CHAPTER ONE
1.0    INTRODUCTION
Housing problems in urban centre have often been viewed in term of qualitative and quantitative inadequacy with or without attention to the problem of increasing rent. As there are many urban residents struggling to get accommodation, most of them will have a roof over their heads in rented accommodation. However, the majority of the low-income earners are not comfortable because of galloping rent increases.
The  problems reached a crisis in the early 1970’s, which led the federal military government to set up a rent panel to review among other things, the level and structure rents in urban centre. Various long and short term recommendations were made and all state governments were directed to implement them.
Today, the rent situation has not improved rather it has been further worsened by the equally sprawling inflation which has tremendously shot-up the cost of building materials.
This study therefore aims at examining through empirical investigation the annual trend and variation in rental values of residential properties in GRA Ilorin, using a time frame of the past ten years (2003-2012). The study shows the variation and trend in the property rents which can serve the basis for projection into the future to aid decision making by investigators, managers and other stakeholders. It also identifies the causes of rising trend and then recommends pragmatic solutions
Moreover, several factors do affect the values of real property, these includes physical factor, economical, social, political and environmental factors.
Physical factor is the factor that best describe the physical appearance of a property in terms of the design and life cycle, availability of certain service such as water, boiler, electricity, garden and security. The economic factor is based on the reasonable significant influence of property values in a favorable economic situation of many activities that trends to yield returns consecutively.
Political factors are government laws that inference in the public use of land in a way that will benefit them. Example is the rent control edict.
Environmental factor simply describes the location of a property, the neighbourhood and population phenomenal (increase or decrease) which may cause positive or negative effect to the values of such properties.
Finally, rate of (increase or decrease) demands for landed properties, ranges from supply of properties, level of employment, availability of mortgage loans facilities, low interest rate couple with low tax burdens on property incomes are economic measures that have great influence on property values.
Social factors are the role of the socio activities that control human social behavior which coordinate their mode of interaction and cooperation within the society.
1.1    STATEMENT OF PROBLEM
The creation of Kwara state led to a claim of economic and administrative actions in Ilorin, the state capital. This has given rise to government decision to reserve an area for government to aid administration. The influx of people into Ilorin metropolis as a result of the conferment of capital status has increased demand for residential property. There is inadequacy/availability of housing stock to accommodate the increasing population of the town.
The above situation has given rise to increase in house rent, increase demand for land and among others
1.2    AIMS AND OBJECTIVES
The aim of this study is to examine the trends in rental value of residential properties in GRA[TPS 100] Ilorin, with a view to identifying the causes of variation in values of residential accommodation.
The specific objectives of the study one:
i.    To identify types of residential properties in the study area
ii.    To examine the rental values of residential properties for the past 10 years (2003-2012) in the study area.
iii.    To examine the causes of variation or trends in rental values of residential properties in the study area.
iv.    To examine factors that affects the rental values of residential properties in the study area and provides recommendations to the factors.
1.3    SIGNIFICANCE OF THE STUDY
The significance of this study are as follows:
-    The study is significant to Estate Surveyors and Valuers, Town planners, Quantity surveyors etc. because improved residential property development will enhance their professional performance
-    To the general public, there will be enough residential accommodation at their disposal for occupation at relatively moderate rent of study will be taken and
-    It will assist in the forecasting of future trend in rental value of residential property and therefore provide a guide for prospective investors and policy makers