Nigeria: Pre-Construction Approvals and Building Permit in Lagos State

By Round Peg Homes, Investment & Services Limited

Introduction

Due to increasing concerns over structural integrity and safety in Lagos State, the government has reinforced regulations guiding construction through the Lagos State Urban and Regional Planning and Development Law 2010 (the Planning Law). This law established three key agencies under the Ministry of Physical Planning and Urban Development responsible for planning and building control:

1. Lagos State Physical Planning Permit Authority (LASPPPA)
   • Responsible for processing and issuing planning permits.
2. Lagos State Building Control Agency (LASBCA)
   • Ensures compliance with building regulations and monitors construction activities.
3. Lagos State Urban Renewal Agency (LASURA)
   • Oversees urban renewal initiatives and slum upgrades.

For a deeper understanding of real estate regulations and processes in Nigeria, check out our detailed guide on the Legal Aspects of Real Estate in Nigeria.

Types of Building Permits in Lagos State

Before commencing any construction project, developers must obtain necessary approvals from LASPPPA. There are two major types of permits:

1. Provisional Planning Permit
   • A temporary approval granted while title registration is being processed.
   • Requires a Letter of Clearance from the Lands Bureau confirming ongoing title registration.
2. Final Planning Permit
   • Issued upon full registration of land title and completion of all required documentation.

Learn more about pre-construction approvals and permit requirements in our detailed guide.

Procedure for Obtaining a Building Plan Approval

Regulation 2 of the Lagos State Building Control Agency Regulations, 2019 mandates that developers must notify LASBCA seven days before construction begins. Emergency repairs, however, must be reported within seven days of commencement.

To simplify the process, the Lagos State Government has introduced an e-planning permit system that enables digital submission and tracking of applications. This system has significantly reduced approval timelines, with approvals now expected within one month if all required documents are correctly submitted.

Steps for Obtaining a Building Approval in Lagos State

1. Pre-Submission Documentation
   • Compile and verify all required documents, including architectural and structural drawings, a survey plan, and title documents.
2. Application Submission
   • Submit all required documents at the district office of LASPPPA for initial vetting.
3. Assessment and Payment
   • The agency conducts a review and issues an assessment invoice based on the project’s specifications.
4. Site Inspection & Verification
   • A LASPPPA official visits the site to verify the location and check for compliance with zoning regulations.
5. Final Approval & Permit Issuance
   • After confirming compliance, the final building permit is issued.

✅ Fast-Track Approval Option: Developers who require quicker approvals can opt for an expedited process, which reduces processing time to ten working days under special conditions.

Required Documents for Building Plan Approval

To obtain a building permit, applicants must provide the following:

1. Architectural Drawings – Sealed and endorsed by the Architects Registration Council of Nigeria (ARCON).
2. Structural Drawings – Signed, sealed, and dated by a COREN-registered engineer with a Letter of Supervision.
3. Material Calculation Sheet – Details of materials used, signed by a COREN-registered engineer.
4. Title Documents – Such as a Certificate of Occupancy (C of O), Governor’s Consent, or Registered Deed of Assignment.
5. Survey Plan – A sun-print survey plan showing land coordinates.
6. Environmental Impact Assessment (EIA) – Required for large-scale developments.
7. Tax Clearance Certificate – Or evidence of updated tax payments for individuals or companies.
8. Land Use Charge Receipt – Or an affidavit affirming payment.
9. Development Levy Receipt – Proof of payment of state-mandated development levies.
10. Tenement Rate Receipt – Required for existing properties.
11. Certificate of Incorporation (if applying as a company).
12. Company Pay-As-You-Earn (PAYE) Tax Returns (for corporate applicants).
13. Site Photographs – Clear images showing the current state of the land.
14. Two Passport Photographs – Of the applicant or company representative.
15. Structural Stability Report – If renovating or altering an existing structure.

Post-Approval Compliance and Monitoring

Approval is not the final stage of regulatory oversight. The Lagos State Building Control Agency (LASBCA) continuously monitors construction projects to ensure compliance with approved designs. Developers must obtain the Authorization and Green Sticker from LASBCA, which signifies adherence to the approved plan.

Consequences of Non-Compliance

Failure to obtain the necessary approvals or adhere to building regulations can result in:

• Stop-Work Orders – Immediate sealing of the construction site.
• Demolition – Illegal structures may be removed at the owner’s expense.
• Heavy Fines – Penalties for violating planning laws.

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Conclusion

Obtaining a building plan approval in Lagos State is a mandatory process designed to promote safety, sustainable development, and compliance with urban planning laws. The recent introduction of the e-planning permit system has streamlined applications, making it easier for developers to secure approvals.

By following the correct procedures and maintaining compliance, property owners and developers can increase the value of their property, avoid legal complications, and contribute to Lagos State’s structured urban growth.

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