Before you buy or rent a building in Lagos, ask for three papers: the planning permit and approved building plan, stage certification records, and the Certificate of Completion and Fitness for Habitation issued by the Lagos State Building Control Agency (LASBCA). You can check that certificate yourself on LASBCA’s online verification page using the approved plan number and certificate number. For a plot or house in a new estate, also confirm the estate has layout approval: in August 2025 Lagos named 176 estates it said had none. (Updated October 2026.)
Update, 12 October 2026: We first published this page in 2024 as a list of demolition red flags. We have rewritten it as a step-by-step check you can run before paying, with links to the official Lagos tools. The setback red flags are still here, near the end.
What approvals should a Lagos building have?
A properly built house in Lagos leaves a paper trail at two agencies. The planning side approves what you may build. The building control side inspects it while it goes up and certifies it when it is finished.
| Document | Who issues it | What it proves |
|---|---|---|
| Planning permit and approved building plan | Lagos physical planning authorities | The building was allowed on that plot, in that form |
| Stage certification | LASBCA | Inspectors checked the work at stages during construction |
| Certificate of Completion and Fitness for Habitation | LASBCA | The finished building matches the approved drawings and is fit to live in |
| Layout approval (estates) | Ministry of Physical Planning and Urban Development | The estate itself was approved, not just the house |
Sources: LASBCA FAQ; Resolution Law Firm on Mondaq, 28 May 2026; Premium Times, 4 August 2025.
LASBCA’s own FAQ describes the completion certificate as confirming that “the construction has been carried out according to the development permit” drawings, so the owner can occupy the building. The owner applies for a final inspection when the work is done.
How do you check a building’s approval in Lagos?
Ask the seller or landlord for copies, then verify them yourself. Never accept “the papers are with the developer” or “we’ll bring them after payment.”
- Get copies of the planning permit, approved plan, any stage certificates and the completion certificate. A May 2026 due-diligence guide by Resolution Law Firm lists all of these for existing buildings.
- Verify the completion certificate online. LASBCA’s certificate verification page asks for the approved building plan number and the certificate number. If the seller can’t give you both numbers, treat that as a warning.
- Check the permit with the planning authorities. Lagos now runs planning applications through its electronic permit system; our guide to Lagos building approvals online explains how it works.
- Compare the building with the plan. Extra floors, a boys’ quarters that isn’t on the drawings, or a fence over the drainage line are all signs the building has gone beyond its approval.
- Look for notices on the property. LASBCA seals buildings that break planning law and building codes, and its FAQ says breaking a seal is an offence. Paint marks or seals on the wall are a reason to stop and ask questions. LASBCA’s site also lists a “View Served Notice” service.
Watch out: A Certificate of Occupancy (C of O) proves title to the land. It does not prove the building on it was approved. You need both checks.
How do you know if an estate is approved?
Ask for the estate’s layout approval and confirm it with the Ministry of Physical Planning and Urban Development. On 4 August 2025, Lagos published a list of 176 estates it said had no layout approval and gave their developers 21 days to regularise, Premium Times reported. Most were in Eti-Osa, Ajah, Ibeju-Lekki and Epe. The commissioner warned buyers in unapproved estates that they risk losing their investment, and pointed them to the ministry’s Planning Information service.
That list is a snapshot from 2025, so an estate missing from it isn’t automatically approved. Ask for the layout approval letter every time. We cover what the list means for buyers in 176 Lagos estates declared illegal, and our guide to excision and gazette covers the land-title side of the same check.
Run the land checks too. Our free Land Verification Checklist covers title, survey and registry searches, so you check the land and the building before you pay.
What setbacks can still get an approved-looking building demolished?
Even with papers, a building that sits on a right of way or too close to public infrastructure is at risk. Check the plot against:
- Roads and planned highways. Lagos widens roads to its masterplan. See our guide to highway setbacks and rights of way.
- Drainage channels and canals. Buildings on drainage lines are a common demolition target in flood season.
- Power lines, pipelines and rail lines. Each has a safety buffer. Ask a surveyor or town planner to confirm the building is outside it.
The setback distances differ by type of infrastructure, so get a professional to check the plot. Don’t rely on what neighbours have built.
What if you are renting, not buying?
The same checks protect you, at lower cost. A tenant can ask to see the completion certificate and look for seals or notices before paying a year’s rent upfront. If a building is sealed or marked for demolition, your rent is at risk too.
Frequently asked questions
What is a Certificate of Completion and Fitness for Habitation?
It is LASBCA’s certificate that a finished building matches its approved drawings and is fit to live in. The owner applies for a final inspection once work is complete.
Can I verify a LASBCA certificate online?
Yes. LASBCA’s verification page asks for the approved building plan number and the certificate number.
Is a C of O enough to prove a house is approved?
No. A C of O is about the land title. Building approval is a separate process run by the planning and building control agencies.
How can I tell if an estate in Lekki or Ibeju-Lekki is approved?
Ask the developer for the layout approval letter and confirm it with the Ministry of Physical Planning and Urban Development. In August 2025, Lagos named 176 estates, mostly along that corridor, that it said lacked layout approval.
Planning to build instead of buying? Feasibility Studio will help small builders cost a project, approvals included, before they spend. It launches soon.
Sources and methodology
- Lagos State Building Control Agency, FAQ (page last modified July 2021) and certificate verification page, both opened 12 October 2026.
- Resolution Law Firm, “Steps for Real Estate Due Diligence in Nigeria”, Mondaq, 28 May 2026.
- Premium Times, “Lagos govt lists 176 illegal estates”, 4 August 2025.
- This guide is general information, not legal or planning advice.
Last updated: 12 October 2026. Journalists and researchers may cite this with attribution to LandsofNigeria.com.
