BUILDING SURVEYING PRACTICE IN THE NIGERIAN CONSTRUCTION INDUSTRY: PROSPECTS, BARRIERS AND ENHANCED MEASURES

ABSTRACT


I. INTRODUCTION
The building industry plays a pivotal role in the economic development of any nation [1], and Nigeria is no exception.As the country experiences rapid urbanization and infrastructural development, the demand for competent building surveyors becomes increasingly crucial.[2] note that the building surveyors expertise is essential to ensure the safety, quality, and sustainability of buildings amidst bustling construction activities.Thus, within this dynamic context, the building surveying (BS) profession emerges as an indispensable aspect of the construction process, providing specialized knowledge and services in various areas such as building inspection, assessment, maintenance, and project management.The emergence of the BS profession reached a pivotal point in the 1970s, particularly within the United Kingdom, where it became firmly established [3].Over the years, building surveyors in the UK have played a crucial role in the planning, design, and construction of structures, as well as in the ongoing maintenance and management of buildings.[4] posit that building surveyors expertise extends to various domains, including building control works and activities pertaining to the built environment.However, beyond the UK, Hong Kong, and Australia, the awareness of BS practice remains relatively limited, necessitating further efforts to promote and expand the profession's reach [5,3].While the BS profession has already established itself as a wellregarded profession in these developed countries, Nigeria still faces challenges in fully exploring and utilizing its potential.[6] stressed that the utilization of building surveys by individual building owners, professionals in the building industry, and the government in Nigeria is alarmingly low, and in most instances, not employed at all.According to [7], this lack of implementation has resulted in significant challenges confronting the Nigerian construction industry.Moreover, [8] opined that regardless of the promising growth potential in the construction sector, the BS profession currently faces a significant shortage of skilled professionals.This has created a gap in the uptake of the BS profession in the building construction industry.[9] corroborate that the BS profession in Nigeria is not practiced as it should.These constraints limit the profession's capacity to deliver its full range of benefits to the sector and the wider society.As the construction industry continues to evolve in Nigeria, the expertise of building surveyors stand poised to play a vital role in shaping a sustainable and prosperous future for the nation's-built environment.In order to reduce the aforementioned barriers, this study aims to bridge the knowledge gap by identifying barriers constraining BS practice and propose key measures for BS profession uptake in the Nigerian construction industry.The objectives of the study are to; determine the prospects of the BS profession in the Nigerian building construction industry, identify the barriers constraining the practice of BS, and propose measures that can enhance BS practice in Nigeria.The study hypothesizes that the barriers constraining the practice of the BS profession do not significantly differ among organization practice.The significance of this study is in its ability to pinpoint the barriers constraining BS practice in the industry, hence provide enhanced measures for its implementation and survival in the Nigerian construction industry.

II.1 GLOBAL PERSPECTIVES ON THE BS PROFESSION
The global adoption of the BS profession into the construction and built environment industries may be achieved through improving building surveyor competences in accordance with growing roles and service expectations [4].Developed countries with advanced construction industries and wellestablished regulatory frameworks have witnessed widespread adoption of BS practices.Nations such as the United Kingdom, Australia, Hong Kong, and New Zealand have integrated building surveyors as indispensable professionals in their construction processes [2].In these regions, building surveyors play a significant role in ensuring compliance with building codes, regulations, and sustainability standards.Their active involvement in various construction stages, from pre-construction inspections to safety assessments and project management, has contributed to the successful completion of complex projects with high-quality standards.Conversely, many developing countries still lag behind in recognizing BS as a distinct profession and face challenges in fully embracing its practices [6].Limited resources, inadequate infrastructure, and less stringent regulatory enforcement can hinder the widespread implementation of BS in these regions.Cultural attitudes and perceptions of the BS profession also influence its adoption across different countries.In some nations, like Malaysia, the role of building surveyors may be less established, leading to difficulties in gaining recognition and trust among stakeholders [10].

II.2 BARRIERS CONSTRAINING THE BS PRACTICE
Over the years, building disasters and advancements in materials and technologies have necessitated the introduction and revision of new standards, building regulations, and legislation, significantly impacting the building surveying profession [8].While countries like the UK and Malaysia have well-established professional bodies governing the BS profession, such as RICS and RISM, and have recognized building surveyors as integral to the construction industry, challenges persist in widespread adoption [4].One of the primary barriers to BS practice is the lack of awareness and recognition among stakeholders in the construction industry [2].Building surveyors often face difficulties in communicating the value of their expertise and the benefits they bring to construction projects.Consequently, clients, contractors, and regulatory authorities may not fully appreciate the contributions building surveyors can make throughout a project's lifecycle.Insufficient regulatory support is also a concern, as some regions may not fully recognize or emphasize the role of building surveyors, leading to fragmented approaches to construction oversight [11] Another challenge is the limited integration of building surveyors into various stages of construction processes.Oftentimes, building surveyors are brought in only for specific tasks, such as building inspections or defect assessments, rather than being involved throughout the entire project lifecycle.Therefore, building surveyors must actively position themselves as proactive partners, advocating for early involvement in projects to ensure better coordination, risk management, and adherence to quality standards [10].The acceptance of BS profession by the existing construction professions poses another significant barrier to the establishment of the BS profession.It is argured that other professionals in the built environment, such as builders, engineers and architects, possess comparable knowledge and ability and thus, BS may not be necessary.This ongoing confrontation against the establishment of the BS profession hinders its widespread adoption [11].Furthermore, public recognition, poor understanding of surveyor skills, and limited job opportunities act as barriers to the adoption of building surveying [2].In cost-sensitive or competitive construction markets, cost considerations may discourage clients or stakeholders from engaging building surveyors.The perception that BS services add an extra financial burden may lead to their exclusion from projects [12].

II.3 MEASURES FOR THE UPTAKE OF BS PROFESSION
One of the key measures for BS practice is actively promoting awareness and education about the profession's value and contributions.[4] advocate for universities to take a strategic educational approach by rethinking academic course material to complement the capabilities required and create a paradigm shift in BS practise and education.[2] adds that collaborating with architects, engineers, contractors, and other construction professionals can lead to more comprehensive project involvement and enhance the value of BS services.Additionally, [13] note that active participation in industry associations and forums provides opportunities for knowledge exchange, professional development, and staying updated with industry trends.Embracing technology and innovation is a crucial survival strategy for building surveyors to remain competitive and efficient in their practices.Adopting Building Information Modelling, laser scanning, drones, and other digital tools can streamline BS processes, improve data accuracy, and enhance the quality of deliverables [14].Technology-driven solutions not only differentiate building surveyors in the market but also enable them to offer valuable insights to clients, facilitating better decision-making throughout the construction lifecycle.Engaging the government, and private organisations to embark on a strategic enhancement of BS so that the profession achieves local and global recognition [4].Establishing strong professional networks is vital for building surveyors to gain visibility and credibility within the construction industry.To enhance BS adoption globally, collaboration and knowledge exchange play crucial roles.International organizations, academic institutions, and professional associations can facilitate the transfer of best practices and expertise across borders [2].Collaborative research projects, conferences, and training programs can promote the standardization of BS practices and foster mutual learning among professionals worldwide.

III. MATERIALS AND METHODS
This study used a quantitative research design to gather and analyse data from the participants in Lagos metropolis, Nigeria.The population of the study comprised key built environment professionals involved in the construction and maintenance of building infrastructure in the Nigerian construction industry, which comprises Architects, Builders, Civil Engineers, Estate surveyors and valuers, and Quantity surveyors.The sample size refers to the number of participants chosen from the population to represent the entire population [15].The sample size for this research was determined using Cochran's equation.[16] proposed the following equation to obtain a representative sample for proportions.

Cochran's Equation
(1) Where: n = sample size; p = population proportion; e = acceptable sampling error; z = value at reliability level of significance level.For an acceptable error of 10% and reliability level of 95% or significance level 0.05,  = 1.96, and assuming a maximum variability in the proportion, p = 0.5.Therefore, the resulting sample size is shown below Hence, a sample of 97 professionals was calculated.A total of 130 questionnaires were administered out of which 108 numbers were duly completed and returned, representing an 83.1% response rate.To choose a representative sample of built environment professionals from the population of interest, a simple random selection procedure was utilised.Simple random sampling is a strategy in which every member of the population has an equal probability of being chosen for the study's sample [17].This helps to ensure that the sample is representative of the population, and reduces the risk of bias in the selection process.The study made use of primary data obtained through a questionnaire survey and secondary data from existing information.The questionnaire was designed to gather information on the prospects, barriers and measures for the uptake of the BS profession in Nigeria.The questionnaire was divided into four sections to cover the various aspects of the research topic.Data collected through the questionnaire was stored electronically and handled in accordance with ethical principles and confidentiality requirements.Section A provided information about the respondents and their orgnisation, including their professional background, professional affiliations, academic qualifications, years of experience, and organisation practice.Section B provided the respondents with questions on the prospects for the uptake of BS profession in Nigeria, on a 5-point Likert scale where 1 represents very poor, 2 represents poor, 3 represents moderate, 4 represents good, and 5 represents very good.Section C of the survey instrument focuses on the barriers constraining the practice of BS on a 4-point scale where 1 represents not significant, 2 represents less significant, 3 represents significant, and 4 represents most significant.While Section D focused on the measures for the uptake of the BS profession amidst other professions in Nigeria using a 5-point Likert scale where 1 represents least effective, 2 represents less effective, 3 represents moderately effective, 4 represents effective, and 5 represents most effective.The structured questionnaires were self-administered to the respondents and were retrieved after completion.Prior to the analysis, the Cronbach's Alpha (CA) reliability test was carried out on the variables of the questionnaire.CA is a statistical method used to evaluate the reliability of an instrument by measuring the extent of shared variance or covariance among its constituent items, in relation to the total variance where CA < 0.6 = poor, 0.6 to < 0.7 = moderate, 0.7 to < 0.8 = good, 0.8 to < 0.9 = very good, 0.9 > = excellent [19].Table 1 presents a summary of reliability analysis conducted for the research construct.Based on the given Table , the questionnaire used for this study is reliable.At the end of the survey period of 8 weeks, 108 copies of the questionnaires were retrieved and processed with the aid of Statistical Packages for Social Sciences (SPSS Version 23.0) and Microsoft Excel.The data collected were analyzed using descriptive statistical tools such as frequencies, percentages, relative index, and ranking.While the inferential results were analysed using the Analysis of Variance (ANOVA) test.The analysis was carried out based on the objectives of the study to provide the expected results.The demographics were analyzed using frequency tables and percentages.Objective one is to determine the prospects of the BS profession in the Nigerian building construction industry was also analysed using frequency table and percentage.Meanwhile, objective two which seeks to determine the barriers constraining BS practice was analysed using relative significant index (RSI).
The RSI is calculated as: Where, W = weight given to each factor by the respondents and ranges from 1-5, A = the highest weight = 5, N = the total number of respondents [19].The RSI score varies between 0 and 1.Each factor's resulting value provides an indication of its level of significance.
The third objective proposes measures that can enhance BS practice in Nigeria.The relative importance index (RII) was used in analyzing this objective.
The RII is calculated as: Where, W = weight given to each factor by the respondents and ranges from 1-5, A = the highest weight = 5, N = the total number of respondents [19].The RII score varies between 0 and 1.Each factor's resulting value provides an indication of its level of importance.

IV.1 DEMOGRAPHIC INFORMATION
The demographic information of the respondents and organisations are shown in Table 2.
Table 2  professionalism and commitment to delivering honest and legitimate replies, assuring the trustworthiness of the data obtained.In terms of academic qualification, 4.6% of the respondents have National Diploma Certificates, 22.2% have Higher National Diploma Certificates, 48.1% have Bachelors' degree, 23.1% have Master's degree, while 1.9% have Doctorate degree.This indicates that the respondents have received extensive formal education and specialised knowledge in their respective fields, making them more capable of understanding complex issues and providing thoughtful responses to the research questionnaire.Table 2 further shows the distribution of the years of experience of the respondents.About 71.3% of the respondents have over 10 years of experience in business, while 28.7% have below 10 years of work experience.Thus, majority of the respondents have considerable track record in the industry and the data supplied can be relied upon.Moreover, 27.8% of the respondents work in consulting organisations, 42.6% in contracting organisations, while 29.6% in consulting and contracting organisations.The contracting organisations constitute a greater percentage of the organisations surveyed.The results indicate a high degree of overlap and integration between these two practices within the organizations surveyed.

IV.2 PROSPECTS OF THE BS PROFESSION IN NIGERIA
The viewpoints of the respondents on the prospects of BS profession in the Nigerian construction industry are shown in Table 3.The response rates for the potential of embracing the BS profession by the professionals are as follows.1.9% of the respondents sees a very poor potential of the BS practice in the Nigerian construction industry, 25.9% of the respondents indicated "poor" prospect, 23.1% indicated a "moderate" propsect, 32.4% indicated "good", while 16.7% indicated "very good".Moreover, the mean value for the prospects of BS profession in the Nigerian construction industry was interpreted using the following scale; 1.00 ≤ MS < 1.49 represents 'Very poor', 1.50 ≤ MS < 2.49 represents 'Poor', 2.50 ≤ MS < 3.49 represents 'Moderate', 3.50 ≤ MS < 4.49 represents 'Good' and 4.50 ≤ MS ≤ 5.00 represents 'Very good'.The mean score value as calculated in Table 3 is 3.36.This suggests that the respondents have a moderate viewpoint toward BS uptake in the building construction industry.According to the findings, the majority of respondents feel the BS profession has a moderate potential for practice in the Nigerian built environment.This moderate disposition among professionals towards the BS profession validates one of the barriers constraining BS adoption in Nigeria.This reflects the resistance that the BS is facing from existing built environment professionals.

IV.3 BARRIERS CONSTRAINING BS PRACTICE IN NIGERIA
Table 4 shows the descriptive analysis result of barriers constraining BS practice in the Nigerian construction industry.The objective of the study was to determine the barriers constraining the practice of BS in the Nigerian construction industry.In order to achieve the objective, seventeen barriers were presented to each respondents through the questionnaire.The respondents were asked to rate the level of significance of each barrier using a 4-point rating scale.Where 1 represents not significant, 2 represents less significant, 3 represents significant, and 4 represents most significant.The results of the analysis is presented in Table 4.To interprete the results, a graduated scale of 1-4 was used and the RSI were calculated.The RSI were calculated using the scale of 0.76 and above to indicate most significant, 0.67 -0.75 indicates significant, 0.45 -0.67 to mean less significant, and below 0.45 indicates not significant.The result shows that the respondents rank the lack of public awareness on the profession (RSI=0.90),resistance from existing built environment professionals (RSI=0.89),lack of BS programme in tertiary institutions (RSI=0.86),lack of patronage by stakeholders (RSI=0.84),unwillingness of other professions to specialize (RSI=0.80),inadequate skills to produce a building survey report (RSI=0.79),insufficient workshops and trainings on BS and the lack of professional recognition from other professions in a tie (RSI=0.77)respectively were the most significant barriers constraining the practice of BS in the Nigerian built industry.The significant barriers according to the respondents are failure to adapt to new work techniques (RSI=0.73)and the construction industry resistance to change (RSI=0.68).The barriers which the professionals perceive as less significant were cultural attitudes and perceptions of the BS profession (RSI=0.59),lack of cost data on the previous work undertaken (RSI=0.56),inadequate building codes and legislation (RSI=0.54),non-involvement of Building surveyors throughout the entire project life cycle (RSI=0.53),unfavorable perceptions of homebuyers to engage building surveyors (RSI=0.50),and high cost of conducting a building survey (RSI=0.45).While the lack of quality assurance to oversee survey activities (RSI=0.40)was not significant.The findings on the lack of public awareness of the BS profession conforms with those of [2] and [4] who discovered that the barriers constraining BS practice is the lack of public awareness and recognition among stakeholders in the construction industry.Besides, the authors corroborate the research findings on the lack of BS programme in tertiary institutions with the notion that the BS profession is offered as a course in Architecture, Engineering and Construction in tertiary institutions in Nigeria and not a degree program.[6] further buttressed that many developing countries still lag behind in recognising BS as a distinct profession and face challenges in fully embracing its practices.Also, the barrier on the resistance from existing built environment professionals conforms to the results of [11] that the ongoing confrontation against the establishment of the BS profession by other professions hinders its widespread adoption.Furthermore, the barrier on inadequate skills to produce a building survey report agrees with the findings of [2] who noted that poor understanding of surveyor skills is a barrier constraining the practice of BS.Moreover, the findings on inadequate building codes and legislation corroborate the results of [11] that insufficient regulatory support from the government is a barrier constraining BS practice.Meanwhile, the findings on the high cost of conducting a building survey supports the results of [12] that BS services add an extra financial burden leading to their exclusion from project.The barrier on the non-involvement of building surveyors throught the entire project lifecycle conforms to the findings of [10] that limited integration of building surveyors into various stages of construction is a key barrier to BS practice uptake.The findings on the lack of patronage by stakeholders conform with the results of [9] that the BS profession is not being practiced.The barrier on the lack of patronage by stakeholders align with the findings of [2] that the lack of understanding of the building surveyor's skills, and limited job opportunities act as barriers constraining BS practice.

IV.4 EFFECTIVE MEASURES FOR BS UPTAKE IN NIGERIA
Table 5 shows descriptive results of enhanced measures for the uptake of the BS profession in the Nigerian construction industry.To quantify the measures for BS uptake, fifteen measures were presented to each respondents through the questionnaire.The respondents were asked to rate the level of importance of each measures using a 5-point Likert scale.Where 1 represents not eefective, 2 represents slightly effective, 3 represents moderately effective, 4 represents effective, and 5 represents most effective.The results of the analysis is presented in Table 5.To interprete the results, a graduated scale of 1-5 was used and the RII was calculated.The RII were calculated using the scale: 0.81-1.00implies most effective, 0.61-0.80implies effective, 0.41-0.60moderately effective, 0.21-0.40implies less effective, and 0.00-0.20 implies least effective.This decision rule for the RII is adapted and modified from [20].The rsults confirmed that developing better relations with other professions (RII=0.95),introducing BS programme in tertiary institutions (RII=0.92),raising awareness on the significance of conducting building survey (RII=0.88),organisation of workshop and training programs (RII=0.85),stakeholder's engagement (RII=0.84),adjusting services (RII=0.83)and ensuring students gain hands-on experience (RII=0.82)are the most effective measures for BS uptake in Nigeria.The results further showed that leveraging tecchnology to enhance precision and effectiveness (RII=0.78),government legislation and supports to sustain the profession (RII=0.75),marketing strategy development, and control of BS procedures (RII=0.74)respectively, emphasizing health and safety when conducting a survey (RII=0.72),implementing quality assuarance and control during survey procedures and documenting previous surveys conducted (RII=0.66)respectively and seeking knowledge of the contractual aspect of the profession (RII=0.64)are effective measures for BS uptake in the Nigerian construction industry.All the evaluated measures are effective to enhance the uptake of the BS profession irrespective of the RII ratings of the measures.[4,21] highlight raising awareness as key measure for BS practice admist other professions.The findings of [13,14] corroborate the findings that leveraging technology to enhance precision and effectiveness are crucial measures for the uptake of BS practice.[21] support the findings of this study that introducing the BS program in tertiary institutions is a key measure to BS practice.Meanwhile, [2] agree that developing better relations by collaborating with other built environment professionals is a key measure for the uptake of the BS professio.

IV.5 ANOVA TEST RESULT ON BARRIERS CONSTRAINING THE PRACTICE OF BS
Table 6 shows the inferential results of barriers constraining BS practice in the Nigerian construction industry.To further analyze the barriers constraining the uptake of BS profession, an hypothesis was postulated as follows: Ho1: The barriers constraining the practice of the BS profession do not significantly differ among organization practice.
It can be seen from the results of the one-way ANOVA presented in Table 6, there is no significant difference on the perception of the respondents among the organisation of practice on 15 out of the 17 hypothesized barriers constraining the BS profession with p-values greater than 0.05 (P>0.05).Barriers constraining the practice of BS profession for which there is no significant difference and for which the null hypothesis was accepted includes; lack of professional recognition from other professions, lack of public awareness on the pofession, high cost of carring out a building survey, non-involvement of building surveying throughout the entire project lifecycle, lack of quality assurance to oversee survey activities, resistance from existing built environment professions, inadequate skills to prepare a building survey report, unfavorable perceptions of homebuyers to engage surveyors, the construction industry's resistance to change, inadequate building codes and legislation on building surveying practice, lack of cost data on previous work undertaken, insufficient workshops and trainings on building surveying, lack of building surveying programmes in tertiary institutions, lack of patronage by stakeholders, and the unwillingness of other professions to specialise.Whereas, barriers constraining BS profession for which there is significant difference with p-values less than 0.05 (p<0.05) and for which the null hypothesis was rejected includes; cultural attitudes and perceptions of the building surveying profession and failure to adapt to new work techniques.

V. CONCLUSIONS
Based on the findings of this study, the study draws the following conclusions.
There is a moderate disposition among the respondents on the possible implementation of the BS profession in the construction industry.This implies that as the programme is a relatively new one that is not being offered by tertiary institutions in the country, there are currently no institution in place that make it a degree course, thus the professional are hesitant.Despite this, if efforts are made towards eliminating the barriers constraining the uptake of BS and the proposed measures are implemented, this tendency should reverse, as it has in countries where the BS profession is being practised.
The study further identified seventeen (17) barriers constraining effective implementation of the BS profession in Nigeria.The topmost three significant barriers among them are the lack of public awareness on the profession, resistance from existing built environment professionals, and the lack of BS programme in tertiary institutions.The implication of the lack of public awareness of the BS profession is that it impedes long-term growth of this critical area of expertise thereby resulting in insufficient building upkeep, hazardous constructions, and poor resource utilization.In the same vein, the findings on the resistance from existing built environment professionals implies that the BS profession cannot be fully embraced due to opposition from existing construction professionals.As a result, this limits holistic project insights thereby hampers accurate assessment, maintenance, and safety, which leads increased costs and potential oversights.Also, the implications of the findings on the lack of BS programme in tertiary institutions constrain the number of professional employees entering the industry.The unavailability of the BS programme in tertiary institutions impedes expansion of the sector, hinders accurate construction evaluation, and restricts sustainable development.
Moreover, the study proposed fifteen effective measures for the uptake of BS profession in Nigeria.Topmost 3 measures are developing better relations with other professions, introducing BS programme in tertiary institutions, and raising awareness on the significance of conducting building survey.The implication of the first measure on deveolping better relations with other professions is that it strengthens institutional ties among the professions, establish relationships that drive collective growth, increase productivity, and foster a cohesive professional community that respects each profession's unique contributions.Meanwhile, the implication of introducing BS degrees is that institutions which provide BS degrees give their students specialized knowledge for the building sector.Graduates will be better equipped to evaluate structures, oversee maintenance, and improve safety and by closing the knowledge gap, sustainability and industry standards are ensured, and professionals are produced.Furthermore, the findings on raising awareness on the significance of conducting building surveys implies better protection of the general public, encourages openness, and raises industry standards, which eventually results in more secure and satisfying property transactions.
Based on the conclusion drawn, the study therefore recommends that increased awareness of the BS profession is needed.This may be accomplished through workshops, internet advocacy, and seminars that promote the benefits of BS.Besides, building surveyors should improve their relationships with existing professional bodies in the construction sector.This may be accomplished through establishing periodic forums for ideasharing and collaboration.Moreover, the BS programme should be offered as degree courses at Nigerian tertiary institutions.This will be achievable if the Nigerian University Commission and other players in the country's education sector work together to design an all-encompassing curriculum for BS.

Table 1 :
The summary of reliability analysis on constructed items.
reveals that 16.7% of the respondents have Architecture background, 27.8% have Building background, 31.5% have background in Civil engineering, 8.3% have background in Estate management, while 15.7% have background in Quantity surveying.The result shows that the respondent with civil engineering background constitute a greater percentage of the respondents and were closely followed by respondents with a background in building construction.The other professionals are equally well represented and the information provided can be relied upon.About 16.7% of the sampled respondents are affiliated to Nigerian Institute of Architects (NIA), 27.8% are affiliated to Nigerian Institute of Building (NIOB), 31.5% are affiliated to Nigerian Society of Engineers (NSE), 8.3% are affiliated to Nigeria Institute of Estate Surveyors and Valuers (NIESV), while 15.7% of the respondents are affiliated to Nigerian Institute of Quantity Surveyors.As a result, the research may rely on the respondents'

Table 3 :
Prospects of BS profession in Nigeria.

Table 4 :
Barriers constraining the practice of BS in Nigeria.

Table 5 :
Enhanced measures for the uptake of BS in Nigeria.

Table 6 :
ANOVA Test Results on the barriers constraining BS profession among organisation practice.Freedom between groups, DFw represents degree of Freedom within groups, DFt represents degree of Freedom total, NS represents no significant difference, S represents Significant difference.Note: P is significant at P ≤ 0.05.