Why Government’s Focus Must Shift from Building to Enabling Housing Access

ESV Solomon Ogunami Ehikwe

The housing deficit in many developing countries, particularly in Africa, is a persistent crisis. Nigeria alone is estimated to face a shortfall of over 20 million housing units, while other nations across the continent grapple with similar gaps. In response, governments often announce large-scale housing construction projects, presenting them as solutions to the crisis. Yet, despite decades of such interventions, the deficit remains stubbornly high. The problem is not simply the absence of new buildings; it is the absence of systems that make housing accessible and affordable. This is why governments must shift their focus from merely building houses to enabling access to housing.

When governments directly take on the role of developer, the outcomes are frequently disappointing. Public housing projects are often plagued by inefficiency, poor quality, corruption, and lack of maintenance. Many end up abandoned or occupied by people other than the intended beneficiaries. Furthermore, large-scale government construction cannot keep pace with the sheer scale of demand. Even if governments built thousands of units annually, they would barely scratch the surface of the housing deficit.

A more effective approach is to enable housing access by creating the conditions that empower individuals, families, and the private sector to participate in the housing market. This requires shifting from a “provider” role to an “enabler” role. Rather than trying to build everything, governments should focus on reforms and incentives that make land, finance, and building processes more accessible and affordable.

Land policy is a critical starting point. Across Africa, access to land is riddled with bottlenecks—cumbersome titling processes, unclear ownership structures, and excessive bureaucracy. Governments can unlock housing access by streamlining land administration, digitizing land registries, and ensuring secure property rights. A functional land system reduces disputes, lowers transaction costs, and encourages private investment in housing development.

Financing is equally important. For many low- and middle-income households, the barrier is not the absence of houses but the inability to afford them. Mortgage markets in many African countries remain underdeveloped, with high interest rates and short repayment periods. Governments can help by promoting low-interest mortgage schemes, partnering with financial institutions to offer long-term credit, and supporting rent-to-own or cooperative housing models. These measures make housing affordable without requiring the state to build every unit.

Additionally, enabling housing access requires investment in infrastructure—roads, water, electricity, and waste management. Without these, even well-built houses remain unattractive or uninhabitable. By providing infrastructure, governments make it easier for private developers to build and for communities to thrive. Incentives such as tax breaks or subsidies for affordable housing projects can further encourage private sector participation.

Ultimately, the government’s role should be to create an ecosystem where multiple actors—developers, financial institutions, cooperatives, and individuals—can contribute to solving the housing problem. Building should be left largely to those with the capacity and flexibility to do it efficiently. Government must instead serve as regulator, facilitator, and guarantor of fairness in the system.

The housing crisis cannot be solved by sheer volume of state-constructed units. It can only be addressed through policies that unlock access, affordability, and participation. Shifting from building houses to enabling housing access is not just a policy adjustment—it is a necessary paradigm shift.

Ehikwe, an Estate Surveyor and Valuer, writes from Asaba, Delta State.