Navigating the Path to House Design Approval in Lagos:

Building your dream home in Lagos, Nigeria is an exciting prospect. However, before you break ground, it’s crucial to secure building plan approval to ensure your project complies with local laws and codes. Understanding this process is key to a successful and hassle-free construction journey.

What is a Building Plan?

A building plan is a visual representation of your future home. It outlines the structure’s design, ensuring it adheres to the regulations and standards set by local authorities. Building plan approval is a mandatory step in the construction process.

 

The First Step: Obtain a Development Permit

In Lagos, the initial step in securing building plan approval is obtaining a Development Permit from the Lagos State Physical Planning and Development Authority (LASPPDA). To apply for this permit, your land must have a Certificate of Occupancy (C of O). The type of building you plan to construct and the area it’s located in will influence the approval process.

Step One: Architectural Drawings

Engaging a certified architect familiar with Lagos State’s unique building plan approval requirements is essential. They will create a comprehensive set of architectural drawings, including:

• Site plan (if a survey plan is available).
• Floor plans.
• Roof plans.
• Sections and elevations.
• Schedules (doors, windows, finishing, etc.).
• Sanitary details.

For existing structures without approval, an architect can create as-built drawings to facilitate approval.

Step Two: Obtain a Survey Plan

A survey plan accurately defines your land boundaries, size, and other essential details. It must include:

• Owner’s name.
• Land location.
• Land area.
• Beacon locations.
• Bearings.
• Surveyor’s information.

Step Three: Structural Drawings and Calculations

Structural drawings, created by a COREN certified engineer, detail the building’s framework. This includes column and beam arrangements, steel specifications, slab thickness, and concrete grades.

Step Four: Title Documents and Government Fees

Individuals must provide title documents, tax clearance, and government fees once the building plan is assessed and marked for approval.

Step Five: Submission of Documents and Payment

All the necessary documents must be submitted to the district office for assessment and vetting. A fee is calculated based on your proposed design and paid at a bank following specific instructions.

Required Documents for Building Plan Approval in Lagos

To process approval, you’ll need the following documents:

1. Proof of land ownership (CTC or clearance letter).
2. Survey plans.
3. Stamped and sealed architectural drawings.
4. Stamped and sealed structural drawings.
5. Mechanical and electronic drawings for certain structures.
6. Current income tax clearance certificate.
7. Special development levy receipt.
8. Site photographs.
9. Soil test report (for buildings above 2 floors).
10. Attestation form.
11. Client’s contact information.
12. Confirmation letter from Lands in Lieu of Consent (if applicable).
13. Letter of supervision from COREN registered engineers.
14. Environmental Impact Analysis Report (if applicable).
15. Development Levy receipt.
16. Evidence of payment of assessment fees.
17. Land use charge or tenement rate receipt.
18. Ground rent payment evidence.
19. Demand notice for ground rent.
20. Clearance letters from various agencies.
21. Passport photographs.
22. Electronic tax clearance.
23. Certificate of incorporation (for companies).
24. Directors’ tax clearance (for companies).
25. Pay as You Earn records (for companies).

Step Six: Confirmation of Receipt

The district office’s accountant will confirm your payment through the LASG system.

Step Seven: Site Inspection

A site inspection is conducted by a team from the Ministry of Physical Planning and Urban Development to ensure your land is vacant and your project aligns with the submitted documents.

Step Eight: Second Site Inspection

Another site inspection is performed to verify compliance with standards and the proposed design.

With all documents in order and a reliable team, one or two-story building approvals can be achieved within approximately six weeks. Your architect and surveyor can guide you through the process.

In summary, while building plan approval in Lagos may seem complex, a clear understanding of the steps involved can make it a straightforward process. Ensure you have all the necessary documents, particularly tax and structural drawings, to prevent delays. With the right preparations and professional guidance, you can embark on your construction journey with confidence.