactly what is happening in Ghana
today. Lack of enforcement of The Rent Control Act has only succeeded in presenting a very
chaotic situation but also leaves tenants to the mercy of the market forces.
Rental contracts last for the duration of the advance payment, usually one to three years. An
option to renew can be included in the contract. If the tenant wishes to pre-terminate a contract,
he must inform the landlord three months in advance. In most cases, the tenant must look for
someone to take over the lease for the duration of the contract, or wait for the repayment since
the landlord may have invested or spent the money already. According to Malpezzi et al (1990)
Act states that rents are to be fixed by the Rent Officer taking into account the following:
(a) Ratable value,
(b) Land value,
(c) The rates payable,
(d) Recoverable rent assessed for similar premises where they have been assessed by the minister
(e) Estimated cost of repairs or maintenance
(f) Amount of rent for like premises,
(g) Current rate of interest charged by the Ghana Commercial Bank for overdrafts,
(h) Obligations of landlord, tenant or other interested parties under the lease,
(i) Justice and merits of each case.
23
For many years, tenants of houses owned by State Housing Corporation or other government
agencies have been profiting from the very low rents by moving out and letting the whole of
their dwelling to another household for a higher rent than they have to pay, or by subletting part
of their house to another household for more than a fair proportion of their total rent (Malpezzi et
al 1990). In 1973, the Rent (Amendment) Decree sought to control this. By Section 7, occupants
of houses built by TDC, SHC, or any government agency should not charge, demand, or receive
on subletting, a monthly rent in excess of an aggregate of:
(a) The instalment payable per month to TDC, SHC, etc.;
(b) The equivalent of property rates payable; and
(c) 20% of the total of (a) and (b)
2.8 Conceptual Framework
Consumer satisfaction or dissatisfaction is a core concept in marketing. It is determined based on
the overall feelings or attitude of a person about a product or service after it purchased or
experienced. Consumers are engaged in a constant process of evaluating things they bought these
products are integrated with their daily consumption activities (Mustafa, 2009). The issue of
dissatisfaction among the students commonly results from house quality and service quality. The
houses and service quality are important factors that contribute to the rent determination from the
perspective of students, hence ultimately influence their satisfaction and landlords profit and
market share. The inconsistency and discrepancy between renters’ expectations and the
landlords’ perceptions in rental housing market determines the market outcomes that assert
whether renters are satisfied with the rent they pay or not.
In relation to the above, numerous studies have been conducted. For example, Chee and Peng
(1996) examined the marketing of houses in Malaysia by focusing on the relationship between
customer orientations and important component of the marketing concept, by analyzing the
house buyers' satisfaction (Mustafa, 2009).
According to the Expectancy Disconfirmation Paradigm (EDP) theory, when purchasing a
product or service, the customer forms expectations concerning the future performance of the
item. If the product or service performs as well as, or better than expected, the customer will be
24
satisfied. If performance is below expectations, dissatisfaction will result (Mustafa, 2009). The
rationale for adopting the EDP theory in the research is offered based on that. Renter satisfaction
and problems is as a function of the expectations, direction and magnitude of disconfirmation.
Studies on customer satisfaction suggest that the primary backgrounds of satisfaction are product
and service performance, and the renters' expectations regarding that performance.
In this
context, a Conceptual Framework on House buyers’ satisfaction in Housing Projects is adopted
and re-modified to suit the purpose of this study. The framework highlights issues of price,
location, service quality, buyers’ expectation and developers’ perception. These variables are,
however linked to buyers’ satisfaction.
As per the objectives of this study, emphasis is on the demand side of the equation, hence,
housing as a noun is the subject of analysis. With the upward surge of rent in Wa, students within
a given budget constraint want to maximize satisfaction from the rent they pay irrespective of
location, housing type, quality of services. From the demand side of the equation, it is backed by
external influences of influx of students and their eagerness to have shelter over their heads. This
coupled with current housing deficit from the supply side make transactions in the rental housing
market very rigorous to the mercy of the invisible hand (market forces of demand and supply)
with or without little policy guidance and intervention. The expectation of students and the
perception of landlords and their interaction in the market regulated or not regulated by policies,
determine the market outcomes. These outcomes have bearings on renters’ satisfaction. A house
buyers’ satisfaction in rental housing conceptual framework, which integrates the demand and
supply sides of rental housing market and its outcomes constitute scheme underlying the study is
shown in figure 2.2.
25
Figure2.2: Renters Satisfaction Conceptual Framework
Housing Supply
 Housing Stock
 New residential
development
Rent
Location
Landlords’
reception of renters’
expectations
Market Outcomes





Affordability
Choice
Profit
Homelessness
Rent Surge and
Exploitation
RENTAL
HOUSING
MARKET
POLICY AREAS
Rent policy
Urban policy
Housing policy
Labour policy
Real estate policy
Fiscal policy
Renters’ perception
of house
Housing Demands
Transportation
Satisfaction
House quality
 House design
 House materials
Services





Availability
Accessibility
Reliability
Responsiveness
Quality
Renters
Characteristic
s
 Housing need
 Population
Source: Author’s Construct (2011)
Form figure 2.2, the framework seeks to establish relationship between rent, location,
transportation and housing services within the rental housing market which should be regulated
by policies. It also relates these variables to the perception of renters and expectation of landlords
to the rental housing market on the basis of renters’ characteristics, rental housing demand and
supply. These therefore establish the extent of satisfaction of renters in the market. The following
constructs are applied in this framework;
26
Rent
The amount renter and landlords agreed on in exchange of room form the landlord for payment
from renters. Rent is seen as a function of location and the availability of services and facilities.
All other things being equal, it is presumed that high rent payers have greater satisfaction, better
housing environment, both in terms of physical structure and social environment.
Location
The location of rental housing determines the rent levels. Using UDS as a growth pole, it is
assumed that rents vary inversely with distance from the University campus.
Transportation
Tenants at various locations will commute to campus using various means of transport. The
location of a student will determine the kind of transportation means to use and the associated
cost. Transportation cost will have influence on rental location. It is assumed that student will
prefer locations with the least transport cost.
Services
The level, availability and use of services and facilities provided in the house have great
influence on rent levels and students satisfaction. Houses with better services and facilities will
be preferred by all which goes with corresponding cost base on house location.
Renters Characteristics
At the core of this study is to assess the characteristics of rents and the conditions in which the
live. These may include income and basic demographic data that influences their choice of
residential location and its relationship with the other variables.
Rental Housing Market
The rental housing market will seeks to address the various actors in the market and their roles
and interests. This market is assumed to be regulated by government interference through
policies to correct market failures. The interaction therefore will determine the market outcomes
base on the demand and supply forces.
27
2.9 Nature of University Students’ Residential Accommodation in Ghana
A salient feature in recent times in public universities in Ghana is the growing recognition of the
increasing number of admissions in relation to slow development of infrastructure. Experience
over the years show that, no public university in Ghana in recent times is capable of
accommodating all its’ students. Various universities in this respect have put in policies to
reduce the pressure on existing facilities. For the purpose of this study, emphasis is placed on
experiences of University of Ghana, University of Cape Coast and University of Science and
Technology.
University of Cape Coast
University of Cape Coast has a total student population of 35,922. The breakdown is as follows:
14,815 Regular Undergraduate Students, 2,146 Sandwich Students and 18,018 Distant Learning
Students. The University of Cape Coast admitted a total of 4,251 students into its various
programmes for the 2009/2010 Academic Year. These were selected from a total of 11,730
candidates who applied for admission to the University. The university has 6 halls of residence
and namely; Adehye Hall, Atlantic Hall, Casely-Hayford Hall, Kwame Nkrumah Hall, Oguaa
Hall, Valco Hall.
The University authority, following the recommendations made by the Residence Committee,
began in 2007/2008 academic year, “IN-OUT-OUT-OUT” Student Residential Policy. The new
policy replaces the (IN-OUT-OUT-IN) which has been in operation since the beginning of the
2002/2003 academic year. Under the new policy, the first option for residential status will be
given to Level 100 students. Junior Common Room executive members, physically/visually
challenged persons and active sports men and women are considered for residential
accommodation. Other categories of students are considered subject to the availability of bed
spaces. This is against the background that the halls cannot cater for the accommodation needs of
the students, hence, majority leave their fate to the mercy of the market forces- the invisible
hand. Immediate solution is to this renting and sharing where over 80 per cent of the student
population is accommodated in rentals houses.
28
University of Ghana (Legon)
The authorities negotiated for a GH¢50 million loan facility from CAL Bank, Fidelity Bank, Eco
bank Ghana, SG-SSB, Agricultural Development Bank and International Commercial Bank for
the construction of four separate four-storey students' hostels expected to accommodate about
1,600 students in each block. The present Halls and Hostels are as follows:
 Legon Hall (males and females)
 Akuafo Hall (males and females)
 Commonwealth Hall (males only)
 Volta Hall (females only)
 Mensah Serbah Hall (males and females)
 Valco Trust Hostel Annex (postgraduate students only)
 International Students Hostel (mainly for International Students)
 SSNIT Hostel (males and females)
 Jubilee Hostel (males and females)
Each Hall consists of junior members (students) and senior members (academic and senior
administrative and professional staff), and is managed by a Council comprising members elected
by persons belonging to the Hall. It is, however, sad that these residential facilities are not able to
meet the accommodation needs of student since 70 per cent seek solace outside the school
premises.
University of Science and Technology (UST)
On the average, there has been 10% annual increase in students admitted to the Universities in
Ghana without a corresponding increase in the physical development. This has led to
overcrowding in the halls of residence. Facilities include modern internet cafe, Communication
centre, Badminton court, Games room, Gym, Chapel, Salon, Gift Shop, Shopping mall, kitchen
that serves food etc are increasingly been put on high pressure. The current situation of
accommodation in the halls is as follows.
 Africa hall has 192 inhabitable rooms and presently the total student population is about
514.
 Independence hall consists of 198 rooms in the main hall and 96 rooms in the annex, thus
accommodating a student population of 840.
29
 Queen Elizabeth II Hall has student population of 840 with 294 rooms.
 Republic Hall is a mixed Hall with about 850 students It has 198 rooms in the main, 96 in
the annex block.
 Unity Hall is the largest hall with an original accommodation capacity of 448 rooms but
presently has 36 extra flats, and has 1000 students
 University has 198 rooms, and the annex has 95 rooms.
The actual number of students who stay in these halls of residence exceeds the authorized
numbers known. This is a clear indicate of the extent of accommodation problems in all public
universities in the country. Majority between 80 to 90 per cent in public universities in Ghana
depend on rental housing.
2.10 Case of Nigeria Public Universities
Every society is faced with the problem of producing human habitation in sufficient quantity,
and obtaining the kind of quality desired, at prices that individuals and families can afford
(Handler 2001). The problem arises from the phenomenal increase in populations in many
countries particularly in the developing ones, vis-à-vis availability of resources, rising cost of
building and competition with existing and emerging needs in areas such as health, education,
the environment, the economy and security among others (Ubong, 2007).
As a result of the above, Nigeria has a large and ever-increasing housing deficit which stood at
approximately 8 million housing units in 1991 and 12-14 million housing units in 2007
(Aikhorin,2008). A more recent estimate puts the figure even higher at 16-17 million housing
units (Onyike, 2008). At an average cost of N2.5million per housing unit, Nigeria would require
N35trillion to fund a housing deficit of 14million housing units (Onyike, 2008)
The student population is rapidly increasing, while the infrastructural amenities are declining in
supply and their stock depreciating, hostel facilities are in deplorable states and are overcrowded
(Akpan 1998). Accommodation of students in Nigeria became a topical issue following the
decision of the Federal Government in 2003 to increase hostel fees to N10, 000.00 (about
$73.43) per academic year (Ubong, 2007).
30
Despite the fact that campus hotels and hall facilitates reading/learning, co-curricular activities,
security and national Integration, nevertheless, major of students seek accommodation in rental
houses. In the Federal College of Education, Omoku, The accommodation capacities according
to Records Department, Registry, FCE (T), Omoku for four halls of residence in 2003/2004 are
as follows:
Table 2.2 Registered Student 2003/2004
Sex
Female
Male
Hall
Number of Students
Abuja
344
Lagos
270
Port Harcourt
195
Enugu
230
Total
1039
Source: Ubong, (2007)
The rooms occupy between two and six persons while the flats occupy between 18 and 72
persons. However, with ‘squatters’, the rooms and halls could take two times their official
number. While the bed spaces have remained constant over the years, the student population has
been increasing yearly. The population of the students registered in 2003/2004 was 2813, hence,
1774 students had to seek accommodation in rental houses around campus. The number of
students in the hostels vis-à-vis the designed capacity has implied considerable stress on facilities
including beds and toilets.
This situation led to a great debate in Nigeria university education. Proponents of greater funding
of education by government which includes accommodation argue, according to Okoh (2001),
that tertiary education aims at meeting the manpower needs of the country aside from being
beneficial to the learner; that high fees would be discriminatory and would limit access to
education for the poorer citizens; that uneducated citizens could pose a problem to national
security; and that if misappropriated funds were put in the education sector, there would be less
need for high fees.
31
Those who believe that appropriate fees should be charged including accommodation argue that
many parents are paying high fees in private schools; that charging appropriate fees would make
resources available for purchase of more and better quality facilities and for research; that
students who pay high fees are likely to be more serious with their studies; and that government
revenue from crude oil will dry up one day, among other arguments.
Specifically on hostel accommodation, Okoh states that the near-zero accommodation fee that
attracts resale by students is exploitative and fraudulent on the part of students and should be
stopped. Meanwhile, the students could as well be living with their parents or be accommodated
by them as a filial responsibility.
University accommodation in Nigeria are in short supply; demand far outstrips supply, reason
there is overcrowding, collapsing facilities in the hostels and fraudulent sale of bed space by
students to fellow students; the governments that own the public universities indicate that they
are financially unable to increase the stock of hostels/halls and cannot fund maintenance of
existing ones; any attempt to increase charges for bed space by government or the institutions so
as to raise funds to maintain the hostels meet stiff opposition from students (Ubong, 2007).
Nigerians have deluded themselves with the fact that the good things of life should be given free
of charge just because there is a wasting asset called crude oil. As a result of such
misconceptions, citizens are highly sensitive to charges on things perceived to be public good
that should be doled out free to citizens as of right for instance education.
32
2.11 Lessons Learnt
The literature review highlighted certain salient issues. These issues are the basis from a
conceptual framework is drawn as show in figure 2.2. They also serve and basis from which
survey instruments are designed for specific units of observations. These issues include:
The price and demand for rental housing changes as the distance from the Central Business
District (CBD) increases. In the light of students’ residential accommodations and rental
housings, students will, however, compete for close residence to university campus in an attempt
to maximize utility. This therefore increase rent around campus.
Rental accommodation in rental housing in Ghana includes the following. Students in rental
houses use one of the options below:
 Rooms in subdivided inner-city tenements;
 Rooms in custom-built tenements;
 Rooms, beds or even beds rented by the hour in boarding or rooming houses, cheap
hotels or pensions;
 Rooms or beds in illegal settlements;
 Shacks on rented plots of land;
 Rooms in houses or flats in lower or middle-income areas;
In view of high rent cost and low supply of accommodation by schools authorities, students seek
accommodation in cheaper locations that are far away from the institution. This has effects on
their transportation to and from school and hence their performance.
Ghana housing market is characterized by state provision, real estate developers, individual
developers and financial institutions as player. It is possibility of joint ownership of hostels including those off campus – by private developers and university authorities
Institutions want ensure that a minimum level of services such as sanitation, electricity, water
supply, and security are provided to students. However, public universities are not able to
accommodation all students, hence, ensuring this level of services in rental housing in very
difficult.
33
The inconsistency and discrepancy between renters’ expectations and the landlords’ perceptions
in rental housing market determines the market outcomes that assert whether renters are satisfied
with the rent they pay or not. Hence, housing services, location and quality determines the
market outcomes that consumers expect such as affordability.
Experience over the years show that, no public university in Ghana in recent times is capable of
accommodating all its’ students. Various universities in this respect have put in policies to
reduce the pressure on existing facilities. “IN-OUT-OUT-OUT” and “IN-OUT-OUT-IN” student
residential policies are now common in all public universities in Ghana and Nigeria.
34
CHAPTER THREE
PROFILE OF STUDY AREA
3.1 Introduction
The Ghanaian societal context, occasioned by urbanization and improved technology, is dynamic
with increasing diversity. Migration patterns positively respond to the urban realm where service
facilities are readily accessible. This increasingly put a stress on access to the supply side factor
of the housing market, which includes land, finance, material use and infrastructure. The
citizenry have increasingly become impatience at the rate at which right to housing is on the
mercy of the hands of the market forces. Housing may attract migrants or prevent out-migration,
and a lack of housing may prevent migrants from entering or lead to out-migration. The question
is, of course, under which circumstances this link works and under which it does not. A credible
hypothesis about these circumstances is, the less urgent the migration, the closer the relationship
with housing (Mulder C. H 2006). In this regards, this chapter seeks to review literature on the
profile of the study area (Wa) including, demographic characteristics, micro economy,
geophysical characteristics among others. This serves as the basis for comparative analysis and
an over view of the status-quo of Wa and UDS, Wa campus.
3.2 Background of UDS
PNDC Law 279 established university for Development Studies in May 1992 with the motto
“Knowledge is the greatest wealth”. It started academic work in September 1993 with the
admission of thirty-nine (39) students into the Faculty of Agriculture (FOA), Nyankpala. It is a
multi-campus institution currently ran in Northern Region, Upper East Region, and Upper West
Region excluding Brong-Ahafo Region as initially planned. It is the fifth public university to be
established in Ghana.
The mission of the University is to run programmes that will effectively and efficiently combine
academic work with community-participation and extension. The University’s principal
objective is to address and find solutions to the environmental problems and socio-economic
deprivations that have characterized northern Ghana in particular and are found in some rural
areas throughout the rest of the country. Accordingly, UDS consciously and systematically run
programmes that are targeted to preparing the individuals to establish their own careers in
34
35
specialized areas. Further, it equips these practitioners with requisite knowledge to enable them
to live and function in any deprived community in the country. The university presently runs six
faculties, one school and two centres of excellence. Further, there are Masters Programmes in the
social sciences, and sciences leading to the award of doctorate degrees.
The UDS also runs a community-technical interface programme. This is a combination of the
academic and community-based field practical work known as the Third Trimester Field
Practical Programme (TTFPP). It covers a trimester in each academic year and cuts across all
faculties in its integrated approach, and ensures that students live and work closely in
communities to formulate specific interventions to address specific challenges
Centre for Continuing Education and Inter-disciplinary Research (CCEIR) at Navrongo Campus
ensures coordination of all research activities of the University. The Gender Programmes Unit
also leads in the process of gender mainstreaming in the policies and programmes. Also at the
Navrongo Campus is the French Language Centre of the University.
The University has established academic and research linkages with a number of Universities
and Research Institutions both locally and internationally. It is also a member of the Association
Commonwealth Universities (ACU), and the Association of African Universities (AAU). UDS
will always remain grateful to the Government of Ghana and all other stakeholders for their
tremendous support and goodwill.
The School of Medicine and Health Sciences which offers courses in medicine and the three
other health related programmes is located in Tamale, the capital of Northern Region of Ghana.
The Faculties of Agriculture and Renewable Natural Resources are located in Nyankpala within
the Tolon/Kumbumgu District, about 20 km south-west of Tamale. The faculty of agriculture
which offers four-year programmes in B.Sc. Agriculture Technology and B.Sc. Agribusiness is
arguably the largest Agric Faculty in the Country. In the faculty of renewable natural resources,
the only programme offered is BSc. Renewable Natural Resources.
The Faculty of Applied Sciences, a center of excellence for the sciences is at Navrongo in the
Upper East region. At the undergraduate level, four-year degree programmes are offered with
various areas of specialization.
36
The Department of Applied Mathematics and Computer Science was established in 2002, under
the Faculty of Applied Sciences initially with the aim of providing Mathematics education in the
University. The Department has been involved in the teaching of Mathematics in the Faculties
of Applied Sciences, Integrated Studies, Agriculture and School of Medicine. Owing to the
growth of the Department, the Department was upgraded into a Faculty named Faculty of
Mathematical Sciences in 2009. The Faculty currently runs six programmes namely:
Mathematics, Financial Mathematics, Mathematics with Economics, Computer Science,
Statistics and Actuarial Science.
The Wa campus is where majority of our students are based presently. The six prevailing
academic programmes on this campus are being run under three faculties in Integrated
Development Studies, Planning and Land Management, and Education, Law and Business
Studies with most students in the faculty of Integrated Development Studies. Both M.Sc. and
MPhil programmes are also offered. Wa Campus during 2010/2011 Matriculation, 4,878 fresh
students were formally initiated into the University’s community to undertake various course at
the under Graduate and Post Graduate level. A major problem according to Reverend Professor
Abraham Berinyuu, Dean of the campus aside inadequacy of infrastructure is that landlords are
demanding huge rent advances from the students did not even have simple facilities like toilet,
water and electricity in the houses they were renting out to the students and lecturers.
3.3 Brief History of Wa
Wa has been inhabited for several hundred years, first by Lobi and Dagaare people, and then by
Islamic scholars and traders who settled there in order to participate in the trans-Saharan trade.
These newcomers adopted the Dagaare language and to some extent simplified its grammar, as
well as incorporating numerous loan words from Hausa. The name of the town means 'come' in
the Waali language. Wa also holds the mortal remains of Sir Ekum Ferguson, the British-Fante
who worked to bring the north under British Jurisdiction as well as that of Babatu, a notorious
slave raider well known for his raids in this region during the late and early 19 century. Wa is the
capital of the Upper West Region of Ghana and is the main city of the Wala people. The majority
of the inhabitants are Muslim. It is the seat of the Wa-Na, the Paramount Chief of the Wala
traditional area. Features of the town include several mosques, the Wa-Na Palace, a museum and
a nearby hippopotamus sanctuary. The town serves as a transportation hub for the northwestern
37
part of Ghana, with major roads leading south to Kumasi, north to Hamile and Burkina Faso, and
northeast to Tumu and the Upper East Region.
3.4 Location and Size of Wa
Wa is the capital which is located in Upper West Region under Wa Municipality. It shares
boarders with the following settlements - to the north by Kperisi, south by Kpongu, east by Busa
and to the west by Charia. It lies between 10° 4′ 0″ N, 2° 30′ 0″ W. Figure 3.1 shows the map of
Wa indicating the location of UDS and the various residential clusters used in analysis.
Figure 3.1: Map of Wa and UDS
Source: Adopted from Wa Municipal Assembly (2011)
38
3.5 Geo-Physical Characteristics
3.5.1 Physical Features
The land is generally undulating with height between 180-1300m above sea level. Drainage in
the Wa is of the dendrite type. Wa has several water bodies which are smaller that serves as
sources for water using housing construction. Most of the rivers and small streams over flow
their banks during the raining seasons causing havoc to homes and other property especially in
the peripheral locations and waterlog areas. The floods also make these parts of the Wa
inaccessible. The rivers and their courses dry up during the dry season but offer still great
opportunities for bricks molding for new local house construction.
3.5.2 Climate
The climate is tropical continental equatorial type, which prevails throughout the northern part of
Ghana. Temperatures are high all-year, ranging between 15°C-45°C. The temperatures are
lowest in December/January, while the highest occur in March/April. The average annual and
average monthly temperatures are 21°C and 38°C respectively. The high temperatures cause
roofs to get heated during the day time and make room hot at night. The humidity is therefore
very low, less than 50 per cent during most times of the year. As in any other part of the West
African Sub-region, the Wet South-West Monsoon and the Dry North-East Trade Winds are the
two major prevailing winds that influence the climatic conditions in Wa. As a result of the rather
interior location of Wa, it is more under influence of the Dry North-East Trades Winds than the
Wet South-West Monsoon Winds blowing from the Gulf of Guinea. The homeless are the much
affected group during this period.
The rainy season in Wa is a single rainfall regime (May-October) compared to the double
maxima rainfall pattern experienced in the southern parts of Ghana. Is rainfall however cause
disasters like floods that make people homeless. The other half of the year is very dry when Wa
comes under the influence of the Dry North-East Trades Winds which is popularly called the
Harmattan. The Harmattan is characterized by cold, dry dusty weather during the night becoming
hot and very dry during the day occurring between November and April each year. The average
annual rainfall is about 1,200mm/year and they are torrential, erratic and stormy. This nature
causes houses to collapse.
39
3.5.3 Vegetation
The vegetation is guinea savannah, depicted by isolated woodlands, short thick trees, shrubs and
grasses of varying heights. The collection of trees cater for the domestic requirements wood for
construction fuel wood, charcoal and wood for the construction of kraals and fencing of gardens.
The tall grasses are for the thatching of roofs and short shrubs provide for animal fodder. These
serve as sources for raw material like wood for construction.
3.5.4 Geology and Soils
Wa is mostly underlain by pre-cambrian rock, granite and metamorphic rock types. The soils are
mostly the savanna ochrosol, savanna glycol and ground water lateritic type. These soil types are
used in construction of new housing.
3.6 Demographic Characteristics
The estimated population of Wa for 2010 is 96,818 with an annual growth rate of 1.7%. Thus,
Wa population growth rate is lower than the national growth rate of 2.6%. The population
structure has a sex ratio of 100 males to 108 females. The population is youthful comprising
47% (between 0-14 years), 49% between 15-60 years and 4% over 60 years old.
3.7 Culture
The major ethnic groups in the region fall under the broad generic categories of the Mole Dagbon (75.7%) and Grusi (18.4%). The major languages of the region are Dagaare, Sissali,
Wale and Lobi. There are three major religious groupings in the Region, Christianity (35.5%),
Islam (32.2%) and Traditional religion (29.3%). Cultural practices of the people are syncretic in
nature. Islam has a great influence on the lives of the people. One of the fallouts of this influence
is that women are hardly included in decision-making.
3.8 Household Composition and Structure
For the purpose of this study, households are classified based on people living together under the
same house keeping arrangement with a recognized head. The average household size in Wa is
5.9 persons which is greater than the regional household size of 7.2 persons. This is attributed to
preferences for large families as source of labour, early marriages and practice of extended
family concept.
40
3.9 Household Structure
Heads of household constitute 6.6 percent of households in Wa which is lower than the regional
figure of 12.5 percent. This is due to the large household size in Wa. On average the composition
of a typical household in Wa comprise 1.1 adult males; 1.4 adult females, 2.1 children and 1.3
seasonal migrants.
3.10 Household Headship
The head of a household is generally the person identified by members of household as the one
responsible for the upkeep and maintenance of the household, including the exercise of authority
over household resources. The proportion of household members who are heads of households is
6.6 percent. This is less than both the regional (12.5percent) and national (18.3 percent) figures.
3.11 Economic Characteristics
The three major occupations in Wa are Agriculture and related work, Sales work (5.2%),
Production, and Transport Equipment work (12.1%). Together, the three account for 89.5 per
cent of the workforce in Wa, with the highest proportion (72.2%) in Agriculture. The substantial
lack of formal sector, office-based bureaucratic occupations, is reflected in the fact that
administrative and managerial capacity is extremely limited in Wa, accounting for not more than
0.2 per cent in any district. Clerical and related workers make up 1.6 per cent of occupations in
Wa. The proportion unemployed constitutes 15.0 per cent, which is higher than the national
figure of 12.5 per cent.
3. 12 Housing Characteristics
Residential houses which include any type of shelter used as living quarters such as huts, or
group of huts, kiosks, enclosed compound, cargo containers, tents. These are structurally
separate and independent places of abode such that a person or a group of persons can isolate
themselves from the hazards of the climate such as storms, rain or the sun. Wa has an estimated
16,516 houses and a household size of 5.9 persons. Using the assumption that every household is
to one housing unit or average household per house of 3.5 (Ghana Statistical Service 2000) this
gives a housing deficit of 39,012 housing units. Renting and sharing is the only ameliorating
factor which constitute 17.6 per cent and Rent-free (6.9 per cent), however, people using houses
owned by household member constitute 74.8 per cent.
41
CHAPTER FOUR
ANALYSIS AND PRESENTATION OF DATA
4.1 Introduction
Various actors in rental housing make their well-worn path on intervention depending on their
perception of housing development. According Blair (1973) administrators take the measure of
the problems with their cost yardsticks; entrepreneurs claim the build houses better, cheap and
attractive than local authorities. Planners seek practical solution and a balanced view. Scholars
speak of the unanticipated perils of planning actions and strive to humanize decision making.
Community activists and social workers, the new clergy of the planning game, become heated
and wax lyrical about the plight of the homeless and the poor. Interestingly, politicians pledge
everything to everyone.
This dichotomy in perceptions relegates to the background, their approaches and interventions to
housing development. It is within these contradictions that the chapter seeks to analyze the
perception of landlords and the expectation of renters in a housing satisfaction model using
cluster analysis method. Analyses are made within clusters and their relative differences and
similarities between them and the entire sample size are established. Clusters as per this study is
a group of relatively homogeneous cases or observations. The homogeneity is with regards to the
type of residential class and average distance from campus within each cluster is similar. These
clusters are shown in table 3.1.
Table 4.1 Residential Clusters
S/N
C1
Cluster
Bamahu, SSNIT and their environs
C2
Sombo, Kpaguri, Kambali residential
C3
Jahan, Nurses quarters, T.I Amas and their
environs
Kabannye, Zongo, Limanyiri, Nayiri and their
environs
Water Village, Dobile, Dori, Air strip and
their environs
C4
C5
Source: Author’s construct, 2011
41
Description
Where the permanent campus is located
(Middle class)
Were the temporal campus was located
(Middle class)
High class residential area
Low class residential area
Middle class residential area
42
4.2 Students and Landlords Characteristics
4.2.1 Sex Composition
Currently, we live in a society that has over the years regarded the innate characteristics of sex as
one of the clearest legitimisers of different rights and restrictions both formal and informal.
While the legal sanctions that uphold male dominance are being eroded for the past century and
more rapidly in the last 20 years, the heavy weight of traditions combined with the effects of
socialisation still works powerfully to reinforce sex roles that are commonly regarded as of equal
prestige and wealth. There has being an increasing concerns by the international community on
the disproportionate participation of the sexes in say education, policies, governance, religious
activity, employment among others. As per this study, sex composition varies within the clusters
and that of the entire population. Table 1 shows sex composition of students in UDS.
Table 4.2: Sex Composition of Students
Gender
Male
Female
Total
C1 (%)
40
60
100
C2 (%)
65
35
100
C3 (%)
55
45
100
C4 (%)
60
40
100
C5 (%)
70
30
100
ALL (%)
58
42
100
Source: Field Survey, January 2011
Form table 4.2, males represent 58 per cent of the entire population while females represent 42
per cent. However, the male dominance occurs in all clusters expect C1 (Bamahu, SSNIT and
their environs) where the females dominate the student population in that zone. As described in
4.1, that cluster in the closest to campus. The sex ratio is 74 females to 100 males as against the
regional figure of 92 males to 100 females according to Ghana Statistics Service 2000. In view
of security, and other risks, females prefer to stay closer to the campus that their male
counterparts.
With regards to landlords, sex composition shows that, as much as 70 per cent are males and 30
per cent are females. Within, the clusters, however, the situation varies. Table 4.3 shows the sex
composition of landlords in Wa.
43
Table 4.3: Landlords Sex Composition
Gender
Male
Female
Total
C1 (%)
50
50
100
C2 (%)
75
25
100
C3 (%)
100
100
C4 (%)
100
100
C5 (%)
50
50
100
ALL (%)
70
30
100
Source: Field Survey, January 2011
From table 4.3, cluster 1, has equal distribution of sexes in houses ownership. This is because,
that cluster is closer to the original campus where all potential investors are competing for space
to build new houses. In other places like, Sombo, Kpaguri, Kambali Residential (C2), the males
outwit the females’ in house ownership, while in Jahan, Nurses Quarters, T.I Amas and their
environs (C3) and Kabannye, Zongo, Limanyiri, Nayiri and their environs (C4), males are
dominant. This translates into and overall situation of males’ dominance with regards to house
ownership. A relationship between marital status and sex composition of landlords shows that as
much as 70 per cent of female landlords are widows. This indicates that, they acquire their
houses through the death of their husband and hence, this justifies why females has less
ownership. The situation in 2000 Population and Housing Census, is that 85 per cent of landlords
are males in Upper west Region. The trend so far with regards to this study is even reducing,
hence attributed to the continuous education and eradication of the belief that females can own
certain social and economic assets.
4.2.2 Age Distribution
Age has of late, gained a profound impact on societies and occupies a core area of increasing
attention for policymakers. Nevertheless, as age distribution shifts upward, societies must
reorient themselves to ensure that persons of all ages, including growing numbers of older
persons, have the means or the support needed to maintain a decent standard of living. Major
issues of nutrition, sanitation, medicine, health care, education, knowledge and economic wellbeing in general have impact on age distribution. The demographic transition in Ghana currently
involves rejuvenation of the age distribution as the proportion of children rises because of
increased survival at younger ages and rise in fertility levels, hence, increase in median and mean
age. The otherwise of the case raised above is seen in the age structure of students and landlords
in Wa. According to the survey, all students within 15-24 and 25-34 age cohorts. Table 4.4
shows the age distribution of students by clusters.
44
Table 4.4: Age Distribution of Students
Age
15-24
25-34
Total
C1 (%)
90
10
100
C2 (%)
85
15
100
C3 (%)
90
10
100
C4 (%)
75
25
100
C5 (%)
65
35
100
ALL (%)
80
20
100
Source: Field Survey, January 2011
It can be inferred from table 4.4 that majority (80 per cent) of the students are within the age
cohort 15-24. The situation runs throughout all the clusters with a mean age ranging between 20
years to as high as 23 within the clusters. However, the entire mean age of students is 20.5 years.
With regards to age distribution of landlords, as much as 40 per cent are between age cohorts 4554 with fewer (15 per cent) between 25-34 years. The mean age of landlords in Wa is 48 years.
Table 4.5 shows the age distribution of landlords.
Table 4.5: Age Distribution of Landlords
Age
25-34
35-44
45-54
55-64
Total
Frequency
3
3
8
6
20
Percentage
15
15
40
30
100
Source: Field Survey, January 2011
Age-sex disaggregation has become a salient issue in recent literature. Concerns raised among
others include: participation and empowerment, fighting neglect and abuse, labour supply and
productivity growth, changing consumption patterns, savings, poverty and income security,
universal access to social services, sustainable pensions systems and health and long-term care.
Gender-age disaggregation provides basis from which these concerns can be inferred. In this
regards, table 4.6 shows the age-sex distribution of students.
45
Table 4.6: Age-Sex Disaggregation of Students
Cluster
C1
C2
C3
C4
C5
ALL
Age
Sex
Total (%)
Male (%)
Female (%)
15-24
44
56
100
25-34
-
100
100
15-24
59
41
100
25-34
100
-
100
15-24
61
39
100
25-34
100
-
100
15-24
46
53
100
25-34
100
-
100
15-24
62
38
100
25-34
86
14
100
15-24
54
46
100
25-34
84
16
100
Source: Field Survey, January 2011
From table 4.6, cluster 1, has much females than males and this is due to its closeness to the main
campus, hence girls seek closest distance to campus in view of security and transportation. In the
other clusters, however, the proportion of males is greater than females and majority are within
the age cohort 15-24. With regards to the entire sample size, the student within 15-24, as much as
54 per cent are males and 46 per cent are females. For cohort 24-34, majorities (84 per cent) are
males and 26 per cent are females. This disaggregation is due to the fact that there are many
males on campus as well as in the sample than females. The situation of landlords is not far
different, table 4.7 show the gender disaggregation of landlords cross classified by age groups.
46
Table 4.7: Age-Sex Disaggregation of Landlords
Age
Sex
Total (%)
Male (%)
Female (%)
25-34
100
-
100
35-44
100
-
100
45-54
63
37
100
55-64
50
50
100
Source: Field Survey, January 2011
The age-sex disaggregation shows that, some landlords prefer renting a particular sex or age
group with ethnically and religious considerations. This situation affects the perfection of rental
housing market through manipulations that can subsequently bring disequilibrium in the market.
4.2.3 Religion
Religion has great effects on rental housing in certain places around the country. The issues of
religion are sometimes used as basis for renting houses to people since it is believed that people
of the same religious affiliation can live in peace and harmony and enforcement of security.
Pertinent to this study, an assessment of students and landlord religious affiliations gives an
indication of the preference of tenants. The study identified only two religious affiliations of
students. In view of this, table 4.8 shows the religious affiliation of students.
Table 4.8: Religious Affiliation of Students
Religion
Islam
Christianity
Total
C1 (%)
25
75
100
C2 (%)
40
60
100
C3 (%)
25
75
100
C4 (%)
55
45
100
C5 (%)
55
45
100
ALL (%)
40
60
100
Source: Field Survey, January 2011
From table 4.8, Bamahu, SSNIT and their environs (C1), Sombo, Kpaguri, Kambali Residential
(C2) and Jahan, Nurses Quarters, T.I Amas and their environs (C3) have many Christians than
Muslims. This is because the types of residential areas are at the peripheral and peri-urban area
where many natives of Wa are not staying. In Kabannye, Zongo, Limanyiri, Nayiri and their
environs (C4) and Water Village, Dobile, Dori, Air Strip and their environs (C5), however,
Muslims are more than the Christians because those areas are noted to be the original settlement
47
of Wa and dominated by Muslims. In this regards, most of the students are natives of Wa. For
the entire sample, 40 are Muslims and 60 per cent are Christians. Though Wa, in noted to be
dominantly a Muslim community, the influx of students from other regions that are Christians
outnumber the Muslims. This is justified by a cross classification of religion over students
origins. Table 4.9 shows the relationship between religion and origin.
Table 4.9: Religion-Origin of Students
Cluster
Religion
Natives
Wa (%)
C1
C2
C3
C4
Islam
100
100
Christianity
13
87
100
Islam
12
88
100
Christianity
8
92
100
Islam
40
60
100
Christianity
7
93
100
Islam
10
90
100
-
100
100
36
64
100
-
100
100
Islam
20
80
100
Christianity
7
93
100
Islam
Christianity
ALL
Others (%)
-
Christianity
C5
Total (%)
Source: Field Survey, January 2011
From table 4.9, for Bamahu, SSNIT and their environs (C1) for instance, of those that are
Muslims, none is native of Wa and for those that are Christians, 13 per cent are natives of Wa
and 87 per cent are from other districts and regions. With regards to landlords, 65 per cent are
Muslims and 35 per cent are Christians. Out of the landlords, 70 per cent are natives of Wa of
which 79 per cent are Muslims and this indicates the dominance of Muslims in house ownership.
4.2.4 Ethnicity
Ethnicity has a great influence on the lives of the people. One of the fallouts of this influence is
on women and ownership of houses. Cultural practices of the people are syncretic in nature. As
48
much as 8 different types of tribes were identified among students. Table 4.10 shows the
distribution of ethnicity of students.
Table 4.10: Ethnicity of Students
Ethnicity
Waali
Dagbani
Sissala
Grusi
Akan
Ga
Ewe
Frafra
Total
C1 (%)
15
15
15
40
10
5
100
C2 (%)
20
20
5
10
25
20
100
C3 (%)
5
15
25
35
5
5
10
100
C4 (%)
30
5
5
20
5
35
100
C5 (%)
20
15
10
25
5
5
20
100
ALL (%)
18
14
1
13
29
4
4
17
100
Source: Field Survey, January 2011
From table 4.10, the dominant ethnic group is Akan, which represent 29 per cent of the student
population and the least is Sissala which indicating 1 per cent. The clusters that are however, a
native dominates, have majority being the Northern ethnic groups such as Waali, Dagdani and
Frafra. These scenarios are seen in cluster 4 and 5.
4.2.5 Marital Status
The study indicates that only two marital statuses are identified among students, as much as 92
per cent of students are single and only 8 percent are married. Only Kabannye, Zongo,
Limanyiri, Nayiri and their environs (C4) and Water Village, Dobile, Dori, Air Strip and their
environs (C5) have students that are married and his areas are noted to places of permanent
natives of Wa. With regards to landlords, majority (65 per cent) are married people. Figure 4.1
shows the marital status of landlords.
49
Figure 4.1: Marital Status of landlords
Marital Status
70
65
60
50
40
Percentage
30
20
20
10
10
5
0
Single
Married
Divorced
Widowed
Source: Field Survey, January 2011
From the analysis of students’ and landlord demographic characteristics, it can be said that there
are gender and ethnical discrimination in rental housing market which are of economic
importance and implications. First, if students from other regions find it difficult to find a rental
apartment, then this affects potential labour mobility since students and immigrants cannot find
shelter and consequently employment and welfare in Wa can decrease. Secondly, discrimination
on the basis of gender and ethnical differences could result in students having to relocate in less
attractive neighbourhood segregations. This leads to security, sanitation and transportation
problems that affect rental housing market outcomes such as affordability. Finally, the
segregation of students at various clusters could also have welfare consequences that cannot be
managed by school authorities other than if all were staying at campus.
4.3 Rental Housing Characteristics
4.3.1 Housing Typology and Age
Various types of houses are identified in Wa. Students are left with a choice to make in relations
to other factors such as affordability. Table 4.11 shows the residential housing types cross
classified by clusters that students use.
50
Table 4.11: Housing Typology for Students
Type
Compound
house
Detached
Semi-detach
Storey
building
Flat
Total
C1 (%)
55
C2 (%)
80
C3 (%)
35
C4 (%)
80
C5 (%)
75
ALL (%)
5
35
10
5
-
15
5
40
5
5
10
10
5
7
5
5
100
5
100
5
100
100
10
100
65
18
5
100
Source: Field Survey, January 2011
From table 4.11, places that are closer to campus are mostly storey buildings and this is indicated
in Jahan, Nurses Quarters, T.I Amas and their environs (C3) and Bamahu, SSNIT and their
environs (C1) where 40 per cent and 35 per cent of the students live in storey buildings
respectively. This is because the proximity to campus makes the cost of land around the
immediate surroundings of campus high. In order for landlords to maximize rent on land, they
build upwards. In other clusters, however, compound houses are dominantly used by students,
for instance in Kabannye, Zongo, Limanyiri, Nayiri and their environs (C4) and Water Village,
Dobile, Dori, Air Strip and their environs (C5) where 80 and 75 per cent of students live in
compound houses. This is because those places are low and middle class residential areas of Wa.
In general assessment, as much as 65 percent seek residential accommodation in compound
houses since it is the dominant housing type in the region (65 per cent, Ghana Statistics Service
2005). This is backed by the supply side of landlords, where as much as 70 per cent of houses in
the market available for renting are compound houses.
The houses in the rental market have various age categories and that shows the direction of urban
development in Wa. The ages range as low as one year to as high as 20 years. Much as 50 per
cent is between 6-10 years old. The average age of housing in the market is 10.25 years. All the
houses around campus are between 1-5years and this indicates direction of urban growth.
4.3.2 Room Occupancy Rate
Students in rental houses either live in single rooms, chamber and hall or flats. Much as 91 per
cent live in single rooms and this is due to the compound houses system that is sub-divided into
many single room and hence the dominant housing type in Wa. Also, 6 per cent live in chamber
and halls and 3 per cent live in flats. In view of cost, security and availability of rooms, one or
51
more students live together. Table 4.12 shows that number of students per room in the various
clusters.
Table 4.12: Number of Students per Room
Number
1-3
4-6
7-9
Total
C1
14
5
1
20
C2
20
0
0
20
C3
12
8
0
20
C4
16
2
2
20
C5
18
2
0
20
ALL
80
17
3
100
Source: Field Survey, January 2011
In table 4.12, the least number of students per room is one to as high as 9 persons. In all the
clusters, however, majority are between 1-3 persons per room. The average occupancy rate in
the clusters range as low as 2 persons per room to as high as 3.2 persons per room. Bamahu,
SSNIT and their environs (C1) and Jahan, Nurses Quarters, T.I Amas and their environs (C3)
have the highest occupancy rates of 3 and 3.2 persons per room respectively. This is due to their
closeness to campus, hence students will prefer rooms at that locations irrespective of the
number of people in these rooms. Clusters far away from campus have low occupancy rates of 2,
2.5 and 2.3 persons per rooms as in Sombo, Kpaguri, Kambali Residential(C2) , Kabannye,
Zongo, Limanyiri, Nayiri and their environs (C4) and Water Village, Dobile, Dori, Air Strip
and their environs (C5) respectively. The average occupancy rate for the entire clusters is 2.7
persons per room rather than the United Nations standard of 1.5 persons per room. This is
implies shortage of accommodation for students in Wa. The trend can lead to increase in rent of
rental houses, health implications due to congestion and extortion of students by landlords.
4.3.2 Materials Used
Landlords’ offerings in the rental market only in terms of materials used for construction of walls
in Wa include landcrete, sandcrete, wattle and daub, mud and wood. Interestingly, students tend
to choose houses of durable quality materials. The kind of materials used therefore is a major
criterion for students in choosing rooms. Students only rent place build of sandcrete and
landcrete where as much as 80 per cent and 20 per cent students live in houses made of these
materials respectively.
52
In term of material used for roofing, 90 per cent live in houses made of aluminum and 10 per
cent made of Iron sheets. This shows the quality of houses students want to live in due to
security purposes.
4.3.4 Housing Facilities and Services
Housing facilities that students use among other include bathroom, toilet, kitchen, storeroom,
water and electricity. The availability or otherwise of these facilities and services varies in their
conditions be it good, fair or in a poor state. Table 4.13 shows the availability and conditions of
services and facilities the students use.
Table 4.13: Housing services and Facilities
Facility
Bath
Toilet
Kitchen
Storeroom
Water
Electricity
Availability
(%)
95
54
47
30
71
100
Good
50
50
52
43
63
82
Condition (%)
Fair
40
30
29
20
28
12
Poor
10
20
19
36
9
6
Source: Field Survey, January 2011
In table 4.13 above, 95 per cent of the students assert that their houses have bathrooms. Also all
residential houses that students use have electricity. This implies that the availability of certain
services and facilities determines the residential choices of students. In terms of their housing
needs in general, students will prefer houses with at least four of these facilities thus – bath,
water, toilet and electricity. This is because, in all cases, more than half the student population
asserts the availability of these facilities in their residential homes.
4.3.5 Accessibility of Housing Facilities
The availability of the facilities and services further raise concerns on the nature of accessibility
to them. In view of time constrains, student prefer houses with certain facilities that can be
accessed within a limited time frame. It assessment is done through the use of waiting times to
access services and facilities. Figure 4.2 shows the waiting times for various facilities within
specific time frames.
53
Figure 4.2: Waiting Time
80
70
72 71
68
60
50
Bath (%)
40
Toilet(%)
30
Water (%)
23
20
19
12 12
12
10
3 5 1
2
0
1-5mins
6-10mins
11-15mins
16-20mins
Source: Field Survey, January 2011
In figure 4.2, majority of the students wait between 1-5 minutes before using a facility. The
highest accessible facility is bathroom, where 72 per cent can use it by waiting within five
minutes. The least accessible facility is water. This implies poor and inadequate water supply in
Wa. The average waiting time for bathroom is 4.8 minutes, 5.9 minutes for toilet and 6.5 minutes
for water. These averages show the highly accessible facility to be bathroom and water to be the
least. With a room occupancy rate of 2.7 persons per room, it will take 13 minutes for all
students in one room to bath before school, 15.9 minutes for toilet and 17.6 for water. The
waiting time is based on the assumption that they are more than one household in the house
using the same services and facilities. This waiting time in accessing facilities can affect students
in their daily activities such as going early for lectures.
4.3.6 Housing Conditions
The condition of housing is also an important factor that determines students’ choice and
residential locations. This is with regards to sanitation, risk features such as exposed foundations
and cracked walls. From the perspective of students, figure 4.3 shows the various housing
conditions observed in their residential rental homes.
54
Figure 4.3 Housing Conditions
100
91
88
86
90
80
70
61
60
50
39
40
YES (%)
NO (%)
30
20
14
12
9
10
0
Exposed
Foundation
Cracked Wall
Leaking Roof Poor Sanitation
Source: Field Survey, January 2011
In figure 4.3, as much as 88 per cent of houses do not have cracked walls, 91 per cent do not
have leaking roofs and 86 per cent do not have exposed foundation. The commonest housing
problem is, however, poor sanitation. This is due to poor waste disposal systems, poor drainage,
inadequacy of toilet and sanitary facilities. Students are compelled to live in such places because
of inadequacy of rooms in Wa. The residential cluster noted for poor sanitation is Kabannye,
Zongo, Limanyiri, Nayiri and their environs (C4), where most inhabitants of Wa live. Since
supply is perpetually low, landlords worry less about tenants leaving, causing little incentive to
maintain the property.
4.4 Residential Housing Stock and Housing Needs Assessment
As per the study area, Wa has a population of 96,818 people, 16,516 houses and a household size
of 5.9 persons. Using the assumption that every household is to one housing unit or average
household per house of 3.5 (Ghana Statistical Service 2000) this gives a housing deficit of
39,012 housing units hence renting and sharing is the only ameliorating factor which constitute
13.3 per cent (UN-HABITAT 2010) of housing stock in Upper West Region.
With the influx of students, the population increases every year. The university has five halls of
residence for students namely: Liman, Cardinal Dery, Jubile, Royal and Upper West Hall. Each
hall is a two storey building of 36 rooms with an occupancy rate of four persons per room. The
55
total number of students accommodated is 725. The number has been constant still 2008 where
the halls were commissioned for use while the student population has been increasing. Table
4.14 shows the trend on enrolment and accommodation.
Table 4.14 Enrolment and Accommodation
Year
First Years
Total Students
No. Accommodated
2005
801
-
55
2006
950
-
55
2007
1,242
-
115
2008
1,888
4,881
725
2009
2,583
6,663
725
2010
3,165
8,878
725
Source: Office of Dean of Students, UDS, Wa Campus (2011)
From table 4.14, as at 2010 admission, only 22.9 per cent of the first years could be
accommodated by the campus halls. The remaining 77.1 per cent (2440 students) need additional
610 rooms to accommodate them thus assuming an occupancy rate of four per room. The
relationship between enrolment and accommodation is shown in figure 4.4.
Figure 4.4: Trend of Accommodation
No. Accommodated
Trend of Accommodation
1000
900
800
700
600
500
400
300
200
100
0
y = 0.3378x - 198.34
R² = 0.809
0
500
1000
1500
2000
No. of First Years
Source: Field Survey, January 2011
2500
3000
3500
56
The figure shows that, correlation coefficient is 0.809 indicated that 81 per cent of students
accommodated depends on the enrolment level. However, in the past three years, enrolment was
increasing with accommodation been constant. This shows that there is no relationship between
enrolment and accommodation in the last three years as shown in figure 4.5 below.
Figure 4.5 Past Three Years Enrolment and Accommodation
Number Accommodated
No. Accommodated
800
y = 725
R² = #N/A
700
600
500
400
300
200
100
0
0
500
1,000
1,500
2,000
2,500
3,000
3,500
No. of First years
Source: Field Survey, January 2011
The figure shows that number of students accommodated is independent hence has no
relationship with enrolment level. This is because the number of rooms available for the past
three years is constant.
The university authority charge GH¢270 per student for rooms provided which other universities
like KNUST charge GH¢350 per student. Authorities would wish landlords in Wa to charge
between GH¢200 and GH¢270 for single rooms and between GH¢300 and GH¢400 for chamber
and halls. The authorities wish also rental houses should at least have electricity, water, toilet
and security.
57
4.5 Rent
4.5.1 Yearly Rent Charges
Yearly rent paid by students varies with respective to type of rooms. The type of rooms
identified include, single room (12m×13m), chamber and hall and flats (living room, bedroom
with bath and toilet). As much as 91 per cent use single rooms, 6 per cent use chamber and halls
and 3 per cent use flats. The yearly rent students pay varies and ranges between GH¢100 to
GH¢700. Of those that use single rooms, 46 per cent pay between GH¢201-300 as yearly rent.
The average rent for single room is GH¢269.With regards to chamber and hall, majority (33.3
per cent) pay between GH¢301-400 with an average rent been GH¢334. The less patronized
rooms are flats, which have an average yearly rent of GH¢417.
The yearly rent, however, varies between clusters. Those far away from campus have different
characteristics likewise those closer to campus. For instance Bamahu, SSNIT and their environs
(C1) where the permanent location of the campus is has an average rent of a single room been
GH¢298 which is slightly higher than the average of the entire study area. This is attributed to
the closeness to campus. Also, residential locations far way form campus have average rent
lower than that of the entire study area. For instance, Kabannye, Zongo, Limanyiri, Nayiri and
their environs (C4) has an average for single room being GH¢230. This situation reflects in the
room occupancy rate and housing facilities. For instance Bamahu, SSNIT and their environs
(C1) have a high room occupancy rate of 3, and all houses have basic services (water, toilet,
bathroom, electricity, storeroom, and kitchen). This results in rent pegged at GH¢298 for single
rooms. The variation in yearly rent is due to location, type of room and access to basic services.
The market forces of demand and supply, especially of land is the basic factor that influencing
variation in rents values
From the perspectives of landlords, of those that rent out single rooms to students, 60 per cent
receive between GH¢201 to GH¢300 as yearly rent. The average rent received by landlords for
single room is GH¢226. This is less than the actual amount (GH¢298) students pay to landlords
for single rooms. This is because, rental housing market in Wa has other players such as the
middlemen. These middlemen will take higher than the actual amount the landlords will take and
that constitutes their profit. With regards to chamber and hall, majority (55 per cent) received
58
between GH¢301-400 and on an average of GH¢356. Similarly, the difference exist as students
pay GH¢356 and landlords receive GH¢334.
4.5.2 Factors that Influence Rent
Various factors influence rent levels in Wa. According to the survey, cost of production and
maintenance of houses, demand, location, level of services and facilities and category of renters.
Landlords take advantage of the influx of student, increase in population coupled with slow
growth of housing development to peg rent on the basis of demand representing 45 per cent and
category of renters representing 20 per cent of landlords. Landlords look at the category of
renters available thus student, civil servants and natives and prefer to rent to students since they
have ready cash to pay. This is because, as much as 50 per cent prefer to rent to students.
On the demand side, increase in student population and the inability of the university authority to
accommodate all students, landlords peg rents on this basis. This rent is peg on “take it or leave
it”. Students are compelled because housing in short supply. Relationship between a landlord and
a student most often put the former in a stronger bargaining position. This is because the
provisions of houses are expanding at rates slower than the rate of growth of Wa’s population
thus creating a wide margin between demand and supply of housing infrastructural facilities and
services. Other factors include location which influences 15 per cent of landlords in pegging rent.
Locations which are close to campus have high rents than distanced areas. For instance Bamahu,
SSNIT and their environs (C1) where the permanent location of the campus is has an average
rent of a single room been GH¢298. locations far way form campus have average rent lower than
that of the entire study area for instance, Kabannye, Zongo, Limanyiri, Nayiri and their environs
(C4) has an average for single room been GH¢230.
Another factor is the level of services and facilities offered by landlords. As much as 15 per cent
of landlords are influenced on the basis of services and facilities. This services and facilities
include water, toilet, bathroom, electricity, storeroom, and kitchen. The study shows that houses
without water supply has an average rent of GH¢150.5 which is far lower than the averages in
the various clusters for single rooms. All houses that have water, toilet, bathroom, electricity,
storeroom, and kitchen have average rent of GH¢269 for single rooms. The cost of production
59
and maintenance of houses constitutes 5 per cent of landlords’ perception of pegging rent. Of
these people 100 per cent do maintenance of their houses every year.
4.5.3 Rent Advance Payment
The Rent Control Act 220 of 1963 makes it clear, among other things, that landlords can only
charge 6-months rent advance and succeeding rents are due every six months. As much as 48 per
cent of students do advance payment and 52 per cent do not. This is why landlords prefer to rent
to students first before other renters. From the perspective of landlords, however, 55 per cent of
landlords request for advance payments whilst 45 per cent do not request for advance payment.
This implies that rent will form a major component of students’ expenditure and has effects on
the actual amount for other needs. The inability of students to meet rent advance payment often
results to unlawful ejection and utility payment problems.
4.5.4 Rent Revision and Housing Maintenance
Rents are revised to reflect current market situations. Students report that 89 per cent of landlords
revise rents every year, 10 per cent every two years and 0ne per cent every three years. With
increasing demand and low supply of housing, rents are revised upwards with an average
increment of GH¢50.
On the contrary, 65 per cent of landlords report that they revise rent every two years, 35 per cent
annual and 5 per cent every three years. Students whose rents are revised annually are those
closer to campus due to demand for houses closer to campus. For instance, of those students,
majority (29 per cent) live in Bamahu, SSNIT and their environs (C1) which is the closest to
campus. Landlords that mostly revise rents every two years have their houses far away from
campus.
4.6 Transfer Money and Expenditure
Students monthly transfer money for expenditure ranges at an average low of GH¢50.5 of which
67 per cent receive that amount and to average high as GH¢650.5 of which 2 per cent receive
that amounts. The mean average monthly transfer money to students is GH¢125.5.
60
With regards to expenditure, students spend on food, clothing, health, water and sanitation,
transportation, energy (cooking and lighting) and remittance. Table 4.15 shows the expenditure
components and amount spent.
Table 4.15: Monthly Expenditure
Item
Food
Clothing
Energy
Health
Transportation
Water and Sanitation
Remittance
Rent
Total (GH¢)
Lowest (GH¢)
10.5
5.5
3
3
0
0
0
4.2
26.2
Average
(GH¢)
40
9.7
6.3
3.6
3.3
1.6
1.6
22.4
88.5
Highest
(GH¢)
130.5
35.5
13
13
18
11
18
54.2
293.3
Source: Field Survey, January 2011
From table 4.15, the highest expenditure component is food. On the average monthly expenditure
(GH¢88.5), is represents 45 per cent. The next highest component of students’ expenditure is
rent which represents 25.3 per cent of total average monthly expenditure. However, certain
expenditure components as at the time of this study were zero. For instance, students that walk to
school do not incur cost and likewise student who did not remit any part of their money as at the
time of study. For food, 34 per cent spend below the lowest monthly amount of GH¢50.5. The
highest expenditure on food is GH¢130.5 of which 5 per cent of the students spend monthly.
The relationship between income and expenditure indicates that, all other things being equal,
students with low income will have low expenditure. In that regards, student who have lowest
monthly income of GH¢50.5 will spend GH¢26.2 hence with a potential savings of GH¢24.3.
Students on the average can save GH¢37 thus GH¢88.5 out of GH¢125.5. At the highest level,
savings can be GH¢357.2. These savings figures give a trend that the higher the student’s
income, the more the potential of saving. Figure 4.6 shows the relationship between income and
expenditure with expenditure being dependent.
61
Figure 4.6 Income and Expenditure Relationship
Monthly Income and Expenditure Relationship
350
y = 0.4249x + 18.946
R² = 0.988
Expenditure (GH¢)
300
250
200
150
100
50
0
0
100
200
300
400
500
600
700
Income (GH¢)
Source: Field Survey, January 2011
From figure 4.6, the correlation coefficient (r) is 0.993 which indicates the degree of association
between income and expenditure. As it is closer to one, the relationship between income and
expenditure is strong. However, the coefficient of determination (r²) is 0.988 (98.8 per cent)
which indicates that 98.8 per cent of variation in expenditure (Y) can be explained by changes in
income (x). The remaining 1.12 per cent can be attributed to other factors such taste and
preference, inflation and interest rates.
As per this study, one key component of expenditure is monthly rent. Students’ income can
influence their residential accommodations. The degree of relationship or otherwise is show is
figure 4.7 below. Analysis is based on single rooms monthly rent since it is the dominantly used
by 91 per cent of students.
62
Figure 4.7: Monthly rent and Income
Monthly Rent and Income Relationship
60
y = 0.0749x + 6.2853
R² = 0.9374
Rent (GH¢)
50
40
30
20
10
0
0
100
200
300
400
500
600
700
Income (GH¢)
Source: Field Survey, January 2011
With rent (Y) being dependent on income, there is a strong association with income since
correlation coefficient (r) is 0.968 and almost close to one. The coefficient of determination (r²)
is 0.937 indicating that 93.7 per cent of change in rent is attributed to change in income. Students
in this regards changes residential accommodations with change in their incomes. The higher the
income goes up, the high tendency to move for more costly residential accommodations. The
remaining 6.3 per cent is attributed to other factors such as increase in production and
maintenance of houses, demand for houses, vacancy rate, and change in residential location.
4.7 Housing Location and Transportation
4.7.1 Factors that Influence Locations of Students
The influx of students into Wa creates intense pressure on the spatial structure of the urban
systems such as on tertiary education, housing and transportation. Residential pattern is a product
of internal and external forces in relation to demand and supply of rental houses in Wa. The
study identified certain factors that students take into consideration in locating their residential
accommodations. Table 4.16 shows the various factors that influences students’ residential
accommodations.
63
Table 4.16: Locational Factors
Factor
Location
Accessibility to Services
Housing Typology
Peace and Security
Affordability
Total
Percentage
(%)
22
29
6
3
20
100
Source: Field Survey, January 2011
Students are concern about the location of their residential homes. This is in view of distance and
transportation issues and security.
For instance, of those that give priority to location in
choosing their residence, 40 per cent are located in Bamahu, SSNIT and their environs (C1)
which is the permanent location of UDS. Accessibility to basic services such as university
facilities, water and sanitation facilities, electricity and other energy supply systems,
transportation routes are key issues of consideration to 29 per cent of students. For instance, 34
per cent these students live at the temporal location of UDS where most campus facilities such as
library and reading rooms are still located.
Another key factor of concern to students is
affordability. Students try to relate their utility derived against the price paid for room they
intend to or occupy. In this regards, the level of incomes of students is central to this decision. Of
those students 30 per cent live in a low class residential area thus Kabannye, Zongo, Limanyiri,
Nayiri and their environs (C4).
4.7.2 Distance to Campus
In view of students living at various locations, the distances to campus varies within their
residential clusters. Majority (54 per cent) travel 1-3km to get to campus. The highest distance
ranges 7-9km of which 18 per cent of students cover daily. The average distance covered daily
by students is 3.9km. Of all students in Bamahu, SSNIT and their environs (C1), 95 per cent
travel 1-3km to get to school. This shows that Bamahu, SSNIT and their environs (C1), is the
closest to campus. Also of those that travel 1-3km daily to get to campus, 35 per cent live in
Bamahu, SSNIT and their environs (C1). Students that pay yearly rent of GH¢300-400, 5]]4 per
cent travel 1-3km to get to campus. Again, of all those that travel 1-3km to get to campus, 52 per
cent pay rent of GH¢300-400 yearly. However, 60 per cent of student that pay less than or equal
64
to GH¢100, travel as far as 7-9km. This is an indicative of the relationship between distance and
rent. Students far away from campus are likely to pay less rent than those closer to campus. In
high residential areas like Jahan, Nurses Quarters, T.I Amas and their environs (C3), however, of
those that pay GH¢300-400, 93 per cent travel 4-6km to get to campus. The relationship between
distance and rent paid is illustrated with the graph in figure 4.8 below.
Figure 4.8: Rent and Distance Correlation
Yearly Rent and Distance Relationship
400
350
Rent (GH¢)
300
250
200
150
100
y = -50x + 473.33
R² = 0.935
50
0
0
2
4
6
8
10
Distance (Km)
Source: Field Survey, January 2011
In figure 4.8, there is a negative relationship between distance and rent. The closer the distance
to campus is, the higher the rent and vice versa. As much as 93.5 per cent of rent is determined
by distance to campus (location). The remaining 6.5 per cent is determined by other factors
including the level of services and housing facilities. In view of this, students that stay far away
from campus pay high transportation cost.
4.7.3 Means of Transport
The commonest means of transport to campus is the use of commercial vehicles which represents
40 per cent of students’ patronage. Walking represents 30 per cent, 25 per cent for the use of
motor bicycles, 4 per cent for bicycles and 1 per cent use private cars. Bamahu, SSNIT and their
environs (C1), being the closest to campus, 45 per cent of students there walk to campus. Also,
of those in Water Village, Dobile, Dori, Air Strip and their environs (C5), 50 per cent use public
65
commercial vehicles because it is far from campus. A relationship between means of transport
and distance covered indicates that, of those the walk to school, 90 per cent cover a distance of 13km. Out of those that cover 1-3km daily, 50 per cent walk to school. From this, it can be
deduced that the shorter the distance to campus, the more likely student will take the least cost
transportation means. This is because all those that walk to campus have zero expenditure for
transportation as at the time of the study.
4.8 Market Outcomes
4.8.1 Rent Affordability, Satisfaction and Choice
Students might huddle into various residential locations for needs sake (accommodation), and the
landlords cling to quest for the sake of profit. But in each civilization, as it advanced, those who
could afford it chose to match utility against price. Rent affordability as per this study is
deduced as per cent of students monthly income used on rent which should not be more than
proportion on income spent on food. This is because food is the major component of students’
expenditure. Other expenditure components are assumed to be less than the expenditure on food.
In view of this, using the average monthly income of GH¢125.5 and average monthly rent of
GH¢22.4, the proportion of rent is 18 per cent of monthly income whilst food represents 32 per
cent. Rent in this regards in affordable since it is less than the proportion on income spent on
food. UN-HABITAT (2003) defines ‘affordable housing’ as a home which costs less than 30 per
cent of a family’s income, in either rent or a monthly mortgage, then students rent on housing is
affordable since it represents 18 per cent of monthly income. The higher students’ monthly
income is, the lower the percentage and the vice versa.
Students are however not satisfied with this situation. As much as 41 per cent wish to have paid
less than GH¢100 for yearly rent of room they occupy. Also, 62 per cent regards current rent
levels in Wa as being high and as much as 75 per cent are not satisfied with the rent they pay in
relation to the services and facilities that landlords offer. Of those that are not satisfied with rent
against the level of services, 53 per cent wish to have paid less than GH¢100 instead of GH¢200300 they currently pay. Out of the students that are not satisfied with rent against the level of
services, 81 per cent sees current rent levels being high.
66
From the perspective of landlords however, 65 per cent consider current rent levels as being
moderate, 25 per cent sees it as being high and 10 per cent consider to cheap. As against that
background, 85 per cent are satisfied with the rent they receive as against the services and
facilities they offer and 15 per cent wish to increase further increase rent. The tendency there is
the choice of renter to offer that new price tag to. Landlords that wish to rent to students
constitute 50 per cent. Reasons attributed to this choice of renter among others including:
 Students are most in need for room
 Students have ready cash to pay on the “take it or leave it market”
 Students can be controlled
 Their duration of stay is shorter hence returns to investment are high
 There are no rules and regulations renting to students since tenancy agreement are not
always signed
 Household formation rate is low as compared to other tenants such as civil servants and
natives
 Rent revision for students can be done with ease
 Students are always ready to make advance payment if requested
4.9 Rent Control
4.9.1 Awareness of Rent Control Departmnet
The RCD is created under Rent Control Act 220 of 1963 and sought to restrain the hand of a
wicked, callous landlord who would demand for rent advance for a longer period from a poor,
unsuspecting would be tenant. RCD is responsible for monitoring and establishment of
guidelines relating to the regulations of landlords/tenants relationships to create enabling
environment for socio-economic development of Wa. However, awareness of the mere existence
of such a Department in Wa is low by those often affected negatively concerning rent issues. In
the survey, 66 per cent of the students are not aware of the operations and existence of RCD.
Also, only 55 per cent of landlords are aware of the existence and operation of the Department.
This implies that rent cases are resolved at home which leads to landlords extorting students
because high demand for accommodation.
67
4.9.2 Capacity of RCD
The Department in Wa Municipality currently operates under the Municipal Assembly though
not one of the statutory sub units of the assembly. This is because the department has not office
space to facilitate its work. In assessing its capacity for performance, key issues include; human
resource, logistics and materials, financial capacity and legal framework and policy. The
following table 4.17 shows the situational analysis.
4.17 Capacity of RCD
Item
Personnel
Desktop Computers
Printers
Photo copier machine
Office Desk
Vehicle
Internet access
Required
5
5
3
1
5
1
Existing
1
0
0
0
1
0
No
Backlog
4
5
3
1
4
1
Source: RCD, Wa Municipal Assembly (2011)
In table 4.17, in terms of human resource requirement, the department required 5 persons
(Director, Accountant, Secretary, Messenger and a Cleaner). Director should have a minimum
educational qualification of a first Degree, Accountant and Secretary should have a minimum of
HND and Messenger and a Cleaner should be at least DBS holders. The existing situation is that,
only one person is at post (Director). RCD has no office space in the Municipality hence shares
with other department in the Assembly. Financial capacity of the Department indicates that, the
flow of the consolidated fund to the national entity under the Ministry of Water Resources,
Works and Housing is low. There is no regular flow of funding from the DACF to the
department at the local level. This makes it difficult to undertake programmes such as awareness
raising on their functions and mandate, sensitization programmes. It is also unable to buy
stationery. The department has no rent control policy in place to guide its operations.
4.9.3 Reported and Resolved Cases
At the time of study, data indicates that as at March 2011, only 55 cases were reported. Out of
this, 90 percent of complainants are students and 10 percent are landlords. Resulting from this, 3
cases where resolved and 15 case led to ejection of students by landlords. The nature of problems
is as a result of rent advance payments, inadequate maintenance of houses on the part of students
68
and landlords, inadequate housing facilities, regular rent revision and payment of utility bills.
Data of previous years could not be obtained due to poor records keeping through the filling
system, lack of office space and other logistics and stationery.
4.9.4 Landlords Associations
In order to strengthen rent control in Wa, identifiable associations such as Wa Landlords
Association is key to resulting pertinent landlord/tenant disputes. 55 percent of landlords
recognized the availability and operations of such landlords association. Out of these people, 15
percent are members to the association. The inadequacy of awareness has effects on rent levels.
For instance of those that are not aware these associations, 85 percent request for rent advance
payment. The consequence of inability to meet advance payments leads to ejection.
4.9.5 Problems of Rent Control
The key problems of rent control in Wa according to RCD of Wa includes:
 Inadequacy of proper documentation on the part of landlords for instance tenancy
agreements, hence difficult to handle rent cases;
 Reviewing of rent advance payment by landlords at a time the agreement is not yet
expired
 Notices without copies of ejection of tenancy agreement been attached by landlords;
 Inadequate co-operation from landlords
 Landlords associations are ineffective
 Landlords fix rent other than collaborating with RCD
4.10 Problems of Rental Housing
4.10.1 Problems of Rental Housing
From the perspective of students, the following are the problems they encounter in their
residential accommodations:
Sanitation: The nature of housing facilities is of concern to students. Facilities such as toilets and
bathroom are potential sources of disease outbreak in Wa. Refuse dumps are left unkempt, bush
surrounding as also to grow. This situation serves as breeding places for mosquitoes and other
dangerous species like snakes.
69
Peace and Security: Students in rental houses are not also secured since attempts on robbery keep
increasing each day. Some locations are noisy for students to student.
Congestion: Due to the increasing nature of demand for accommodation by student in relation to
short supply, students live in 3 or 4 in one living room. This congestion creates inconvenience
amongst them and can easily leads to spread of disease faster.
Housing facilities and Services: The accessibility to housing facilities such as toilet and
bathrooms are difficult since one has to waiting for an average time of 4.8 minutes to access a
bathroom and 5.9 minutes for toilet. This implies that in a house with average number 15 persons
per house, a student is compelled to wait for 72minutes to access a bathroom and 89 minutes for
toilet. This implies that students must wakeup this mush time earlier to access these facilities and
prevent lateness to school
Rent advance Payment: landlords demand necessary advances even when the years are not
approaching. The rent advance payment is a problem to students as it affects their budget and
sometimes leads to ejection from the house.
From the perspectives of landlords, high cost of maintenance is a key problem because students
to not use facilities wisely. This is because students have the idea that they have paid for
everything. Due to the high cost of maintenance, students indirectly bear the cost.
Landlords and students fail to pay utility bills such as water and electricity. The use of high
electricity consumption gadgets such as cookers and kettles results in high bills that other
students within such appliances are unwilling to pay likewise the landlords. This leads to
disconnection from major utilities.
70
CHAPTER FIVE
FINDINGS AND RECOMMENDATIONS
5.1 Introduction
Many parts of Wa currently manifest a diversity in development where many different people
live. These people and residential zones are different not only in their origins, but also in terms
of their residency status. Within zones, there is also great diversity in relation to ethnicity,
language, religious practice, household composition, employment experiences and educational
qualifications. In Wa, there are local variations in a community’s composition. These factors
affect a person’s place and type of accommodation. Population diversity also places new
challenges on rental housing sector, particularly in relation to students. It is within this purview
that the chapter seeks to highlight major finding with regards to university students and rental
housing in Ghana, taking UDS Wa campus as reference point. The chapter also gives policy
recommendations for development.
5.2 Findings
The findings are categorized under the various centrals themes contained in the conceptual
framework and research objectives.
Students and Landlords Demographic Characteristics
Rental discrimination on the basis of gender, religious and ethnical differences exist between
students and landlords. They believed that people of the same affiliations can live in peace and
harmony and enforcement of security. These affiliations give an indication of the preference of
tenants. For instance 65 percent of landlords are Muslims and 90 percent out of this prefer
Muslim students. Female landlords give preference to girls. Students are compelled to allocate in
less attractive neighbourhood segregations due to discriminations. This leads to security,
sanitation and transportation problems that affect rental housing market outcomes such as
affordability.
70
71
Rental Housing Characteristics
The commonest housing type is compound housing (65 percent) of which 91 percent of students
use single rooms with room occupancy rate of 2.7 persons per room. Houses are built of
sandcrete blocks with aluminium roofing. Toilet is the less accessible housing facility with an
average waiting time of 5.9 minutes.
Residential Housing Stock and Housing Needs Assessment
The campus has five halls that accommodated 725 students yearly. As the halls are constant in
number over a period of time, accommodation by the campus halls does not depend on
enrolment levels. The authorities charge GH¢270 per student using campus halls of residence.
The remaining 77.1 per cent (2440 students) need additional 610 rooms to accommodate them
thus assuming an occupancy rate of four per room.
Authorities would wish landlords in Wa to charge between GH¢200 and GH¢270 for single
rooms and between GH¢300 and GH¢400 for chamber and halls. The authorities wish also
rental houses should at least have electricity, water, toilet and security.
Rent
Average yearly rent is GH¢269 and demand is the key factor that affects rent. Rents are revised
annually with an average increment of GH¢50. Rent advance payment is compulsory upon
students who want their room secured.
Income and Expenditure
Average monthly income is GH¢125.5 with food component constituting greater portion of
students expenditure. Income is positively correlated with expenditure with a correlation
coefficient of 0.993. The higher students’ income is, the more their expenditure and the vice visa.
Rent and income are also positively correlated with correlation coefficient of 0.968. The more
students’ income is, the more tendency to go for an accommodation with high rent and the vice
visa.
Housing Location and Transportation
Residential pattern is a product of internal and external forces in relation to demand and supply
of rental houses in Wa. Students’ residential distribution in space is much influenced by
72
accessibility to services and facilities. There is a negative relationship between rent and
transportation distance. The closer the distance to campus is, the higher the rent and vice versa
since coefficient of correlation is 0.967. The commonest means of transport to campus is
commercial vehicles (40 percent of students).
Market Outcomes
Rent on housing is affordable since it represents 18 per cent of monthly income of students. The
higher students’ monthly income is, the lower the percentage and the vice versa. Students are
however not satisfied with this situation. As much as 41 per cent wish to have paid less than
GH¢100 for yearly rent of room they occupy. Also, 62 per cent regards current rent levels in Wa
as being high and as much as 75 per cent are not satisfied with the rent they pay in relation to the
services and facilities that landlords offer.
Rent Control
RCD has no office space to facilitate its work. There is no regular flow of funding from the
DACF to the department at the local level. The department is institutional capable of handling its
mandates as shown in situational analysis in table 4.16. Landlords associations are ineffective in
rent control issues and resolving of tenancy disagreements.
Problems of Rental Housing
Sanitation: The nature of housing facilities is of concern to students. Facilities such as toilets and
bathroom are potential sources of disease outbreak in Wa. Refuse dumps are left unkempt, bush
surrounding as also to grow. This situation serves as breeding places for mosquitoes and other
dangerous species like snakes.
The accessibility to housing facilities such as toilet and bathrooms are difficult since one has to
wait for an average time of 4.8 minutes to access a bathroom and 5.9 minutes for toilet. This
implies that in a house with average number 15 persons per house, a student is compelled to wait
for 72minutes to access a bathroom and 89 minutes for toilet. This implies that students must
wakeup this mush time earlier to access these facilities and prevent lateness to school
Landlords demand necessary advances even when the years are not approaching. The rent
advance payment is a problem to students as it affects their budget and sometimes leads to
ejection from the house.
73
5.3 Recommendations
RCD should be given well furnished office space and recruit four additional staff (Accountant,
Secretary, Messenger and a Cleaner). The flow of funds for implementation of programmes
should be channeled directly to agencies.
The university Estate Office should go into partnership with landlords association in rent
negotiation for students. The authority should identify all landlords that wish to rent houses to
student, assess the housing services and facilities and negotiate for students to occupy such
houses. University management should also reduce yearly enrolment to range between 1,000 and
1,500 students.
To order to solve issues of accessibility and extortion form landlords, site and services schemes
should be provided by the Assembly in collaboration with the university authority for private
sector investment in hostels around campus.
RCD and the Assembly should organize sensitization programmes for landlords associations on
the legal framework regarding rent advance payment and revision as contained in the Rent
Control law (1986) PNDC 138.
Ghana should prepare and adopt a rent control policy that will serve as a framework for rent
control. The split system should first be used to segregate portions housing market is under rent
control. The tenancy type of rent control policy should be adopted where rent increase is a fixed
percentage, or a fraction of the construction cost index, or a combination of the two
With regards to sanitation and accessibility to housing facilities, new compound house
construction should not be given permit by Town and Country Planning if proposed building has
no provision for toilets, bath, water supply and electricity.
The university authority and the Assembly should negotiate for part of affordable housing
project to be allocated to the school to reduce the accommodation situation.
74
5.4 Conclusion
Provisions of t facilities are expanding at rates slower than the rate of growth of the urban
population thus creating a wide margin between demand and supply of urban infrastructural
facilities and services. An average annual delivery of 133,000 units of housing infrastructure is
needed to provide adequate housing within the next twenty years, as against the current annual
delivery of 28,000 units which yields a performance rate of 21 per cent.
The introduction of UDS as a growth pole has effects on access to basic services and facilities
including housing. With existing housing deficit of 39,012 in Wa and slow hostel development
around the campus, it has become imperative to assess students residential accommodation in
such market. Total of 100 questionnaires were administered to students. Institutional
questionnaire for RCD, Municipal Assembly and the university authority were also be
administered.
It was found out that the phenomenal rise in population and size of Wa 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.
Rental housing discrimination on the basis of gender, religious and ethnical differences exist
students and landlords. These affiliations give an indication of the preference of tenants. The
commonest housing type is compound housing (65 percent) of which 91 percent of students use
single rooms with room occupancy rate of 2.7 persons per room. Average yearly rent is GH¢269
and demand is the key factor that affects rent.
Rents are revised annually with an average increment of GH¢50. Average monthly income of
students is GH¢125.5 with food component constituting greater portion of students expenditure.
Income is positively correlated with expenditure with a correlation coefficient of 0.993.
Students’ residential distribution in space is much influenced by accessibility to services and
facilities. There is a negative relationship between rent and transportation distance. Rent on
housing is affordable since it represents 18 per cent of monthly income. Students are however
not satisfied with this situation. As much as 41 per cent wish to have paid less than GH¢100 for
yearly rent of room they occupy. RCD has no office space to facilitate its work. There is no
regular flow of funding from the DACF to the department at the local level. The marked
75
increases in prices for rented accommodation, the poor quality of rented housing and the role of
temporary contracts, combined with the lack of security of tenure, in the circumstances of a tight
housing market, it is the combination of these three phenomena which creates the core problem.
76
REFERENCES
Aikhorin A. (2008, January 10).Mortgage facilities: Panacea for Mass Housing Development. In
Nigerian Tribune: Property and Money.
Akpan, G. E. (1998). The effect of student income support on academic performance. The
Nigerian Journal of Economic and Social Studies, 40 (2).
Alhashimi H. and Dwyer W. (2004): Is there such an entity as a housing market? Presented at the
10th Annual Pacific Rim Real Estate Conference, Bangkok, January 2004.
Arnaud, (1994), “Rental housing in Abidjan”, Villes en développement, No. 25,
Ballesteros, Marife Magno, (2001). "Benefits (and Losses) From Rent Control in the Philippines:
An Empirical Study of Metro Manila," Discussion Papers DP 2001-23, Philippine Institute for
Development Studies.
Bank of Ghana (2007); The Housing Market in Ghana; Ghana, Accra, ISBN: 0855-658X
Foldvary, Fred E. (2008). “The Marginalists who Confronted Land”. The American Journal of
Economics and Sociology.
Friedman, Milton, and George J. Stigler (1946). Roofs or Ceilings? The Current Housing
Problem. Irvington-on-Hudson, N.Y.: Foundation for Economic Education
Ghana Statistical Service (2000), Population and Housing Census 2000, Ghana, Accra
Hamdi, N. (1995). Housing Without Houses: Participation, flexibility, enablement. London: IT
Publications LTD
Handler, A. B. (2001). Housing. In C. M. Cummings (Ed.). Encyclopedia Americana. (Vol. 14;).
Danbury, Connecticut: Grolier Inc.
Koebel C. T. and Renneckar P.L. (2003); A Review of the Worst Case Housing Needs Measure,
Center for Housing Research Virginia Polytechnic Institute and State University Blacksburg,
Virginia
77
Korboe D, (1992), Rent-Free Tenure in Urban Ghana: Problem or Solution? , Forum l- 1992
Krugman, Paul (2000). “Reckoning: A Rent Affiars”The New York Times.
Mahama C and Antwi A (2006), Land and Property Markets in Ghana, Royal Institution of
Chartered Surveyors, United Kingdom
Malpezzi, S. & Ball, G., (1990). "Cost and Benefits of Rent Control: A case of Kumasi. World
Bank - Discussion Papers 74, World Bank.
Malpezzi, S. & Ball, G., (1992). "Rent Control in Developing Countries," World Bank Discussion Papers 129, World Bank.
Mc Breen J., Florence Goffette-Nagot and Pablo Jensen (2009) An Agent-Based Simulation of
Rental Housing Markets, 1Universitè de Lyon, France
Mulder C. H. 2006, Population and housing: A two-sided relationship. Demographic Research,
volume 15, article 13,
Mustafa, Aziam (2009). A Conceptual Framework on House Buyers’ Satisfaction of Housing
Projects, Maznah Ghazali Universiti Teknologi MARA , Malaysia
Okoh, J. D. (2004). Sustainable Funding of Higher Education: Inter-country analysis. The
Colloquium, 1(1).
Olayiwola L. M, Olufemi Adeleye and Adeleke Oduwaye (2006): Spatial Variation in
Residential Land Value Determinants in Lagos Nigeria, Promoting Land Administration and
Good Governance, 5th FIG Regional Conference, Accra, Ghana, March 8-11, 2006
Onyike, J. A.(2008): Addressing the Urban Housing Problems of Nigeria in The 21 st Century,
Imo State University, Owerri.
Owusu S. E. (1996), Housing Demand and Supply in Kumasi, Department of Housing and
Planning Reasearch, University of Science and Technonolgy, Kumasi, Ghana
Rice, John, (1995), Mathematical Statistics and Data Analysis (Second ed.), Duxbury Press,
ISBN 0-534-20934-3
78
Sumner K. W. (2005) Determining Housing Need in Rural Manitoba; Volume 1, University of
Manitoba Winnipeg, Manitoba R3T 2N2
Torbica, Z. M. (1997). Total Quality Management and customer satisfaction in homebuilding.
Unpublished Ph.D., University of Florida, United States, Florida.
Torbica, Z. M., & Stroh, R. C. (2001). Customer Satisfaction in Home Building. Journal of
Construction Engineering & Management, 127(1), 82.
Trailer, J.W (2003), On the Theory of Rent and the Dynamics of Profitability, California State
University, Chico, College of Business
Tucker, William (1997). “How Rent Control Drivers Out Affordable Housing”. Cato Policy
Analysis
Turner, J. (1976). Freedom to Build, New York: MacMillan.
Ubong, B. (2007): Hostel Accommodation in Tertiary Educational Institutions in Nigeria: School
of Business Education Federal College of Education (Tech), Omoku, Nigeria
UN-HABITAT (2001): The Right to Adequate Housing, Kenya, Nairobi, retrieved from
(http://www.unchs.org/unchs/english/hpu/housing.PDF) on May 2010
UN-HABITAT (2003), "Rental Housing: An essential option for the poor in developing
countries" Kenya, Nairobi, retrieved from (http://www.unhabitat.org/housing/pub) on January
2010
UN-HABITAT (2010), "Housing as a Strategy for Poverty Reduction in Ghana" Kenya,,
Nairobi, retrieved from (http://www.unhabitat.org/'housing/pub) on January 2010 Unpublished
Ph.D., University of Florida, United States -- Florida.
Zami M. S. and Angela Lee(2010); Misunderstanding of Housing and its Influence on the
Success of Low Cost Housing; University of Salford, Maxwell Building
79
APPENDIX I
SURVEY INSTRUMENTS
KWAME NKRUMAH UNIVERSITY OF SCIENCE AND TECHNOLOGY
COLLEGE OF ARCHITECTURE AND PLANNING
FACULTY OF PLANNING AND LAND ECONOMY
DEPARTMENT OF PLANNING
STUDENTS’ QUESTIONNAIRE
TOPIC: UNIVERSITY STUDENTS’ RESIDENTIAL ACCOMMODATION AND RENTAL
HOUSING IN GHANA: CASE STUDY OF UDS WA CAMPUS
BASIC DEMOGRAPHIC DATA
1. Name of respondent ………………………………………………………………….
2. Sex of respondent (a) Male (b) Female
3. Respondent’s age group (a) 15-24 (b) 25-34 (c) 45-44 (d) 45-54 (e) 55-64
4. Which level are you (a) L100 (b) L200 (C) L300 (d) L400 (e) Postgraduate
5. Which part of Wa is your residence located?
Cluster
Bamahu, SSNIT and their environs
Sombo, Kpaguri, Kambali residential and their environs
Jahan, Nurses quarters, T.I Amas and their environs
Kabannye, Zongo, Limanyiri, Nayiri and their environs
Tick
Water Village, Dobile, Dori, Air strip and their environs
6. What is your religious affiliation? (a) Islam (b) Christianity (c) Traditionalist
7. What is your ethnic affiliation? (a) Wala/Dagaati (b) Dagbani (c) Sissala (d) Grusi
(e) Akan (f) Ga (g) Ewe (h) others specify…………………….
8. What is your marital status? (a) Single (b) Married (c) Divorced (d) Consensual union (e)
Widowed
9. Are you a native of Wa? (a) Yes (b) No
80
10. If No where you do come from (a) Within Wa municipal (b) Outside Wa municipal but
within Upper West Region (c) outside Upper West Region
HOUSING
11. Are you accommodated by the University (a) Yes (b) No
12. If No, are you accommodated in rental house? (a) Yes (b) No
13. What is the type of housing you occupy (a) Compound house (b) Detached (c) Semi-detach
(d) Storey building (e) Flat
14. What is the type of room you occupy? (a) Single Room (b) Chamber & Hall (c) Flat
15. How many are you in your room (a) 1-3 (b) 4-6 (c) 7-9 (d) 10 & Above 10
16. Tick the availability and condition of the following services and facilities in your house
Facility
Availability
Condition
Good
Fair
Poor
Bath
Toilet
Kitchen
Storeroom
Water
Electricity
17. What is the average waiting time for accessing the following services and facilities?
Facility
Time
1-5mins
Others
6-10mins
11-15mins
16-20mins
Bathroom
Toilet
Water
18. Tick any of the following observations in your place of residence
Item
Tick
Exposed
foundation
Cracked
walls
Leaking
roofs
Unpainted
Poor
sanitation
81
19. What is the main factor that influences your residential location? (a) Location
(b) Accessibility to services and facilities (c) Housing typology (d) Peace and security
(e) Affordability
20. What is the distance from your place of residence to campus (a) 1-5km (b) 6-10Km (c) 1115km (d) 16-20km (e) others specify…………….
21. What is your means of transport to campus? (a) By Foot (b) Bicycle (c) Motor bicycle (d)
Private car (e) Public transport
22. Place indicate your monthly income (a) GH¢1-100 (b) GH¢101-200 (c) GH¢201-300
(d) GH¢301-400 (e) GH¢401-500 (f) GH¢501-600 (g) others specify……………………….
23. Place indicate your monthly expenditure by ticking the appropriate category
Item
Amount (GH¢)
1-100
101-200
201-300
301-400
401-500
501-600
Others
Food
Clothing
Energy
Health
Transport
Water and
sanitation
Remittance
24. How much is your yearly rent paid ……………………….
25. How much would you have wished to pay for the room you occupy? ……………………….
26. Are you satisfy with the rent you pay in relation to the services and facilities provided by the
landlord/ladies (a) Yes (b) No
27. Is there any arrangement for advance payment (a) Yes (b) No
28. What is your judgment on the rent you pay (a) High (b) Moderate (c) Cheap
29. Who long does your landlord revises rent? (a) Yearly (b) two years (c) Every three year (d)
Every four years (e) Others specify…………….
30. Are you aware of the existence and operation of rent control department is Wa (a) Yes (b) No
31. What problems do you face in residential accommodation?
I…………………………………………………………………………………………………….
II…………………………………………………………………………………………………….
82
III……………………………………………………………………………………………………
IV…………………………………………………………………………………………………..
V…………………………………………………………………………………………………..
32. What attempts have you made to address these issues?
I…………………………………………………………………………………………………….
II…………………………………………………………………………………………………….
III……………………………………………………………………………………………………
IV…………………………………………………………………………………………………..
V…………………………………………………………………………………………………..
33. How can the above problems be solved?
I…………………………………………………………………………………………………….
II…………………………………………………………………………………………………….
III……………………………………………………………………………………………………
IV…………………………………………………………………………………………………..
V…………………………………………………………………………………………………
83
KWAME NKRUMAH UNIVERSITY OF SCIENCE AND TECHNOLOGY
COLLEGE OF ARCHITECTURE AND PLANNING
FACULTY OF PLANNING AND LAND ECONOMY
DEPARTMENT OF PLANNING
LANDLORDS QUESTIONNAIRE
TOPIC: UNIVERSITY STUDENTS’ RESIDENTIAL ACCOMMODATION AND RENTAL
HOUSING IN GHANA: CASE STUDY OF UDS WA CAMPUS
BASIC DEMOGRAPHIC DATA
1. Name of respondent ………………………………………………………………….
2. Sex of respondent (a) Male (b) Female
3. Respondent’s age group (a) 15-24 (b) 25-34 (c) 45-44 (d) 45-54 (e) 55-64 (f) 65 & Above
4. Where is your house located in Wa?
Cluster
Tick
Bamahu, SSNIT and their environs
Sombo, Kpaguri, Kambali residential
Jahan, Nurses quarters, T.I Amas and their environs
Kabannye, Zongo, Limanyiri, Nayiri and their environs
Water Village, Dobile, Dori, Air strip and their environs
5. What is your religious affiliation? (a) Islam (b) Christianity (c) Traditionalist
6. What is your ethnic affiliation? (a) Wala/Dagaati (b)Dagbani (c) Sissala (d) Grusi
(e) Akan (f) Ga (g) Ewe (h) others specify………………………………………
7. What is your marital status? (a) Single (b) Married (c) Divorced (d) Consensual union
(e) Never married (f) Widowed
8. Are you a native of Wa? (a) Yes (b) No
9. If No where you do come from (a) Within Wa municipal (b) Outside Wa municipal but within
Upper West Region (c) outside Upper West Region
84
HOUSING
10. What is the type of your house (a) Compound house (b) Detached (c) Semi-detach (d) Storey
building (e) Flat
11. How old is your house? (a) 1-5 (b) 6-10 (c) 11-15 (d) 16-20
……………………………..
(e) others specify
12. How many habitable rooms are there in the house (a) 1-5 (b) 6-10 (c) 11-15 (d) 16-20
(e) others specify ……………………………..
13. How many households are there in the house? (a) 1-5 (b) 6-10 (c) 11-15 (d) 16-20
(e) others specify ……………………………..
14. Tick the building materials used
Wall
Land Crete
Sand Crete
Wattle and
daub
Roof
Aluminum
Iron
Tiles
Mud
Wood
15. Tick the availability and condition of the following services and facilities in your house
Facility
Availability Condition
Good
Fair
Poor
Bath
Toilet
Kitchen
Storeroom
Water
Electricity
16. Tick any of the following observations in the house
Item
Tick
Exposed
Cracked Leaking Unpainted
foundation walls
roofs
Poor
sanitation
85
17. Indicate how much rent to charge per the following
Item
1-100
101-200
201-300
Amount (GH¢)
301-400
401-500
501-600
Others
Single
room
Chamber &
hall
Flat
18. What is the main factor the influences your level of rent? (a) Cost of production and
maintenance (b) Demand (c) Location (d) level of facilities (e) Housing Typology (f) Category
of renters
19. Which of the following people would you prefer to rent out your place to? (a) Students
(b) Natives (c) Public servants
20. Why the above choice?................................................................................................................
21. Do you accept advance payment (a) Yes (b) No
22. What is your judgment on the rent you pay (a) High (b) Moderate (c) Cheap
23. How long do you often revise your rent? (a) Yearly (b) Two years (c) Every three year (d)
Every four years (e) Others specify…………….
24. Within the last five years, which of the following maintenance work do you do?
Year
Works
Roof
Plastering
Painting
1
2
3
4
5
25. Are you satisfy with the rent you receive in relation to the services and facilities provided
(a) Yes (b) No
26. Are you aware of the existence and operation of rent control department in Wa (a) Yes (b)
No
27. Are they any landlords/ladies association in Wa? (a) Yes (b) No
28. If yes, are you a member of any landlords/ladies association in Wa? (a) Yes (b) No
86
29. What problems do you face in residential accommodation?
I…………………………………………………………………………………………………….
II…………………………………………………………………………………………………….
III……………………………………………………………………………………………………
IV…………………………………………………………………………………………………..
V…………………………………………………………………………………………………..
30. How can the above problems be solved?
I…………………………………………………………………………………………………….
II…………………………………………………………………………………………………….
III……………………………………………………………………………………………………
IV…………………………………………………………………………………………………..
V…………………………………………………………………………………………………..
87
KWAME NKRUMAH UNIVERSITY OF SCIENCE AND TECHNOLOGY
COLLEGE OF ARCHITECTURE AND PLANNING
FACULTY OF PLANNING AND LAND ECONOMY
DEPARTMENT OF PLANNING
UNIVERSITY AUTHORITY’S QUESTIONNAIRE
TOPIC: UNIVERSITY STUDENTS’ RESIDENTIAL ACCOMMODATION AND RENTAL
HOUSING IN GHANA: CASE STUDY OF UDS WA CAMPUS
1. Name of respondent…………………………………………………………………
2. Position/Title of respondent………………………………………………………….
3. Please indicate the number of students admitted each year and the number that was
accommodated by the university.
Year
2005
2006
2007
2008
2009
2010
No. First Years
Total Student Population
No. Accommodated
4. What attempts have been made to accommodate the remaining student?.....................................
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
5. Will the university be ready to lease out portions of its land on pre-agreed terms and partner
with private sector for hostels development (a) Yes (b) No
6. If No Why?....................................................................................................................................
………………………………………………………………………………………………………
………………………………………………………………………………………………………
7. How much does the university levy per student in university halls of residence………………..
88
8. How much would the university wish landlords to charge per
Single room…………………….
Chamber & hall……………………..
9. How can the response in question 8 be enforced?.........................................................................
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
……………………………………………………………………………………………………
10. What is the university judgment on the rent landlords charge? (a) High (b) Moderate
(c) Cheap
11. What strategies can the authority develop to partner with private sector to improve
accommodation situation?
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
12. What specific facilities and services will the authority want all landlords to have in their
houses for students?
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
……………………………………………………………………………………………………....
………………………………………………………………………………………………………
……………………………………………………………………………………………………...
89
13. What problems do students face in rental housing?
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
14. What attempts have been made to solve them?
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
15. How can the above problems be solved?
I…………………………………………………………………………………………………….
II…………………………………………………………………………………………………….
III……………………………………………………………………………………………………
IV…………………………………………………………………………………………………..
V…………………………………………………………………………………………………..
90
KWAME NKRUMAH UNIVERSITY OF SCIENCE AND TECHNOLOGY
COLLEGE OF ARCHITECTURE AND PLANNING
FACULTY OF PLANNING AND LAND ECONOMY
DEPARTMENT OF PLANNING
RENT CONTROL DEPARTMENT QUESTIONNAIRE
TOPIC: UNIVERSITY STUDENTS’ RESIDENTIAL ACCOMMODATION AND RENTAL
HOUSING IN GHANA: CASE STUDY OF UDS WA CAMPUS
1. When did rent control start operation in Wa?………………………..
2. Assessment of capacity. Indicate the items needed by the department, the current situation and
the required number of such items
Item
Current situation
Required
Staff
3. Number of cases reported and resolved
Years
2005
2006
2007
2008
2009
2010
Cases reported
Cases resolves
4. How should rents be determined…………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
91
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
5. Who should determine rents level in Wa?……………………………………………………..
............................................................................................................................................................
6. Who currently determines rent levels in Wa……………………………………………………..
7. How long should rent levels be revised………………………………………………………….
8. Are they any recognized landlords association in Wa that the Department work with (a) Yes
(b) No
9. What policies and legal frameworks in Ghana regulate rental housing?
I…………………………………………………………………………………………………….
II…………………………………………………………………………………………………….
III……………………………………………………………………………………………………
IV…………………………………………………………………………………………………..
V…………………………………………………………………………………………………..
10. What problems do you face discharging duties?
I…………………………………………………………………………………………………….
II…………………………………………………………………………………………………….
III……………………………………………………………………………………………………
IV…………………………………………………………………………………………………..
V…………………………………………………………………………………………………..
10. How can the above problems be solved?
I…………………………………………………………………………………………………….
II…………………………………………………………………………………………………….
III……………………………………………………………………………………………………
IV…………………………………………………………………………………………………..
V………………………………………………………………………………………………….
92
KWAME NKRUMAH UNIVERSITY OF SCIENCE AND TECHNOLOGY
COLLEGE OF ARCHITECTURE AND PLANNING
FACULTY OF PLANNING AND LAND ECONOMY
DEPARTMENT OF PLANNING
MUNICIPAL ASSEMBLY’S QUESTIONNAIRE
TOPIC: UNIVERSITY STUDENTS’ RESIDENTIAL ACCOMMODATION AND RENTAL
HOUSING IN GHANA: CASE STUDY OF UDS WA CAMPUS
1. Name of respondent……………………………………………………………………………
2. Position/Title of respondent………………………………………………………………….
3. Is the assembly aware of any rent surge for UDS students in Wa? (a) Yes (b) No
4. If Yes, what has the assembly done about the situation……………………………………….
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
5. What are the mandates of the assembly in rent control?...............................................................
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
6. Will the assembly be ready to invest into hostel development? (a) Yes (b) No
7. Will the assembly be ready to partner with private sector in hostel development? (a) Yes
(b) No
8. If yes what will be the mandate of the assembly in this regards?................................................
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
9. What is your judgment on the rent students pay (a) High (b) Moderate (c) Cheap
93
10. How much will Assembly want landlords to charge as rent for the following?
Single room……………………
Chamber & hall………………
11. Give solutions that can solve students exploitation by landlords……………………………..
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………
………………………………………………………………………………………………………