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Nature and Characteristics of Housing Condition in Post Covid-19

Era in Dogon-Karfe, Jos South Local Government Area, Plateau

State, Nigeria

Musibau Adeyemi

, Laraba Rikko

, Peter Oyelere

Department of Urban and Regional Planning, Obafemi Awolowo University Ile-Ife, Nigeria

Department of Urban and Regional Planning, University of Jos, Nigeria

*Corresponding Author

DOI: https://dx.doi.org/10.47772/IJRISS.2025.91100244

Received: 13 November 2025; Accepted: 26 November 2025; Published: 06 December 2025

ABSTRACT

The study examined the nature and characteristics of housing condition in post covid-19 era in Dogon-Karfe, Jos

South Local Government Area, Plateau State. Data were collected through questionnaire administration in

residential areas of Dogon-Karfe. Findings revealed that the nature and characteristics of housing conditions in

Dogon Karfe are poor due to the incapability of the residents to sustain housing as a result of low income to

maintain good housing after pandemic, lockdowns and economic depressions. Apart from multifamily houses

and compound buildings found in the study area, bungalow types take the highest percentage. Also, there is poor

overall maintenance of buildings and improper electrical wiring common to most houses due to low-income

earning and negligent attitudes of the residents in the study area. Based on the findings, it is obvious that there

is a fall in economic transactions, which precipitates loss in firm’s revenue; thereby leading to poor maintenance

of building/housing environment. Recommendations were made to help the inhabitants, policy makers and

academia for adequate housing maintenance be sustained which could also improve economic, social and health

status of the inhabitants and housing conditions of the study area.

Keywords: Housing, Pandemic, Housing Condition, Jos, Post-Covid

INTRODUCTION

Evaluating Dogon-Karfe neighbourhood is both compact and dispersed settlement characterized with poor

housing system and not planned according to the housing and environmental standards. The criteria for good

housing include satisfying physiological needs, protection against infections, accidents and satisfying

physiological and social needs. The main purpose is to centralize and conduct expert assessment of the nature

and characteristics of housing conditions in post COVID -19 Era in the study area and to control indiscriminate

waste disposal charged with the responsibility of providing a workable plan for the renovation of burnt /poor

buildings, enlightening the inhabitants about the importance of good –quality housing maintenance after the

COVID -19 pandemic so as to enhance their capacity to improve good housing quality , while ensuring personal

hygiene and the maintenance of housing and environmental aesthetics.

Nature and characteristics of housing condition refer to the physical condition of a person’s home as well as the

quality of social and physical environment in which the home is located. Poor-quality housing is associated with

various negative health outcome in Dogon-Karfe, including chronic diseases and injury. However, the circular

flow of income is used to model the flow of productive recourses as well as the flow of goods and money in an

economy (Feng, 2020; Daramola et al., 2024; Mobolaji et al., 2025). Since the global lockdown that was induced

by the COVID-19 pandemic, thus constraining the circular flow of income across the nations of the world

including Nigeria, Paolo and Galeotti (2020) see the COVID-19 induced lockdown as an impairment in the

circular flow of income. This is because the lockdown has constrained human and vehicular movement and thus

economic activities of people, which, also amounted to the poor housing nature/characteristics of the study area.

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A housing environment like the lowland and the central zone of the study area where they did not meet the basic

housing criteria could have significant consequences for the health of the residents. This study therefore

examined the nature and characteristics of housing condition in post COVID-19 era in Dogon-Karfe, Jos South

Local Government Area, Plateau State, Nigeria.

LITERATURE REVIEW

The importance of assessing the nature and characteristics of housing condition in post COVID-19 era is a

parameter to be considered to change the home environmental because housing acts as a focus of economic

activities, a symbol of achievement, social acceptance and an element of urban growth. To most individuals,

housing represents the largest single investment of a life time. However, others see housing as a shelter and to

fulfil their fundamental needs only. The main objective of this paper is to enlighten the populace the nature and

the characteristics of housing condition in post COVID -19 Era in Dogon-Karfe, Jos. Housing has been referred

to as the construction and assigned usage of houses or buildings collectively for the purpose of sheltering people

(Ranasinghe et al., 2018; Olowoporoku et al., 2019). Housing is a critical basic need of man; unit of environment,

seen as residentials which includes, in addition to the physical structure that humans use for shelter, all necessary

services, facilities, equipment and devices needed or desired for the physical and mental health, as well as social

well-being of the family and individuals as a whole (Daramola et al., 2022; Mobolaji et al., 2022; Daramola et

al., 2023)

In this regard impact of urban growth on the nature and characteristics of housing conditions in the post

COVID19 Era of Dogon-Karfe, is thereby enormous, demographic expansion of cities has created and will

continue to create serious challenges in terms of affordable housing and water supply, waste controlling, air and

water pollution, poor or unplanned access road within neighbourhood. Housing standard vis-à-vis facilities like

toilet/ bathroom system, waste disposal system, drainage channel among others, could influence housing

negatively due to poor maintenance. The literature on COVID-19 can, at best, be described as emerging or in its

embryonic stages. Thus far, available studies on COVID-19 have only examined the prevalence and control

measure (Zhao et al. 2020), governance, technology and citizen behaviour (shaw et al. 2020), socio-economic

impacts (Tang et al,2020).

Housing characteristic conditions such as well airy/ventilated room and standing housing /building spacing are

adequate. Level of impacts or response of COVID-19 pandemic towards housing condition in the study area is

not anything but lack of financial capability to cater for their present needs as residents. Other strands had equally

focused on respiratory syndrome (Al-rassadi et al.2020), and climate factor (Tosepu et al, 2020), among other

studies. More importantly on the Nigerian front, studies have concentrated on the resurgence of Lassa fever

amidst Covid_19 outbreak (Reuben et al 2020), Almajiri displacement (Akintunde et al. 2020) comparative

analysis of models and estimators (Ayinde et al.2020). However, social distancing as encouraged by the federal

government to maintain during and after COVID-19 case has not been effective in the study area.

Evaluating the nature and characteristics of housing condition in the post COVID-19 Era could not be

overemphasized in Nigerian situation. The factors responsible for the poor environmental quality across Nigeria,

including the spread of sprawls and slums. The United States Department Of Housing And Urban Development

(2020) quoting the United State Census Bureau (2019), identified certain characteristics of new privately owned

residential structures such as good quality materials for construction, airy and well-ventilated room, living rooms

with enough space for dining table and sofa placement, kitchen built with enough space, height of the ceilings

of 10-12 feet, the number of bedrooms and bathrooms, the location of laundry facilities, the presence of a

homeowner’s association, the buyer’s source of financing, and the structure’s square footage.

The current coronavirus Disease (COVID-19) outbreak has affected over 200 countries including Nigeria

(Ahmad et al., 2020). It is one of the largest respiratory disease outbreaks affecting several counties

simultaneously and a novel strain of coronavirus (SARS COV2) has been identified as the causative agent. The

coronavirus pandemic has had an overwhelming impact on many, and now the COVID-19 Crisis also stands to

exacerbate the nation’s sizable affordable housing shortage. The question of housing will play a larger role in

the overall impacts of the corona virus pandemic (Roger, 2020). This is more of a fundamental issue than some

might think (Roger, 2020).

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A concise and universally accepted definition of housing is elusive, largely because it affects many aspects of

the human conditions, including physical, moral and psychological. Most analyses follow the conventional view

of nature and characteristics of housing as a result of insufficient income for securing basic facilities (Olatomide

2012; Olowoporoku et al., 2019; Mobolaji et al., 2022; Daramola et al., 2022). The housing conditions of

households can also serve as proxy for welfare measurement (Olatomide 2012). The COVID-19 Pandemic has

led to a dramatic loss of human life worldwide and presents an unprecedented challenge to public health, food

systems and world of work. This, however, is a serious situation to be addressed seriously focusing on matters

about socio-economic standard regarding human lives and housing affordability trends. Socio-economic

characteristics affects housing in areas like affordability, a situation when people have the potential to save

certain portion of their income to buy a house, pay other expenditures in their working period, and ability to

maintain housing condition. Housing affordability is measured by household income and expenditure (Ahmad,

2010; Daramola et al., 2023; Mobolaji et al., 2025).

The arguments so far concluded that poor or low-income earnings could not maintain housing quality in the

study area. The economic and social disruption caused by the pandemic is devastating; ten million of people are

at risk of falling into extreme poverty, while the number of undernourished people, currently estimated at nearly

690 million, could increase by up to 132 million by the end of the year (Kimberly 2021). Post COVID -19 issue

justifies low level of adequate maintenance of housing, for most, no income means, no food, or, at best, lest food

and less nutritious food, thereby had laid bare its fragility. The study area proved housing condition very worse

with environmental degradation and pollution of various types, COVID-19 is a health pandemic, housing is one

of the major determinants of health.

According to Raphael (2004), housing is a medium through which socio-economic status is expressed and health

determinants operate. Housing can be conceptualized as an immediate structural factor that links broader societal

influences with an individual’s immediate social and physical environment.

MATERIAL AND METHOD

The city of Jos is situated almost at the geographical centre of Nigeria and about 179 Kilometres (111Miles) from

Abuja, the nation capital; linked by road, rail and air to the rest of the country. At an altitude of 1217m (3993ft)

above the sea level, Jos enjoys a temperate climate than any other state of Nigeria.

Jos-south is located on the Jos Plateau which has a unique characteristic. The plateau highlands stand at an

average height of 1, 200m above mean sea level AMSL, the physical features of the landscape are that of

dissected uplands and lowlands. Thus, Dogon-Karfe neighbourhood is generally devoid of extensive plain

surface which sometimes affects the distribution of public/ infrastructural facilities for their housing quality

maintenance. Full generated address or the study area is Girin/Dogon-karfe,Jos with Surrounding areas as Water

board, AB Galla, Hospital place, Fototeck, Abattoir/ Giring area, and close National population office. The zip

code of the study area is 930251, having coordinate 9.892233, 8.886156(Nigeria postal code and zip code) 2020.

The immediate adjourning/surrounding local Government Areas are Jos-North, Bassa, Riyom, Barkin-ladi and

Jos-East, plateau state, Nigeria.

Collection of good data is the foundation of every qualitative research survey. Multi-stage sampling technique

was adopted for the study, whereby the study area was divided into a number of small units upon which samples

are drawn for easy and effective collection of data. A scientific method of data collection which involves a

systematic sampling technique, choosing every third house by the use of questionnaires, interview and physical

inspection of the study area were involved before successful results were gathered. Qualitative and quantitative

techniques were used for the data analysis. A descriptive statistical method was finally adopted for the analysis

of data collected from the study area. The results were summarized using frequencies and percentages based on

the objectives of the research and data collection from the study area in order to achieve results that judges the

nature and characteristics of housing in post COVID-19 Era and finally resolves at the best recommendations

that fulfil the present needs of the study area.

FINDINGS AND DISCUSSIONS

Poor housing characteristics have been linked with worse health outcomes and infectious disease spread. The

nature and characteristics of housing conditions in post COVID-19 Era in Dogon-Karfe, Jos, remain not anything

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but the exposure of higher percentage of households with poor housing condition of overcrowding, incomplete

bathroom structures, and poor planning. Close to 45% houses Lack adequate modern toilet facilities while open

defecation is commonly practiced in certain places of the study area. People’s low income affected the quality

of housing and social distance is not observed due to reduction in income of about 85% families of the study

area. Relatively, studies on social distancing and spread of COVID-19 cases includes.

The housing condition and the inhabitants’ daily activities were not under the watch of the government. There

was indiscriminate solid waste disposal into drainage channels and rail road tracks. Various dilapidated structures

constitute nuisance to the environment due to low income of the residents to maintain them. Close to 5.8% burnt

houses are still inhabited by certain residents. Assessment reveals that the nature or types of buildings in the

study area include bungalows, storey buildings, compound buildings, and few buildings of duplexes. The

bungalows took the highest numbers; one floors; two-floors compound storey form in the environment with poor

facilities and conditions which generated a higher percentage of slum housing conditions. Residents’ attentions

were not paid to housing as a multidimensional concept that refers to the activity, a process of residing as well

as to the objects of dwellings and their environment.

The quality of materials for building construction showed that about 80% of the population used corrugated iron

sheets but in damaged condition to leakages and which required total replacement for appropriate renovation.

Others that deserve patch or the other include asbestos, long-span aluminium and concrete roofing. Serious

structural conditions /defects in buildings include cracked walls, windows, doors, weak foundations and poor

plastering/damaged floors and ceilings. Close to 69% of the houses were in poor conditions due to improper

surface grading/drainages. This was by far the most frequent found problems which are responsible for the most

common of household maladies, including water penetration of the basement and crawlspace which made

housing unfit for habitation in Dogon-karfe. Other parameters include heating system, poor overall maintenance

of buildings in the area of improper electrical wiring. A significant number contributed that the most common

home defect, which includes such situation as insufficient electrical service to the house, inadequate overload

protection, and amateur and often dangerous wiring connections are serious issues in the study area.

Housing, as a neglected site for public health action, has been identified as a major risk factor in a number of

recent studies globally (Orisakwe, 2019; Oyelere, 2025). Addressing housing issues in Dogon-Karfe, there

recognized lack of protection to the residents against wind, rain and cold, and they lack proper arrangement for

light and fresh air. Only very few of the buildings, below 19%, enjoyed good physical infrastructure and social

amenities (services) in planned, decent, safe and hygienic conditions that meet the basic and special need of the

population ia a dispersed layout. These are building belonged to the only high-income earners in the study area.

According to Adekunle et al (2018), the quality of housing, including the external and internal structures, as well

as the internal environment has a selective force on the respiratory health status of its occupants. This indicates

that housing characteristics focused on respiratory health conditions, especially among children is associated

with certain environmental factors that perturb the composition of indoor air, and thus the housing quality.

The post COVID-19 coronavirus disease outbreak has affected over 200 countries including Nigeria (Ahmad et

al, 2020). It is one of the largest respiratory disease outbreaks that affected the study area due to poor/low

maintenance, and most of the houses do lack parking space, adequate provision of clean/accessible fresh water

(open-well & contaminated), land degradation/ pollution, flooding (low land area), slow process of urban

planning and housing affordability challenges for low-income renters. Population growth leading to

overcrowding condition is a serious issue in the study environment. Other parameters of housing characteristics

which are part of major challenges include poor general sanitation, huger prevalence and what could be seen or

identified as “Almajiri displacement” as mentioned by Akintude et al (2020).

However, government quick response or intervention is thereby very important in that children’s development

is affected by the poor housing condition of the study area because they live and interact and housing quality and

their characteristics are among the most fundamental aspects of the environment. The current COVID-19 crisis

has elevated the importance of housing in the eyes of the public, the media and policy makers. A broader housing

affordability crisis has been worsening and threaten the well-being of many inhabitants of Dogon-karfe in Jos-

south Local Government area of Plateau State.

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RECOMMENDATIONS

The study recommended several measures to improve housing and environmental conditions. It suggested that

the government should provide assistance or incentives to owners of low-cost rental housing who are in need of

repairs. In addition, the government should initiate public enlightenment programs through the National

Orientation Agency to promote the importance of a clean housing environment for a healthy lifestyle.

Collaboration between the government and housing owners is essential to address violations of building codes,

and there should be thorough monitoring of the quality of existing housing. The Jos Metropolitan Development

Board is encouraged to enact laws that enforce good maintenance practices among landlords. Housing and

Environmental Sanitary Inspection bodies should ensure the discontinuation of pit toilets and open defecation to

create a healthy environment free from deadly diseases such as typhoid, cholera, Lassa fever, malaria, and

COVID-19. Strict enforcement of the Land Use Act and compliance with building bye-laws by residents is

necessary to foster a conducive housing environment. Furthermore, the government should provide designated

refuse dumping sites, implement regular waste collection systems, and ensure the availability of functional

suction pump waste evacuators to prevent indiscriminate pollution of water bodies and illegal dumping along

railroad tracks and drainage channels. Participation of private partners in the renovation and maintenance of

buildings should also be encouraged. Finally, the government should impose penalties or fines on any defaulters

of these essential rules and procedures to ensure compliance and correct deviations.

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