The Lagos State Government has intensified the enforcement of physical planning and building control regulations across the state. In one of the most recent exercises, more than 20 properties in Ikeja were sealed for alleged violations of the Lagos State Physical Planning Law.
The affected properties reportedly included undeveloped land, buildings under construction and completed structures with unauthorised extensions. The exercise was carried out by the Lagos State Physical Planning Permit Authority as part of the government’s efforts to improve compliance with approved development plans.
This development sends an important message to property buyers, owners, investors and developers: owning land or holding a title document does not automatically mean that every development on the property is legally compliant.
Why Can a Property Be Sealed in Lagos?
A property may be sealed when government authorities identify violations relating to planning approval, building control, structural safety or land use.
Common reasons may include:
- Building without an approved planning permit
- Constructing additional floors or extensions that are not contained in the approved plan
- Changing the approved use of a property without authorisation
- Building on setbacks, drainage channels, road alignments or other restricted areas
- Continuing construction after receiving a stop work notice
- Occupying a building that has not received the necessary completion or fitness certification
- Developing or occupying a structurally distressed building
The Lagos State Building Control Agency is empowered to seal nonconforming structures, remove illegal developments and demolish buildings considered defective or structurally unsafe.
A Land Title Is Not the Same as Building Approval
Many buyers focus almost entirely on documents such as a Certificate of Occupancy, Governor’s Consent, Deed of Assignment or registered survey.
These documents are important, but they mainly relate to ownership and the legal interest in the land. They do not automatically confirm that the building standing on the land was properly approved.
A property may have a recognisable title and still face enforcement action if:
- The building was constructed without planning approval
- The developer departed from the approved building design
- Additional floors, rooms or structures were added illegally
- The property was converted from residential to commercial use without approval
- The building failed structural integrity requirements
This is why proper property due diligence must cover both the land and the building.
Distressed Buildings Are Also Under Increased Scrutiny
The Lagos State Government recently ordered the demolition of the Article Shopping Complex in Satellite Town following reported structural defects. Owners of distressed buildings in Agric and Coker markets were also directed to conduct structural integrity tests within 14 days.
According to the report, several commercial buildings continued to accommodate traders despite signs of structural deterioration. The government maintained that repairs carried out by owners could not replace a professional structural integrity assessment.
This means property owners cannot simply renovate visible cracks or damaged sections and assume the building is safe. Where structural distress is suspected, a qualified professional should assess the building and provide the appropriate report.
What Buyers Should Verify Before Purchasing a Lagos Property
Before paying for a completed building, off plan development or property under construction, buyers should verify the following:
1. The Land Title
Conduct an official search to confirm the ownership, registration status, acquisition status and any existing encumbrances affecting the land.
2. Planning Permit
Confirm that the building has an approved planning permit issued by the appropriate Lagos State authority.
3. Approved Building Plan
Compare the actual property with the approved plan. Confirm that the number of floors, rooms, units, parking spaces and extensions correspond with what was approved.
4. Building Control Compliance
Ask for evidence that the development has complied with required building control inspections and construction stage approvals.
5. Structural Integrity
For older buildings, renovated buildings or properties showing visible signs of damage, request a professional structural integrity assessment.
6. Setbacks and Road Alignment
Verify that the building does not encroach on drainage setbacks, road setbacks, powerline corridors, waterways or land reserved for public infrastructure.
7. Government Notices
Inspect the building carefully for markings, stop work notices, sealing notices, demolition notices or other enforcement signs.
8. Approved Property Use
Confirm that the building is approved for its current purpose. A residential building being used as an office, school, hotel, event centre or commercial facility may require a formal change of use approval.
What Developers Must Do
Developers should treat planning and building control compliance as an essential part of property development rather than an issue to address after construction.
Before commencing a project, developers should:
- Confirm the land use and zoning applicable to the property
- Obtain planning approval before construction begins
- Build according to the approved architectural and structural designs
- Avoid unauthorised extensions or additional floors
- Comply promptly with inspections and notices from regulatory authorities
- Obtain professional approval before making significant structural changes
- Keep complete records of permits, approvals, inspections and certifications
Failure to follow these steps may result in delays, sealing, financial losses, prosecution or demolition.
What This Means for Off Plan Buyers
Off plan buyers must go beyond inspecting beautiful designs, brochures and computer generated images.
Before subscribing to an off plan property, buyers should request evidence of:
- The developer’s interest in the land
- The approved layout and building plan
- The planning permit
- The proposed number of units and floors
- The development timeline
- The developer’s track record
- The payment and refund terms
- The process for monitoring construction progress
An off plan project may appear attractive, but the buyer could face serious problems if the developer has not obtained the required approvals.
Do Not Buy First and Verify Later
Property verification should take place before payment, not after a dispute, sealing exercise or demolition notice has arisen.
A low priced property may become an expensive mistake when the building has defective approvals, violates a setback or differs significantly from the approved development plan.
At LandMall, we encourage buyers and investors to verify the title, planning status, physical condition and regulatory compliance of a property before completing any transaction.
Before you buy, build or invest, verify properly.
Visit LandMall to explore property opportunities and obtain professional support for property searches, verification, documentation and inspections.
LandMall: Verify Before You Buy.
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