My signature plsss

mufutau55:


I will give you one of my water-logged beach view land in Lekki FREE with a beautiful young lady to go with it... How about that?
Too much land, too little income to develop them o.

Hajji M.

Baba, just give me land in Saki and I prefer Village girls better.

IsheriNorthGRA:


Really? Why do you hate Lagos that much? Do you need a picture of the new Ojodu-Berger? Things are changing. I know of your reasons will be traffic. Ojodu Berger traffic is gone for good, you can ask anyone.

I just prefer the calmness of suburbia. I'm sure Lagos is fantabulous, just not for me and it's been that way since the 70's.

Good luck on the sales, many here love Lagos.

yak:


the fourth room is visitor's room. so I can settle wit 10 by 10. while the other two for my kids 12 by 12. master bedroom 14 by 12

The land can accomodate the building, but the setback on both sides are going to be narrow. & it can't pass for approval...if u intend building without approval, u can squeeze it on the land.

luvablesam:
I run a low-cost nursery and primary school somewhere in Nigeria. The kids pay the lowest fees in the local government n orphans even attend free(uniform inclusive). Though I don't earn much n it causes a strain a lot of times...

The thing is that I was able to save up a Small amount that I wanna use to buy a 60 by 120 land I saw to build the school's permanent site... Will it be enough space to build a two storey building housing 16-18 classes? I need professional advice( the next plot to it is vacant but I can't afford it now)

It can...but not large class rooms. Something around 12-13.3 ft by 20ft for 16 classrooms.
U can have a set of 8 classrooms on each floor.

snakebeat:

It can...but not large class rooms. Something around 12-13.3 ft by 20ft for 16 classrooms.
U can have a set of 8 classrooms on each floor.

That's 24 classes overall.... sounds cool but planning is key. ....the side facing the road is 60 and the breadth is 120... is it possible for it to face the road?

snakebeat:

It can...but not large class rooms. Something around 12-13.3 ft by 20ft for 16 classrooms.
U can have a set of 8 classrooms on each floor.

am grateful

EgunMogaji:

Baba, just give me land in Saki and I prefer Village girls better.

LOL!

Hjji M.

Most landlords are flexible and I have come across ones that actually prefer monthly but the story is still the same non payment abounds.

Our people like to over stretch themselves and take on financial commitments that they cannot afford, too many children and all in private school, driving around cars they cannot even fuel talk of maintain, wanting to show off that they gat what they have not got such that a lot end up struggling to make ends meet.

The current recession actually makes the situation worse as feeding cost has doubled and trippled in the last 18 months while income is stagnant or even gone down.

I also find that some have this juvenile sense of entitlement, do not want to take responsibility and want free manna to fall down from heaven without working for it such that they keep playing hide and seek. One brazenly told me "as God has provided you should allow 20% as bad debts apparently banks do this"



diordaves:


But don't you think the yearly collection has increased the stress? Do you sincerely believe a tenant will be putting aside money monthly to meet up the yearly payment? If you sincerely hope that tenants will be putting money aside to match when their rent is due, why not have them pay that money into your account as monthly payments?

A bad tenant is a bad tenant, but where the tenant is good, can landlords/ladies make it easier for tenants​ to meet their commitment in terms of timely rent payment by reducing the hefty burden of yearly payment?

I've looked at this yearly payment method, the more I look at it, the more it doesn't make sense. Am I missing something?

@gabbytabby@diordaves

That is also one of the reasons why property owners profile their potential tenants. For the average middle class guy employed in an OK firm and even some government agencies, a huge portion of their salary is paid in January as ' in lieu of rent'.
Lack of discipline then comes into play where some squander the funds cos their rent is farther into the year while some rent apartments that are actually beyond what they get paid as rent or can afford without duress.

Financial planning and poor accountability is a problem for our people even the gainfully employed ones. We keep hoping for breakthroughs and favor, just sow more seeds, hyip, mmm,etc while the landlord holds out till .....

[quote author=mavverick post=54606611]Good to hear this, e be like say i go wait small before I do some maintenance i got to do.

I thought preseidential were mainly known for Suya, had it long time ago, e don tay since i touch that side.

Waiting na at your own risk oo!!
Somebody reminded us here that there was a time cement is being sold for N2.00 in those good old days. Some people deferred to see if price will fall until it get to N100 and now N2600 and people are still building. It may not be a good idea to wait. It may be better to reduce speed as kobo kobo according to Hajji Mufu competes with other essentials.

Presidential offers more than suya and even food and drinks these days but I would wait for the Oga innit's to shed more light with ongoings there.

EgunMogaji:


I think so but you may have to get creative with the 4th bedroom, maybe do a small master bedroom penthouse.

I actually like the small size because it'll save you money.

Great day why not build a 4bedroom duplex no matter the bungalow you build you would not appreciate the spaces that will be lrovided for you. Trust me sir

akinolaolujide:

Great day why not build a 4bedroom duplex no matter the bungalow you build you would not appreciate the spaces that will be lrovided for you. Trust me sir

I can't speak for the OP but I detest duplexes. There's no lack of space in my 4,000 square foot bungalow.

But to each his own.

luvablesam:
I run a low-cost nursery and primary school somewhere in Nigeria. The kids pay the lowest fees in the local government n orphans even attend free(uniform inclusive). Though I don't earn much n it causes a strain a lot of times...

The thing is that I was able to save up a Small amount that I wanna use to buy a 60 by 120 land I saw to build the school's permanent site... Will it be enough space to build a two storey building housing 16-18 classes? I need professional advice( the next plot to it is vacant but I can't afford it now)

If u use a double loaded corridor you will get up to 8 comfortable classrooms on each floor with services spaces

EgunMogaji:


I can't speak for the OP but I detest duplexes. There's no lack of space in my 4,000 square foot bungalow.

But to each his own.

Okay I was just saying that considering the space that is available for development if you had a larger space y not if not.

fash78:


Thanks Hajji Muftau for facilitating the digging out of this guy. Yes he has committed to finishing the work by next week. He confirmed that he abandoned the work because the project sum we agreed to could not finish the work. He could have come back to me and plead his case instead of abandoning the project. Has Hajji mentioned we came to an agreement for a variation in project sum and he is committed to completing the job by end of next week.
I will keep you all posted if he does not come through on his commitment.
Thanks

It is unfortunate that Sove after given him second chance to redeem himself eventually showed he is a crook and a fraud. After Hajji stepped in, Sove pleaded he wants more money to finish the job. He asked for additional N300K but I offered to add N200k to the original agreed project cost with a caveat that the money will not be given to him directly. We agreed that my site supervisor will go with him.to the market to buy anything that he needs and both of them will move the materials to site. We spent like N150K on MDF and some other materials 2 weeks ago. He came to site for about a week and some days to work and then disappeared. We have not seen him again for almost 2 weeks and he is again no more picking calls from me or Hajji Muftau again. I have now cut my loss and moved on. He started this project (kitchen cabinets and closets) since last year October. I have hired another person to complete this job.
I want this guy blacklisted on this forum so that he won't be able to defraud unsuspecting clients again.
Sove cabinet is a fraud so people beware and steer clear of him.

fash78:

It is unfortunate that Sove after given him second chance to redeem himself eventually showed he is a crook and a fraud. After Hajji stepped in, Sove pleaded he wants more money to finish the job. He asked for additional N300K but I offered to add N200k to the original agreed project cost with a caveat that the money will not be given to him directly. We agreed that my site supervisor will go with him.to the market to buy anything that he needs and both of them will move the materials to site. We spent like N150K on MDF and some other materials 2 weeks ago. He came to site for about a week and some days to work and then disappeared. We have not seen him again for almost 2 weeks and he is again no more picking calls from me or Hajji Muftau again. I have now cut my loss and moved on. He started this project (kitchen cabinets and closets) since last year October. I have hired another person to complete this job.
I want this guy blacklisted on this forum so that he won't be able to defraud unsuspecting clients again.
Sove cabinet is a fraud so people beware and steer clear of him.

What's his userid?

I'll put it on my real estate site too.

diordaves:
House rent collection is obviously a problem in Nigeria. A good number of tenants don't pay their rent as at when due. It's a well known fact that this has created friction between a number of tenants and landlords and landladies.

So guys apart from the normal referencing process, what can be done to find some harmony between tenants and landlords/ladies?

I recommend we abandon yearly subsequent rent payment and resort to monthly or three monthly or six monthly and give the tenant the option to decide which of the options resonates with their cash-flow. So after the initial payment of one year rent, subsequent payments should be from the above option.

The main reason for delayed or non payment of rent has to do with cash-flow miss-match. So a tenant receives income monthly and we expect them to pay rent yearly.

What do you guys think? I'm looking to experimenting this for three years. What is wrong with this option?

Oyibo as you know dey collect their money weekly and it must be by direct debit. No time for landlord or mostly letting agents to dey chase tennants up and down. Default payments solutions are treated in Tennancy Agreements which enforcements are followed to the letter on default.

Well I can say the above because mostly wages are paid weekly or fortnightly, rarely can you see employees being owed due wages talkless of going months without pay. In general, systems works in the western world.

Does the system work in Naij? Your guess as good as mine! Can employees in Naij be owed over 6months wages yet continue working for the same organisation? Normalized occurences.

So whats the solution. Well if you decide to be a landlord in Naij you either must shrewdly define your prospecting tennants by providing a classical well serviced apartments in niche location targetting abundant highly skilled andanprofessionals mobile professionals who MUST be ready to pay monthly by direct debit. Minimal stress will be acheived. Otherwise you must be ready to buy the agbero wondo because even the so called Naija estate agent will pay school fees with rents collected from your few part paying tennants.

EgunMogaji:


What's his userid?

I'll put it on my real estate site too.

It is Sova. This is one of his threads https://www.nairaland.com/1811572/project-installation-fitted-walldrobe-lagos/5.

Mayor78:


Oyibo as you know dey collect their money weekly and it must be by direct debit. No time for landlord or mostly letting agents to dey chase tennants up and down. Default payments solutions are treated in Tennancy Agreements which enforcements are followed to the letter on default.

Well I can say the above because mostly wages are paid weekly or fortnightly, rarely can you see employees being owed due wages talkless of going months without pay. In general, systems works in the western world.

Does the system work in Naij? Your guess as good as mine! Can employees in Naij be owed over 6months wages yet continue working for the same organisation? Normalized occurences.

So whats the solution. Well if you decide to be a landlord in Naij you either must shrewdly define your prospecting tennants by providing a classical well serviced apartments in niche location targetting abundant highly skilled andanprofessionals mobile professionals who MUST be ready to pay monthly by direct debit. Minimal stress will be acheived. Otherwise you must be ready to buy the agbero wondo because even the so called Naija estate agent will pay school fees with rents collected from your few part paying tennants.

Weekly ke?

luvablesam:


That's 24 classes overall.... sounds cool but planning is key. ....the side facing the road is 60 and the breadth is 120... is it possible for it to face the road?

I meant 16 classes overall..8 classes on ground floor & 8 on upper floor. Sure the approach view will face the road but depending on the position of the plot.

snakebeat:

The land can accomodate the building, but the setback on both sides are going to be narrow. & it can't pass for approval...if u intend building without approval, u can squeeze it on the land.

thanks. but 3bed shld b able to get approval I guess

Tile and wooden floor which is better and cost difference pls

Mayor78:


So whats the solution. Well if you decide to be a landlord in Naij you either must shrewdly define your prospecting tennants by providing a classical well serviced apartments in niche location targetting abundant highly skilled andanprofessionals mobile professionals who MUST be ready to pay monthly by direct debit. Minimal stress will be acheived.

But the reality is all landlords/ladies can't only market to the upper and middle class. The lower end of the renting market like singles and batchelor, keke drivers, welders also are economic units with half decent spending power. Are we saying this section of society are basket cases? In any which segment of the economy we elect to operate, can landlords/ladies do more? Apart from yearly payment, are rents on average priced above what's on average affordable?

gabbytabby:
Most landlords are flexible and I have come across ones that actually prefer monthly but the story is still the same non payment abounds.

Our people like to over stretch themselves and take on financial commitments that they cannot afford, too many children and all in private school, driving around cars they cannot even fuel talk of maintain, wanting to show off that they gat what they have not got such that a lot end up struggling to make ends meet.

The current recession actually makes the situation worse as feeding cost has doubled and trippled in the last 18 months while income is stagnant or even gone down.

I also find that some have this juvenile sense of entitlement, do not want to take responsibility and want free manna to fall down from heaven without working for it such that they keep playing hide and seek. One brazenly told me "as God has provided you should allow 20% as bad debts apparently banks do this"



Do you buy the argument that the average rent is priced above what's affordable on average? If a particular rent is affordable for example, will this be viewed by tenants as a bargain, so will do all to keep the rent by being prompt with payment? Knowing full well if they are kicked out, they'll struggling to get such affordable decent ? Do you think affordable rent is also an issue? Now I know you are going to ask me what is "affordable"

Latest Project
A five bedroom Duplex for a client at Magboro we decided to play it different within the Neighbourhood.

Dear Sirs,

Please add cost of floors, kitchen and bathroom natural stones, special enterance, bar, pillar designs from us too.

We are marble, onyx, travertine, granite manufacturer and exporter company from Turkey from our own quarries and factory.

Our abilities are supplying natural stones marble, Onyx and Granite as slabs, cut to size, custom dimensions and shapes as kitchen top, bathroom tops, bar designs etc. Other way is that: if you have any project, we may join with designing, application; especially villas, hotel and restaurants, office buildings etc. Depends on your position in market. My whatsapp is +905327607234 for more information and pictures.
And you may see our selections from following link:
https://www.facebook.com/exportmarble/?fref=ts

Eng Kayhan
www.bilginmuhendisliktr.com

diordaves:


But don't you think the yearly collection has increased the stress? Do you sincerely believe a tenant will be putting aside money monthly to meet up the yearly payment? If you sincerely hope that tenants will be putting money aside to match when their rent is due, why not have them pay that money into your account as monthly payments?

A bad tenant is a bad tenant, but where the tenant is good, can landlords/ladies make it easier for tenants​ to meet their commitment in terms of timely rent payment by reducing the hefty burden of yearly payment?

I've looked at this yearly payment method, the more I look at it, the more it doesn't make sense. Am I missing something?

Gbam. My Landlord collects yearly rent from me. The rent falls due on early October. Imagine after being broke from paying school fees for a new term in September, a Landlord expects me to immediately cough up a year's rent. If i was paying monthly, i would have been able to immediately pay the one month after paying school fees.

Abroad we used to measure affordability on the basis of about 20-30% of income. Currently even in the UK most rent are now closer to 50%. They work on the basis of 2.4 children per couple(essentially 2) and in more and more households both parents have to work. This is essentially in a country where education is free up to secondary level except you choose the private route. Mortgage on a 2 bed in the city of London is now averagely in the region of 1500(half for rents in subsidised housing)-3000 per month i.e 18,000 to 39,000 per annum depending on the area. Average income is 48k.

In Nigeria are rents affordable I would say yes a 2 bedroom apartment in Lagos is between 80,000 and 600,000 pa depending on the area. Monthly 7k to 50k. Average household income is 75k to 100k per month. Most just choose to live in an area that is not commensurate to their income level and overburden themselves with a lot of responsibility. The average household has 4 children and free Education is not adequate.

There are places where the nepa is 100 naira per month and some people will still not pay. A lot struggle with the discipline to arrange life and finances.

diordaves:


Do you buy the argument that the average rent is priced above what's affordable on average? If a particular rent is affordable for example, will this be viewed by tenants as a bargain, so will do all to keep the rent by being prompt with payment? Knowing full well if they are kicked out, they'll struggling to get such affordable decent ? Do you think affordable rent is also an issue? Now I know you are going to ask me what is "affordable"

NL1960:


Gbam. My Landlord collects yearly rent from me. The rent falls due on early October. Imagine after being broke from paying school fees for a new term in September, a Landlord expects me to immediately cough up a year's rent. If i was paying monthly, i would have been able to immediately pay the one month after paying school fees.

The issue of rent is planning-based, and a matter of priority and discipline. If monthly rent is agreed, you would be amazed how much default you would still have. When you know you would not be able to pay your rent all at once (perhaps because your monthly take home would not be able to accommodate it), why not save the monthly rent due for keeps in the bank ? Sensitive as the issue is, some do not take it serious. It also seems the Lagos State Tenancy Law of 2011 has not helped matters considering the notices landlords are required to give to tenants. Can you imagine a tenant who told the landlord and managing company that he was facing financial difficulty could afford to travel abroad on vacation with the family; he only chose to not pay rent all through the year till he moved out of the apartment!!! And all the while was begging and promising heaven and earth!!! Not until he moved out without paying the rent for a whole year did the landlord hear from other tenants that he did travel with the family on vacation same year he did not pay. It is better we have our priorities right so that we do not run into problems. No doubt, money and the era we are in Nigeria now are hard. But with proper planning and discipline, one should be able to survive.

Very true and what a lot of people forget when comparing the 2 systems is that, most developed countries have systems in place to deal with situations when it goes south. I am not saying its the most perfect setup, but there are ways to resolve grievances. So a good example, check this out.


* Before a tenant is considered for a place, they fill an application form capturing basic info.
* It is at this stage that the tenant is allowed to view the property if they fit the criteria.
* If they like the property, they will be asked for referencing and credit checks.
* If they pass the credit checks and referencing, then the apartment can be leased out to them.
* When there is a breach or non payment etc, landlord can go to a county court to file claims and seek redress.
* Landlord can if they want go one step further and claim owed rent through a small claims court for example.
* If the tenant still defaults on payment that the court has ordered the tenant to pay.
* The landlord can then go further by issuing a county court judgement against the tenant.
* With this CCJ, what it means is that if the tenant wants to apply for credit it will show up and count against the tenant, there are also some jobs that require a clean credit history before one can apply/be successfully considered for it.

Now out of all the steps listed above, which one works in Nigeria ?


I see a missed opportunity with the BVN thing. I hope one day everyone gets a credit profile in Nigeria.

Mayor78:


Oyibo as you know dey collect their money weekly and it must be by direct debit. No time for landlord or mostly letting agents to dey chase tennants up and down. Default payments solutions are treated in Tennancy Agreements which enforcements are followed to the letter on default.

Well I can say the above because mostly wages are paid weekly or fortnightly, rarely can you see employees being owed due wages talkless of going months without pay. In general, systems works in the western world.

Does the system work in Naij? Your guess as good as mine! Can employees in Naij be owed over 6months wages yet continue working for the same organisation? Normalized occurences.

So whats the solution. Well if you decide to be a landlord in Naij you either must shrewdly define your prospecting tennants by providing a classical well serviced apartments in niche location targeting abundant highly skilled andanprofessionals mobile professionals who MUST be ready to pay monthly by direct debit. Minimal stress will be acheived. Otherwise you must be ready to buy the agbero wondo because even the so called Naija estate agent will pay school fees with rents collected from your few part paying tennants.

Its down to discipline and having a fair spirit, anyone who has built a house knows what is involved to achieve the feat. Any God fearing tenant will also know that its not right to cheat others. The Lagos state law is an absolute joke and to me is one of the causes of misbehavior, I feel that if they are going to be that Lax with tenants, then the eviction process should be much quicker, if they can make the eviction process effective such that any tenant can be evicted between 4-8 weeks statutory, then i am all for monthly rent, after all that's whats obtainable in most parts of the world.

Obeseke:


The issue of rent is planning-based, and a matter of priority and discipline. If monthly rent is agreed, you would be amazed how much default you would still have. When you know you would not be able to pay your rent all at once (perhaps because your monthly take home would not be able to accommodate it), why not save the monthly rent due for keeps in the bank ? Sensitive as the issue is, some do not take it serious. It also seems the Lagos State Tenancy Law of 2011 has not helped matters considering the notices landlords are required to give to tenants. Can you imagine a tenant who told the landlord and managing company that he was facing financial difficulty could afford to travel abroad on vacation with the family; he only chose to not pay rent all through the year till he moved out of the apartment!!! And all the while was begging and promising heaven and earth!!! Not until he moved out without paying the rent for a whole year did the landlord hear from other tenants that he did travel with the family on vacation same year he did not pay. It is better we have our priorities right so that we do not run into problems. No doubt, money and the era we are in Nigeria now are hard. But with proper planning and discipline, one should be able to survive.