Lagos State’s growing housing crisis is being driven not only by inflation and rising construction costs but also by a complex web of permits, levies and regulatory charges that developers say are making housing increasingly expensive and inaccessible.

As Nigeria’s commercial capital continues to attract thousands of new residents annually, demand for accommodation has far outpaced supply. Estimates place Lagos’ housing deficit at about 3.4 million units, while rising inflation has significantly increased the cost of cement, iron rods, labour and other building materials.

However, industry stakeholders argue that beyond market forces, regulatory costs have become a major contributor to the affordability challenge.

Data from Lagos State’s budget performance reveals that agencies responsible for planning approvals and building regulation generate revenues that rival or exceed government spending on housing. In 2024, planning and building-related agencies were assigned revenue targets of about N151 billion, compared to the N55.92 billion budgeted for housing development.

Reports further indicate that Lagos generated approximately N80 billion from building approval fees between January and May 2025 alone, highlighting the scale of revenue derived from the approval process.

Developers say securing approval for construction projects involves navigating multiple agencies, paying various fees and complying with numerous regulatory requirements before a single block is laid.

Lagos-based developer, Olaoluwa Awolaja, described the process as lengthy and costly, noting that obtaining planning approval is only the beginning.

“Once you submit your drawings, that is where the real journey starts. You must secure approvals, structural certifications, inspections and stage certifications before construction can progress smoothly,” he said.

According to him, developers are often required to obtain environmental clearances, fire service approvals, survey verifications and title documentation, depending on the size and nature of the project.

Another developer, Bukola Ojo, recounted how a simple renovation project became delayed for months after officials demanded additional documentation and levy payments during construction.

She said the interruption increased project costs and created uncertainty, forcing contractors to leave the site while awaiting further approvals.

Industry stakeholders estimate that regulatory compliance alone can account for between 15 and 25 per cent of total project costs before construction expenses are considered.

The burden is ultimately transferred to buyers and tenants.

Across Lagos, residents continue to grapple with rising rents as landlords and developers adjust prices to reflect increasing development costs.

A tenant in Idimu, Blessing Adebayo, said her one-bedroom apartment rent increased from N450,000 to N1.5 million within two years, reflecting the growing pressure on housing affordability.

Experts say approval delays further worsen the situation by extending project timelines and increasing financing costs.

Sources familiar with the approval process disclosed that administrative restructuring and digitisation efforts have created a backlog, with some applications reportedly awaiting final approval for up to three months.

Real estate professionals argue that the combination of multiple levies, duplicated regulatory functions and prolonged approval timelines is discouraging investment in housing delivery.

The General Secretary of the Association of Real Estate Developers of Lagos State (AREDOLS), Ahmad Sanni, noted that developers face numerous charges, including planning fees, stage certification fees, emergency management levies, waste management charges and other statutory payments.

Similarly, President of the Real Estate Developers Association of Nigeria (REDAN), Akintoye Adeoye, criticised what he described as excessive approval requirements and high regulatory costs.

Legal experts have also raised concerns over overlapping charges imposed by different agencies, warning that some fees appear to cover similar regulatory functions under different names.

Stakeholders are now calling for comprehensive reforms, including a one-stop approval platform, consolidation of overlapping levies, transparent fee structures and full digitisation of permit processing.

They argue that simplifying the approval system would reduce delays, lower development costs and encourage greater investment in affordable housing.

With Lagos continuing to experience rapid urbanisation, experts warn that addressing regulatory bottlenecks may be essential to improving housing supply, stabilising rents and making home ownership more attainable for millions of residents.

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The Lagos State Government has officially phased out manual processing of building permits, mandating a full transition to a digital approval system as part of efforts to modernise urban planning and improve service delivery.

The new platform, known as the Electronic Physical Planning Permit Processing System (EPPPS), enables developers, property owners, and stakeholders to apply for and process building permits entirely online without physical contact with government offices.

Officials say the move is designed to eliminate bureaucratic bottlenecks, reduce human interference, and improve transparency in the state’s physical planning process.

According to the Lagos State Physical Planning Permit Authority (LASPPPA), the digital system allows users to submit applications from any location, significantly reducing delays traditionally associated with manual documentation and in-person processing. 

The government explained that the reform is a direct response to the challenges posed by rapid urbanisation in Lagos, where outdated paper-based systems have struggled to keep up with increasing development demands.

Why Lagos Is Ending Manual Permits

Authorities noted that the old manual process often created room for inefficiencies, delays, and in some cases, unethical practices.

With the new digital system:

• Applications are processed faster
• Human contact is minimised
• Transparency and accountability are strengthened
• Compliance with building regulations is easier to enforce

The platform is also expected to provide real-time tracking of applications, giving applicants better visibility into the approval process.

Driving Smart Urban Development

The Lagos State Government said the initiative aligns with its broader vision of building a smart, technology-driven megacity.

Governor Babajide Sanwo-Olu has previously emphasised that digital transformation in land administration is critical to managing Lagos’ fast-growing population and infrastructure needs.

Experts say the system will also improve data collection and monitoring, enabling authorities to better regulate construction activities and reduce incidents of illegal developments and building collapses.

The digital platform is further expected to support environmental compliance and ensure that all developments meet approved planning standards.

Implications for Developers and Property Owners

For developers, the shift means adapting to a fully digital workflow, including:

• Online submission of building plans
• Digital documentation and verification
• Remote processing and approvals

Urban planning stakeholders believe the reform will ultimately reduce project delays and costs associated with prolonged approval timelines.

However, authorities have warned that strict enforcement will follow, stressing that any construction without proper digital approval will attract penalties, including possible demolition.

Part of Broader Reform Agenda

The introduction of the EPPPS is part of a broader reform to sanitise the construction sector and ensure safer building practices across Lagos.

The government has repeatedly raised concerns over unregulated developments, noting that failure to obtain proper permits remains a major contributor to structural failures.

By digitising the system, officials say Lagos is positioning itself as a leader in tech-driven governance and urban management in Africa.

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The Ondo State Government has unveiled new measures to modernise urban planning and ensure sustainable development across its towns and cities.

In a renewed drive to reshape its cities and towns, the Ondo State Government has entered into a stronger alliance with professional town planners to deliver sustainable urban growth, modern infrastructure, and orderly development across the state.

Olajide disclosed that Governor Lucky Aiyedatiwa’s administration has begun work on a comprehensive master plan for Akure and other key towns. He explained that the state has also launched the digitalisation of building permit approvals, designed to speed up applications, improve transparency, and support urban renewal.

He assured town planners that the government would continue to collaborate on capacity building, enforcement of planning regulations, and protecting lands reserved for future projects.

Speaking at the meeting, NITP State Chairman, Professor Ayo Olajuyigbe, represented by TPL Akin Ogundipe, urged the state to release funds quickly for the Akure master plan. He further suggested an amnesty programme for property owners without building approvals, allowing them to regularise documents without penalties—a move he said could increase the state’s internally generated revenue.

Olajuyigbe pledged the Institute’s commitment to decentralised planning, protection of public lands, and stronger community involvement in shaping urban development.

Also speaking, Permanent Secretary of the Ministry, Chief Oluwagbenga Akingbasote, said the government would continue to rely on planners for technical expertise and project consultancy. He called on the NITP to support the newly inaugurated Strategic Committee for EU Deforestation-Free Regulation Compliance, which seeks to align Ondo’s cocoa sector with international sustainability standards.

The post Collaboration for Progress: Ondo, Town Planners Push Sustainable Development appeared first on Housing TV Africa.

Speaking during a recent briefing, the General Manager of the Lagos State Physical Planning Permit Authority (LASPPPA), Kehinde Osinaike, stressed that no development should proceed without official authorization. According to him, the permit system is in place to ensure that building projects align with the city’s broader urban planning goals.

Osinaike noted that the enforcement of planning regulations is crucial to achieving orderly development and maintaining safety across communities. He emphasized that the rules apply to all types of developments, regardless of scale or location.

“Securing a planning permit is not just a procedural step—it is a legal and necessary obligation for anyone looking to build or modify a property in Lagos,” he said.

The planning authority further urged stakeholders to adhere strictly to existing regulations, warning that failure to comply could lead to sanctions or demolition of unapproved structures.

By reinforcing this directive, the state government aims to promote a more organized urban environment, prevent illegal developments, and support sustainable growth in Africa’s most populous city.

The post Lagos Reaffirms Requirement for Building Permits Across the State appeared first on Housing TV Africa.

The initiative was announced by Mr. Kehinde Osinaike, General Manager of the Lagos State Physical Planning Permit Authority (LASPPPA), who emphasized the importance of obtaining planning permits before commencing any construction or development activities.

Osinaike explained that the amnesty period offers property owners a chance to regularize their structures without immediate penalties, aligning with efforts to promote organized and sustainable urban growth in line with the Lagos State Master Plan.

“Planning approval is not only a legal requirement but also a tool for orderly development. It ensures that homes, schools, healthcare facilities, businesses, and roads are integrated into a balanced and functional urban environment,” he said.

He further noted that compliance with planning regulations not only enhances property value but also reduces exposure to legal and structural risks for developers and buyers.

Speaking on the benefits of proper documentation, Mr. Olarinde Iyiola, Head of LASPPPA’s Monitoring and Compliance Unit, added that buildings constructed without permits may pose safety concerns and negatively impact the environment.

“Buildings that meet planning standards are more likely to be structurally sound, safer for residents, and more attractive to investors,” Iyiola stated.

The state government urged residents and developers to take advantage of the amnesty window, stressing that after the grace period, stricter enforcement actions would be taken against violators.

Officials emphasized that the goal is not punitive, but rather to bring all developments in line with the city’s master plan and ensure a safer, more livable Lagos for all.

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At a stakeholders’ engagement held on Saturday, KASUPDA’s Director-General, Mr. Abdurrahman Yahya, shared that this initiative aims to make it easier for people to secure building permits in approved areas through a process called regularisation. Rigasa has been designated as one such area where the process is simplified.

Mr. Nasiru Bello, the Head of KASUPDA’s Regularisation Unit, explained that the process has been streamlined, with permits now being approved within two to three weeks. Additionally, the government has subsidized the penalty charges for residential buildings in regularised areas, with fees now ranging from ₦50,000 to ₦150,000, which can be paid within three months.

The District Head of Rigasa, Mr. Mohammed Idris, expressed his gratitude towards KASUPDA and the state government for their efforts in developing the area.

He promised to ensure that the message reaches the community through traditional leaders, community groups, and youth organizations. Idris also encouraged the people of Rigasa to adhere to the building regulations and assured full support for the project.

The event also featured an interactive session where residents raised concerns about the regularisation process and penalties, giving them a chance to understand the procedure better.

The post Kaduna Govt Urges Residents to Prioritize Building Permits for Legal Housing appeared first on Housing TV Africa.

The Federal Capital Territory Administration (FCTA) approved a total of 1,860 building plans in 2024 in the Federal Capital City, Abuja.

The Director of the Department of Development Control, Tpl. Mukhtar Usman Galadima, made this disclosure during the Annual Staff Get Together and Award Night held at Zone 6, Wuse I District, Abuja.

The Director revealed that the Department received a total of 2,135 building plan submitted out of which 1,860 got Building Permits.

Galadima further disclosed that 15, 807 different jobs were created from activities of the Department with skilled (professional) jobs accounting for 3,971 , Semi skilled (Artisans) 5,124, Unskilled (labourers) 6,712.

The Director noted that in effort to sustain the integrity of the Abuja Master Plan, over 20,432 Shanties and illegal structures were removed in collaboration with the Ministerial Joint Task Force.

He said that the Department took a deliberate step in collaboration with other sister Agencies to prevent Building Collapse by initiating a Post Development Audit and Building Insurance Committee.

According to him, the proactive steps were taken to ensure the sustainability of our city, enhance safely and insurance of public and private buildings.

He commended the staff of the Department and reiterated his commitment to ensure high level of professionalism.

Galadima said apart from the commitment to excellence, the Department has encouraged many staff on capacity building; saying that the Department is privileged to celebrate Eight PHD holders with six others awaiting confirmation.

The Director appreciated the increased participation of staff in their various professional bodies, which no doubt, is strengthening their technical expertise and adherence to global best practices.

Galadima expressed profound gratitude to the Coordinator of the Abuja Metropolitan Management Council (AMMC) and the Minister of FCT, Nyesom Wike, for their visionary leadership and unwavering support for the Department.

The post FCTA Gives 1,860 Building Permits In 2024 appeared first on Housing TV Africa.

The post Reasons Behind Lagos’ Revocation of Building Permits on New Projects appeared first on Housing TV Africa.

The Lagos State Government (LASG) has refuted claims circulating in some online media that it has revoked all existing building permits.

Mr. Olaoye Olusegun, Director of Public Affairs at the Lagos State Building Control Agency (LASBCA), clarified in a statement on Sunday that the reports are untrue and misleading.

Olusegun emphasized that the issuance of Planning Permits falls under the jurisdiction of the Lagos State Physical Planning Permit Authority, supervised by the Commissioner for Physical Planning and Urban Development.

READ ALSO: Lagos Physical Planning Ministry to Generate N151 Billion for 2024 Budget

“The directive issued by Dr. Olajide Babatunde, Special Adviser on eGIS and Urban Development, is that Letters of Authorisation to commence construction, issued by the Lagos State Building Control Agency, need to be revalidated,” Olusegun explained.

He noted that many developers fail to engage all necessary professionals in their projects after obtaining the letter to commence construction. The revalidation process aims to audit and authenticate the professionals involved in building construction across the state.

Dr. Babatunde also stated that buildings under construction that have been abandoned for extended periods must be re-certified before construction can resume to ensure structural stability.

Additional directives include prohibiting anyone from sleeping in buildings under construction, limiting construction activities to before 7:00 PM daily, and banning construction work on Sundays.

Babatunde urged property owners and developers to revalidate all Letters of Authorisation for building construction and to always engage relevant professionals in their projects.

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