ASSESSMENT OF TENANTS WILLINGNESS TO PAY FOR IMPROVED ENVIRONMENTAL AMENITIES: A CASE OF MBUYA, NAKAWA DIVISION- KAMPALA UGANDA

ABSTRACT

The purpose of this study was to assess the tenants’ willingness to pay for improved environments amenities in Mbuya basing on the following objectives; To identify the various environmental amenities that attract tenants. To investigate the effects of demand shifters and tenants willingness to pay for improved living.  To identify the social-economic attributes of tenants that influence willingness to pay for improved environmental amenities. The research was descriptive in nature involving quantitative methods which was administered through questionnaires. The total sample comprised of 65 respondents of all the residents, property managers, and local leaders. Simple random sampling was used where by the researcher went to residents and administered questionnaire to the sampled or selected community leaders and property managers. Primary data was obtained from the library materials, textbooks, brochures, internet and journals. Data analysis was carried out using SPSS and frequency distribution tables.

Due to the COVID-19 outbreak, an online survey was administered to a convenience sample of property managers, community leaders and residents using emails and social media platforms (Facebook, WhatsApp, Instagram and Twitter) to distribute the questionnaires. A total of 65 respondents completed the survey. The sample had higher levels of education and income. Most of the respondents, 68% were willing to pay. The respondents recognized many effects of poor environmental amenities because of flooding by blocking drainage systems in the area settings (31%), causing water and air pollution (29%) and disease outbreak (18%) among others.

Linear regression was used to explore the factors that influence households’ willingness to pay (WTP) for improved environmental amenities. As expected, those with higher income and larger households were willing to pay more for improved amenities services while those who lacked trust in the government to provide environmental management showed lower Willingness to pay. However, respondents who were already paying for environmental amenities services or had received proper amenities information had lower WTP for improved amenities services. Age and gender had no influence on respondents’ WTP. Most of the respondents strongly agreed that it is the government’s role to provide for environmental amenities and believed that other households would continue enjoying while refusing to pay for environmental amenities

I have demonstrated that households are willing to pay for improved environmental amenities and identified some of the constraints to this. However, this study should be repeated with a more representative sample of households to better inform policy makers on environmental amenities strategy formulation.

CHAPTER ONE

• Introduction

The study is an assessment of tenant’s willingness to pay for improved environmental amenities using the case of Mbuya in Nakawa Division. This chapter presents the background of the study, statement of the problem, purpose of the study, objectives of the study, research questions, and scope of the study, significance of the study and conceptual framework

Background

A major challenge in most urban areas is increasing solid waste generations which are the major cause of poor environmental amenities (water, air etc) and improper disposal. To address the problem of poor environmental amenities, developed countries have achieved what remains only a dream to the developing countries in providing environmental amenities. For example, in 2010, the European Commission set up a management policy framework for its member countries aimed at promoting and implementing re-use, recovery, recycle and disposal of waste. The target was to ensure 50% re-use and recycling of household waste and 70% of demolition and non-hazardous waste by 2020 (Hall, D., 2010). Other strategies like waste-to-energy to generate electricity, gas for heating and biofuel out of the municipal solid waste have been adopted. For example, the UK generates 485kg/per capita per year of waste which is collected by the local authorities and more than 40% of it is recycled, a third of it incinerated and only 25% of it land filled (Malinauskaite et al., 2017). Estonia reduced   land filling of municipal solid waste to only 5% by 2015.

In many developing countries, the increase in waste generated surpasses the resources available to collect and dispose it of in urban settlements by the local authorities. Most of the household solid waste is disposed through open dumping, burning, throwing to the bushes, streets and holes in the residential areas (Yoada, et al., 2014 and Adogu et al, 2015,). Additionally, there is no waste segregation as households mix all sorts of solid including hazardous waste during storage before disposal and at the end causing poor environmental amenities.

In Uganda, as the country strives to grow its economy, industrialization has increased and so has the population, growing at an average annual rate of 3.0% with an estimate of 44.3 million  people in 2019 up from 34.6 million recorded in the 2014 census (UBOS 2019). This has greatly increased the amount of waste generated in the urban centres across the country. However, like other developing countries, Uganda is financially constrained in its provision of environmental amenities and most households are unable to pay for them.

It is evident that to encourage the payment of environmental amenities, there is a need to involve households and introduce payment schemes like it is the case in some developed countries. For example, in 1991 the polluter pays principle was adopted as a waste management framework aimed at charging households for the waste generated in Europe (Reichenbach 2008).

Therefore, to ensure willingness by tenants to pay for improved amenities, there is a need to adopt waste reduction, re-use, recycling, recovery practices and charging schemes. Success is being registered through the introduction of waste management charge (WMC) for household solid waste across the world. Different charging systems like flat fee rate, volume- based by use of bags and cans and weight-based approaches have been used (Welivita et al., 2015). Therefore, investigating the charging systems in developing countries like Uganda due  to unique complex challenges they face is necessary. To achieve improved household solid waste management, national legislation is key for its success to set the appropriate policies, payment systems, pricing and waste collection models (Reichenbach 2008). Enforcement of laws on illegal disposal of waste is also important (Boateng and Amoako, 2016).

However, in Uganda, the question that remains is whether the households are willing to pay for improved environmental amenities across the country. Having considered the above issues and the need to properly manage solid waste for environmental and health reasons, it is against this background that this research aimed at investigating the households’ willingness to pay for improved environmental amenities services using contingent evaluation in order to make appropriate recommendations to the policy makers in Uganda and inform future research.

Statement of the Problem

With the decentralization policy in Uganda under the 1997 Local Government act, environmental management falls under the jurisdiction of local authorities like town councils, municipal councils and the city council (Okot-Okumu and Nyenje, 2011). However, the decline in service delivery at the national and local levels has prevented effective and efficient provision of environmental amenities in Uganda. This is due to low revenue collection, mismanagement of limited funds allocated, lack of transparency and accountability and             corruption. For example, according to Okot-Okumu and Nyenje, (2011), the urban councils only allocate 10% of their budgets to environmental amenities provision enabling only 44% of amenities to be provided by the residents themselves across the country. Limited or non-existing management services have forced some households, private sector players and not-for-profit organizations to step-in in some areas to provide the services (Mugagga, 2006). However, this may be unsustainable, especially with the existence of free riders who may not be willing to pay for proper environmental amenities but continue to enjoy free amenities.

Therefore, there is need for effective, efficient and sustainable management of environmental amenities. To achieve desired household environmental amenities services, participation and collaboration of households with the local authorities and other stakeholders is necessary. This involves among others, household financial contribution, change of behaviours and attitudes towards environmental amenities. However, the limited research data published and accessed on how much Ugandan households are willing to pay for improved environmental amenities is limited. This must be supplemented to inform policy countrywide.

This study, therefore, investigated households’ willingness to pay for improved environmental amenities services and explored whether residents are not willingness to pay for amenities. This will help to suggest appropriate measures to the policy makers on environmental amenities to existing literature                                               for future scholar

1.3 Main objective

The main objective of the study is to assess tenant’s willingness to pay for improved environmental amenities in Mbuya, Nakawa Division- Kampala.

1.4 Specific Objectives

This study was guided by the following specific objectives.

1. To identify the various environmental amenities that attracts tenants.
2. To investigate the effects of demand shifters and tenants willingness to pay for improved living.

• To identify the social-economic attributes of tenants that influence willingness to pay for improved environmental amenities.

1.5 Research questions

The study was guided by the following research questions:

1. What are the various environmental amenities that attracts tenants?
2. What the effects of demand shifters on tenants’ willingness to pay for improved living in Mbuya Nakawa division?
3. What are the social economic attributes of tenants that influence willingness to pay for the provision of improved environmental amenities in study area?

1.6 Scope of the Study

1.6.1 Content Scope

The content scope will include; the various environmental amenities that needs to be improved in the study area, key environmental amenities that attract tenants and the social-economic attributes of tenants that influence willingness to pay for improved environmental amenities.

1.6.2 Geographical Scope

Mbuya Nakawa in the Kampala district of the Central region of Uganda, is one of the five division twithin Kampala City the country’s second-largest city by population. It is administered by Nakawa Council, an urban local government.

1.6.3 Time scope

The research study will focus on a period of five years from 2015 – 2019. This is because this is the period that the City Council through Nakawa division increased its budget for the development of most of the areas. Data was obtained via a comprehensive coverage of the study unit in order to test the knowledge available from the participants of the study of the improved environmental amenities

Significance of the study.

It’s only through research that ideas and approaches will be developed and tested. This research will generate information to be used as basis for further research in to the impact of the environment.

The study will increase public awareness on the environmental amenities hence making it convenient for the public when dealing with the environmental managements.

This research will provide data to policy makers that will assist towards formulating for appropriate policy for policy makers operation. This will permit specific plans and policies geared towards promoting environment

The study will add to the general body of knowledge on tenant’s willingness to pay for improved environmental amenities of residential property in Mbuya Nakawa division. The study will also create awareness to the would-be investors/ investors on opportunities available for investment and effect of lack of those environment amenities/ services on the general performance of residential properties in the rental markets

The study may be of importance to government in making housing policies and decree and/or amendment of planning and environmental laws as the study will reveal those environmental amenities that need to be improved.

This research also will be an available source to other researchers in the future for their research works such as projects, thesis, paper and term paper which can be reference to in their project work.

1.8 Justification of the study

1.9 Conceptual Framework

Smyth (2012) defines conceptual framework as a set of broad ideas taken from relevant fields of enquiry, intended to assist a researcher to develop awareness and understanding of the situation under scrutiny and to communicate. It also aims to assist the researcher organize her/his thinking, and explain relationship among interlinked concepts. As seen below.

The conceptual framework below shows the relationships among variables. It indicates that the independent variable of this study which are improved environmental intangible amenities and the dependent variable which is tenants willingness to pay for improved environmental intangible amenities.

Independent Variable                                                                             Dependent variable

Source:adopted and modified by the researcher

Figure 1: A Conceptual Framework Showing Relationship between environmental amenities and tenant’s willingness to pay.

The above conceptual framework suggests that poor drainage system, sanitation affect the provision of the improved environmental amenities. From the conceptual framework above, the independent variables are measured in terms of environmental amenities, socio-economic characteristics and other demand shifters which tend to affect tenant’s willingness to pay.

In addition, the conceptual framework suggests that high rent fees, poor roads , drainage affects the provision of environmental amenities to the community and in return the community does not pay the amenities in time

CHAPTER 2 LITERATURE REVIEW

2.0 INTRODUCTION

This chapter review related literature on study variables as put forward by different scholars. It focuses on assessment of tenants willingness to pay for improved environmental amenities.

Although there is a lot of literature on importance of environmental amenities, however there is still a big knowledge gap on their quality and willingness of the community to pay generally and especially in Uganda thereby necessitating a study of this nature to find out. Furthermore, there is no evidence that the existing literature is either sufficient or relevant to Uganda. This study seeks to fill this gap.

In this chapter, the researcher will also highlight the major strength and/or weaknesses of various scholars‟ existing literature. This is under the general heading of definitions of key terms, factors affecting the provision of environmental amenities.

MEANING OF ENVIRONMENTAL AMENITIES

Within the context of environmental economics, environmental amenities can include access to clean water or clean air, or the quality of any other environmental good that may reduce adverse health effects for residents or increase their economic welfare.  Poor management of solid waste in cities worldwide has posed both environmental and health risks like air, water and land pollution with potential outbreaks of diseases like typhoid, dysentery, skin diseases and respiratory illnesses (Amiga 2002.). Economic growth and population influx in the cities around the world have led to increased waste generation yet urban authorities have got limited funds to meet this challenge, especially in the developing countries (Welivita et al., 2015). Based on the World Bank’s projection of a 70% increase in waste generation of solid waste in the cities by 2050 (Kaza, et al., (2018), household solid waste generation, storage, collection and disposal is crucial to protect the environment and human health.

In Uganda, environmental protection and waste management especially of hazardous waste is clearly stipulated under National Environmental Act 1995 and general waste management is under Public Health Act 1935. Both acts make it illegal for a person or household to dispose of waste that can cause environmental pollution without a licence. Therefore, local authorities are charged with the responsibility to ensure that households’ waste collection and disposal areas like ditches, septic tanks, garbage receptacles, dust bins, dung pits, refuse pits and manure pits are properly managed to prevent them from becoming a nuisance to the community (Local Government Act 1997).

To ensure order and proper management of solid waste for purpose of improved environmental amenities, the authorities need to provide garbage receptacles and dust bins where residents and business people can dispose of the waste generated before it is transported to the landfills by government vehicles or tractors or its partner/contracted private company (Akhtar, et al., 2017). However, solid waste management has remained a very big problem for both households and local governments to improve on environmental amenities. For example, households produce all sorts of solid waste, including degradable waste like cassava, banana and potato peels, food leftovers, wastepaper, and non-degradable waste like plastic waste and bottles among others (Mugagga 2006). Yet most Ugandans in Kampala city (over 80%) use improvised storage facilities for their garbage like plastic bags, paper boxes, broken jerricans and other plastic containers among others to store their waste (Banga, et al., 2011). Most households in developing countries, Uganda inclusive do not segregate their waste during storage (Akhtar, et al., 2017). In Uganda, this waste is later transported to the communal garbage receptacles/containers by bicycles, wheelbarrows, head carrying or dragging by household members where it is later picked by the local authorities (Mugagga 2006).

Due to inadequate waste management processes and practices, most urban households in developing countries end up openly dumping waste on trenches/drainage systems, depositing in their backyard rubbish pits and burning. For example, in Owerri Municipal, Nigeria, 66.3% of the residents practice open dumping and 62.4% of them burn their household waste (Adogu et al.,2015). In Accra, Ghana, 39% of solid waste was disposed to the bushes, streets and holes by the residents (Yoada, et al., 2014) and in the slums of central Uganda, 35% of the households dumped waste openly and 27% burnt their plastic waste (Mukama et al., 2016). This is attributed to limited provision of communal garbage collection containers by Municipalities, limited and delayed transportation of waste in the collection points due to limited means like garbage vehicles and tractors (Ayenew, et al., 2019). In addition, limited affordable alternatives, illiteracy, limited knowledge on the consequences of unsatisfactory waste disposal, free rider mentalities, low income levels, poor residential area planning among others (Mamady, 2016 and Adogu et al.,2015), also leads to reckless behaviours by households when managing waste.

Introduction of charges and need to estimate willingness to pay for improved environmental amenities

To deliver better environmental amenities, local authorities require adequate financial capacity for collection, transportation and disposal of urban solid waste. This explicitly requires efficient governance, adequate resources and household participation. However, in most developing countries like Uganda, this is far from the reality, where waste generated by households and businesses in the cities is not sufficiently collected and managed due to inadequate funds which later results in poor environmental amenities within the community.

Some developed countries on the other hand introduced fees for environmental amenities. For example, the South Korean government introduced household and business “Volume-Based Waste Fee-(VBWF) based on the polluter pays principle for mixed waste to reduce municipal waste produced from going to landfills and achieve 80% waste recovery and recycling rates (Lee and Paik, 2011). In, the UK, Netherlands and Japan, pay-as-you-throw (PAYT) mechanisms were introduced as instruments to improve waste management (Reichenbach 2008 and Sakai, et al., 2008). This has enabled them to increase re-use, recovery, recycle and disposal of waste and improved their environments. The UK adopted a waste-specific levy approach and Ireland adopted a traditional approach based flat financing and landfilling arrangements of waste management among others (Reichenbach 2008) and in Japanese municipalities, a unit-pricing and flat-fee systems were introduced in the 1970s and 1990s respectively (Sakai, et al., 2008)

It is, therefore, important to try such initiatives in developing countries to adequately provide environmental amenities. In doing so, household participation and their financial contribution is important and examining how much they are willing to pay is pivotal for the success of any initiative. The term willingness to pay (WTP) may be defined as the maximum amount of money that the person is willing to pay for a good or service as a direct indication of its worth to the person, relative to his/her other potential spending (Willis and Corkindale, 1995). Many scholars have highlighted a number of factors that influence household’s WTP and amounts to pay for improved HSWM services like age, sex, level of education, bid amount, household size, household location (area of residence), availability of waste collection services/points, effectiveness of by-laws, household income, amount of waste generated and the desire to conserve the environment among others (Bhattarai 2015, Zeng et al., 2016, Song et al., 2016, Boateng and Amoako, 2016 and Ayenew, et al., 2019). One therefore, needs to consider the above factors when introducing any payment scheme that involves households’ financial contribution for its success

Considerations in designing a waste management charging system is key before it is introduced in order to realise its economic and environmental sustainability and fairness (Ferreira and Marques 2015). Additionally, subsidising the private sector services, public-private partnerships, involvement of house owners(landlords/ladies) to take charge of fees collection from tenants, designing appropriate schedules of waste collection, community sensitisation and progressive fee introduction are crucial for acceptance of the HSWM services among households (Banga, et al., 2011 Nkansah et al., 2015 and Rai et al., 2019). Therefore, before any fee is determined, there is a need to involve households so that they feel responsible and accountable for the decisions and consequences that may arise should someone fail to pay for household solid waste management services.

In a bid to examine household’s willingness to pay for improved environmental amenities, contingent valuation methods have mostly been used by different researchers to elicit households’ WTP. For example, dichotomous choice (single bounded) elicitation method was used by Banga et al., (2011), Bhattarai, (2015) and Ferreira and Marques, (2015). Double-bounded dichotomous choice and open-ended questions were used by Ojok et al., (2013) and Ayenew et al., (2019) in Uganda and Ethiopia respectively. A majority of the surveys done using contingent valuation methods reveal that more than 50% of the respondents are willing to pay for and participate in improved environmental amenities for example 83% in Banepa, Napal (Bhattarai 2015), 62.5% in China were willing to pay for rural solid waste separation and management (Zeng et al., 2016), in Macau, (95.7%) showed willingness if asked by the government authorities to separate their waste at home before disposal (Song et al., 2016).In Bharatpur Metropolitan, city residents were willing to pay an increment of 10-28% to what they pay for better environmental amenities (Rai et al., 2019).

However, in Uganda, only 48.1% of the households were willing to pay (Ojok et al., 2013), a slight increase from (Banga, et al., 2011) study which found 45% WTP for improved environmental amenities. This could be because of the belief that people consider it a government role to provide    in urban areas since they pay taxes, fear of free riders and limited coverage since the past surveys were only conducted in Kampala City.

2.1Concept of Environmental Amenities

In environmental economics, an amenity is something considered to benefit a property and thereby increase its value (Carmichael, 2003). Carmichael classifies amenities in two; tangible and intangible amenity. Tangible amenities can include the number and nature of guest rooms and the provision of facilities such as elevators (lifts), Wi-Fi, restaurants, parks, communal areas, swimming pools, golf courses, health club facilities, party rooms, theatre or media rooms, bike paths or garages, while intangible amenities can include aspects such as well-integrated public transport, pleasant views, nearby activities and a low crime rate.

Within the context of environmental economics, an environmental amenity can include access to clean air or clean water, or the quality of any other environmental good that may reduce adverse health effects for residents or increase their economic welfare (Barry and Martha, 2017). Sanusi, (2007) on the other hand argued that environmental amenities are “facilities available to households within and around their houses. They ·are· consumed directly or indirectly by households on daily basis”. The presence of these facilities adds to the comfort, joy and general welfare of the households. He argued further that among these facilities are “open spaces within housing units, habitable rooms, the size of the dwelling unit, the average size of rooms, the number of rooms with cross ventilation, number of toilets available to households, the distribution of bathrooms and kitchen among households”. It is important to note that living standard is measurable, because socio-economic status of the people to a large extent depends on the quality of infrastructural facilities provided with good maintenance culture.

2.1.1 Various environmental amenities that attracts tenants

Provision of safe drinking water is imperative in the improvement of the general welfare of the people in the area. Population growth in cities is driving this demand, but economic growth will add to it. More industry requires more water, and prosperity raises expectations for the quality of water services. A projected increase in the size of the middle class might lead to a demand for better governance and better services including more water services (World Bank, 2012). And water use outside cities, for agriculture and power, will grow even faster, putting more pressure on dwindling water resources. When these pressures are combined, it is projected that over the next 25 years the demand for water in Africa will almost quadruplea much faster rate than any other region in the world (2030 Water Resources Group, 2009). In Uganda 8 million Ugandans lack access to safe water and 27 million do not have access to improved sanitation facilities. Further, due to disparities in water access in Uganda, urban people living in poverty pay as much as 22 percent of their income to access water from water vendors. Water shortage in Uganda has also forced many tenants to choose places of residence basing on water availability (Moe et al., 2006). Unsafe water, inadequate sanitation, and insufficient hygiene practices account for an estimated 9.1 percent of the global burden of disease and 6.3 percent of all deaths, according to the World Health Organization (WHO) (Prüss-Üstün et al.,2008).This situation has been made acute with rapid urbanization especially in developing countries in Africa,global statistics have highlighted the alarming rate of urbanization in developing countries where there the urban population is expected to double from 2000 to 2030(UNFPA,2007).

Presence of electricity supply in so crucial in determining the accommodation pattern of the people. Energy is one of the main inputs to the production process and therefore, its development is crucial for developing economies aiming to boost their economic growth and private investment. This sector’s activities relate to and strengthen the rest of the economy as energy forms an input for almost all production processes of goods and services. Electricity is one of the important components of the energy sector as it is the most versatile and easily controlled form of energy (IMF, 2017). It contributes to economic growth, creation of jobs and provision of light for people in their homes.  The Government of Uganda has for the past decade embarked on a Power sub-sector Reform Programme, which has resulted in the implementation of significant structural changes within the sector. The Reform Programme was aimed at transformingthe electricity sector into a financially viable industry that would enable increased supply of adequate, reliable, and least-cost power to meet the country’s demand (Karekezi et al. 2004).

Presence of health facilities as one of the main components of a quality life it therefore determines the accommodation pattern of the people. Majority of the people especially low nincome the health care for the family takes a lot of their income therefore availability of health services is one of the fundamental key fundamental issues that they take into consideration before they decide a place for their accommodation. At the beginning of the 21st century, the government of Uganda began implementing a series of health care reforms that were aimed at improving the poor health indicators prevailing at the time. A sector wide approach was introduced in 2001 to consolidate health financing.  Another demand side reform introduced in the same year was the abolition of user fees at public health facilities, which triggered a surge in outpatient attendances across the country.  Accessibility and quality of health facilities; Poor health has stand out among other likely candidate for the disappointing growth performance of poor countries. Even though life expectancy increased in developing countries for the past 60 years, many people in low income countries encounter bad health conditions and this affects them economically also to a large extent . it is also difficult for people to stay in some places where the health facilities are in accessible  (The Economist Intelligent unit, 2011).

Environmental sanitation; The WHO Expert committee on environmental sanitation defined in 1950 environmental sanitation as “the control of all those factors in man’s physical environment, which exercise or may exercise a deleterious effect on his physical development, health and survival” (Dwivedi& Sharma, 2007). Environmental sanitation includes disposal and treatment of human excreta, solid waste and wastewater, control of disease vectors, and provision of washing facilities for personal and domestic hygiene. Sanitation is critical of the human stay. Place with proper water and sanitation always people to stay in them and therefore when there is poor sanitation such areas need Urgent action to improve water, sanitation and hygiene as well as health care waste management and environmental cleaning in health care facilities. The WHO/UNICEF Joint Monitoring Programme 2019 Global Baseline Report found that one in four health care facilities globally lacked basic water services, and one in eight had no sanitation service (Mmom et al.,2011).

Pacione (1984) evaluated  the  relationship  between residential property value and residential environmental quality such as appearance of the residential area, air quality, area of trees and   greenery   nearby   while   Garrod   and Willis (1992a) examined the impact of landscape   characteristics   on   house   price such as views of woodland, urban area, and open water area. Boyle and Kiel (2001) studied the impact of land uses, air and water quality on residential property value. Jim and Chen (2006) investigated the environmental attributes related to house price such as view of green spaces and proximity to wood and water bodies (Jim and Chen, 2007; 2009).

Transportation facilities influences the settlement of people in an area. When the provision of adequate transport infrastructure is pivotal to achieving sustainable development and socio-economic growth in Africa, as it facilitates the movementof goods and services, stimulates economic activities, improves the continent’s competitiveness, and provides access to social services. The level of transport infrastructure provision in Africa is inadequate, both in terms of quantity and quality with variation from one country to another. This has negatively impacted the continent’s efforts to achieve the desired levels of socio-economic growth, and has adversely affected efforts to foster regional integration and ensure social inclusiveness. Nonetheless, the continent has witnessed progress in several areas of transport infrastructure development over the last decade including increased stock of paved road networks, stronger political will to foster regional integration, and growing investments in the air transport and railways sub-sectors. However, as progress is achieved, new development challenges also emerge in the sector. These include for example rapid urbanization, regional integration, social inclusiveness, fiscal space for sustainable funding, and resilience to climate change. Transportation facilities attracts people in a specific are, to this day it has been responsible for the attraction of people in most urban parts of Africa. This has further led to the development of these areas. Cities with large numbers of people and highly developed transportation facilities also attract large numbers of people.

Quality of hotel services available in the area. The demands of hotel guests and their expectations tend to change dynamically in the modern hotel industry. When asked to define service, most hotel guests (Mola, Jusoh, 2011) answer using commonplaces such as “getting what I want, when I want it, with a smile and respect”. Despite being too generalized, thus worded expectations still send a clear message – services imply, and customers demand, both tangible and intangible components. The survival of hotels in the existing competitive environment increasingly depends on the quality of service, with the only objective to achieve maximum possible satisfaction levels of hotel guests. Hotel guests‟ satisfaction becomes a key indicator of hotel business and an inevitable condition for achieving competitive advantage and high business performance. Identifying consumers‟ expectations and monitoring, measuring and managing these in terms of quality and satisfaction provides crucial information for business decision making.

An improved water source is an infrastructure improvement to a water source, a distribution system, or a delivery point, which by the nature of its design and construction is likely to protect the water source from external contamination, in particular from faecal matter (Hygiene Improvement Project, 2010).Due to the increasing awareness towards the effect of environmental view amenities on residential property value, factors such as lake, ocean, mountain or panoramic open spaces have also been examined. Several overseas studies have classified environmental amenity according to natural and built environment and discovered that people prefer view of natural environment to built environment (Scott and Canter, 1997; Han, 2010).

2.2 Demand shifters and tenants willingness to pay for improved living.

2.2.1 Structural characteristics

structural characteristics include all attributes relating to the physical structure of a house itself and its lot. Structural characteristics of a house and its land are the primary contributors to its economic value, because they provide the greatest utility to the owners (Bajic, 1984). Households primarily evaluate structural characteristics i.e. numbers of rooms and toilets; position of flat and location; and neighborhood features i.e. proximity to schools, public space, shops, workplaces, hospitals and police stations in order to settle rent in the housing market (Schläpfer, Waltert, Segura, &Kienast, 2015; Ooi et al., 2014; Ardeshiri, 2014).

It is expected that housing price increases with the number of bedrooms, the number of stories and the size of the lot, and decreases with the age of a house. Furthermore, structural attributes are thought to be more tangible and precisely evaluated than other housing characteristics ( Orford, 1999). For instance, the lot or dwelling area of a house is much easier to measure accurately than distance to transport routes, which means that structural characteristics are sure to be reflected in the housing price. With the selection and importance of structural characteristics, Grether and Mieszkowsk’s (1974) study of the physical attributes of a house found that the living and lot area of the house, the house age, the number of bathrooms, and the number of garages were the most critical factors in determining residential housing price.

2.2.2 locational or accessibility characteristics

locational or accessibility characteristics measure the distance or the travel time from a housing unit to locations of special concern, even though these attributes as locational externalities are unmarketed and, thus, are paid for indirectly through housing purchase (Pinch, 1985; Oxford, 1999). For instance, a house’s property

Value can be positively affected by its location near a quality park equipped with good recreation facilities or negatively affected due to its location near a hazardous material facility. That is, accessibility increases property value by decreasing transportation costs which, in turn, bring benefit or utility to the household (Forrest, Glen, & Ward, 1996). Conversely, accessibility removes locational advantages when there is noise, air pollution, and congestion in nearby transport routes or higher crime rates in nearby parks and recreation areas (Sanchez, 1993).

2.3 Social economic attributes of tenants that influence willingness to pay for the provision of improved environmental amenities

2.3.1 Gender;

Female respondents are more willing to pay for improved environmental amenities than males, since traditionally it is the role of women to clean the house and dispose of the waste (Addai and Danso-Abbeam, 2014). Even though the proportion of males to females’ respondents is 62% to 38%, one does not expect this disparity to greatly influence the people’s attitude and perception on household waste management. Recent findings however suggest that gender difference could influence people’s perception on solid waste management (Ehrampoush and Moghadam, 2005).

Many authors have analyzed the effects of socioeconomic and cognitive variables on household’s willingness to pay for a service. Afroz, et al.  2009 in their analysis on the household’s willingness to pay for improved solid waste management in Daka city, Bangladesh maintained that age, household size and income maintain an increasing function with consumers’ willingness to pay for improved environmental quality. However, they found female to have positive influence on consumers willing to pay and males to have negative influence on consumers willing to pay Niringiye (2010) confirmed the findings of Afroz, at el.  2009 by stating that these variables and other variables like household expenditure, quantity of waste generated and consumer’s level of education also pose a significant influence on consumers willing to pay (Addai and Danso-Abbeam, 2014).

2.3.2 Age 

According to different researchers ages have shows mixed result (Afroz, et al. 2009) pointed out that holding all other factors constant, older people are willing to pay more than younger people. This suggest that older citizens are more mature decisions related to evaluating health and environmental issues, possibly due to their age , leading them to express  high willingness to pay value. However, according to Aggrey&Douglason (2010) and (Awunyo, et al. 2013), age affects willingness to pay waste management negatively. Old people may consider waste collection as government’s responsibility and could be less willing to pay for it. Whiles the younger generation might be more familiar with cost sharing and could be willing to pay. Addai&Danso-Abbeam, (2014). Reveal that middle age group in the age range of 21 to 60 were found to be more willing to pay for improved environmental quality  than older ones (above 60) and younger ones (below 20). This was because old people (above 60) considered environmental improvement as government’s responsibility while young ones (below 20) just did not feel responsible for improved environmental quality  and were therefore less willing to pay for it. The middle age generation, with big family responsibilities, better understood the implications of poor environmental quality and were more familiar with cost sharing and were therefore more willing to pay for improved environmental services.

2.3.3Marital Status 

The marital status of the household head is expected to influence the value the individual places on waste management. This is due to the fact that married people are likely to be more responsible to keep the environment clean and hence are more likely to be willing to pay more for improved waste management (Aggrey and Douglason, 2010).

2.3.4 Length of Stay

This refers to the number of years the household has been living in the area. This is expected to influence the willingness to pay in the positive direction, since the longer the year the household has been there, the more they would understand the problem of environment of that area, and the more they would be willing to pay for improvement in the environmental quality.

2.3.5 Family Size

This refers to the number of household members. This variable is expected to have influence positive or negative on the willingness to pay. In most of the households, number of people living in the house were about 5-10(65%), having children may affect household is demand for environment quality. Children tend to play in drainage ditches and abandoned landfills, so parents with children probably more fervent about demanding locations far from environmental hazards than households without children (http:www.bus.edu).

2.3.6. Income

An income refers to the income of the head of the household from all sources. There is a general agreement in the environmental economics literature on the positive relationship between income and demand for improvement in environmental quality (Awunyo, et al., 2013). Therefore, we expect the income to affect the willingness to pay and its amount positively.  The finding in the study of urban household’s willingness to pay in improve solid waste disposal services in Kumas Ghana confirmed that general agreement in environmental economics literature on the positive relationship between income and demand for improvement in environmental quality.

2.3.7 Education

This variable is taken to capture the number of years the respondent spent informal school system. Education is expected to have positive and significant effect environmental quality Thus, the longer period the individual spent in formal school system, the more likely that he/she would be willing to pay more for environmental quality. The household respondents who had attained secondary, post-secondary and graduate level education were more willing to pay for improved solid waste secondary and graduate level education were more willing to pay for improved solid waste management (Okot, 2012). Niringiye (2010) hypothesized that the higher the level of education the more people would appreciate the consequences of mishandling of solid waste and the more value the individual would give in order to avoid the risk of being a victim of unclean environment. (Afroz et al. 2009) also reiterated the fact that education relates to a better understanding of the problem of solid waste and hence willing to ,pay for waste management willing to pay for waste management.(Addai and Danso-Abbeam, 2014).

Origin of contingent valuation method (CVM)

Mitchell and Carson (1989), define the contingent valuation method as “a valuation method that uses survey questions to elicit people’s preferences for public goods by finding out what they would be willing to pay for specified improvements in them.” Informing people about the current situation and the possible specific alternatives which they can value and express the amounts they are willing to pay for the alternative is key according to Willis and Corkindale (1995). Contingent Valuation Methods have been extensively used for non-market valuations since the 1960s due to their ability and flexibility in estimating market values. The application of CVM can be traced back to 1963 as used by economist Robert K. Davis in his doctoral dissertation at Harvard, when he estimated the benefits of a recreation area in Maine backwoods using questionnaires. In 1967, Ronald Ridker adopted it to elicit peoples’ WTP to avoid “dirt and soot” in his several studies on air pollution (Mitchell and Carson 1989). The development of CVM led to subsequent studies for example, Hammack and Brown in 1969 interviewed hunters in the Western USA through mail questionnaires and asked how much they were willing to pay for their rights to hunt the waterfowls and how much they were willing to accept to surrender them (Mitchell and Carson 1989). CVM was also used by the US army corps in their engineering projects to determine project benefits and damages to estimate compensation (ibid) and in the 1970s and 80s it was recommended for US federal institutions’ economic evaluation (Hoyos and Mariel 2010). On 24^th March 1989, there was a major crude oil spill of 11 million gallons by the Exxon Valdez tanker into the waters of Prince William Sound in Alaska. This prompted the US federal government to sue Exxon for damages and loss of marketed goods like death of fish for the fishermen and non-use values to boatmen, hikers and swimmers as well as payment of restoration (clean up) costs (Arrow et al., 1993). CVM was used to estimate the non-use values lost due to the damage caused by the oil spillage (Willis and Corkindale 1995) based on the highly influential National Oceanic and Atmospheric Administration (NOAA) report (Arrow et al., 1993). The concept was later adopted by different scholars to assess peoples’ willingness to pay for different goods like reducing congestion among hikers in the wilderness, paying for the amenities in the urban recreational areas in California and WTP for improved water quality in beaches in Boston among others (Mitchell and Carson 1989 ,Willis and Corkindale 1995, and Hoyos and Mariel 2010). In contemporary research, CVM has been used in different areas for example in Italy, it was used to estimate the community-perceived social benefits of a Landfill Mining project by converting an old unrestricted waste deposit site into a park (Marella and Raga 2014). In the Quingdao costal scenic area in China, CVM was used to estimate the tourists’ WTP and estimate the non-use value of the beach resources (Liu, et al., 2019).

Nonetheless, the CVM has been criticised for being biased and eliciting higher values than the true WTP amounts (Arrow et al., 1993). To counter these shortfalls, use of the right sample size and type, minimisation of the non-responses, using the right interview methods, tools, elicitation format, pretesting the contingent value questionnaires to ensure proper understanding by the respondents before data collection and clear reporting were recommended in the NOAA report (Arrow et al., 1993 and Willis and Corkindale 1995). These recommendations have led to improvements in CVM and the emergence of different elicitation techniques. CVM has remained one of the most popular methods of estimating the WTP for non-market values to date and is used in this study to estimate household WTP for improved solid waste services in Uganda.

Elicitation techniques

Different contingent valuation elicitation techniques have evolved over time in a bid to improve the results in estimating the WTP for non-market values. In estimating WTP amounts, in most cases the respondents do not have amounts in their minds because the good/service in question is novel and they find it hard to decide how to respond to CVM questions during the interviews (Ahmed and Gotoh, 2006). Just like suggesting how much to pay for an item displayed in the store without a price tag except that in this case the good is often unfamiliar. Therefore, to support the respondents to state the true amounts they are willing to pay, scholars have come up with different elicitation techniques that help to lower nonresponse rates or unrealistically large amounts associated with unpriced goods. The techniques are categorized into two dimensions that comprise of single questions or an iterated series of questions to elicit the maximum WTP (Mitchell and Carson 1989)

To directly elicit respondents’ payment amounts or a ‘yes or no’ response and stating maximum amounts they are willing to pay for a given amenity, contingent valuation may use closed ended (single question) or open-ended formats respectively (Willis and Corkindale 1995). Firstly, in the closed ended category includes payment card, sealed bid auction, take-it-leave-it offer (single-bounded dichotomous choice (SBDC), open-ended/direct question and the most recent random card sort (RCS) technique among others. The second category is composed of an iterated series of questions and they include bidding game, take-it-leave-it offer (with follow up) also known as double-bounded dichotomous choice (DBDC) and oral auction (Mitchell and Carson 1989). Below are some of CV elicitation techniques.

The bidding game

The bidding game according to Mitchell and Carson (1989) is “an elicitation method modelled on the real-life situation in which individuals are asked to state the price in an auction.” For this reason, respondents are familiar with the method and since it requires only a yes or no response, it is also deemed simple and the open-ended question elicits the maximum WTP for the good (Chanel et al, 2015). In addition, iteration enables respondents to thoroughly think through and evaluate the worth of the good in question (Mitchell and Carson 1989 and Bateman et al., 2002). However, its disadvantages include the starting amounts influencing responses of the amounts one is willing to pay (subject to starting point bias). Secondly, it leads to unrealistically large bid amounts accruing from “yes-saying” to avoid public humiliation for saying no or less amounts especially if one holds a reputable position in the community and lastly, it cannot be self- administered for example using mail, telephone and online (Bateman et al., 2002 and Chanel et al, 2015). Its limitations created the desire for improvements leading to the evolution of the payment card method described hereafter.

         Open-Ended technique

The Open-Ended (OE) approach is where respondents are requested to mention their actual maximum WTP amounts for the services or goods (Ahmed and Gotoh 2006). The respondents give a single straight answer for the value for the good. The OE elicitation method has presented advantages which include enabling respondents to give actual value of the commodity by themselves based on their ability and preference of the service (Loomis 1990 and Ahmed and Gotoh 2006). Anchoring and starting point bias are eliminated with this technique because no values are suggested (Chanel et al., 2016). It is a straightforward elicitation method. However, the critics of OE survey highlight its inability to elicit realistic amounts from respondents but rather getting too low or high values on the WTP which do not correlate with one’s ability to pay or the actual value of the amenity (Ahmed and Gotoh 2006). It is said to be susceptible to high nonresponse rates or “I do not know” responses due to the difficulty in establishing the actual WTP amounts by respondents (Chanel et al., 2016).

In this case, double bounded-dichotomous choice technique and open-ended question was used in elicitation of WTP for waste management services with debriefing closed ended questions to assess the respondents understanding of the tool used. This enabled the respondents to give

precise maximum amounts for the services as well us give feedback for the tool used in elicitation

The main biases in contingent valuation surveys

Contingent valuation methods have been criticised as being susceptible to several biases. According to (Mitchell and Carson (1989) and Ahmed and Gotoh, (2006), the following are the main biases associated with different elicitation methods

1.     Starting point bias

This occurs when the respondent’s estimated WTP is directly or indirectly influenced by the starting values given in the elicitation tool during the survey

2.     Range bias

This is where the respondent’s WTP amounts for the amenity are influenced by the range of amounts on a given elicitation tool

3.     Hypothetical bias

This emerges when the respondent realizes that they do not actually have to pay for the goods asked. This can lead to higher WTP amounts, because people know they will not actually be required to pay.

4.     Strategic bias

This is when the respondents provide responses that are biased to prompt their desired result based on perceived information. The individuals can show strategic behaviours by undervaluing their WTP if they anticipate that their WTP will be used to set charges and overstate their values if they realise they will not be required to pay, but a high WTP will make it more likely the good/service will be provided. This can potentially be reduced by identifying respondents who are undervaluing their WTP and highlighting to them the risk of potentially being excluded from enjoying the desired good or service being introduced (Willis and Corkindale (1995).This will likely enable the elicitation of the true and maximum amounts respondents are willing to pay

5.     Relational bias.

This is where the information given on a good suggests its relationship to other public or private amenities that influences the respondent’s WTP amount. For example, individuals can just become “yeah-sayers” and accept to pay any amount mentioned to show their support for an environmental good (Willis and Corkindale, 1995)

6.     Sampling bias

Inappropriate sampling creates bias where some eligible respondents are left out.

7.     Interviewer bias

This is where the respondent’s values for the given amenity have nothing to do with their willingness to pay but are fuelled by the desire to either impress or gain status from the interviewer

8.     Informational bias

This happens when the information provided biases respondents with limited or no knowledge and experience of environmental services or goods in question to either value such amenities or opt not to respond.

There are other biases that arise because of sponsors, payment vehicle and elicitation question among others. However, it is important to acknowledge that in non-market valuation surveys, bias is inevitable and Bishop and Boyle (2018) point out that minimization of the degree of variance and bias of value estimates is a major concern for the reliability and validity of the methods used and the eventual acceptance of its results

CHAPTER THREE

METHODOLOGY

3.0 INTRODUCTION

This chapter describes the procedures that the researcher  followed while conducting the study. It presents the research design, study area, sample size and sampling technique, data collection instruments, data matrix, data quality control, research procedure, ethical consideration, data processing and analysis.

3.1 RESEARCH DESIGN

The study was a descriptive cross sectional study design involving both quantitative and qualitative methods in assessing tenant’s willingness to pay for improved environmental amenities in Mbuya. The descriptive research design refers to the systematic process of gathering descriptions of existing phenomena in order to describe or explain what is going on (Ololube, 2009).

3.2 Study Area

Mbuya is located in Nakawa Division, one of the five administrative divisions of Kampala. It is bordered by Kyambogo to the north, Kinawataka and Kireka to the northeast, Butabika and Biina to the east, Mutungo to the southeast, Port Bell, Kitintale and Bugoloobi to the south, Namuwongo to the southwest, Nakawa to the west and Ntinda to the northwest. This location lies approximately 10 kilometres (6.2 mi), by road, east of Kampala’s central business district. The coordinates of Mbuya are: 0°19’39.0″N, 32°37’48.0″E (Latitude: 0.3275; Longitude: 32.6300).

This study will be carried out in Mbuya in Nakawa Division. Because the study area is easily accessible and the researcher believes in getting the required data in the study area.

3.3 SURVEY POPULATION

The study targeted the tenants, property managers, and community leaders.

3.4 Sample size and sampling technique

3.4.1 Sample size

Basing on Krecjie the and Morgan“ (1970) sampling (See table 1

Appendix 2), the researcher  selected a sample size of 56 respondents from a population of 65 respondents with the help of simple random and purposive sampling. The number was considered appropriate because of the nature of research, limited resources and taking into account the time the study was conducted in period of Covid-19. The number of respondents enabled the researcher to get deeper, richer and more detailed information hitherto unrecorded.

3.4.2 Sampling technique

The researcher  used both simple random sampling and purposive sampling

Simple random sampling technique was used to determine the tenants from Mbuya. This is because the technique provides an equal chance to any of the respondents to be selected and it is free from sampling bias.

Purposive Sampling was used to select key informants particularly landlords/ property owners, property managers and community leaders. This method  allowed  the researcher to select respondents relevant to the problem under

investigation in order to provide in depth information and knowledge of a phenomenon of interest.

Table 1 Population, sample and sampling techniques

Source; primary data

3.5 DATA SOURCES

The researcher used both primary and secondary data. Primary data was collected from respondents of Mbuya using a questionnaire to obtain perceptions of the respondents. This was because the type of data sources was original and was collected specifically for the study. Literature was reviewed using secondary data sources from publications of urban management, journals, reports, local government act, internet, research projects and from Kyambogo University library. Statistical figures were got from population census.

3.6 Data collection methods/ tools

3.6.1 Questionnaires

The researcher used questionnaires as data collection instruments. These questionnaires were administered by the researcher herself for purpose of explaining to the respondents the reason for the research and receive appropriate and reliable information from the respondents

3.6.2 Interview guide

The researcher  interviewed  the respondents helped  to collect data from respondents. Face to face discussions were conducted by researcher together with respondents in order to get first hand information necessary for the study

3.6.3 Observation:

This approach involved the researcher making regular visits and surveys to the study area to analyse the existing situation. This approach was applied where necessary more especially where confirmation is required to supplement the data collected from various sources.

3.6 Data matrix table

MEASUREMENT OF VARIABLES

Environmental amenities were the independent variables for the purpose of this study. A five point likert scale was used to determine the degree of agreement and disagreement with the statement that defined the measures of willingness to pay. This question scales was developed basing on the literature definitions of the qualitative characteristics attributes by Cooper and Schindler (2003).

VALIDITY AND RELIABILITY OF INSTRUMENTS

To ascertain validity and reliability, the questions were tested using a sample to eliminate questions that were vague. The research instrument was tested using the content validity index (CVI) and a Cronbach Alpha co-efficient.

A CVI of greater or equal to 0.50 confirmed that the questions taken were relevant to the study variable. For reliability, Alpha co-efficient with values equal or greater than 0.5 were also considered to be relevant. This was done to build confidence that the instrument yield good results.

3.8 Research Procedure

The  study was done under the guidance of the supervisor .Once the proposal was approved, the researcher  obtained an introductory letter from the Head of Department, Land and Architectural Studies, Faculty of Engineering, Kyambogo University introducing her to the LC 1 chairperson of mbuya in Nakawa Division. Data was collected by the researcher herself with the guide in the LC chairperson on the appointed dates.

Ethical considerations

All respondents were assured of confidentiality and the purpose of the research being academic was declared and explained in advance to all respondents.  An introduction letter was delivered to all respondents to ask for permission. Identity of respondents was required on the questionnaire.  All respondents were skilfully and professionally approached

3.10 Data Processing, analysis and Presentation

This was the final stage in processing having compressed the data from tables to graphs. Data was edited to check the accuracy, consistency and completeness of the information. Data was collected from the primary survey using a questionnaire instrument and analyzed using a computerized data analysis tool. The SPSS package was used to come up with statistics that shows the relationship between the independent variable and dependent variable. Excel, correlation and measures of central tendencies like mean, mode and median were part of the analysis.   Spearman correlation coefficient was used to determine the degree of relationship between variables. Data entry was done by Microsoft Word.

LIMITATION OF THE STUDY

Financial constrains. The study was quiet costly to the researcher as she had to meet the costs herself.

Delay in response. Some respondents took a lot of time filling the questionnaires.

The researcher moved around checking on the respondents.

The busy schedule of the property managers made the researcher to reschedule appointments now and again which delayed the collection of data. This was overcome by making appointments within busy schedule.

CHAPTER FOUR

PRESENTATION, ANALYSIS AND INTEPRETATION OF FINDINGS

4.0 Introduction

4.1 Introduction

This chapter discusses the interpretation and presentation of the findings obtained from the field on the assessment of tenant’s willingness to pay for the improved environmental amenities. Descriptive statistics were used to discuss the findings of the study. The study targeted a sample size of 65 respondents of which all the 65 filled in and returned the questionnaires making a response rate of 100%. This response rate was satisfactory enough to make conclusions for the study.

4.2Demographic information of the respondents

This section presented the demographic information of the respondents and their responses are presented in tables and figures below;

To appreciate the reliability and the accuracy of the research findings, the researcher identified the respondents‟ bio data in respect of gender, age, level of education and the duration they have been in the area as shown below.

Table 4.2.1 showing gender of the respondents.

Source: primary data

According to the findings, 58% of the respondents were male and 42% were female. This implies that there was gender bias in the study.

Table 4.2.2 showing age range of the respondents

Source: Primary Data

The study findings indicated that 28% of the respondents were 18-25 years, 42% were 26- 33years, 14% were 34-41, 4% were 42-49, 4% were 50-57 and 8% were over 58 and above years old. This indicates that respondents were mature enough to answer questions in the questionnaires.

Table 4.2.3 showing education level of respondents

Source: primary data.

It was established that 6% had diploma, 52% degree, 32% 2^nd degree and 10% had a PhD. Majority of the respondents are degree holders.

Table 4.2.4 showing of the respondents’ length of service

Source: primary data.

The table shows that respondents who have worked for less than 1 year were 12%, 1-3years 56%, 4-6 years 26% and 7 years and above were 6%. This shows that majority of the employees have spend1-3 years.

CHAPTER FIVE

DISCUSSION AND SUMMARY, CONCLUSION AND RECOMMENDATIONS

5.1 Introduction

From the analysis and data collected, the following discussions, conclusion and recommendations were made. The responses were based on the objectives of the study. The study had intended to establish the tenants willingness to for improve environmental amenities.

5.2 Summary and discussion of findings

The main objective of the study is to assess tenant’s willingness to pay for improved environmental amenities in Mbuya, Nakawa Division- Kampala

5.3 Conclusion

From the findings the study concludes that poor roads, poor waste management, high rent fees, the size of the room positively affects the willingness to pay for the environmental amenities, as it was found that there was a strong positive effect on environmental amenities. Thus the study concludes that good enviromental amenities have positive impacts on the tenant’s willingness to pay.

5.4 RECOMMENDATIONS

The policy makers should focus on sensitizing the public on their role to pay for environmental amenities. The right charging system should be established before rolling out any payment scheme for environmental amenities and to prevent free riding. Therefore, a need to involve households in setting      the fees and the payment system to be used is paramount for the success of the scheme. Since most of the households exhibited trust for the private companies the provision of environmental amenities, the local authorities should establish public- private partnerships to manage waste, drainage management and subsidize the services of the private companies in waste management which helps in the environment attractive in return they pave way for good environment. Lastly, to effectively establish a policy regarding rentals should be put in place, more research needs to be done since this study focused on the affluent group and its results may not be representative of the entire country.

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KYAMBOGO UNIVERSITY

 BACHELOR OF SCIENCE IN LAND ECONOMICS

QUESTIONNAIRES TO RESIDENTS AND COMMUNITY LEADER

Dear respondent,

This is an academic research about assessment of tenant’s willingness to pay for improved environmental amenities in Mbuya, Nakawa Kampala Uganda. It is being carried out as a partial fulfillment for the requirements of the award of a Bachelor of Science in Land Economics Degree of Kyambogo University. As one of the respondents, your opinions are very important to this study. The information provided will only be used for academic purposes and will be treated with utmost confidentiality.

The researcher requests you to spend a few minutes of your time and answer the questions that are in this questionnaire. Your co-operation is highly appreciated.

Thank you very much for your co-operation and time in advance.

BACKGROUND

1. Job /Title /Rank…………………………………………………………
2. Gender : Male                                       Female
3. Age of respondents

18-25                            26-33                                    34-41

42-49                            50-57                                    58-Above

4. Educational level

O-level

A-level

Diploma

Degree

2^nd degree

PhD

5. For how long have you been working with National Insurance Company? Less than 1 year 1-3years

4-6years                                                       7years and Above

SECTION B

For each of the following statements, please tick where it is applicable the extent to which you agree using a likert scale.

On scale of 1-5, please tick the appropriate view of your opinion in regard to the aspects in the table below and make a brief statement where necessary.

Part 1: To identify the various environmental amenities that attract people here

Part 2: Effects of demand shifters on tenants’ willingness to pay for improved living in Mbuya Nakawa division.

Part 3: Social economic attributes of tenants that influence willingness to pay for the provision of improved environmental amenities in study

INTERVIEW GUIDE

I am Aikirize Desire Yunas Registration number 16/U/4153/BLE/PE, a 4^th year student of Kyambogo University pursuing a Bachelors degree of Science in Land Economics and I am carrying out a research to investigate the tenants willingness to pay for environmental amenities in Nakawa division A case study of Mbuya Nakawa division. You are therefore identified as one of the respondents to provide appropriate information. The information given shall be purely used for academic purposes only and it will also be very confidential.

1. What’s your age?

2. What is your level of education?

3. How much is your monthly income?

4. How long have been staying in Mbuya Nakawa division?

5. Are you satisfied with the environmental amenities in Mbuya Nakawa division?

6. Which environmental amenities need to be improved in Mbuya Nakawa division?

7. How do environmental amenities in Mbuya Nakawa division affect rent?

8. How much will you be willing to pay for improved environmental amenities in .Mbuya Nakawa division?

9. Identify the Challenges Faced in providing the environmental amenities in Mbuya Nakawa division.

Appendix 2: Krejcie& Morgan Population Table (1970)

Note: “N”   is   Population   size,   and   “S”   is   Sample

APPENDIX :2       WORKPLAN