Date of Conferral

2021

Degree

Ph.D.

School

Public Policy and Administration

Advisor

Morris D. Bidjerano

Abstract

Abstract:Researchers have asserted that following malaria and AIDS, land-related conflict, exacerbated by rampant real estate corruption, is the third-largest problem and leading cause of death in Togo. The current study provided a means of gaining better understanding of the impact of corruption on real estate development in Togo by addressing the following research questions: How is corruption manifested in Togo’s land registration process and how has corruption in land registration process impacted real estate development? Theoretically, the study was underpinned by the cultural and neo-institutional economics framework. Data were collected through individual interviews and a focus group discussion with 15 purposefully selected Togolese, as well as through review of pertinent documentation that included records of land registration, receipts, protocols, contracts, archival materials, media pieces, government reports, and investigations. The primary and secondary data were thematically analyzed, and the main findings identified multiple alienations of land; corruption in customary and state land administration, the police and the judiciary; weak judiciary; and inadequate compensation for lands expropriated from the natives. Based on the findings, measures such as curbing the alienation of land; reform of customary and state land tenure systems; and purging the government departments of corrupt officials would result in reduction of land litigation and its cost on individuals and the state judiciary. Positive social change implications include impact on the security of land tenure, creation of incentive for real estate development, and rise in the country’s ranking in the ease of doing business index.

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