Building collapse issue has only been addressed through lip service – Omeife

Builder Chucks Omeife is a fellow and past president of the Nigerian Institute of Building and currently President, Chartered Project Management Institute of Nigeria. In this interview with Associate Editor, Dada Jackson, he bares his mind on a number of topical issues such as the National Building Code and Land Use Act and unhealthy competition among professionals in the built environment. Excerpts:

What is your take on the incessant collapse of buildings nationwide?

There has not been a concerted and deliberate effort on the part of government to abate the problem of building collapse across the country. The issue of building collapse has only been addressed through lip service. I say this with very serious sense of responsibility because building delivery is a multi-faceted process with multi-professional input.

What is the specific role of the professional in the construction process? I ask because of the infiltration of quacks in the built environment.

Every professional involved in building delivery process must be tasked and their role is limited to their core competencies. Every professional in the built environment must be allowed to practise what they were trained for and anyone going beyond their known statutory role and practice should be seriously sanctioned to act as a deterrent for others who are practising quackery.

What is stalling the enforcement of the building regulation by states while awaiting the passage of the National Building Code?

The government must deliberately enforce the new building regulation like the one in Lagos Sate and put punitive measures in place in the event of contravention. The issue of the site signboard has become critical and should be implemented by displaying names of professionals involved in such project for easy identification and possible sanctions in the case of any problem. In most signboards seen displayed on building sites across Lagos, for example, the builder who is responsible for the day-to-day management of construction process and supervision of craftsmen and artisans is missing. The question to ask here is: who is managing the construction process in such sites? This obviously is a reflection of the risk quacks take upon themselves knowing full well that what they are doing is illegal and such is an accident waiting to happen. This is why l said averting building collapse is not a sky rocket science; it is as simple as being put forward above. Incidentally, like l said, these are not very difficult regulations to implement but the lack of will power has been the issue. Lots of building construction are going on in every corner in Lagos State; the names on the signboards show that something is definitely wrong and can be easily addressed if there is seriousness and will power to right the wrongs. Unfortunately, we all cry and feel sorry whenever a building collapses while the solution is here with us.

What in your opinion is responsible for the delay in the passage of the National Building Code by the National Assembly?

The issue of the National Building Code has become politicised, which is most unfortunate. I do not understand why there is no enabling law to back it up or what the National Assembly is benefitting from non-passage of the enabling law. This is a document purely put together for public interest and to conserve our national assets and prevent wastefulness of resources each time there is a collapse. Fortunately, the code has recently been reviewed in line with its provisions; that is to be reviewed every five years. As it stands today since the last National Assembly did not complete the process of putting in a place an enabling law, this new Assembly must start all over again. I am however hoping that The minister of works and housing can use his good offices to package the code as an executive bill through the Presidency. This way, the process will be given accelerated hearing and the process to enact an enabling law can be shortened and eventually put in place.

There is this clamour by builders that a resident builder should always be at construction sites. Do you subscribe to this position?

Having a resident builder on building construction sites is one of the major steps to prevent building collapse. A construction site like a factory needs a production manager who in this case for construction site is a builder. The training and course content of builders are detailed and programmed to ensure quality production of buildings within reasonable cost and on agreed time. Irrespective of the quality of design prepared for a building, this does not guarantee its structural stability and durability and confidence except if such buildings construction process is duly managed by a builder. These are the provisions of different extant laws and building regulations which unfortunately are not being implemented and enforced. Like l said earlier, it is one sure way of putting a stop to this problem of incessant collapse of buildings. I mean if we start from there, we can deal with other issues if the problem is not abated but surely collapses will definitely reduce to a large extent. Let’s put a round peg in a round hole. This is very fundamental.

What is your take on the provision of mass housing by the Federal Government?

The discourse on social housing/mass housing has been on for a long time due to the deficit in the national housing stock. The main reason why this discussion has remained relevant is attributed to rising cost of building materials and the issue of affordability. The main purpose of undertaking mass housing is to churn out high volume of houses at a very moderate and affordable cost. In my opinion the major challenge in housing provision is the cost of land and attendant infrastructure that should be put in place. The provision of mass housing by developers who have to buy the land and provide infrastructure cannot make those houses affordable in any way. In other clime as a means of encouragement and regulating the cost of the houses, government contributes land and put in place necessary infrastructure to go along with the development. This enables cost of the houses to be controlled and made affordable by the people. A lot of technology has also been touted as being the best to deliver mass and affordable housing. However whatever technology that is used, the role of government in terms of land provision and infrastructure development is key to housing affordability.

What is your stand on the Land Use Act? Should it be amended or abrogated entirely?

The problem of the Land Use Act has been on the front burner whenever we discuss housing development and financing. The current practice where governors who are supposed to hold land in trust for the people becomes the major determinant when land transaction is put on the table is very sad and discouraging. The overriding power of the governors on land matters is a big minus for housing development, funding and land conversion as an asset. This has discouraged funding in housing and infrastructural development. The major factor negating against its review is the governors’ refusal to let go of this discretionary power and authority on land transactions generally.

Are you satisfied with the collaboration that exists among building professionals and the various bodies?

The built environment and the professional practices of stakeholders are undergoing serious evolution. Different minor professions and specializations are springing up on a daily basis and to remain relevant, one needs to up one’s game in the industry. It is most outdated or thinking in the past for a profession claiming to be the head. Delivery of housing is a team work and those who are current on developments in the industry, their professional body and practices know and understand the direction of things in the industry. While we are all professionals in the sector, our work complements each other; hence, a spirit of team work is more effective than anyone trying to be a boss. Yes, one can be a boss on one’s input. It has been seen that in circumstances where one profession tends to lord it over others, such project is enmeshed in conflict which can affect the project quality delivery in all respect.

My observation about this is that those who hold tenaciously to being the head are not current with their professional or regulatory bodies. They do not keep to their professional code of ethics or conduct; hence, they behave in an improper way annexing other professions’ roles. This is quackery at professional level. Once a professional goes beyond limit of their training by crossing practice boundaries, such a person is a quack and should be treated as such. Our roles and work are interwoven and complementary but there is a clear cut professional boundaries which should be respected and enforced.

The current situation where the sector is seen as an all comers’ affair is a result of some people or professions that want to be jack of all trades and hence encourage others who are not professionals to take up the work of others for pecuniary benefits. This behaviour and attitude has to stop to engender required collaboration and cooperation that can move the industry forward professionally and for national development.