BusinessDay 13 Jul 2018
Create successful ePaper yourself
Turn your PDF publications into a flip-book with our unique Google optimized e-Paper software.
Friday <strong>13</strong> <strong>Jul</strong>y <strong>2018</strong><br />
C002D5556<br />
BUSINESS DAY<br />
25<br />
INTERVIEW<br />
‘We have cases where landlords have<br />
asked tenants to stop paying rents’<br />
Up to the end of the first half of this year, the real estate sector was still passing through challenging times. In this interview, FEMI AKINTUNDE, GMD, Alpha Mead Group,<br />
reviews activities and situations in the sector since the last quarter of 2017, noting that with falling demand, rising vacancy rate, especially in retail malls and high end<br />
residential houses, landlords and mall owners have been compelled to drop rents and offer concessions to maintain reasonable occupancy level. He also speaks on the<br />
impact of the <strong>2018</strong> budget on real estate sector. He speaks with CHUKA UROKO, Property Editor. Excerpts<br />
Despite the positive<br />
outlook that was predicted<br />
at the beginning<br />
of this year by<br />
analysts, the first half<br />
of the year has come and gone but<br />
the sector remains in recession<br />
even with the improvement in the<br />
wider economy. What is responsible<br />
for this?<br />
Real estate generally lags behind<br />
the key indicators of the economy and<br />
that is why it is called a laggard. There<br />
are slight indications that things are<br />
gradually coming back indirectly but<br />
we are not yet feeling it in real estate.<br />
The reason for this could be viewed<br />
from two angles, but primarily from<br />
finance angle.<br />
Real estate is a capital intensive<br />
venture. It is not recurrent or transactional<br />
as such. Decision on real estate<br />
is not short term. If you want to own<br />
a home, build an office complex or<br />
a retail mall, the decision is not one<br />
you just wake up and say you want to<br />
do. It cannot be conceived within the<br />
short period we have experienced<br />
recovery in the economy. Even if you<br />
have started planning or already on<br />
site, it takes a while for you to come<br />
up with the financial involvement<br />
and capital deployment. Real estate<br />
lifecycle comes in different phases—<br />
from conceptualization to planning,<br />
design, procurement and construction<br />
before you finally come to the<br />
ownership phase.<br />
That cycle, depending on where<br />
you were before the recession, to<br />
restart it takes a long time. You have<br />
to re-establish your position before<br />
the recession; that this was where<br />
you was and, based on the recovery,<br />
you have to determine if the impact<br />
of the recession has not shifted you<br />
backwards. If it has, then you have to<br />
recalibrate and find your way back to<br />
where you were before recession. So,<br />
I would say that for those reasons, it is<br />
not yet Uhuru for the real estate sector<br />
even after we have seen recovery.<br />
You have just said that real estate<br />
is not transactional; what do you<br />
mean by that?<br />
This does not mean you are buying<br />
something and reselling it. By this I<br />
mean something that is short term.<br />
Development plan is there. Bits<br />
and pieces of this are transactional.<br />
But in any development, you have<br />
to define the scope and review the<br />
design. Real estate is a unique asset<br />
class and we must recognize that. It<br />
is like an elephant; waking it up is a<br />
huge task. To move it forward from<br />
where you were before a stop requires<br />
a huge amount of effort. It is like restarting<br />
a manufacturing plant after<br />
you stopped operation for some time.<br />
Femi Akintunde<br />
This can take a week or two to check<br />
all the components, clean them up<br />
and get the machine running again.<br />
But, in spite of what you have just<br />
said, the property market is still<br />
running. Demand and supply are<br />
still happening. In measurable<br />
terms, what can you say about<br />
market transactions?<br />
I will speak on this from two angles—as<br />
a service provider and as<br />
a developer. From the beginning of<br />
the year till now, a couple of things<br />
have happened. First is that the<br />
economic impact of recession on the<br />
financial capabilities of customers<br />
is well pronounced. A lot of people<br />
have struggled to meet up with their<br />
service charge payment. Again, a lot<br />
of contracts have been renegotiated<br />
and this has negative impact. A lot<br />
of people have lost their jobs. Clients<br />
are now reducing the scope of what<br />
they are supposed to do because of<br />
lack of resources. Also the income<br />
generating capacity of a lot of individuals<br />
and corporate organizations<br />
have reduced. A key driver of service<br />
demand is traffic or usage. So, if one<br />
was receiving 100-200 customers before<br />
now and it is now reduced to 40,<br />
it follows that one won’t have enough<br />
resources to continue to maintain the<br />
facilities at the level where demand<br />
was placed originally.<br />
Let us look at market situation in<br />
terms of falling demand and rising<br />
vacancy level in residential<br />
houses<br />
Vacancy rate has gone up significantly<br />
because a lot of people have<br />
moved out of where they were living<br />
before the recession. They have adjusted<br />
their lifestyle. In terms of where<br />
we were before recession, the vacancy<br />
rate is about 20 percent. This 20 percent<br />
is just the average because occupancy<br />
level in some houses have reduced by<br />
40-50 percent while some have not<br />
changed at all. Some of our corporate<br />
clients have changed office location.<br />
Some that were in two to three floors<br />
have now scaled down to one floor<br />
because they have sent away a good<br />
number of their staff due to reduced<br />
business activities.<br />
For retail, some retailers have had<br />
to move out of the malls completely.<br />
Some landlords have reduced rents.<br />
We have cases where landlords have<br />
asked tenants to stop paying rents<br />
altogether. Just pay the service charge<br />
to enable us maintain the mall. This is<br />
because there is a minimum level of<br />
occupancy you must be able to maintain<br />
to keep the anchor tenants and<br />
the mall active. There are all sorts of<br />
adjustments taking place. Where landlords<br />
used to ask for annual rents, they<br />
are now asking for quarterly payment.<br />
Even service charge has been affected.<br />
Cost of fund and cash flow to support<br />
businesses have also been affected.<br />
Last year, the federal government<br />
funded the budget about 80 percent<br />
from domestic debt. What that did<br />
was to crowd out the private sector.<br />
Banks were not lending to service<br />
providers and customers were not<br />
paying; many of them were defaulting.<br />
What happened was that service quality<br />
was affected in terms of response<br />
and the trickle-down effect on value<br />
chain. Service providers were joggling<br />
projects and rationing cash. Some customers<br />
were feeling the pain more than<br />
others because the sub-contractors<br />
under us were being owed and not all<br />
of them have the financial capacity to<br />
withstand that pressure. As it is now,<br />
it is a question of financial dynamism<br />
for various organizations to be able to<br />
cope and keep their head above water.<br />
Not long ago, the <strong>2018</strong> budget was<br />
signed into law by the president.<br />
The executive alleged that allocations<br />
to various items including<br />
infrastructure the national housing<br />
programme (NHP) were cut. How<br />
is this going to affect the housing<br />
sector?<br />
Mind you, we are dealing with a<br />
big economy. When we are analyzing<br />
a budget, we have to be very careful not<br />
to be sucked into a narrow perspective,<br />
otherwise we lose the main substance<br />
and the bigger impact of the compensations<br />
for different items. That the<br />
allocation of N35.4 billion to NHP has<br />
been reduced to N26 billion is not a big<br />
issue. This is not where the grey issue<br />
facing the housing sector is. Housing is<br />
at the tail end of the built environment.<br />
Housing cannot exist on its own.<br />
So, rather than looking at the NHP<br />
in isolation, let us look at the broad<br />
perspective. Let’s look at the capital<br />
expenditure which is about 31 percent<br />
of the budget for this year. This<br />
represents N2. 87 trillion in a budget<br />
of N9.1trillion. This is about 22 percent<br />
higher than N2.34 trillion of last year.<br />
Let us bring it further home to what<br />
affects housing. The budget for power,<br />
works and housing went up from N529<br />
billion last year to N555 billion this<br />
year. This shows a marginal increase<br />
of about 6 percent. This is the biggest<br />
allocation in the various components<br />
of the budget.<br />
Let us take a critical look at housing.<br />
Should government really<br />
look away from housing?<br />
When you look at housing, you see<br />
that it is not something that government<br />
can look away from because it<br />
is very important for various reasons.<br />
You look at the effect of real estate on<br />
GDP which is about 7 percent; you<br />
also look at its effect on job creation<br />
and quality of life of citizens. Of the<br />
basic needs of human beings, after<br />
food, the next thing is shelter. A man<br />
that does not have a home cannot be<br />
productive because his heart/mind is<br />
not at rest. Housing also impacts on<br />
security because a man that does not<br />
have a house lives on the street and<br />
becomes a security risk to every other<br />
person. He is vulnerable to attack and<br />
is also ready to attack other people out<br />
of anger and idleness.<br />
The commitment to the development<br />
of infrastructure is very key and<br />
it has to be the kind of infrastructure<br />
that can impact housing. If you want to<br />
develop a place, you just put electricity<br />
and good road network to connect<br />
the towns and villages. Another thing<br />
that can impact housing and bring<br />
development is mass transportation<br />
system. So, rail transportation is key. If<br />
you go to a place like UK, you see the<br />
tube working all over the place. The<br />
train system is working and you can<br />
travel a distance of 200 kilomretres in<br />
just one hour.<br />
If you look at roads infrastructure<br />
like Lagos Ibadan Expressway and Lekki-Epe<br />
Expressway, you see the kind<br />
of developments taking place there<br />
because the roads are good. Once there<br />
is good road network, you see developments<br />
taking place from individuals<br />
and organizations or companies. So,<br />
the provision of infrastructure that<br />
relate to housing is critical. We need<br />
about N56 trillion to deal with the 17<br />
million housing deficit in the country.<br />
The government does not have<br />
that kind of money. But efforts have<br />
been made in the <strong>2018</strong> budget to put<br />
in place those things that can make<br />
housing development by individuals<br />
and organizations to provide their<br />
own housing needs.<br />
There is no benefit in building a<br />
beautiful house where there is no<br />
access road and no electricity. Nigerians<br />
need just those basic things<br />
that will make them survive but not<br />
much is being done. For instance,<br />
where America is doing 3,300 kilowatts<br />
of electricity per 1000 people,<br />
Nigeria is doing just 35 kilowatts per<br />
1000 people. UK is doing about 1,500<br />
kilowatts per 1000 people, Ghana<br />
is doing 62 kilowatts which is very<br />
low, but still higher than ours. At 35<br />
kilowatts, it means we still have a long<br />
way to go. Provision of that critical<br />
infrastructure improves quality of life<br />
which, in turn, affects life expectancy<br />
that, in Nigeria today is as low as 52<br />
years on the average.<br />
The government we have may not<br />
be the best we need but it could be<br />
seen that they are putting their efforts<br />
in the right direction. How far they will<br />
go is still a matter of conjecture. But a<br />
government that has 30 percent of its<br />
annual budget on capital expenditure,<br />
in my view, means well. However, 68<br />
percent of the budget on recurrent<br />
expenditure tells you that the size of<br />
the civil service, political office holders<br />
and the legislature is too big for<br />
the economy to cope with. This is why<br />
most state governments are struggling<br />
to pay salary. The next best thing to<br />
do is to downsize, but where is the<br />
political capacity to do that? Government<br />
sees itself as the direct provider<br />
of employment and that should not<br />
be. Its duty should be to provide the<br />
enabling environment for ease of doing<br />
business for the private sector to<br />
provide jobs. Private sector can work<br />
faster and deliver more, all to the credit<br />
of the government.