UNIVERSITY OF NAIROBIrealestates.uonbi.ac.ke/sites/default/files/cae/artsdesign...1.9 Organization of the Study ... 2.3 STUDENT HOUSING ... 3.4.1 Case study1: Maseno University ...

UNIVERSITY OF NAIROBI

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COLLEGE OF ARCHITECTURE AND ENGINEERING

SCHOOL OF BUILT ENVIRONMENT

DEPARTMENT OF REAL ESTATES AND CONSTRUCTION MANAGEMENT

ASSESSMENT OF HOUSING MARKET IN KISUMU: A CASE STUDY OF COLLEGE

STUDENTS HOUSING

ONYANGO EMMACULATE

REG NO; B04/36487/2010

A RESEARCH PROJECT PRESENTED IN PARTIAL FULFILLMENT OF THE

REQUIREMENTS FOR THE AWARD OF THE DEGREE OF BACHELOR OF REAL

ESTATE

MAY, 2014

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DECLARATION

I, ONYANGO EMMACULATE,hereby declare that this project proposal is my original work

and has not been submitted for a degree in any other university.

SIGNATURE ………………………… DATE…………………………………..

This project has been submitted for examination with my approval as a University supervisor.

SIGNATURE ………………………… DATE…………………………………..

DEDICATION This work is dedicated to my loving parents, Mr. Raphael Onyango and Mrs. Dolly Onyango and

all my family members who have been my source of inspiration and encouragement throughout

the study period.

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ACKNOWLEDGEMENTS

I would like to thank my supervisor, Dr. Luke Obala, for his valuable contribution, support,

guidance and especially their patience with me throughout the writing process. I am most

grateful to my family for their wonderful love, encouragement and support, giving me the

inspiration to carry on when the times were hard.

I am very grateful to all my lecturers in the School of Built Environment, Department of Real

Estate and Construction Management for educating me for the time I have been in College, I say

thank you.

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ABSTRACT This study focuses on the assessment of students housing market in Kisumu. The purpose of

thestudy being to ascertain how the enrollment of college students in the higher learning

instituteshas influence on their housing provision. To achieve this, the study focuses on the

followingobjectives; to establish the situation of college students housing, to determine the

factorsdriving students housing delivery and to propose appropriate solutions to students housing

inKisumu. The study will be carried out in Kisumu. The study will employ the theory of ekistic

andconceptual framework focusing on students housing provision. The sample size will be

120students as calculated using the formulae of Singleton. The sampling procedures will

beprobability sampling technique of both stratified random sampling and systematic

randomsampling, as well as non-probability sampling technique of convenience and

purposivejudgmental sampling will be used to obtain the data through applying descriptive

designmethod. The analysis will be descriptive in nature and proportions, graphs, percentages

andaverages will be used to draw up conclusions. Data presentation will be done through,

piecharts, graphs and maps. The expected output of this study will contribute to the

generalknowledge in planning and development of Kisumu County.

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TABLE OF CONTENT DECLARATION............................................................................................................................ i

DEDICATION............................................................................................................................... ii

ACKNOWLEDGEMENTS ........................................................................................................ iii

ABSTRACT .................................................................................................................................. iv

TABLE OF CONTENT ................................................................................................................ v

LIST OF TABLES ........................................................................................................................ x

LIST OF FIGURES ..................................................................................................................... xi

LIST OF ACRONYMS .............................................................................................................. xii

CHAPTER ONE: INTRODUCTION ......................................................................................... 1

1.1 INTRODUCTION ................................................................................................................. 1

1.2 Problem Statement ................................................................................................................ 2

1.3 Objectives of the Study ......................................................................................................... 5

1.4 Research Questions ............................................................................................................... 5

1.5 Hypotheses ............................................................................................................................ 5

1.6 Justification ........................................................................................................................... 5

1.7 Case Studies .......................................................................................................................... 6

1.8 Research Methodology .......................................................................................................... 7

1.9 Organization of the Study ..................................................................................................... 8

1.10 Scope of the study ............................................................................................................... 8

1.11 Definition of Key terms ....................................................................................................... 8

CHAPTER TWO: LITERATURE REVIEW .......................................................................... 10

2.1 INTRODUCTION ............................................................................................................... 10

2.2 AN OVERVIEW ON HOUSING MARKET ..................................................................... 10

2.2.1 Rental housing market .................................................................................................. 11

2.2.2 House purchase markets ............................................................................................... 11

2.3 STUDENT HOUSING ........................................................................................................ 11

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2.3.1 Existing Situation of Students Housing ........................................................................ 11

2.3.2 Students Housing Adequacy ......................................................................................... 12

2.3.2.1 Easy access............................................................................................................. 12

2.3.2.2 Affordability .......................................................................................................... 13

2.3.2.3 Legal security of tenure ......................................................................................... 13

2.3.2.4 Habitability ............................................................................................................ 13

2.3.2.5 Neighbourhood amenities and services ................................................................. 13

2.3.2.6 Cultural adequacy .................................................................................................. 13

2.3.3 Challenges in Access and Occupation of Student Accommodation ............................. 14

2.3.3.1 Costs ....................................................................................................................... 14

2.3.3.2 Accessibility and convenience ............................................................................... 14

2.3.3.3 Security and safety ................................................................................................. 14

2.3.3.4 Space ...................................................................................................................... 15

2.4 STUDENT HOUSING MARKET ...................................................................................... 15

2.5 DEMAND AND SUPPLY FOR STUDENTS HOUSING ................................................. 16

2.5.1 Students housing demand ............................................................................................. 16

2.5.1.1 Students household income.................................................................................... 17

2.5.1.2 Government Policy ................................................................................................ 17

2.5.1.3 Taste ....................................................................................................................... 17

2.5.1.4 Students Population ............................................................................................... 17

2.5.2 Students housing supply ............................................................................................... 18

2.5.2.1 Price ....................................................................................................................... 18

2.5.2.2 Aspirations ............................................................................................................. 18

2.5.2.3 Input prices............................................................................................................. 19

2.5.2.4 Technology ............................................................................................................ 19

2.6 STUDENTS HOUSING MARKET DYNAMICS ............................................................. 19

2.6.1 Building costs ............................................................................................................... 19

2.6.2 Market stakeholders’ structures .................................................................................... 20

2.6.3 Land infrastructure and property rights ........................................................................ 20

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2.7 STUDENTS HOUSING DELIVERY ................................................................................ 21

2.7.1 The Legal Frameworks for Land Use and Development of Residential

Neighbourhoods..................................................................................................................... 22

2.7.1.1 Environmental Management and Coordination Act (EMCA, 1999) ..................... 22

2.7.1.2 The Physical Planning Act of 1996 (Cap 286) ...................................................... 23

2.7.1.3 The Local Government Act (Cap 265) .................................................................. 23

2.7.1.4 The Public Health Act (Cap 242)........................................................................... 23

2.7.1.5 Constitution of Kenya, 2010 .................................................................................. 23

2.7.2 Factors driving students housing delivery .................................................................... 24

2.7.2.1 Infrastructure Development ................................................................................... 24

2.7.2.2 Monetary and fiscal policies .................................................................................. 24

2.7.2.3 Housing finance market ......................................................................................... 25

2.7.2.4 The approval and conveyance processes ............................................................... 25

2.8 THEORETICAL FRAMEWORK ...................................................................................... 26

2.8.1 Ekistic theory ................................................................................................................ 26

2.8.2 Conceptual Framework................................................................................................. 26

2.9 CONCLUSION ................................................................................................................... 27

CHAPTER THREE: RESEARCH METHODOLOGY ......................................................... 28

3.1 INTRODUCTION ............................................................................................................... 28

3.2 RESEARCH DESIGN ........................................................................................................ 28

3.3 SELECTED CASE STUDIES ............................................................................................ 28

3.4 STUDY AREA AND SELECTION OF CASES FOR THE STUDY ................................ 29

3.4.1 Case study1: Maseno University .................................................................................. 29

3.4.2 Case study 2: Kisumu Polytechnic ............................................................................... 30

3.4.3 Case study 3: Kenya College of Accountancy- Western campus ................................ 30

3.4.4 Case study 4: Nairobi Aviation College-Kisumu Campus .......................................... 30

3.4.5 Criteria for choosing sample higher learning institutions ............................................ 31

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3.5 METHODS OF DATA COLLECTION ............................................................................. 31

3.6 TARGET POPULATION ................................................................................................... 31

3.7 SAMPLING PROCEDURE AND SAMPLE SIZE ............................................................ 32

Table 3.1 Sample Size ............................................................................................................... 32

3.8 SAMPLING TECHNIQUE AND PROCEDURES ............................................................ 32

3.8.1 Probability Sampling Technique .................................................................................. 32

3.8.1.1 Stratified Random Sampling .................................................................................. 32

3.8.1.2 Systematic Random Sampling ............................................................................... 33

3.8.2 Non Probability Sampling Technique .......................................................................... 33

3.8.2.1 Convenience Sampling .......................................................................................... 33

3.8.2.2 Purposive Sampling ............................................................................................... 33

3.9 METHODS OF DATA ANALYSIS, DISCUSSION AND PRESENTATION................. 34

3.10 ETHICAL ISSUES ........................................................................................................... 34

3.11 RESEARCH INSTRUMENTS ......................................................................................... 34

3.12 PILOT STUDY ................................................................................................................. 35

3.13 VALIDITY OF THE INSTRUMENTS. ........................................................................... 35

3.14 INSTRUMENT RELIABILITY ....................................................................................... 35

3.15 DATA COLLECTION PROCEDURES ........................................................................... 35

3.16 DATA ANALYSIS TECHNIQUES ................................................................................. 36

CHAPTER FOUR: DATA ANALYSIS AND INTERPRETATION ..................................... 37

4.1 INTRODUCTION ............................................................................................................... 37

4.2 RESPONSE RATE ............................................................................................................. 37

4.3 LEVEL OF STUDY ............................................................................................................ 38

4.4 MODE OF STUDENTS’ ACCOMMODATION ............................................................... 39

4.5 ADOPTION OF HOUSING POLICIES ............................................................................. 40

4.6 CONTRIBUTING FACTOR TO THE SELECTION OF HOUSING FACILITY ............ 41

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4.7 MODE OF ACCESSING ACCOMMODATION .............................................................. 42

4.8 ACCOMMODATION COST PER SEMESTER ............................................................... 43

4.9 OCCUPANCY RATE OF STUDENTS ............................................................................. 44

4.10 ASSESSMENT ON THE ADEQUACY LEVEL OF HOSTEL ACCOMMODATION . 45

4.11 ASSESSMENT ON THE ADEQUACY LEVEL OF PRIVATE RENTED HOSTEL

ACCOMMODATIONS ............................................................................................................ 46

4.12 ASSESSMENT ON THE ADEQUACY LEVEL OF THE ACCREDITED HOSTELS . 47

4.13 CHALLENGES FACED BY STUDENTS IN THE HOUSING FACILITIES ............... 48

CHAPTER FIVE: CONCLUSIONS AND RECOMMENDATIONS ................................... 50

5.1 INTRODUCTION ............................................................................................................... 50

5.2 SUMMARY OF THE FINDINGS ................................................................................. 50

5.3 TEST OF HYPOTHESES ................................................................................................... 51

5.4 CONCLUSIONS ................................................................................................................. 52

5.5 RECOMMENDATIONS .................................................................................................... 52

5.6 AREA FOR FURTHER RESEARCH ................................................................................ 53

REFERENCE ............................................................................................................................ 55

APPENDICES 1: QUESTIONAIRES TO THE STUDENTS COMMUNITY ....................... 58

TOPIC: ASSESSMENT OF HOUSING MARKET IN KISUMU ....................................... 58

APPENDICES 2: QUESTIONAIRES TO PROPERTY STAKEHOLDERS ......................... 61

TOPIC: ASSESSMENT OF HOUSING MARKET IN KISUMU ....................................... 61

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LIST OF TABLES  

Table 3.1 sampling procedure and sample size ........................................................................... 32 Table 4.1 Response rate ............................................................................................................... 37 Table 4.2Level of study ............................................................................................................... 38 Table 4.3Mode of accommodation .............................................................................................. 39 Table 4.4Response on adoption of housing policies .................................................................... 40 Table 4.5Contributing factors ...................................................................................................... 41 Table 4.6Mode of accommodation .............................................................................................. 42 Table 4.7Rates of accommodation ............................................................................................... 43 Table 4.8Students occupancy rate ................................................................................................ 44 Table 4.9Assessment ofadequacy level of hostel accomodation ................................................. 45 Table 4.10Assessment level of the adequacy of private development ........................................ 46 Table 4.11Assessment on the adequacy of the accredited hostels ............................................... 47 Table 4.12Response on challenges faced by the students on housing facility…….………........48 

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LIST OF FIGURES  

Figure 4.1Response rate .............................................................................................................................. 37 Figure 4.2Level of Study ........................................................................................................................... 38 Figure 4.3 Mode of students accommodation ............................................................................................ 40 Figure 4.4 Response on adoption of housing policy .................................................................................. 41 Figure 4.5 Contributing factor towards housing facility selection ............................................................. 42 Figure 4.6 Mode of accommodation access ............................................................................................... 43 Figure 4.7 Rate of accommodation costs ................................................................................................... 44 Figure 4.8 Students occupancy rate ........................................................................................................... 45 Figure 4.9Assessment of hostel accomodation adequacy level ................................................................. 46 Figure 4.10 Assessment on the adequacy level of private development .................................................... 47 Figure 4.11 Assessment on the adequacy of the accredited hostels ........................................................... 48 Figure 4.12 Response on challenges faced students on the housing facility. ............................................. 49  

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LIST OF ACRONYMS  

UN-HABITAT- United Nations

UNHC - United Nations Health Care -

GOK - Government of Kenya

CHAPTER ONE: INTRODUCTION

1.1INTRODUCTION

Since time immemorial, mankind has been known to strive for only one thing; development. This

is evidenced by the millions of inventions, innovations, and research activities we see and find

around us. Human development is a major factor contributing to urban development and thus

human beings are seen at the centre of concerns for sustainable development including adequate

shelter for all and sustainable human settlements (The Habitat Agenda, 1996).

Wirth (1938) defines urbanism as a way of life that reflects an organization of a society in terms

of complex division of labour, high levels of technology, high mobility, and interdependence of

its members in fulfilling economic functions. This understanding hereby associates urbanization

with economic progress, promotion of literacy and education, the improvement of the general

state of health, greater access to social services and cultural, political and religious participation

as mostly evidenced in the third world cities and towns propelling engines of the unparalleled

growth and incubators for civilization. In the process of globalization and interdependencies,

rural- urban migration has increased steadily to access these services. However at steady constant

growth, there are 60% of the world’s population, estimated at six (6) Billion, in the urban areas

who all need housing, land, water, health and services. These possess one of the greatest

challenges to face humankind in the next decade.

Housing is considered as the central need to social and economic development for everyone

(Byrne and Diamond, 2007). It is the most valuable asset for many household and the most

significant item of expenditure (UNHC, 1996) and hence the importance cannot be overlooked

by policy makers. Establishment of housing in any given context reflects socio-economic

prosperity and posterity and thus availability and affordability levels remain key vital aspects in

economic development as they can influence the location of the population within and between

human settlements. Housing’s potential to spur economic growth provides deliberate

interventions to be made for the realization of the desired goals. This is provided for by the

government who takes roles in regulating the markets, provision on conditions for social

reproduction and creation of regulatory and institutional frameworks hence generating aspects of

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housing markets that is moulded in terms of demand and supply, depending on the interaction of

the parties involved in participation and their competition.

In Kenya the real estate sector has managed to provide for a strong flow of inward investments in

the property market out of the real estate sector boom in which Kenyan real estate agents,

property managers and marketers have proved to the wider world that the property market in

Kenya offers investors with strong capital growth potential and substantial yields. This could be

evidenced by strong property demand in the capital where price growth is intense and increased

rent rates in the most desirable areas being at par with those of major cities around the world

(info@property kenya.com, 2005). The strength and the durability of the property market system

have also been demonstrated by the success of these economies that have allowed it to

proliferate.

Kisumu’s property market is fast taking shape with the lake side city welcoming new players

every month (standard digital, 2013). The city has shown tremendous changes in property market

as quest for more land to develop has led to a widening of the urban boundaries of the city to see

through permanent and commercial units constructions in places of temporary buildings.

Infrastructure development over the years has also opened up the city to mean increased

confidence for both individuals and institutional investors. This has resulted to increased

construction boom with property prices rising by more than 500 per cent in some areas and real

estate agents and developers reaping massive returns (Nsoko property, 2012).

The study showed out the challenges of access and occupation of housing by the college students

as the target population and further determined the factors that influenced the delivery of college

student housing from property developers in Kisumu City.

1.2 Problem Statement

Housing is a basic societal need that attracts high expenditure from many households around the

world. It has always remained a contentious issue on the continent that struggles to satisfy the

basic necessities for human survivors including adequate housing for all. Investment in housing

has enabled high economic growth rates. This results from the active property market. This also

fuels rapid urbanization and growth in consumption and demand for certain types of goods and

services.

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Kenya’s housing problem can be traced back to the independence period. Increasedrural

population to the urban centres in search of better lifestyle intensifiedresulting in increased

population in the urban areas creating pressure on existing housing units. This coupled with

urban migration with population growth and lack of government interventions in housing

(George, 2013), also increased problems in housing sector.

Inadequate data hampers articulate and precise planning for housing. However, the Ministry of

Lands and Housing estimates that about 50,000 units of houses are constructed annually. In

addition, the situation estimate of the current shortage is about two million units thus majority of

households are homeless and live in temporary shelter or in extremely poor houses. This is

reinforced by UN-Habitat (2010)that argues that more than thirty percent of world’s urban

population are either living in poor housing conditions in slums or are homeless due to lack of

housing. According toWorld Bank (2012), the slow growth and development in Kenya’s

property market have led to a gap of 156,000 units per annum and that low income households

only receive about 20% that is 6,000 of all houses produced.

Kisumu is one of the urbanizing towns in Kenya with the highest urbanization rate and an annual

growth rate estimated at about 3% per annum (UN-Habitat, 2005). This brings with it the

associated complexities in urban management. The residential market in the City is fairly active,

majorly driven by the increased demand for housing by the low income households. Recent years

has seen increase in the number of middle income group who are seen to be the largely a class of

professionals and top civil servants. This group are keen on access to housing in the quiet and

affordable peri-urban areas. The new demands created by these populations lead to development

of the housing in these areas.

Education is perceived as one of the principal motivating factors behind national economic

development and it is one of the most effective ways in which individuals can ever hope to

achieve better opportunities and a higher standard of living. For these reasons education sector in

Kenya has received heavy investments from the Government to promote literacy and improve

access and affordability for being central to transformationof the society. Since independence,

Kenya’s struggle for independence was marked by an increased clamour for radical changes in

education. Subsequently, in its election manifesto, Kenya National African Union Party (KANU)

identified education as one of its key pillars for economic development and committed itself to

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bring social change through education (Standard Digital, 2013). In addition, The Kenya Vision

2030 states that “investment in education will make significant contributions to other social

sectors particularly health, water and sanitation, the environment and housing” to outline the

significance of learning institutions in every context.

Provision of education in Kenya is done by both private and public investors. Private sector is

motivated by profit maximization objective, who would genuinely not find it economically

prudent to invest in expansion of students housing facilities. However there has been limited

government attention paid to accommodating the increasing number of students in academic

institutions. Provision of student housing to meet accommodation demands is generally regarded

by the State as the responsibility of the higher education institutions themselves. Local studies

have been done in relation to students housing; results shows that, expansion of students’

admission in higher learning institutions has seen more students being enrolled in schools’

systems due to increased demand for education. The result of this is increased population that

generates high accommodation demand, a lot, of which universities cannot provide with existing

facilities and amenities. This is a result of changing universities policies that prioritize provision

of learning opportunities as opposed to provision of accommodation.

The undersupply of accommodation for on-campus housing has also posed one of the challenges

facing students. This is the outcome of proliferation of colleges across the country that has seen

all competing ranks of universities making it to the suburbs and outskirts of the capital to meet

the rural demand for education through their established institutional branches that offer efficient

training to the target student population with a huge popularity among people. A consequence of

large turnouts of students to these institutions creates congestion and strains in housing. This

scenario poses the hostels standards to be questioned where colleges find themselves stretched

for space to accommodate the large number of students that are constantly flowing to pursue

higher education.

The study therefore aims to examine the challenges of housing access and occupation

encountered by student community, both in the higher institutional hostels that offer on campus

accommodation and those that are housed in the private developments that provide for

offcampus housing in Kisumu County.

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1.3 Objectives of the Study

The objective of the study;

1. To establish the situation of student housing market in Kisumu;

2. To assess driving factors of student housing delivery in Kisumu; and

3. To propose appropriate solutions to student housing in Kisumu

1.4 Research Questions

The study will embark on the following research questions

1. What is the situation of college student housing market in Kisumu?

2. What are the driving factors towards college student housing delivery?

3. What are the appropriate solutions to college student housing?

1.5 Hypotheses

The study deals with assessing the housing market in Kisumu, a case of college students housing;

the study seek to fulfil the following research hypothesis;

H1 There is a positive relationship between challenges faced by the students in access of

accommodation and general accommodation demands.

H1 There is a positive relationship between housing adequacy and housing provisions in

Kisumu.

1.6 Justification

Housing for Kenya is guided by among other legislations: Kenya Vision 2030, which aims at

ensuring an adequately and decently housed nation in a sustainable environment.This sets the

pace for what housing needs to be achieved by 2030.The study will contribute to the broad

understanding of the students housing situation and contribute to the realisation of the goals set

under this vision.

Kisumu being a city has witnessed rapid growth and expansion of university education facilities

that has given rise to growing demand for housing services in the environs of the established

universities. Evidences of university students growing demand for accommodation facilities

within the institutions proximity, is a genuine and compelling development need for which

emphasis and investment should be driven to address the situation. This has been followed by

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conversion of a number of residential houses near academic institutions into student hostels to

cater for the unmet demand.

The study therefore seeks to access the current state of residential development with a view of

understanding the mode of housing, access and occupational challenges faced by the target group

i.e. the student population and consequently outline recommendations to improve their quality

for functional, healthy and environmentally friendly housing. In addition, the study is hopefully

expected to be relevant to the real estate agents, property developers, planners, policy makers

and the institutional administrations since it will entail the intended information to give insight

on theresidential estate in student housing market and the situation of on-campus

accommodations in the study area.

This information includes the unique factors to which the demand of student housing and

distribution as well as the supply and also to determine what trends Kisumu should take.

The researcher also intends the findings of the study will in future contribute to the body of

knowledge relating to the residential real estate market as a whole.

1.7 Case Studies

The researcher will involve a comparative study focused on four different colleges; two private

institutions and two public institutions all of which in the same County for ease of access during

data collection.

Private institutions will refer to those colleges supported by private individuals rather than a

public agency. They will help bring in sight on housing facilities and accommodations provisions

that appear to be better than the public ones. The entities are usually run for a profit motive and

thus at all aspects struggles to give their clients value for their money. In this category the

researcher intends to use Nairobi Aviation College-Kisumu Branch to represent the newly

established private colleges in the region that struggles for popularity and enrolments turn outs

and Kenya College of Accountancy (KCA)-Kisumu campus that has been in existence for a

desired time period to represent established private universities in Kisumu.

Public institutions will refer to those higher learning institutions predominantly funded by public

means through the National Government. They will bring out knowledge on needs of such

institutions and their major facilities in the provision of quality education to its users- Kenyan

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Students. In these institutions, the students are provisioned with on-campus housing that is

highly subsidized to encourage more access and affordability to majority of students’ population.

The researcher in this category intends to use Maseno University that is situated outside the town

but within the County boundary to represent such of a type and Kisumu Polytechnic that is

within the City to represent other public colleges of similar location both of which have had their

establishment and growth emanating within the study area.

The four universities are likely to adopt different types of accommodation for their students’

depending on their enrolment rates, with varying amounts of tuition fees that will be charged

depending on the variable factors of housing provisions such as availability and the selection

criteria to be adopted for qualifications of hostel provision. These are likely to flow from

different student housing policies adopted by each institution that brings with it the unique

measures for their enforcements.

1.8 Research Methodology

Relevant data was collected from two main sources; primary and secondary sources. Primary

data collection was obtained from the field through observation, individual interviews and key

informant interviews to the college administrators, personal site visits and administration of

questionnaires to the students’ population and property stakeholders. These were adopted to

capture the real housing situation and their associated challenges.

Stratified random sampling technique was adopted in which case the technique within the strata

was simple random sampling. Purposive sampling also helped to establish the sample population.

Both made contributions to generalize assumptions over the students housing market correctly

depending on the availed information and its sources.

Secondary sources of information also played a key role in evaluating the study where data was

obtained from areas relevant to the study and include published and unpublished materials on

housing market, issues on college students housing and policies, education systems in Kenya,

Acts of Parliament and International Conventions dealing with housing issues, property

stakeholders markets and the internet.

Data was analysed using both qualitative and quantitative techniques. Data presentation involved

pie charts, tables, and graphs.

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1.9 Organization of the Study

This study will be divided into five chapters. These sections of the study are highlighted below;

Chapter one: this part of the study outlines the problem statement, objectives of the study,

research questions, hypotheses, justification, case studies introduction,and research

methodology.

Chapter two: this chapter reviews literature on the research topic of assessment of Student

Housing Market in Kisumu County. The chapter concludes by giving a conceptual framework of

the study.

Chapter three: this chapter outlines research methodology as well as providing an outline for

each of the studies.

Chapter four: this entails data analysis and presentation. It will give a detailed analysis of the

findings of the study. The responses from the research questions will be analysed in detail. The

findings are very important in fulfilling the hypothesis of the study to help the researcher make a

general conclusion of the findings.

Chapter five: this section of the study will evaluate the findings of the case studies and develop

conclusions and recommendations for areas of further study.

1.10 Scope of the study

The study will deal with assessing the housing market in Kisumu with specific study into college

students housing while focusing on the access and affordability of housing units to assess their

adequacy to meet students housing needs. The respondents to the study will be the college

students within Kisumu, the respective college administrators and property stakeholders.

1.11 Definition of Key terms

House; it is a dwelling unit for human habitation that provides shelter and protection from

vagaries of nature.

Housing; is a development sector within a national economy that can be defined in three

contexts namely;

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Physical product- Is a dwelling unit house or home integrated with other units in the

neighbourhoods or settlements, through infrastructure and community facilities, streets,

and roads. Ordinarily it entails physical, tangible space with built forms, artifacts, walls,

roofs, doors, fences, gates etc.

Housing as a process-Involves a number of actors who participate in undertaking a

number of activities including but not limited to organising the family or a social group to

decide on how to acquire or built a house or home.

Cultural reality-Is a social aspect through which people express identity, search for

security and hope for opportunity. It is generated by, and a generator of lifestyles and

world views reflecting aspirations, joys, achievements conflicts and pains of real people

within their specific cultural context.

Student housing; is defined as the acquisition, development and use of land for student

accommodation in academic institutions.

Hostel; this is a shelter facility that provides affordable long-term accommodation for a variety

of clients including students, providing shared amenities such as kitchen, entertainment lounge

and washrooms.

Housing Market; refers to the general active market of houses that are bought and sold directly

by owners or through brokers, usually in a particular country or region. The key elements that

define a typical housing market include; the house prices, government interventions in the

housing market, rented sector, housing demand and supply.

Niche market; this defines a specialized letting in which supply has become adopted to satisfy

the particular needs of a specialized or definite groups of persons, and displays reluctance to

meet needs from another source in terms ofaccommodation type, letting arrangements and type

of landlord. The students’ household letting is hereby under the provision materially different

from letting to other types of tenant.

Overcrowding; this is viewed against the maximum number of people that a residential space

can accommodate in relation to the size of the room and the requisite amenities available.

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CHAPTER TWO: LITERATURE REVIEW

2.1INTRODUCTION

This section provides an assessment ofthe student housing situation in Kisumu. It reviews the

previous studies which have focused onhousing of students who are the target population in the

study, as well as the challenges they encounter in access and occupation of housing facilities,to

reflect the real concerns in Kisumu’s housing sector through construction and delivery in

general. It aims at comparing and contrasting the different authors’ views on these concerns,

relating this research study to the conclusions drawn, highlighting any gaps and summarizing on

the specific gap that this research study hopes to contribute to.

2.2 AN OVERVIEW ON HOUSING MARKET

A housing market is defined as a representation of the interaction of demand and supply for

housing and related services (Njenga, 1991). The market requires the application of economic

technique which uses real estate economics to try and describe, explain and predict patterns of

prices, demand and supply.

A housing market is modelled by the interaction of different actors like the owner, user and

renter who comprises of the demand side of the market and the developers and renovators who

form the supply side. These parties express different interest in relation to a property to initiate

differing housing markets for property buyers and sellers.

In a buyer’s market, the ability of the available units to satisfy demand depends on the

composition of the housing such as the location, size, unit type, or condition and the number of

housing units needed in a market. On the other hand, a seller’s market is characterized by a

balance in the housing market that can shift the control power towards the seller in conditions of

scarcity in supply in which the demand outstrips the availed properties in a particular area. With

this situation, sellers are at liberty to wait for good offers and their properties that will reach or

exceed their minimum selling prices as superfluous demand for good quality properties is

experienced in the market.

There exist two categories of housing market according to Njenga,(1991). An individual

financial status and ability will determine whether the person belongs in the owner occupier

housing market or the rental housing market.

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2.2.1 Rental housing market

This market arises from a free market economy in which households opt to purchase their

housing services through a periodic rent payment to guarantee ownership for a certain time

period dependent on the existing terms of the contract between the landlord and the tenants. The

interaction of demand and supply to the rental market hereby determines the rents payable. In the

short term, the stock of accommodation remains fixed and in the short run, supply schedules

becomes elastic. However in long run, the excess profits are spawned by the tenants offering

relatively higher rents. Developers are motivated to construct more rentals and increase supply in

cases of completion where limited amount of housing exists.

2.2.2 House purchase markets

This exhibits availed market for individual housing ownership processes dealing with the factors

affecting demand and supply of these houses. Here, demand arises from households who wish to

purchase their housing services by buying the asset for owner occupation. Housing needs in the

urban housing market is looked in terms of the peoples’ expression of housing needs, their ability

and willingness to pay that will determine their access to housing at different prices. This helps

to appreciate the housing market that can be relatively volatile at both local and national level

due demand fluctuations (Marcus, 2000). Realistic estimates for the overall marker can be drawn

from separate analysis of the various categories of housing market.

2.3 STUDENT HOUSING

2.3.1 Existing Situation of Students Housing

The current student accommodation demand in higher learning institutions in Kisumu County is

provided for by both private and public bodies. Public hostels are provided for within the

university premise by the respective institution whereas the private hostels are developed on

private land with most locations near colleges or universities or commercial areas. In more

scenarios, the limited nature of the higher learning institutions to provide for student

accommodation has initiated a reliance on the private rented sector to provide housing to a

substantial proportion of students. However both bodies reveals mixed outcomes on adequacy in

catering for students needs as majority of the cases are characterised with awful situations with

respect to quality against value for money and occupational health and safety due to

overcrowding and minority embracing best practices.

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Inadequacy in hostel accommodation provided for by the public higher learning institutions are

evidenced by challenge of overcrowding as four or more students occupy one room and lack of

common facilities such as indoor sport facility, reading room and kitchen. The private hostels are

however viewed to provide for better accommodation facilities and services in exchange of high

cost of hostel accommodation but on the contrary, they are challenged by experience of water

and sanitation problems as some of these areas are not served by sewer and insecurity and poor

access remain key issues to be addressed. In addition, few hostels are developed in compliance

with the principle development in the area.

Incidences of students studying from parental home especially from colleges serving local

demand and newly established institutions in the study area has also been marked to provide for

accommodation to some portion of student population.

2.3.2Students Housing Adequacy

Students have identifiable housing needs that seeks to be satisfied with the provision of

accommodation facility either through public hostels for on campus accommodation or through

private rented sectors that provides for off campus accommodation. Their rates in access and

occupation by this group can be defined through adequacy levels to content the standards of

living. Student housing adequacy can be defined from the context of the UN Committee on

Economic, Social and Cultural Rights that observed that the right to housing should not be

interpreted in a narrow sense which equates shelter to merely having a roof under one’s head, but

rather to live somewhere in security, peace and dignity (General Comment No. 4 of 1991) .The

following facets ware identified by the Committee to form Integral components of the Right to

adequate housing for all people namely:-

2.3.2.1 Easy access

Adequate housing must be accessible to those entitled to it, including the disadvantaged groups.

Both housing laws and policies should cover fully and take into account the housing needs of the

physically disabled, children and elderly as the identified vulnerable groups.

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2.3.2.2 Affordability

Personal or household financial costs associated with housing should be at such levels the

attainment and satisfaction of other basic needs are not threatened or compromised, whether one

is an owner occupier or tenant.

2.3.2.3 Legal security of tenure

Whether rental, owner occupation, emergency or informal settlement, all persons should possess

a degree of tenure security, which guarantees legal protection against forced evictions,

harassment and other threats.

2.3.2.4 Habitability

Adequate housing should be made in terms of adequate space and protection from threats to

health, security and comfort of occupants.

2.3.2.5 Neighbourhood amenities and services

Adequate housing must be in a location which allows access to employment options, healthcare

services, schools and other social facilities so as it reduce temporal and financial costs of

accessing the work place and social facilities.

2.3.2.6 Cultural adequacy

The way housing is constructed and the building materials as well as the policies supporting

these activities must appropriately enable the expression of cultural identity and diversity of

housing.

A student house that fails to meet the above conditions is to be regarded as inadequate and will

therefore symbolize a failed student housing structure. Relevant repairs and maintenance of

constructions should be emphasized to provide for quality living environment to the students

while reconstruction would be recommended for the dilapidated structure that can no longer

serve as a dwelling unit to ensure habitability and comfort in occupation.

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2.3.3Challenges in Access and Occupation of Student Accommodation

2.3.3.1 Costs

High demand for student housing near urban campuses or large schools may cause price increase

in the local housing market, making the nearby apartments and rental houses unaffordable for the

students. Off campus housing also places the burden of paying fund for utility service and

community to and from campus on the students themselves. For students who take out loan to

fund an education, expensive hostels, which may also require students to get a meal to eat on

campus, add to graduation debt.

2.3.3.2 Accessibility and convenience

This presents one of the most concerns in students housing as they try to find places to live in

that are close to campus. On campus dormitories and apartments are considered to offer one

solution, but with established universities having so many students, auxiliary campuses are the

only way to provide for enough accessible housing. However, this situation turns to be

worsening in cases where there are students who cannot be incorporated into the school’s

accommodation systems and lack sustainable rates of income to support them in access of any

kind of permanent housing provided in the formally regulated markets and at the same time

sustain them in school and transport or for those institutions that does not offer accommodation

facilities at all. The result for these students is subjection to stressful social and psychological

events that that is drawn from the frustrations.

2.3.3.3 Security and safety

Safety is an issue throughout students housing. Schools employ security staffs to maximize on

safety by keeping the hostels and the whole school’s environment safe. Students who move to off

campus are however no longer under the protection of campus security. As a result, the students

neighbourhoods may become target for theft and burglary because of the computers and money

students have that are disproportionate to the level of income of the surrounding area, coupled

with the inexperience levels of the surrounding area, coupled with the inexperience of student

renters, who may fail to take precautions such as investing in an alarm system or barring

windows.

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2.3.3.4 Space

Overcrowding has become the norm on most housing facilities adopted by students. UN-Habitat,

(2003) associates these conditions of overcrowding with a low space per person, high occupancy

rates, cohabitation by different group of people among others. This puts the students to high risk

of diseases, mortality and misfortune thereby undermining their performances and general

productivity within the school’s environment.

2.4STUDENT HOUSING MARKET

The incapacity of the higher learning institutions to accommodate the increasing student

population has amplified the dependence on private rented market to provide for alternative

students housing. Few higher learning institutions have managed to cater for growing student

numbers with simultaneous increase in accommodation provision despite massive increased

spending on new build and the development of existing infrastructure. This has resulted out of

the move by these institutions to expand student admission irrespective of their ill-equipped

nature to respond to rapid increases in student population that translates to increased

accommodation demand. Expansion of education facilities has also overlooked the aspect of

scarce accommodation, to reveal imposition of self interest in tackling the inadequacy of the

sectorial approach to planning.

Student housing demand has been met by development of new and existing vigorous niche

markets that attends specifically to students housing needs. The reliance of students on

accommodation in the private sector has been substantial and growing thus, a fair competition

for property and letting by the students in the housing sector has remained active. The fact that

this group seek properties of lower rent in a circumscribed radius, the student population seeking

accommodation is exuberated as generally, they would want to minimise travel cost by living

close to their place of education. This has initiated students participation in the property market

as landlords grow confident about entering the students market because; demand is steady and

predictable; there are few requirements relating to the need of property type as the students

household size are considerably elastic to adopt to any property and that the market is clearly

defined geographically.

Local rental markets in most cases are dominated by students who hold strong position within

them and thus ready supply of properties are almost always available to meet demand. These

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markets tend to perpetuate themselves in cases where there is concentration of student demand in

specific locations. The clear geographic definition to the students market translates to

investments in student housing by the interested landlords to be easier to pinpoint the more

appropriate locations in which to buy property.

The growth in letting to students has associated consequences in acquisition of properties along

with other groups of tenants. The student niche market operates to the advantage of the students

and thus in situations where pressure for student accommodation is becoming acute; it is more

likely for the conversion of owner occupied property market to student hostels through purchase

by student market landlords in these areas. The outcome of this is the substantial shift of

properties away from the owner occupied sector, into the private rentals hence the strength of the

student niche market commonly leads to tenure competition.

2.5 DEMAND AND SUPPLY FOR STUDENTS HOUSING

Housing transactions forms the underlying market activities that concern the housing market. It

is dependent on the aspects of the buyers’ willingness to pay and the sellers’ willingness to

accept on exchange for goods.

Housing demand issues (such as household income, availability and terms of housing finance,

government subsidies) and housing supply issues (such as availability of developed land,

building regulations, productivity of construction industry, direct involvement of government in

house building, current and new stock in housing, involvement of government through subsidies)

impact upon affordability of housing (Bertaud, 2007) in the general housing market. The

following discussion will hold for the individual facets on housing demand and supply

understanding.

2.5.1 Studentshousing demand

This is defined by astudent’s ability to identify housing needs met by the purchasing power that

backs it up to create effective demand. The real transactions hereby results from the drawn

effective demand that can be measured so that students’ behaviour can be analysed for a variety

of purposes. The following are the students housing demand factors towards:-

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2.5.1.1Students household income

According to Marcus (2000), a consumer’s purchasing power will be primarily determined by

the disposable income that they have left after all deductions have been taken away. A student’s

ability to obtain an adequate accommodation facility will be dependent on the affordability levels

with which to make purchase.As a consequence of being able to obtain tenancy in a desired

property type, more students have opted for joint tenancy in these premises so as to boost their

total potential purchasing power that will turn out to be likely greater than that suggested by their

individual disposable income. A rise in student household income can cause a change in the type

of unit and amenities demanded by this group.

2.5.1.2 Government Policy

The level of demand for property in the student housing markets can be highly influenced by a

range of government policies at both local and national level. This can be in form of property

taxes, interest rates on mortgages, policy influence on environment that may trigger student

demand for certain property types, transport and its associated infrastructure among others that

have a great influence and effect on the property market in general. Just to mention, students

housing demand in this case would be affected as the cost of mortgages riseto render private

rented sector properties expensive in terms of rents chargeable by the student housing landlords

to cater for the provisions thereby crippling majority of the student population’s ability to obtain

decent housing.

2.5.1.3 Taste

Influencing factors ranging from brand loyalty to fashion and advertising are some of the variety

that influence consumer tastes. A perceived best location for student hostel in any given context

attracts a high level of students housing demand. A student’s personal preferences or peer

pressure of his friends’ expectations of what life ought to be poses housing to be little more than

shelter provisions from animals and weather elements.

2.5.1.4Students Population

The presence or absence of students housing affects its demand. An increase in demand for

students housing must be followed by growth in the number of housing units. The demographic

composition of a student population dictates different housing needs and hence remains vitally

important in determining the level of demand for general and specific types of properties. This

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creates a cycle of property demands that are satisfied as astudent transition from one stage to

another.

2.5.2Studentshousing supply

Supply comes from a variety of sources in an economy ranging from an individual’s willingness

to supply his labour to the supply of products on to the market by a large multinational

corporation (Marcus, 2000). This follows that all suppliers will essentially respond to a variety of

stimuli that will encourage them to provide housing. The supply of student housing consists of

the total number of units and the sustainability of these units. Buyers and renters in this case tend

to seek amenities which are the benefits of ownership or occupancy and are dependent on status,

taste and public opinion. The influencing factors to supply of students include:-

2.5.2.1 Price

This influences the students housing landlords’ willingness to supply students housing as a

commodity. In this scenario, the actual level of the supply response would depend upon the

elasticity of supply. Ready markets for students housing encourages greater output in which

scarcity in supply of these housing units will lead to high market prices to guarantee high profit

levels. This will boost the supplier’s efforts to maximization, as the rewards from production are

clear to see. The law of supply shows that there is a positive relationship between price and

quantity supplied and thus any change in pricing will cause movement along existing housing

supply function.

2.5.2.2 Aspirations

Most production decisions are taken in advance as they take time to come on line and as such

developers are needed to forecast the future state of the market. If student housing landlords or

other interested developers in the student housing market are optimistic about the future and

believe that they are able to rent or sell more at any given price, they are likely to gear up

production so that supply can be increased. Consequently, these parties are likely to reduce their

production if they are less pessimistic about the future and foresee declining student property

markets so that they are not left with idling properties.

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2.5.2.3 Input prices

Housing construction requires a huge array of building inputs of which has associated costs. If

input prices decreases, the student housing landlords or other interested developers in the

students housing marketare likely to produce more students housing units to increase supply at

any given price. This will increase the available number of student housing units to ensure

enough housing for all interestedoff campus students at affordable rates. However, reduction in

supply may come about in response to a rise in input prices and as a result prices of developed

students housing units are likely to shoot higher leaving the affordability rates for these units

beyond the affordability levels of the majority of the student population.

2.5.2.4 Technology

Technological improvements in the production process through positive technological changes

normally allow for more to be produced at a lower price through higher levels of efficiency.

Through the newly developed construction techniques developed by the intensified research in

building and construction industry, student housing landlords or other interested developers in

the student housing market are likely to supply more students housing units at any given price as

they will be receiving the incentive of greater profits as the cost of production have been

lowered.

2.6 STUDENTS HOUSING MARKET DYNAMICS

2.6.1Building costs

Building materials to be incorporated in constructions should be permanent, inflammable, long

lasting and able to protect occupants from vagaries of nature. However use of rudimentary

materials adopted by different student housing landlords or other interested developers in student

housing development has increased tremendously in order to achieve cheap housing delivery.

This has been as a result of the high standards set by the policy makers that do not reflect

students housing realities and inadequate capacity of the policy makers to ensure strict

compliance to obtaining density in the study area has remained a reason for most of students

housing standards remaining unattainable over the years. Other issues may include low income

generated from lower rent payment by the inhabiting students, poor planning regulations and

tenure insecurity. Due to low levels of investment in research for low cost building materials to

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offer solutions to alternative housing construction, student housing market expectations about

building solutions have ceased to be negligible or non-existent and thus drive costs of

accommodation facilities upwards.

2.6.2 Market stakeholders’ structures

This refers to the private sector involvement in the supply of students housing to meet the

housing needs of the majority of the student population. Research shows that there are only a

handful of private developers in Kenya that can afford to invest into medium to large scale

developments of 200 units and above for the middle to low income segments (AEB Vol. 4, No.3,

2012). The refusal of the students housing market participants to co-operate in their interactions

within the market has also compounded to these complexities as individual interest to maximize

in their investments are treated with personal and not collective benefits angles. Lack of

technical know-how in order to build and market large scale real estate developments and

difficulty in raising adequate funds has also proved to be key obstacles for the growth of

developer’s class.

2.6.3 Land infrastructure and property rights

Regulations to registration ownership of secure land tenure are important when involving

different actors’ participation to support student housing development and delivery processes.

Land servicing and off-site infrastructure are also paramount. Lack of master planning

undermines the sustainability of student housing developments, paving way for the informal

settlements which in turn put pressure on existing infrastructure.

Despite student housing inadequacy experiences, college students housing has been at the

topmost concerns of higher learning institutions where considerations of having a quality

housing for a significant number of students and a safe comfortable accommodation has been

regarded as of competitive advantage to them. Housing provision by the colleges has evolved

and deepened to increase the number of students living in the institution’s hostels that provide

for on campus accommodation with an aim of promoting a sense of community and to foster

collaboration among students and within faculties.

The rapid expansion of in students’ enrolment however, has been a nightmare for these

institutions to meet the students housing needs as the massive increase in enrolments without

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allocation of funds, the universities can neither expand their facilities in order to support the

growing number of students nor maintain the existing ones. The result has been decaying

infrastructure and buildings that have stalled at different stages of construction seen in our

universities. Also the students’ needs and preferences have also changed overtime presenting a

difficult situation to the institution’s capabilities to satisfy them with the current existing

facilities. Moi University for example, was designed to accommodate 6000 students in 1995 had

8000 students in 2005 who had exceeded to 12,000 students with the 1999 facilities (Moi

Academic Plan, 1987). This therefore shores clearly the extent of constrains of the availed

resources at our universities in terms of accommodation space and the availed communal utilities

that were initially intended to maximize social interaction.

2.7 STUDENTS HOUSING DELIVERY

Housing delivery in higher education institutions has ever since remained the responsibility of

these institutions themselves to meet the students housing needs to ensure quality, habitable and

adequate housing for the general student population. Despite increasing commitments to

empowering higher learning institutions, limited government attention has been paid to

accommodate increasing student numbers. The student housing delivery system is constituted in

both the public sector who is the key player in making laws and policies in its legislative and

institutional framework to govern and control the interaction of the different players in the

students housing market and manage this sector’s activities through building codes, building

laws and by-laws, planning and approval issuance among other functions and the private sectors

that facilitate the students housing provision in a free market in which market forces are left to

determine the demand and supply for housing.

The public institutions have over the years provided for on campus housing through the student

hostels. Much of the accommodation demand were largely satisfied with adequate housing

facilities that ensured all students are in good housing because there was a balance in the level of

intake and the availed accommodation. This meant that all students were catered for in the intake

process and adequate student housing policies were sufficiently established and monitored.The

rapid growth and expansion of university education facilities however has given rise to increased

accommodation demand. In reform rationalisation, the public universities are more likelyto limit

21    

their future investments to addressing the obtaining overcrowding in their facilities and not to

expand housing services to meet the new demands.

In the private sector, students housing delivery is promoted by the government’s role to develop

market oriented systems for property rights, facilitate housing supply by increasing investment,

and enhancing building industry competition. The creation of requisite incentives to facilitate

stakeholders to provide students housing and services will initiate delivery of quality housing for

the students at the standards they may choose. The role of this sector countrywide has proved to

be more significant to help bridge the shortfall in housing stock from the escalating demand that

far surpasses supply, especially in the urban set ups.

2.7.1 The Legal Frameworks for Land Use and Development of Residential

Neighbourhoods

The student housing delivery like any other developmentsis guided by provisions in legal

document that go a long way to ensure habitable and healthy conditions of students in occupation

of accommodation facilities. Actors in the delivery of student housing are therefore legible to

comply withformulated policies and legislations that sets rulesand regulations aiming at ensuring

consistency of the development process and environmental sustainability.

In Kenya, there are several Acts of Parliament that regulate urban growth and urban growth

management in relation to the housing sector. The following Acts of Parliament have gone a long

way in ensuring sustainable urban environment:

2.7.1.1 Environmental Management and Coordination Act (EMCA, 1999)

This is an Act of Parliament enacted to ensure that every Kenyan enjoy a clean environment.

Environment here has been defined to include the physical factors of the surroundings of human

beings including land, water, atmosphere, climate, sound, odour, taste, the biological factors of

animals and plants and their social factors and the social factors of the aesthetics and includes

both the natural and the built environment. Part VI of the Act in Section 58 provides that before

the proponent of any project starts its execution, a project report should be submitted to NEMA

which will subsequently scrutinize the environmental consequences of the project.

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2.7.1.2 The Physical Planning Act of 1996 (Cap 286)

This is an Act of Parliament that provides for the preparation and implementation of physical

development plans and for connected purposes. Physical development plans are prepared by the

director of physical planning for councils for the purpose of improving land and they help in

securing sustainable provision for different land uses. The physical development plan will

indicate appropriate sites for various neighbourhood facilities such as hospitals, schools, roads,

shops and markets, petrol stations, garbage dumping sites, religious centres and community

centres.

2.7.1.3 The Local Government Act (Cap 265)

The Act empowers the local authorities to control or prohibit all businesses, factories and

workshops that by reason of smoke, fumes, chemical gases, dust or other causes may be a source

of danger, discomfort and annoyance to the neighbourhood and to prescribe the condition subject

to which businesses, factories and workshops shall be carried on.

This act also gives power to the local authorities such as city commission and municipal, town,

urban and county councils to undertake sewerage, drainage and water supply works.

2.7.1.4 The Public Health Act (Cap 242)

This is an Act of Parliament that makes provision for securing and maintaining health. The Act

defines an environmental nuisance to include the emission from premises of water, gases and

smoke, which could be regarded as injurious to health. Section 116 empowers every Local

Authority to taker lawful, necessary and reasonably practicable measures for maintaining its

district at all times in clean and sanitary conditions, and for preventing the occurrence therein of,

or for remedying or causing to be remedied, any nuisance or condition.

2.7.1.5 Constitution of Kenya, 2010

Under the social and economic rights stated in Section 43 of the Kenyan Constitution, it provides

for housing as a basic need where everybody has the right to accessible and adequate housing,

and to reasonable standards of sanitation. Every person has also the rights to the highest

attainable standards of health, which includes the right to health care services, including

reproductive health care. Under Section 42 concerning the environment, every person has the

right to a clean and healthy environment which includes the right to have the environment

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protected for the benefits of the present and the future generations through legislative and other

measures.

2.7.2 Factors driving students housing delivery

Since real estate represents a significant portion of most people’s wealth, the size and scale of the

upcoming real estate market potentials in Kisumu has made it attractive and lucrative sector for

many investors to participate in this market through housing developments and other varieties of

investments available. The following factors are considered to be the motivating factors towards

students housing delivery:-

2.7.2.1 Infrastructure Development

Housing and basic infrastructure provides an enabling environment for the development and

urbanization. In addition all cities attempt to provide better housing and basic infrastructure for

its residents through increased public spending, policy interventions and other various enabling

conditions (Pritika and Pigush). These includes water, sewerage disposal systems, storm water

drainage, roads and solid wastes disposals and community facilities like basic education and

health provision to set a minimum level of basic housing.

The urban local bodies, county government or regional development authorities should take

responsibility for providing for land preferably within the city limits or create new land by

investing in expanding infrastructure corridors where the first option is not available and develop

basic sites that developers can purchase in order to address service provision to commensurate

students housing demand in relation to the availed infrastructure. The local housing market is

student dominated in most cases and thus their participation should be embraced so as to give

them their preferences. In addition the governments should also give incentives to the private and

informal sectors so that they can participate in infrastructure provision as well as initiate cost

recovery mechanisms to ensure replication and maintenance.

2.7.2.2Monetary and fiscal policies

Students housing is one of the many sectors in the economy which competes for finances from

lending institutions and thus a sound students housing program must hinge on adequate finance.

It must exist to provide funds which the students housing landlords and other interested

24    

developers in the students housing market can access to develop student hostels for sale or

rentals.

Policies which tend to increase the supply of money available in the economy will lead to

reduction in the interest rates. Lower interest rates stimulate consumptions and investment and as

a result of low credit costs, there is high demand for housing expenditure (Thomas, 1967). The

monetary and the fiscal policies set therefore should be adequate and sustainable over a long

time period for significant progress in macroeconomic management and implementation of key

structural and government reforms to boost the financial institutions participation and

survivorship in the finance market. Different actors should also be motivated by the policies to

continue participating in the capital market through their borrowing and savings.

2.7.2.3Housing finance market

The financial market is defined as the total sum of all capita, money and security market

institutions operating in an economy. These also include individuals, companies, institutions and

governments who borrow and lend money to different parties at an interest determined by the

market forces of demand and supply. The efficiency of these markets has an impact in the

availed money for borrowers in finance supply to meet the existing demand. Their ability to

provide finance should be able to facilitate the purchase and sale of shares and other securities,

offer long term finance to student housing market actors which is used to acquire fixed assets and

encourage foreign investment in the securities companies. The market should also be responsible

for any orderly secondary market, which facilitates the liquidation of long-term investments,

provide permanent finance necessary for a strong base of going concerns and useful information

as well as useful advices to investors. However factors such as variation in interest rates will

affect the cost of finance and the taxation rates.

2.7.2.4The approval and conveyance processes

The slow approval system in Kenya has had a shortfall in meeting timely delivery of building

and construction approvals. Also the land rights delivery system has had complications in its

performance manifesting the generated problems in inadequate delivery of plants and serviced

land for orderly urban development through a designated students housing market and

inadequate rights of ownership in rural areas that has disadvantaged student housing delivery in

these areas. In this regard, both processes have been lengthy, time consuming and costly in the

25    

long run thereby discouraging efforts to get into the legal process in dealings relating to land and

constructions. Impacts have been informal land markets that do not guarantee any security of

tenure, substandard housing, illegal structures, overcrowding and low living standards. These

compromises the adequacy of the provisioned students hostels to meet students housing needs.

2.8 THEORETICAL FRAMEWORK

Theoretical approach have been adopted in this research study as a framework for understanding

settlement sustainability and for re-orienting thinking away from the conveyor-belt model to a

holistic lifecycle approach. These include a number of theories which are discussed below:

2.8.1 Ekistic theory

Architect and urban planner Constantinos developed ekistic theory, or the science of human

settlements, in the 1950s and 1960s (Doxiadis 1968, 1970). Walker (1976) proposed that,

commonly, ekistics is a framework for research into human settlements and their particular

problems. The theory has had a widespread influence in planning and regional development, and

continues to guide thinking about discrete settlement establishment and regional development.

Major settlement planning projects using ekistic theory are under way in many parts of the

world. A fundamental ekistic concept is that human settlements are metabolic, and have a

tendency to proceed to either ‘death’ or transformation (Seemann 1997). The theory contends

that human settlements have no predetermined life. Their elements, however, may have a

predetermined life. This theory is relevant to the study since it brings the connection between the

demand for students housing and human settlement in urban settlement.

2.8.2 Conceptual Framework

The study focuses on the assessment of the college students housing market in Kisumu. Specific

focus will be tuned tothe following study objectives; Toestablish the situation of students

housing market in Kisumu; To assess the driving factors towards students housing delivery in

Kisumu; and To propose appropriate solutions to students housing in Kisumu. The following is a

conceptual framework that shows the relationship between the independent variable and the

dependent variable.

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Independent Variable

The situation of students housing market

Driving factors towards students housing delivery

Dependent Variable

College Students Housing

Appropriate solutions to students housing

Figure 1: Perceived Conceptual Framework

From the conceptual framework there are various factors that influence the students housing

market for the college students in Kisumu. These factors have formed the study objectives and

each has indicators that contribute to the current situation. Driving forces towards accessing the

students housing and accommodations could be determined by the existing number of college

students against the supply of housing. This will influence the adequacy of the student housing

facility and equivalently contribute to be among the challenges of housing among the college

students.

2.9 CONCLUSION

The chapter has reviewed the literature relevant to the topic of the study, which included the

review of critical literature which entailed the specific objectives of the study. It has also covered

the theoretical and conceptual approach to the study.

27    

CHAPTER THREE: RESEARCH METHODOLOGY 

3.1INTRODUCTION

Mouly, (1978) defined research as a process of arriving at effective solutions to problems

through systematic collection, analysis and interpretation of data. According to Kothari, (1985),

research is a structured enquiry that utilizes acceptable scientific methodology to solve problems

and create new knowledge that is generally applicable.

Research classification follows different forms as revealed from the literature review. Borg and

Gull (1997) for instance classifies research mainly by data collection whereas Mugenda and

Mugenda (1999) base their classification on three criteria and notes that these broad

classifications are not mutually exclusive; and the research could use more than one

classification from Murigu, (2005) quotations.

3.2 RESEARCH DESIGN

This refers to the conceptual structure within which research would be planned and conducted. It

has been defined as the arrangement of conditions for collection and analysis of data, in a

manner that aims to combine relevant research purpose with economy in procedure; Kothari

(2004) citing Seltiz, et al. (1962). It also refers to the specific plan for studying the research

problem and constitutes the blue print for the proposed data collection and analysis (Bryman,

2001). The procedure comprises of choosing a population sample to participate in the study,

methods and approaches of data collection from the sample population, as well as measurement

and analysis of data.

The study will adopt a descriptive survey design. According to Orodho (2005), “descriptive

survey design is used in preliminary and exploratory studies to allow researchers to gather

information, summarize, present and interpret for the purpose of clarification.” The design will

therefore be used by the researcher in gathering information, summarizing, presenting and

interpreting information in order to clarify the influence of housing market on college students’

access and occupation on accommodation.

3.3 SELECTED CASE STUDIES

The study will explore four different higher learning institutions in Kisumu County: two public

institutions and two private institutions. The researcher in public higher learning institutions

28    

category intends to study Maseno University that is situated outside the town but within the

County boundary to represent such of a type and Kisumu Polytechnic that is within the City to

represent other public colleges of similar location both of which have had their establishment and

growth emanating within the study area.

While in the choice of private institutions, the researcher intended to explore Nairobi Aviation

College-Kisumu Branch to represent the newly established private colleges in the region that

struggles for popularity and enrolments turn outs and Kenya College of Accountancy (KCA)-

Kisumu campus that has been in existence for a desired time period to represent established

private universities in Kisumu.

3.4 STUDY AREA AND SELECTION OF CASES FOR THE STUDY

The study will be conducted in Kisumu County with reference to the four higher learning

institutions which have been in operation for different timeframes.

Kisumu is a port city in Kisumu County, Kenya at 1,131 m (3,711 ft.), with a population of

409,928 (2009 census). It is the third largest city in Kenya with an area of 417sq km (157 sq.km

of water and 260 sqm.km of land). Because of its strategic position, the town is the principal city

of western Kenya that has seen it as a hub for commercial and administrative activities for the

surrounding communities of Luo, Maragoli and Nandi who inhabit the three transverse provinces

of Nyanza, Western, and Nandi respectively. It was the immediate former capital of Nyanza

Province and the headquarters of Kisumu County. It has a municipal charter but no city charter.

It is the largest city in Nyanza region and second most important city after Kampala in the

greater Lake Victoria basin. Kisumu has a warm, tropical climate. The amount of rainfall

depends essentially on season. The rainiest months are April and May, while in January to

February the rainfall is minimal. Current low land utilization and yields are driven by the lack of

guaranteed markets and associated support services.

3.4.1 Case study1: Maseno University

Founded in 1991, Maseno University is one of the seven public universities in Kenya. It is the

only university on the globe that lies along the Equator (00) located in Maseno Township along

Kisumu-Busia road, 25 km from Kisumu City and approximately 400 km west of Nairobi the

capital city of Kenya. Maseno University currently has four Campuses, aCollege and a

29    

Constituent College. The core activities and central administration of the University takes place

on its main campus. For the purposes of this study, the main campus was selected and a

population of eight thousand students are enrolled in the institution. On-campus accommodation

is provided for through eight hostels in which three of these are dominated by the female

population, two of these offer male accommodation and the other three are shared between the

two genders.

3.4.2 Case study 2: Kisumu Polytechnic

Kisumu polytechnic institution was started in 1967 as a technical secondary school. Gradually, it

was upgraded to Technical Training Institution in 1988. Kisumu Polytechnic is situated within

the Lakeside city of Kisumu about 3 km east of the City Centre and is about 400 km from

Nairobi, the capital city of Kenya. The institution has a student population of three thousand six

hundred and eighty. The students within the institution are provided with two storey building for

female accommodation and a three storey building for male students.

3.4.3 Case study 3: Kenya College of Accountancy- Western campus

Kenya College of Accountancy-Western Campus is located at Swan Centre along OgingaOdinga

Street in Kisumu Central Business District. The university has built a reputation as a

comprehensive business university that delivers innovation to aid and delight its customers. The

student population is four hundred and fifty two and at current situation does not provide for

accommodation to its students.

3.4.4 Case study 4: Nairobi Aviation College-Kisumu Campus

The Nairobi aviation College- Kisumu Campus is located at the Central Business District of the

City, on Mini Mall Building, Apindi Street. The college is registered by the ministry of Higher

Education Science and Technology to offer tertiary vocational training. The institution has made

tremendous steps in provision of A level training to majority of its students from the first it

opened its doors in the year 1999 having its first campus in Nairobi. The Kisumu campus has a

student population of one thousand two hundred and fifty six and has no previsions on students’

accommodation.

30    

3.4.5 Criteria for choosing sample higher learning institutions

The four higher learning institutions chosen for the study fulfilled a number of the study

requirements. The researcher chose the institutions because of the proximity to the city center

where most of the students find alternative off campus accommodation. Additionally, the two

public institutions have been in operation for a long time period and both have their

establishment and growth emanating from the study area, while the two private institutions, have

come up as a result to meet the increased rural demand for higher education and trainings both of

which operates from branching of their respective main campuses outside the study area.

3.5 METHODS OF DATA COLLECTION

Two types of data to be collected will include both primary and secondary. The primary data will

be collected from the field through use of both closed and open ended questionnaires, interview,

and the observation guide as the data collection instruments. This will include the first hand

information got from the respondents. Questionnaires will be distributed to student community

and property stakeholders. The key informants who are the college administrators are to be

consulted to help get relevant information which will be used for the purposes of this research.

Primary data will be collected through research’s observation, and use of questionnaire, oral

interview and taking field notes.

Secondary data will be collected from areas relevant to the study and include published and

unpublished materials on housing market, issues on college students housing, education systems

in Kenya, Acts of Parliament and International Conventions dealing with housing issues and

property stakeholders markets.The information on students housing market and trends in students

housing in higher education institutions will be gathered.

3.6 TARGET POPULATION

Mugenda and Mugenda (1999) define target population as an entire group of individuals, events

or objects having common characteristics. This includes defining the population from which the

sample is from. The researcher will consider Maseno University main campus, Kisumu

Polytechnic, Kenya College of Accountancy- western Campus and Nairobi Aviation–Kisumu

Campus. The four cases study the general population of higher learning institutions operating

31    

within Kisumu County, in which they give a total student population of 13,388 (Institution

websites, 2014).

3.7 SAMPLING PROCEDURE AND SAMPLE SIZE

According to Singleton et al (1988) sampling design is that part of the research plan that

indicates how cases are to be selected for observation. The concept of sampling involves taking a

fraction of the population, making observation in this smaller group and then generalizing the

findings to the larger population.

In order to get the size of respondents from each stratum, the following calculation will be used.

Study population = 13,388. Stratum is defined according to the students from each institution

(N=120)

Table 3.1Sample Size

Category of the population Total population Sample Size

(i) Maseno University 8000 71

(ii) Kisumu Polytechnic 3680 33

(iii) Kenya College of Accountancy 452 4

(iv) Nairobi Aviation College-Kisumu Branch 1256 12

Total 13,388 N=120

3.8 SAMPLING TECHNIQUE AND PROCEDURES

Orodho&Kombo (2002) defines this as a process of selecting a number of individuals or objects

from a population such that the selected group contains elements representative of the

characteristics found in the entire group. The study will employ the following sampling

techniques:

3.8.1 Probability Sampling Technique

3.8.1.1 Stratified Random Sampling

The study will employ stratified sampling where the institution will be stratified into the years of

study based on institution admissions. This will be further broken down to form homogenous

strata based on population gender densities. After identifying institutional admissions criteria,

32    

simple random sampling techniques will be employed to help define better ways of

administering the questionnaires that will be used in the study to gather information.

3.8.1.2 Systematic Random Sampling

According to Joyce, (2006), this method involves drawing nth element in the population starting

with a randomly chosen element between 1-n. The nth element is included in the sample. During

the administration of questionnaires, transects will be identified in each of which definite number

of questionnaires will be administered depending on transects which will be made. This implies

that in each transect, a given number of students will be sampled using systematic random

sampling whereby students along the identified transects will be enumerated and the first student

chosen using simple random sampling. Subsequent students households sampled will be arrived

at by use of the systematic sampling formula N/n where N represented the total number of

students along transect while n represented the number of questionnaires to be administered. A

total of 120 questionnaires will be used.

3.8.2 Non Probability Sampling Technique

The study will use purposive and convenience non random sampling methods. These will be

used particularly when administering interview and choosing institutions to be interviewed.

3.8.2.1 Convenience Sampling

This is a non-probability sampling technique where subjects are selected because of their

convenient accessibility and proximity to the researcher. In this technique, subjects will be

selected just because they are easiest to recruit for the study but the researcher will not consider

selecting subjects that are representative of the entire population. It will be preferred because it is

fast, inexpensive, easy and the subjects are readily available. This method will be used to identify

the various transects and respondents be used during the research due to their convenient location

within. It involves the selection of cases and or units of observation as they become available.

3.8.2.2 Purposive Sampling

This technique will allow the researcher to investigate cases that have the required information as

per the objectives of the study. This method will be employed in the identification of the various

interest groups for instance property stakeholders, and other relevant institutions with useful

information for the study.

33    

3.9 METHODS OF DATA ANALYSIS, DISCUSSION AND PRESENTATION

Qualitative description and quantitative methods will be used to analyse the information

collected from the respondents. The quantitative techniques will be done through coding the data

from the questionnaires based on broad thematic areas then undertaking analysis using the aid of

Statistical Package for Social Scientists (SPSS). Areas of analysis will be respondents’

expressions and perceptions on housing issues involving current higher education institutions

and their students in Kisumu County. It will involve grouping answers to various questions as

answered by respondents. Proportions and percentages will be used to make general inferences.

The analysis will be descriptive in nature and proportions, graphs, percentages and averages will

be used to draw up conclusions. Data presentation will be done through, pie charts, tables, and

graphs. To select an appropriate statistical technique, a two set criterion will be considered which

will include; the appropriateness of the technique to the research question and the characteristics

of data.

3.10 ETHICAL ISSUES

Mugenda&Mugenda (1999) defines ethics as that branch of philosophy which deals with ones

conduct and serves as a guide to one’s behaviour. Since researchers are people genuinely

concerned about other peoples’ quality of life, they must be people of integrity who will not

undertake research for personal gain or research that will have a negative effect on others. In

order to obtain the required information, it will therefore be necessary to guarantee respondents'

anonymity. The respondents’ names will not be recorded in the final project. The research permit

to conduct the study will be sought from the relevant authority and the major stakeholders to

participate in the study will be informed in writing. The researcher also commits himself to

release accurate research findings irrespective of the findings from the study.

3.11 RESEARCH INSTRUMENTS

The study will use questionnaire and observation schedule. The questionnaires will be

administered to the college students and the to the property stakeholders. The questionnaires will

gather information from the respondents concerning the situation of the students housing market,

the driving factors to students housing delivery and the propose solutions to students housing

challenges in Kisumu. The questionnaires will also be used to collect data from the key

34    

stakeholders in the housing sector in Kisumu. The observation schedule will apply to both cases

of data collection.

3.12 PILOT STUDY

The researcher will conduct a pilot study in order to pre-test the instruments just before the actual

data collection. The researcher visited four higher learning institutions which will not be

involved in the main study. The purpose of the pilot study is to reveal deficiencies in the design

of a proposed study or procedure so that they could be addressed before the actual study is done.

3.13 VALIDITY OF THE INSTRUMENTS. 

According to Kombo and Tromp (2006), validity of a test is a measure of how well a test

measures what it is supposed to measure. In order to ensure the validity of the instruments,

content validity will be used where the items in the questionnaire will be checked against the

research objectives. An expert judgment will also be sought from the supervisors who will assist

in the validation of the instruments. The validity will help in identifying items in the

questionnaires that need restating and removing those that are not important in the study.

3.14 INSTRUMENT RELIABILITY

Reliability of measurements concerns the degree to which a particular measuring procedure gives

similar results over a number of repeated trials. It also refers to the consistency of an instrument

to yield similar results at different times. According to Mugenda and Mugenda (1999) a

coefficient of 0.80 or more will simply show that there is high reliability of data. The reliability

of the instrument in this study will be 0.832 which will deem the instrument reliable.

3.15 DATA COLLECTION PROCEDURES

Before the collection of any data from the target population, an authorization letter was sought

from the University of Nairobi, Department of Real Estate and Construction Management, to

help the researcher to be allowed to collect the expected data in the sampled schools. The

researcher then made appointments with the administrations of the sampled institutions on when

to visit and collect data. On the material day, the researcher, upon visiting the institutions created

rapport with the administration and the students’ body and administered questionnaire to them.

The researcher also filled in the observation schedule as the students occupied their respective

accommodation facilities.

35    

3.16 DATA ANALYSIS TECHNIQUES

Data analysis is the process of bringing meaning to raw data collected (Mugenda and Mugenda,

1999). After the data had been collected, there was cross-examination to ascertain their accuracy,

competences and identify those items that were wrongly responded to, spelling mistakes and

blank spaces. Quantitative data was then entered into the computer for analysis using the

Statistical Package for Social Sciences (SPSS). Frequencies (f) and percentages (%) obtained

from the SPSS output were used to discuss the findings. Tables were used to present the data. 

36    

CHAPTER FOUR: DATA ANALYSIS AND INTERPRETATION

4.1 INTRODUCTION

This chapter presents the data analysis and interpretation. In addition, this chapter discusses the

findings in relation to the objectives of the study. The objectives of the study were to establish

the situation of students housing market in Kisumu, to assess driving factors of students housing

delivery in Kisumu and to propose appropriate solutions to students housing in Kisumu.

After the completion of all the interviews and administration of questionnaires, the data was

analyzed.Nicola, (2007), quotes Patton (in De Vos, 2005) in her work to state that qualitative

analysis transforms data into findings. This involves reducing the volume of raw information,

sifting significance from trivia, identifying significant patterns and constructing a framework for

communicating the essence of what the data reveal. Data analysis is also the process of bringing

order, structure and meaning to the mass of collected data.

4.2 RESPONSE RATE

Out of the 120 questionnaires which were issued to the students 87 questionnaires were correctly

filled and returned giving a response rate of 72.5% which was justified to give a reliable data.

This is shown in the Table 4.1 below;

Table 4.1 Response Rate

Frequency Percentage Response rate 87 72.5 Non response rate 33 27.5 Total 120 100%

37    

Figure 4

4.3 LEV

Table 4.2

36.78% o

the stude

study. By

table 4.2

Table 4.2

L

4.1 Response

VEL OF STU

2 below repr

of the studen

ents were in

y implicatio

level of stud

2 Level of S

Level of StuYear1 Year 2 Year 3 Year 4

N

e Rate

UDY

resents the le

nts were in y

n year three

on majority o

dy below;

Study

udy

28%

Re

Response ra

evel of study

year two,33.

while a few

of the respo

esponse Rate

ate Non re

38 

y of the stud

33% of the r

w 13.79% of

ondents were

Frequen12 32 14 29 87

72%

e

esponse rate

dents, the fin

respondents

f the studen

e in their sec

ncy

%

ndings indica

were in yea

nts were in y

cond year o

ates that maj

ar four,16.09

year one of

of study. Ref

Percentage13.79 36.78 16.09 33.33 100

jority

9% of

their

fer to

13.79%

36.78%

16.09%

33.33%

year1 year 2 year 3 year 4

Figure 4.2 Level of Study

4.4 MODE OF STUDENTS’ ACCOMMODATION

The study sought to establish mode of accommodation of the respondents, from the findings the

data obtained indicate that majority 35% of the students were in the school’s hostel for

accommodations, 32% of the respondents were in private developments, 18% of the respondents

were in accredited hostels while 15% of the respondents occupied other modes of housing,

implying that majority of the students were in the school hostels for accommodations other than

the private developments, accredited hostels and other modes of accommodations. Refer to the

table 4.3 modes of students’ accommodation below.

Table 4.3 Mode of Students’ Accommodation

Mode of accommodation frequency percentage School's hostel 30 35 Accredited hostels 16 18 Private developments 28 32 Others (specify) 13 15 Total 87 100

39    

35%

18%

32%

15%

School's hostel Accredited hostels Private developments Others (specify)

Figure 4.3 Mode of Students’Accommodation

4.5 ADOPTION OF HOUSING POLICIES

The study sought to establish from the respondents whether their respective institutions adopt

housing policies, from the findings majority 87% of the respondents contends that their

respective institutions adopt policies that guide college students on housing while only 13% of

the respondents were not aware whether their institutions adopt a housing policy. This implies

that most of the institutions have adopted the housing policies for their respective students. Refer

to table 4.4 adoptions of housing policies.

Table 4.4 Response on Adoption of Housing Policies

Frequency Percentage Yes 76 87 No 11 13 Total 87 100

40    

Figure 4

4.6 CON

The stud

from the

factor,25

the respo

reported

to the ch

facility d

contribut

Table 4.5

ContribuAffordabLocationServices Security Others(stTotal

4.4 Response

NTRIBUTIN

dy intended t

findings ma

.28% of the

ondents rep

other factor

hoice of the h

due to secu

ting factors b

5 Contribut

uting Factorbility n

tate)

e on Adopti

NG FACTO

to establish

ajority 26.43

respondents

ported good

rs while 13.9

housing faci

urity, securit

below;

ting Factors

r

13

Housing

ion of Housi

OR TO THE

the contribu

3% of the re

s reported af

services as

94% of the r

ility. By imp

ty and affo

s to Selectio

%

g Policy AdYes No

41 

ing Policy

E SELECTI

uting factors

espondents r

ffordability

s a contribu

espondents r

plication ma

ordability am

on of Housin

F

doption

87%

ON OF HO

s to the sele

reported secu

as another c

uting factor,

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ajority of the

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Frequency 22 12 17 23 13 87

OUSING FA

ection of the

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contributing

,14.94% of

ation as a co

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factors. Re

ACILITY

e housing po

major contrib

factor,19.54

the respon

ontributing f

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efer to table

olicy,

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Percentag25.2813.7919.5426.4314.94100

ge

25.29%

13.79 %

19.54%

26.44 %

14.94 %

Affordability Location services security Others(state)

Figure 4.5 Contributing Factor towards HousingFacility Selection

4.7 MODE OF ACCESSING ACCOMMODATION

The table 4.6 mode of accessing accommodations indicates the data from the students on the

modes they use in accessing the accommodation, from the findings majority 37% of the

respondents reported students admission as a way of accessing accommodation, 29% of the

respondents reported to use rental payment as a way of accessing the accommodations, 14% of

the respondents reported other modes of accessing accommodation facility. By implication

majority of the students access the accommodation through students’admissionand rental

payment processes. Refer to the table 4.6 mode of access accommodation below;

Table 4.6 Mode ofAccess to Accommodation

Mode of Access to Accommodation Frequency Percentage Rental payments 25 29 Students admission 32 37 Online student booking 18 20 Others 12 14 Total 87 100

42    

29%

37%

20%

14%

Rental payments

students admission

Online student booking

others

CC

Figure 4.6 Mode of Accommodation Access

4.8 ACCOMMODATION COST PER SEMESTER

The study sought to establish the rate of accommodation per semester for the students, from the

data collected, majority 49% of the respondents reported the rate of accommodation to be

between 3500-5000, 30% of the respondents reported 30%, 9% of the respondents reported the

rate as above 5000 and 5% of the respondents reported the cost to be below 1500. By

implication most of the accommodation facility within the institutions ranges between 3500-

5000 as reported by the majority of the students. Refer to the table 4.7 rate of accommodation

costs below

Table 4.7 Rates of Accommodation Costs

Rate of Accommodation costs Frequency Percentage Below 1500 10 12 1500-3500 26 30 3500-5000 43 49 Above 5000 8 9 Total 87 100

43    

12%

30%

49%

9%

Below 1500 1500‐3500 3500‐5000 Above 5000

Figure 4.7 Rate of Accommodation Costs

4.9 OCCUPANCY RATE OF STUDENTS

The study also intended to establish the occupancy rate of students per room, from the findings,

majority 47.13% of the respondents reported the occupancy rate in their institution to be 2

people, 32.18% of the respondents reported the occupancy rate as 1 person per room, while

9.20% of the respondents reported the occupancy as above three people. From the findings most

of the rooms within the institutions had an occupancy rate of 2 people per room. Refer to the

table 4.8 for rate of occupancy.

Table 4.8 Students Occupancy Rate

Occupancy Rate Frequency Percentage 1 person 28 32.18 2 people 41 47.13 3 people 10 11.49 Above three people 8 9.20 Total 87 100%

44    

32.18%

47.13%

11.49% 9.20%

1 person 2 people 3 people Above three people

Figure 4.8 Students Occupancy Rate

4.10 ASSESSMENT ON THE ADEQUACY LEVEL OF HOSTEL ACCOMMODATION

The study sought to establish from the respondents on the assessment level of adequacy of the

hostel accommodation, from the data collected, majority 38% of the respondents reported that

the level of hostel accommodation was fair, 26% of them reported good, 12% reported bad, 14%

reported worse while 10% of them reported very good. By implication most of the housing

facilities in the Kisumu institution are very good as reported by most of the respondents. Refer to

table 4.9 assessment level below;

Table 4.9 Assessment of AdequacyLevel of Hostel Accommodation

Assessment Level Frequency Percentage Very good 9 10 Good 23 26 Fair 33 38 Bad 10 12 Worse 12 14 Total 87 100%

45    

10%

26%

38%

12%14%

Very good Good Fair Bad Worse

Figure 4.9 Assessments of Hostel Accommodation Adequacy Levels

4.11 ASSESSMENT ON THE ADEQUACY LEVEL OF PRIVATE RENTEDHOSTEL

ACCOMMODATIONS

The study sought to establish from the respondents on the assessment level of adequacy of the

private development, from the data collected, majority 30% of the respondents reported that the

level of accommodation in the private development was good, 21% of them reported very good,

24% reported fair, 18% reported bad while 7% of them reported worse. By implication most of

the housing facilities in the private development are adequately good as reported by most of the

respondents. Refer to table 4.10 assessment of adequacy level of the private development below;

Table 4.10 Assessment of Adequacy Level of Private Development

Assessment Level Frequency Percentage Very good 18 21 Good 26 30 Fair 21 24 Bad 16 18 Worse 6 7 Total 87 100%

46    

21%

30%

24%

18%

7%

Very good Good Fair Bad Worse

Figure 4.10 Assessment on the Adequacy Level of Private Development

4.12 ASSESSMENT ON THE ADEQUACY LEVEL OF THE ACCREDITED HOSTELS

The study sought to establish from the respondents on the assessment level of adequacy of

accommodation in the accredited hostels, from the data collected, majority 26.44% of the

respondents reported that the level of hostel accommodation was good in the accredited hostels,

21.84% of them reported fair, 18.39% reported very good, 18.39% reported bad while 14.94% of

them reported worse. By implication most of the housing facilities in the accredited hostels are

good as reported by most of the respondents. Refer to table 4.11 assessment level below.

Table 4.11 Assessment on the Adequacy of the Accredited Hostels

Assessment Level Frequency Percentage Very good 16 18.39 Good 23 26.44 Fair 19 21.84 Bad 16 18.39 Worse 13 14.94 Total 87 100%

47    

18.39 %

26.44%

21.84%

18.39%

14.94%

Very good good fair bad Worse

Figure 4.11 Assessment on the Adequacy of the Accredited Hostels

4.13 CHALLENGES FACED BY STUDENTS IN THE HOUSING FACILITIES

The study sought to establish from the respondents on the challenges they faced in the housing

facilities, from the data collected, majority 88.94% of the respondents reported that they faced

myriad of challenges in the housing facilities while 11.06 % of the respondent were not aware of

these challenges faced by their fellow students. By implication most of the housing facilities in

the Kisumu institution are faced with myriad of challenges regarding the accommodation

facilities.Refer to table 4.12 Challenges faced by the students on housing facilities below;

Table 4.12 Response on Challenges Faced by the Students on Housing Facilities

Frequency Percentage Yes 77 88.94 No 10 11.06 Total 87 100.00%

48    

Yes89%

No11%

Figure 4.11 Response on Challenges Faced Students on the Housing Facilities.

49    

CHAPTER FIVE: CONCLUSIONS AND RECOMMENDATIONS

5.1 INTRODUCTION

The chapter presents the summary of findings, conclusions and recommendations based on

results in the previous chapter. Other recommendations will revolve around future areas of

research and study topics.

5.2 SUMMARY OF THE FINDINGS

The objectives of the study were, to establish the situation of students housing market in Kisumu, to

assess driving factors of students housing delivery in Kisumu, to propose appropriate solutions to students

housing in Kisumu.

From the findingsthe results indicates that majority 36.78% of the students were in year

two,33.33% of the respondents were in year four,16.09% of the students were in year three while

a few 13.79% of the students were in year one of their study.

On the mode of accommodation the findings revealed that majority 35% of the students were in

the school’s hostel for accommodations, 32% of the respondents were in private developments,

18% of the respondents were in accredited hostels while 15% of the respondents occupied other

modes of housing, implying that majority of the students were in other accommodation facilities

other than the schools’ hostel for on- campus accommodation. 

On adoption of the housing policies, the findings revealed that majority 87% of the students

contends that their respective institutions adopt policies that guide college students on housing

while 13% of the students were not aware whether their institutions adopt a housing policy. On

the contributing factor to the selection of housing facility, the findings revealed that 26.43% of

the students reported security as a major contributing factor, 25.28% of the students reported

affordability as another contributing factor, 19.54% of the students reported good services as a

contributing factor, 14.94% of the students reported other factors while 13.94% of the students

reported location as a contributing factor to the choice of the housing facility.

On the mode of accessing accommodation, the findings revealed that majority 37% of the

respondents reported students’ admission as a way of accessing accommodation, 29% of the

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respondents reported to use rental payment as a way of accessing the accommodations, 14% of

the respondents reported other modes of accessing accommodation facility.

On the cost of accommodation per semester, the study findings confirmed that majority 49% of

the respondents reported the rate of accommodation to be between 3500-5000, 30% of the

respondents reported 30%, 9% of the respondents reported the rate as above 5000 and 5% of the

respondents reported the cost to be below 1500.

On the occupancy rate of the students, the findings confirmed that, majority 47.13% of the

students reported the occupancy rate in their institution to be 2 people, 32.18% of the students

reported the occupancy rate as 1 person per room, while 9.20% of the students reported the

occupancy as above three people. While assessing the adequacy level of the hostel

accommodation, majority 37.93% of the students reported that the level of hostel

accommodation was very good, 26.44% of the reported good, 13.79% reported worse, 11.49%

reported bad while 10.34% of them reported fair.

On assessing the adequacy level of the private development, the study revealed that majority

30% of the respondents reported that the level of accommodation in the private development was

good, 21% of them reported very good, 24% reported fair, 18% reported bad while 7% of them

reported worse.

On assessing the adequacy level of the accredited hostels the findings revealed that majority

26.44% of the respondents reported that the level of hostel accommodation was good in the

accredited hostels, 21.84% of them reported fair, 18.39% reported very good, 18.39% reported

bad while 14.94% of them reported worse.

On challenges faced by the students in the housing facilities, the findings revealed that majority

88.94% of the students reported that they faced myriad of challenges in the housing facilities

while 11.06 % of the students were not aware of these challenges faced by their fellow students.

5.3 TEST OF HYPOTHESES

The hypotheses of the study were; there is a positive relationship between challenges faced by

the students in access of accommodation and general accommodation demands; and there is a

positive relationship between students housing adequacy and housing provisions in Kisumu.

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From the findings of the study, both hypotheses have been proved. This is due to the fact that a

positive relationship existed between the challenges in access and general accommodation

demands; and also between adequacy and housing provisions in students housing.

5.4 CONCLUSIONS

From the findings, the study concludes that majority of the students were in other forms of

accommodations other than the school hostels to include accredited hostels and private

developments among other accommodation facilities, the study also concludes that most of the

institutions have adopted the housing policies for their respective student.

The study concludes that majority of the students go for the housing facility due to security and

affordability among other factors, majority of the students access the accommodation through

students’ admissions and rental payments specifically for the private developments.

Further the study concludes that most of the accommodation facilities costs within the

institutions range between 3500-5000 as reported by the majority of the students. From the

findings most of the rooms within the institutions had an occupancy rate of 2 people per room.

Also the study concludes that most of the housing facilities in the selected case studies of the

institutions within Kisumu are inadequate to meet full needs of housing for the inhabiting

students and access and occupancy challenges are still at high rates as reported by most of the

students.

Moreover the study concludes that, most of the housing facilities in the private development are

fairly good to provide for conducive and environmentally friendly housing for most of the

students who opt for off-campus accommodation, whereas most of the housing facilities in the

accredited hostels are perceived to provide for as reported by most of the students. It is out of

the findings that consequently conclude that most of the housing facilities in the Kisumu

institutions are faced with myriad of challenges regarding the accommodation facilities.

5.5 RECOMMENDATIONS

From the findings and conclusions, the study recommends that College students housing being at

the top most concerns of higher learning institutions should be given more consideration to

achieve quality housing for asignificant number of students and a safe comfortable

accommodation. Sufficient housing policies should therefore be adopted by the higher learning

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institutions that conveys with it practicality in the application to solve the real issues of college

students housing. With this, the higher education sector should be encouraged to make a clear

statement concerning its housing responsibilities so as to integrate accommodation provision to

students and the core activities.

The study recommends that private sector should encouraged to invest more on college students

housing to improve the supply of housing to meet the students housing needs thus cater for the

majority of the population since research shows that there are only a handful of private

developers in Kenya that can afford to invest into medium to large scale developments.

Incentives to capitalize in these housing facilities should therefore be provided by the state in

which the Kenya Government must take a step in and harness the potential of alternative sources

of housing finance in order to alleviate the housing problem.

Research on low-cost building materials is also recommended by the study to be intensified and

respective research institutes be funded in order to increase available options to developers in use

of locally available building materials that remain reasonable and pocket friendly for more

housing developments. Consequently, costs of dwelling units will be made more affordable with

increased supply as majority of the population will be incorporated into the adequate housing

bracket thus enabling the government to fulfil its responsibility of ensuring that its citizens are

adequately housed.

5.6 AREA FOR FURTHER RESEARCH

The researcher suggests that further research needs to be done to establish the effects of poor

housing in the informal settlements in the study area; this will enable a conclusive

implementation to improve the problem of housing among Kisumu residents.

The researcher further suggests that further research should be done in other higher learning

institutions to draw a more general conclusion on the problem of housing among the students.

53    

54    

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Bertaud, A., (2007), Affordable Housing: The Supply Side presentation of Workshop on Middle

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Doxiadis.C.A., (1975), Building Entopie, Anthons Publishing Centre

General comment No.4, (1991): The Right to Adequate Housing (Art.11 (1) of the Covenant),

UN Committee on Economic, Social and Cultural Rights (ESCR)

Government of Kenya, (1972), The Public Health Act Chapter 242, Government Printer, Nairobi

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Publications’ Africa, Nairobi

Kothari, C.R., (2004) Research Methodology: Methods and Techniques, 2nd Edition. India, New Age International (P) Ltd, Publishers.

Marcus, W., (2000), Economics Analysis for Property and Business, Routledge, 2000

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Mouly, G. (1978): The science and educational research:Education research. Boston, Allyn and Bacon

Mugenda and Mugenda,(1999), Research Methods: Quantitative and Qualitative Approaches,

African Centre for Technology Studies, Nairobi

Nacola, R (2007), The Handling of Aggression in Therapy from a Gestalt Perspective, South

Africa

Njenga, P.(1991), National Preospectives on Housing Rights, MartinusNijhoff Publishers

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Patrika,H and Pingush,T, Housing and Basic Infrustructure services for all: A conceptual framework for urban India

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the Failure of Macroeconomic Policy, London, Edward Elgar Publishers

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Human Settlement Programme (UNHSP), UN-Habitat, Nairobi

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UNHC (1996), Household Strategies for coping with poverty and Social Exclusion in Post-Crisis

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APPENDICES 1: QUESTIONAIRES TO THE STUDENTS COMMUNITY

TOPIC: ASSESSMENT OF HOUSING MARKET IN KISUMU

(This questionnaire is administered to you by Ms EmmaculateOnyango, B04/36487/2010, in the

investigation of the above topic solemnly for academic purposes and in partial fulfilment of a

degree in Bachelor of Real Estate. Please note that the information given here will be treated as

confidential).

1. Name of the institution

…………………………………………………………………………………………………

2. Level of study

a. Year 1 c. Year 2

b. Year 3 d. Year 4

3. What is your current mode of accommodation as a student in this institution?

a. School’s hostels

b. Accredited hostels

c. Private developments

d. Others (specify)

4. Are there housing policies adopted by the institution to guide college students housing

allocation?

a. Yes b. No

(b) If yes, how do they influence your choice of housing facility?

………………………………………………………………………………………………………

………………………………………………………………………………………………………

………………………………………………………………………………………………………

5. What were the contributing factors to your preference for housing?

a. Affordability b. Location c. Services d. Security

e. Others (state)

6. How did you access your current accommodation?

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a. Rental payments

b. Student’s admission

c. Online students booking

d. Others

7. What is your range of accommodation cost per semester?

a. Below 1500

b. 1500-3500

c. 3500-5000

d. Above 5000

8. What are the challenges faced in access of accommodation?

a. 1 person

b. 2 people

c. 3 people

d. Above 3 people

9. In your opinion, what would you say is the adequacy level of your accommodation facility?

(Tick where appropriate)

(a) In hostel accommodation

a. Very good b. Good c. Fair d. Bad e. Worse

(b) In private development

a. Very good b. Good c. Fair d. Bad e. Worse

(c) In accredited hostels

a. Very good b. Good c. Fair d. Bad e. Worse

10. (a) In your opinion, are there challenges students faces in these housing facilities?

a. Yes b. No

(b) If yes, state ……………………………………………………………………………………..

………………………………………………………………………………………………………

………………………………………………………………………………………………………

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11. In your opinion, what do you think should be done to improve college students’

accommodation in general?

………………………………………………………………………………………………………

………………………………………………………………………………………………………

………………………………………………………………………………………………………

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APPENDICES 2: QUESTIONAIRES TO PROPERTY STAKEHOLDERS

TOPIC: ASSESSMENT OF HOUSING MARKET IN KISUMU

(This questionnaire is administered to you by Ms EmmaculateOnyango, B04/36487/2010, in the

investigation of the above topic solemnly for academic purposes and in partial fulfilment of a

degree in Bachelor of Real Estate. Please note that the information given here will be treated as

confidential).

1. Name and contact (optional)

……………………………………………………………………………………….

………………………………………………………………………………………………………

2. What type of property do you own for students housing in this town?

1 Permanent

2 Semi-permanent

3 Temporary structures

4 Others(state)

3. (a) Did your housing development follow any housing standard provision?

a. Yes b. No

(b) If yes, what was the percentage of compliance?

a. 0-30%

b. 45-60%

c. 65-100%

(c) If no, state why

………………………………………………………………………………………………………

………………………………………………………………………………………………………

………………………………………………………………………………………………………

4. What were the driving factors that influenced your housing development?

a. Profit motives

b. Social problem solving

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c. Investment purposes

d. Others (state)

5. Apart from students, who else are your major tenants in the premises?

a. Family households

b. Mixed occupancy

c. Others (state)

6. What are their occupancy levels in the said premises?

a. Below 15% b. 20-50% c. 50-70% d. Above 70%

7. In your assessment, how would you rate housing occupancy verses the demand in relation to

your facilities?

a. Very good b. Good c. Fair d. Bad e. Worse

8. Are there established provisions for managing your facility?

a. Yes b. No

9. What are the key aspects that contribute to your rental charges?

a. Security

b. Maintenance

c. Location

d. Services and amenities

10. What are the challenges you perceive to be undermining adequate housing provision for

college students’ housing in Kisumu?

a. Costs of development

b. Lack of strategic markets

c. Lack of incentives

d. Others(state)

11. In your opinion, what do you propose as a remedy for inadequate supply to meet the

students’ housing needs in Kisumu?

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………………………………………………………………………………………………………

………………………………………………………………………………………………………

………………………………………………………………………………………………………