Residents of Taraba Express Concerns Over Rising Rent Costs

Tenants in Jalingo, the capital city of Taraba State, have voiced their frustrations about the soaring rental costs, which are putting a strain on their personal finances.

The groups most affected include low to mid-level civil servants, as well as individuals running small to medium-sized enterprises in the region.

Investigations by Daily Trust indicate that a significant influx of people from various parts of Nigeria into Jalingo for business purposes has driven up both the demand and pricing of rental properties.

"The demand for housing continues to rise due to the influx of people coming into the city for business, alongside numerous transfers from federal government agencies," remarked estate agent Dauda Chindo.

He further explained that Jalingo has seen a steady increase in population as many individuals relocate for work, which has led to a higher demand for rental accommodations.

Chindo elaborated that the spikes in rental costs can also be attributed to the rising prices of building materials.

Additionally, Mallam Ibrahim, a property developer, expressed that the Taraba State government has overlooked the need for staff housing.

He argued that since the state's establishment 35 years ago, efforts have largely been directed toward providing housing for legislators, while the needs of both senior and junior civil servants remain largely unaddressed.

"Four previous military administrators initiated some housing estates, yet the numbers were insufficient, and they are now mostly occupied by retired civil servants," Ibrahim noted.

He added, "The previous governors responsible for these quarters included the initial military administrator Afolahan, former civil governor Jolly Nyame, and others, but the current governor, Agbu Kefas, has not initiated any new housing development."

Ibrahim mentioned that existing housing developments are situated at the investment area in Taraba, mile 6, and near the NYSC orientation camp along the Jalingo to Mutum Biyu road. He highlighted that reducing rent is challenging since most of the available properties are owned by individuals, including civil servants, politicians, and businesspersons who consider housing their investments.

"Those who construct and rent out properties are in it for profit, understanding that it may take time to recoup their investments," he remarked.

Civil servant Nuhu Muhammad also articulated his predicament regarding the increasing rental prices in Jalingo, noting additional transportation costs from his rented residence to his workplace or business locations.

He mentioned that the two currently unfinished housing estates are inconveniently located far from the city center.

In his words, "Those allocated houses in these estates need personal transportation; otherwise, it costs them more to commute to their workplaces."

Muhammad stressed that tenants tend to avoid renting properties situated far from their places of work, emphasizing the importance of location in the rental market. He indicated that some locations in Jalingo, regardless of the quality of the houses, remain unattractive to potential renters due to their distance from the central business area.

In evaluating the situation, Eng. Lawal Adamu, a quantity surveyor, highlighted that materials such as wood, sand, laterite, and stones are more affordable in Jalingo compared to other towns in the North-East; however, the overall cost of construction materials remains high.

"Considering the present costs of land and materials, developers would spend approximately N18 million to build a two-bedroom flat, with rental rates typically ranging from N300,000 to N350,000 per year," he explained.

Eng. Lawal further stated that based on the rental prices being charged, it would take developers many years to recoup their construction costs through rent income.

"Constructing houses and rental spaces in Jalingo requires a strong financial foundation, as recovering expenditures through rent can take many years," he concluded, attributing the scarcity of rental housing to the limited number of developers willing to invest due to the long payback period.

Findings from Daily Trust also revealed the existence of two housing estates in Jalingo, one built by former civilian governor Darius Ishaku, that are yet to be opened, while another estate developed with the assistance of Mortgage Bank remains incomplete due to stoppages at the construction site.

Completion and allocation of these estates could potentially alleviate the housing shortage facing civil servants in Jalingo.

The study also indicated that certain strategic areas in Jalingo attract more residents due to factors like good road infrastructure and reliable electricity supply. Areas such as Mile 6, behind the Jolly Nyame Stadium, and near the Taraba State University are preferred spots for students and entrepreneurs, particularly those hailing from the South-East and neighboring states.

Location preferences for rentals also include CBN, Mayogwoi, Baba Yau, the central Jalingo area, Yagai, Jika da Fari, Sabo Gari, Nana Aisha, Nasarawo, and Tudun Wada, among others.

Moreover, residents perceive the high cost of rent as a form of exploitation, pointing out that Jalingo offers limited commercial activities while requiring significant portions of their incomes for housing costs.

Suleiman Muhammed, working as a junior staff member with a federal agency, relayed his experience of relocating from Bauchi to Jalingo, where he encountered a rental price of N300,000 per annum for a two-bedroom flat. This was a stark contrast to the N170,000 he previously paid in Bauchi, leading him to question the justification for Jalingo's inflated rent rates.

Muhammed noted that Bauchi possesses more federal institutions and a larger population, yet rent is cheaper compared to Jalingo.

He also shared that beyond housing costs, transportation expenses and daily living needs significantly hinder his ability to save from his monthly salary.

Another resident, Yahuza Lawal, a trader who moved from Kano to Jalingo, recounted paying N120,000 for a single room in Magami, alongside N150,000 for a shop along Hammaruwa road, highlighting the struggle to sustain his family amid rising economic challenges and reduced business viability.

Federal civil servant Mr. Joseph Gabriel, on grade level 12, voiced concerns regarding the disproportionate amount of his salary taken up by rent and other expenses, leading to financial hardships for him and his family. He mentioned relocating part of his family to Gombe to alleviate some financial pressure, as he grapples with high rent and regular transport costs associated with his job in Jalingo.