EXPLORING LANDLORD-TENANT RELATIONSHIP IN IKEJI-ARAKEJI: A COMPARATIVE STUDY USING DECALOGUE OF DIALOGUE

1.1 Background to the Study Leonard Swidler is recognized as one of the prominent American theologians and professors of Catholic thought and interreligious dialogue. Born in 1929, Swidler spent much of his academic career at Temple University, where he founded and co-directed the Dialogue Institute. Throughout his life, he has been a strong advocate for global understanding, religious tolerance, and the importance of communication across different belief systems. His work extends beyond theology into philosophy, ethics, and cultural studies, with dialogue being the central thread that connects all his scholarly contributions(Swidler, 2014). Swidler is perhaps best known for his formulation of the Decalogue of Dialogue, a set of ten principles designed to guide meaningful conversations between individuals of different backgrounds, cultures, and beliefs. His Decalogue stresses critical elements such as honesty, humility, empathy, and active listening. Swidler believed that dialogue should not merely aim for agreement but should foster deeper understanding and respect, even in the face of persistent differences. His principles emphasize that dialogue participants must speak authentically, listen deeply, and remain open to learning from others (Swidler,1983). In developing the Decalogue of Dialogue, Swidler responded to growing global tensions marked by religious conflicts, political divisions, and cultural misunderstandings. He argued that dialogue is essential not only for conflict resolution but also for building peaceful, pluralistic societies. His work insists that real communication requires more than just tolerance; it demands engagement, openness, and a willingness to be changed by the encounter with others. Swidler’s Decalogue thus provides a practical and ethical framework for fostering mutual respect and trust across diverse communities (Swidler, 2014). Swidler's contributions have had a significant impact on academic discussions around interfaith dialogue, intercultural communication, and conflict resolution. His ideas have been applied in numerous fields, including education, diplomacy, religious studies, and community development. Scholars, peacebuilders, and religious leaders have drawn on his Decalogue to guide discussions aimed at resolving long-standing disputes and promoting social cohesion. His insistence on dialogue as a transformative process continues to inspire new generations of researchers and practitioners committed to bridging divides.Despite Swidler's contributions globally, many African societies are still struggling with measures on settling conflicting issues such as, farmersherders conflicts, Landlord Tenant conflicts, banditry, marital conflicts etc. In the context of this study the Landlord Tenant is given much preference. In Nigeria, landlord-tenant relationships are particularly strained due to weak enforcement of housing laws, high demand for affordable housing, and economic instability. Tenants often face sudden rent increases, poor living conditions, and threats of illegal evictions without due process. Landlords, on the other hand, sometimes struggle with tenants who default on rent payments or damage property. The legal system is slow and expensive, making it difficult for either party to resolve disputes quickly and fairly. The Nigerian government has made efforts to address these problems by introducing tenancy laws in various states, such as the Lagos Tenancy Law of 2011, which aims to regulate rent agreements and protect tenant rights. Despite these measures, enforcement remains a major challenge, and many disputes are still handled informally or through prolonged court battles. It is therefore on this backdrop that dialogue assumes it's place of relevance. This study seeks to investigate how dialogue impacts landlord-tenant relationships in IkejiArakeji, a developing town in Osun State, South West Nigeria, focusing on the strategies used and their outcomes. To analyze the role of dialogue, this study will employ Swidler’s Decalogue, a framework derived from Ann Swidler’s cultural sociology. Swidler’s work suggests that individuals draw on cultural resources such as habits, skills, and strategies—to navigate social interactions. In this context, Swidler’s Decalogue will be used as a set of principles to examine how landlords and tenants in IkejiArakeji use dialogue as a cultural tool to manage their relationships and resolve conflicts. This framework will help identify the cultural strategies that shape dialogue practices and their effectiveness in improving landlord-tenant dynamics. 1.2 Statement of the Problem In IkejiArakeji, however, conflicts between landlords and tenants remain prevalent. Disagreements related to rent payments, property maintenance, ineffective communication, and unclear lease terms often lead to strained relationships, evictions, and, in some instances, prolonged legal disputes. Such tensions not only disrupt individual living arrangements but also undermine community harmony and social stability.Although the role of dialogue in conflict resolution has been widely acknowledged in global literature, its specific impact on landlord–tenant dynamics in local Nigerian communities—particularly in IkejiArakeji has not been thoroughly explored. Several studies have laid the groundwork for understanding the value of dialogue in resolving disputes. For instance, Saunders (2016) and Susskind and Cruikshank (2017) advocate for structured dialogue as a path toward mutually beneficial agreements. Isaac et al. (2018) emphasize the role of authentic conversation in deepening mutual understanding between conflicting parties. Similarly, Bohm and Nichol (2016) highlight dialogue’s ability to break rigid thought patterns that escalate conflict, while Yankelovich (2020) demonstrates its effectiveness in bridging ideological and cultural divides. Wiscons (2017) further notes that tenants and landlords often form emotional attachments to properties, influencing both their behavior and conflict outcomes. More recently, Isaac et al. (2024) explored the potential of interfaith dialogue as an innovative approach to resolving farmers–herders disputes in Southwest Nigeria, emphasizing empathy, mutual respect, and collaborative problem-solving. Despite these contributions, existing research has not adequately addressed the unique cultural and social dynamics that influence the practice and effectiveness of dialogue in Nigerian landlord–tenant settings. There is a noticeable gap in empirical evidence regarding the dialogical strategies used by landlords and tenants in IkejiArakeji, as well as the cultural factors that mediate these interactions. In addition, Swidler’s Decalogue of Dialogue a theoretical framework originally developed to guide interfaith and intercultural dialogue has not been contextualized within the landlord–tenant relationship domain.This study seeks to fill these gaps by examining the impact of dialogue on landlord–tenantrelationships in IkejiArakeji, using Swidler’s Decalogue of Dialogue as a theoretical framework. Objectives of the Study The primary objective of this study is to explore the impact of dialogue on landlord-tenant relationships in IkejiArakeji, using Swidler’s Decalogue as a framework. Specifically, the study aims to: i. identify and examine Leonard Swidler’s Decalogue of Dialogue. ii. investigate the landlord-tenant challenges in IkejiArakeji community. iii. assess the impact of the challenges facing landlords and tenants in IkejiArakeji community. iv.contextualize Leonard Swidler’s Decalogue of Dialogue to address the landlord-tenant challenges in IkejiArakeji. v. propose effective and strategic dialogue policies to address the landlord-tenant relationship in the study local and the world at large. 1.4 Research Questions To achieve the objectives of this study, the following research questions will be addressed: i. what are the key principles of Leonard Swidler’s Decalogue of Dialogue? ii. what are the main challenges faced by landlords and tenants in IkejiArakeji community? iii. what is the impact of these challenges on landlord–tenant relationships in IkejiArakeji? iv. how can Leonard Swidler’s Decalogue of Dialogue be applied to address landlord–tenant challenges in IkejiArakeji? v. what effective dialogue strategies and policies can be proposed to improve landlord–tenant relationships locally and globally? 1.5 Significance of the Study This study will contribute to the existing body of knowledge on landlord-tenant relationships by providing insights into the role of dialogue in a specific cultural and geographical contextIkeji-Arakeji. By using Swidler’s Decalogue as a framework, the study will offer a unique perspective on how cultural strategies shape dialogue practices, adding to the literature on cultural sociology and conflict resolution. The findings will be valuable for landlords, tenants, and community leaders in IkejiArakeji, as they will identify effective dialogue strategies that can be adopted to improve relationships and reduce conflicts. In addition, the study will provide practical recommendations for enhancing dialogue practices, such as training programs or community mediation initiatives, which can foster better landlord-tenant relationships. This, in turn, will contribute to social harmony in IkejiArakeji by reducing disputes and promoting a more cohesive community. The study’s outcomes may also be relevant to other semi-urban communities in Nigeria facing similar housing challenges, offering a model for using dialogue to improve landlord-tenant dynamics. 1.6 Scope and Limitations of the Study The study is limited to the geographical scope of IkejiArakeji, focusing on landlord-tenant relationships within this town. The population scope includes landlords, tenants, and community leaders involved in these interactions. The topical scope centers on the role of dialogue in improving landlord-tenant relationships, with a specific emphasis on the cultural strategies analyzed through Swidler’s Decalogue, as well as the impact and challenges of dialogue.However, the study has some limitations. First, its focus on IkejiArakeji limit the generalizability of the findings to other regions with different cultural or economic dynamics. Second, the qualitative nature of the study restricted the sample size, potentially affecting the depth of the findings. Third, access to some participants and their willingness to share honest perspectives posed challenges, Despite these limitations, the study provides valuable insights into the role of dialogue in this specific context. 1.7 Research Methods This study adopts a qualitative comparative method to investigate the landlord-tenant conflict in Ikeji-Arakeji, a growing community with over 40 housing settings. The research explores core challenges in the landlord-tenant relationship such as rent payment delays, poor water and electricity supply, building maintenance, and ineffective communication. Data will be gathered through semi-structured interviews with 20 landlords/caretakers and 10 tenants, selected using purposive sampling based on their experience with tenancy-related challenges. The qualitative approach allows for a deep understanding of participants’ personal experiences and perceptions, especially in conflict-prone housing environments.To make sense of the collected data, a thematic analysis will be conducted. This involves coding and identifying recurring themes across the responses from both landlords and tenants. Key themes will likely include maintenance responsibilities, billing issues, eviction triggers, and the breakdown (or success) of communication. The comparative angle will help identify points of convergence and divergence between both parties, particularly how (or if) the principles of dialogue are applied in conflict resolution. To protect privacy due to the sensitive nature of the topic, all participants will be anonymised using labels like Respondent 1 instead of real names for e.g T-R-1 for tenant Respondent 1 and L-R-1 for Land-lord/Care Taker Respondent 1. Ethical considerations also include voluntary participation, informed consent, and secure data handling.