Nigeria is moving to strengthen its off-plan housing market through proposed regulatory reforms designed to improve transparency, protect homebuyers, and rebuild investor confidence in property transactions. Industry stakeholders believe the reforms could unlock greater homeownership opportunities while attracting more domestic and international investment into the real estate sector.

Off-plan housing, where buyers purchase properties before construction is completed, has become an increasingly popular financing model for developers. The approach enables developers to raise capital during construction while allowing buyers to spread payments over time. However, the market has also faced persistent challenges, including delayed project delivery, abandoned developments, and cases of fraud that have weakened public confidence.

To address these concerns, the Federal Government is proposing reforms that would require property developers to operate under stricter regulatory oversight. Among the measures being considered are mandatory licensing of developers, stronger consumer protection standards, and the introduction of regulated escrow accounts, where buyers’ funds would be securely held and released only as construction milestones are achieved.

Industry experts say these safeguards would significantly reduce the risk faced by homebuyers while encouraging greater accountability among developers. They argue that improving trust in off-plan transactions will make it easier for more Nigerians to purchase homes through flexible payment plans and provide developers with more reliable financing for new housing projects.

Stakeholders also believe the reforms could stimulate private investment by creating a more transparent and predictable real estate market. A well-regulated off-plan housing system is expected to attract institutional investors, mortgage providers, and members of the Nigerian diaspora seeking secure opportunities in the country’s property market.

Beyond consumer protection, experts say the reforms could help address Nigeria’s housing deficit by accelerating residential construction and expanding access to affordable homeownership. Improved regulation may also encourage developers to adopt better project management practices, meet delivery timelines, and maintain higher construction standards.

The proposed reforms align with the Federal Government’s broader efforts to modernise Nigeria’s housing sector through improved regulation, expanded housing finance, and increased private sector participation. Housing professionals maintain that restoring confidence in off-plan property transactions will be essential to creating a more resilient and sustainable real estate market capable of meeting the country’s growing housing demand.

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The Minister of Housing and Urban Development, Muttaqha Rabe Darma, has called for stronger regulatory frameworks to improve accountability, quality, and sustainability in Nigeria’s housing sector. He said effective regulation is essential to tackling the country’s housing deficit, promoting investor confidence, and ensuring that housing developments meet acceptable standards.

Speaking at a stakeholders’ engagement, Darma stressed that Nigeria’s rapidly expanding housing market requires modern policies and stronger enforcement mechanisms to protect homebuyers, encourage responsible real estate development, and improve access to affordable housing. He noted that a well-regulated sector would attract greater domestic and foreign investment while supporting long-term economic growth.

The minister explained that regulatory reforms should focus on improving compliance with building standards, strengthening quality assurance, enhancing transparency in land administration, and ensuring greater professionalism across the housing value chain. He added that collaboration between government agencies, developers, financial institutions, and professional bodies is critical to achieving sustainable housing development.

Darma also emphasised the need for improved urban planning, efficient project delivery, and wider adoption of innovative construction technologies that can reduce housing costs without compromising quality. According to him, strengthening institutional capacity and regulatory oversight will help address recurring challenges such as substandard construction, building failures, and delays in project execution.

Industry stakeholders welcomed the minister’s position, noting that a predictable regulatory environment would improve consumer protection, reduce investment risks, and encourage private sector participation in affordable housing projects. They argued that consistent enforcement of existing regulations, alongside policy reforms, is necessary to build a more resilient and transparent housing market.

Experts further observed that stronger governance, digital approval systems, and streamlined development processes could significantly improve housing delivery while supporting Nigeria’s broader urban development and infrastructure objectives.

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The Real Estate Developers Association of Nigeria (REDAN), Lagos Chapter, has identified structural regulation failures, compromised approvals, and lax oversight as the primary drivers of persistent building collapse incidents nationwide. Tony Aspire Kolawole, the chapter’s chairman, has called on authorities to enforce criminal prosecution against offenders instead of relying solely on the demolition of structurally compromised buildings.

This warning follows two tragic incidents: the collapse of a five-storey building in Rivers State on June 24, 2026, and a three-storey building in the Alakija area of Lagos on June 25, 2026. Kolawole characterized these disasters as avoidable structural failures rooted in institutional flaws rather than unpreventable accidents. He stressed that individuals deliberately bypass standard engineering inspections, manipulate permits, and substitute high-quality building materials with inferior alternatives.

To mitigate future occurrences, REDAN urged the Lagos State Building Control Agency (LASBCA) and similar regulatory agencies across Nigeria to escalate rigorous structural inspections, especially within heavily populated metropolitan neighborhoods. The association maintains that prosecuting developers, engineers, and complicit government officials will establish a meaningful deterrent against the endangerment of human lives.

Additionally, Kolawole advised the Lagos State House of Assembly to update existing urban development legislation to eliminate regulatory loopholes and introduce severe penalties for construction violations. Built environment professionals are urged to maintain strict ethical compliance, while prospective property buyers are encouraged to verify building permits and structural integrity certificates before finalizing transactions.

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The Ogun State Government has introduced five new physical planning regulations and a comprehensive building code aimed at strengthening housing development, construction standards, and urban planning across the state.

Reform Targets Housing and Urban Development Challenges

Speaking in Abeokuta, the Commissioner for Physical Planning and Urban Development, Tunji Odunlami, said the reforms are designed to address unregulated housing expansion and poor construction practices driven by rapid urbanisation.

He explained that the newly enacted laws by the Ogun State House of Assembly include:

• Ogun State Planning and Development Permit Regulation 2025
• Ogun State Slum Regeneration Regulation 2025
• Ogun State Building Production Management Regulation 2025
• Ogun State Outdoor Physical Furniture Regulation 2025
• Ogun State Layout and Land Subdivision Regulation 2025

The Assembly also approved the Ogun State Building and Construction Code 2025, described as the first structured code of its kind in Nigeria, adapted from the National Building Code.

Focus on Safe and Sustainable Housing

Odunlami said the new framework will ensure safer housing construction, coordinated urban development, and improved environmental sustainability.

According to him, the regulations are structured to promote orderly city growth while enforcing compliance among developers and property owners.

“These instruments represent a bold step towards ensuring Ogun State remains orderly, safe, and environmentally sustainable,” he said.

Digital Planning and Faster Approvals

To improve efficiency, the government has introduced an e-planning system in key urban zones, including Isheri, Ota, Abeokuta Metro, Abeokuta Central, Sagamu, and Ijebu-Ode.

This allows developers and landowners to process building approvals online, reducing delays and improving transparency in housing development processes.

Strict Enforcement on Illegal Structures

The commissioner warned against illegal construction, particularly the erection of buildings and shanties on road setbacks, stressing that enforcement will be strict.

He noted that regulatory agencies have been strengthened to ensure compliance and restore order in the state’s urban development landscape.

Implications for Housing Sector

The new regulations are expected to reshape Ogun’s housing sector by:

• Improving building safety standards
• Reducing unplanned settlements
• Enhancing investor confidence in real estate
• Supporting sustainable urban growth

The government emphasised that compliance from developers, contractors, and property owners will be critical to achieving long-term housing and infrastructure goals.

Meta Description: Ogun State unveils new housing and building regulations to improve urban planning, construction safety, and sustainable development across the state.

Focus Keyword: Ogun housing regulations 2025

Tags: Ogun housing, urban development Nigeria, building code Nigeria, housing policy, Abeokuta planning, real estate regulation

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Town planning consultants under the Association of Town Planning Consultants of Nigeria (ATOPCON) have been urged to align with the provisions of the new Nigerian Tax Act, particularly by taking advantage of its incentives while maintaining accurate records to ensure full tax compliance.

Experts say the evolving tax framework introduces both obligations and opportunities that could significantly reshape professional practice across Nigeria’s real estate and built environment sectors.

Speaking at the 2026 Annual General Meeting of ATOPCON’s Lagos branch, professional accountant and tax administrator Olufunlola Adediran emphasised the need for practitioners to understand how the law applies to their operations. Her presentation, titled “The Nigeria Tax Act, 2025: The Impact on Town Planning Consultancy Services,” highlighted key tax components affecting the sector.

These include Value Added Tax (VAT) on services, withholding tax on professional fees, Companies Income Tax (CIT), Personal Income Tax, development levies, capital allowances, and stamp duties on land-related instruments.

Adediran explained that town planning services such as layout preparation, environmental impact assessments, urban renewal, subdivision, zoning, and regularisation fall within taxable supplies under the law. Training and consultancy services are also covered.

She noted that while incorporated firms are subject to CIT based on profit levels, smaller firms with annual turnover below ₦100 million may qualify for exemption under Section 56 of the Act. In addition, certain transactions handled by consultants—such as land instruments and government contracts—may benefit from stamp duty exemptions.

“The government is a silent stakeholder in every business,” she said, stressing that taxes remain essential for infrastructure development.

She further warned consultants against mixing personal and business income, noting that proper financial separation improves compliance and can reduce tax exposure. According to her, the new law introduces stricter enforcement, with penalties for late filings and non-compliance.

Tax Planning Now Critical for Consultancy Firms

Adediran highlighted that proactive tax planning under the new framework can significantly lower a firm’s effective tax rate while ensuring regulatory compliance.

She added that the reform also provides clarity for non-residents and diaspora Nigerians, particularly regarding income earned outside the country, while tightening rules for locally sourced income.

Incentives such as small company exemptions, economic development reliefs, and expanded VAT input recovery were identified as key opportunities for firms willing to adapt early.

ATOPCON Leadership Calls for Professional Adaptation

Chairman of ATOPCON Lagos branch, Bello Akinwale, said the session was organised to help members understand the direct implications of the tax reforms and avoid compliance risks. He encouraged continuous training to strengthen professional capacity.

Also speaking, former ATOPCON President Waheed Kadiri stressed the importance of adapting to changing policy environments. He noted that consultancy firms must evolve beyond short-term income generation to sustainable business models.

“The consulting firm without a business outlet is not sustainable,” he said, urging practitioners to build resilience against changing tax regimes.

Kadiri further called for improved pricing structures, stronger collaboration among professionals, and the adoption of emerging technologies to enhance service delivery.

Outlook

The Nigerian Tax Act is expected to redefine operational standards within the town planning and consultancy space. For practitioners, the key takeaway is clear: compliance, strategic planning, and innovation will determine long-term sustainability in an increasingly regulated environment.

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Nigeria’s persistent building collapse crisis is increasingly linked to inadequate soil testing, a critical but often neglected step in construction that experts say determines whether structures can safely stand over time.

Urban planners, engineers and construction professionals warn that without rigorous geotechnical investigations and stronger regulatory enforcement, many buildings across the country remain at risk of structural failure.

Across cities such as Lagos, Abuja and Port Harcourt, numerous building collapse incidents have occurred in recent years, claiming lives and destroying property. Experts say many of these tragedies could have been avoided if proper soil testing had been conducted before construction began.

Importance of soil testing in construction

Every building depends on a stable foundation, and the strength of that foundation is largely determined by the characteristics of the soil beneath it.

Soil testing is a scientific process used by engineers to assess the ground’s ability to support a structure’s weight while withstanding environmental pressures such as heavy rainfall, flooding, erosion and ground movement.

Without accurate soil data, engineers cannot design an appropriate foundation system, increasing the risk of uneven settlement, structural cracks and eventual collapse.

However, experts say that in many parts of Nigeria, developers sometimes skip thorough soil investigations in an effort to cut costs or speed up construction timelines.

Scale of building collapse incidents

Statistics show the severity of the problem.

According to the Building Collapse Prevention Guild (BCPG), Nigeria recorded about 679 building collapse incidents between 1971 and 2025, resulting in at least 1,639 deaths nationwide.

Lagos State accounts for more than half of these cases due to its rapid urbanisation, high population growth and intense construction activities.

Between 2022 and September 2025 alone, about 145 building collapse incidents were recorded across the country.

Experts say that while several factors contribute to structural failures, weak foundations linked to poor soil investigation remain one of the leading causes.

Developers’ negligence blamed

Investigations into many building collapse incidents have revealed that some developers bypass essential engineering procedures.

In several cases, soil investigation reports are ignored, unqualified contractors are hired, or construction decisions are made without professional engineering advice.

Experts say the pressure to complete projects quickly and maximise profits has encouraged a “build fast, sell fast” culture within parts of the real estate sector.

This approach often prioritises speed over safety, leading developers to overlook crucial technical processes such as geotechnical investigations.

However, engineers warn that soil conditions can vary significantly even within short distances, meaning that neighbouring buildings cannot be used as reliable indicators of ground stability.

Government oversight concerns

Regulatory agencies have also come under scrutiny for weak enforcement of building standards.

Building control departments in several states face challenges including inadequate staffing, limited funding and insufficient monitoring capacity.

In some cases, construction permits are issued without proper verification of soil test reports or structural designs.

Industry experts say these enforcement gaps allow unsafe construction projects to proceed without proper oversight.

They also argue that penalties for violating building regulations are often too weak to deter malpractice.

Concerns over professional capacity

Although Nigeria has many qualified geotechnical engineers, experts say some professional firms lack modern equipment or adequate technical capacity for comprehensive soil testing.

There have also been allegations of fabricated reports or “table-top” soil investigation results produced without proper site testing.

Such practices undermine professional standards and compromise the reliability of engineering designs.

Human and economic consequences

The impact of building collapse extends far beyond damaged structures.

Lives are lost, families are displaced and communities face long-term trauma after such incidents.

Financial losses from collapsed buildings can run into billions of naira, while repeated disasters continue to weaken public confidence in Nigeria’s construction and real estate sectors.

Experts say strict adherence to professional standards, proper soil testing and stronger regulatory oversight are essential to preventing future tragedies.

Calls for stricter compliance

President of the Building Collapse Prevention Guild, Sulaimon Yusuf, said soil testing is commonly carried out for major infrastructure projects but is often ignored in smaller residential developments.

He explained that while high-rise buildings and government projects usually undergo rigorous geotechnical investigations, many privately built houses bypass the process.

According to him, developers often see soil testing as an unnecessary expense rather than a safeguard against structural failure.

Yusuf called for stricter enforcement of building regulations, including a mandatory “No Soil Report, No Development Permit” policy for all construction projects.

Structural engineers warn of foundation risks

Former President of the Nigerian Institution of Structural Engineers, Dr Victor Oyenuga, said failure to conduct soil testing significantly increases the likelihood of structural collapse.

He noted that the cost of soil testing is relatively small compared to the overall construction budget.

Oyenuga explained that even in large projects worth billions of naira, the cost of soil investigation typically represents only a tiny fraction of total project expenses.

He warned that in coastal areas such as Lekki in Lagos or parts of Port Harcourt where soils are soft and waterlogged, soil testing becomes even more critical.

Regulatory framework gaps

Civil engineering expert Dr Omolola Adetona also highlighted the absence of a unified national standard requiring soil testing for all building projects in Nigeria.

According to her, requirements vary across states and are often poorly enforced, leaving the decision largely to developers and contractors.

She noted that while large commercial developments usually conduct soil investigations, smaller residential projects frequently bypass the process.

Construction practices also contribute

Another engineer, Dr Aji Tijani, said poor construction practices can also lead to structural failure even when soil conditions are favourable.

He explained that some contractors alter approved engineering designs to reduce costs by changing the concrete mix, using reinforcement bars of the wrong size or reducing structural supports.

Other factors that weaken buildings include the use of unsuitable water for concrete mixing, poor supervision during construction and unauthorised modifications such as adding extra floors.

Experts maintain that addressing Nigeria’s building collapse crisis will require stronger enforcement of construction regulations, improved professional standards and widespread awareness of the importance of proper soil testing in building projects.

Alt text: Collapsed building site in Lagos highlighting structural failure
Caption: Experts say poor soil testing is a major cause of building collapse in Nigeria
Description: Engineers and construction experts warn that inadequate soil testing and weak regulation continue to fuel Nigeria’s recurring building collapse crisis.

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The Lagos State Government has issued a final one-week warning to estate developers operating without approved layout plans, insisting that demolition and heavy fines will follow continued non-compliance.

The directive was announced by the Commissioner for Physical Planning and Urban Development, Dr. Oluyinka Olumide, through an official statement shared on the Lagos State Government’s X (formerly Twitter) account.

Grace Period Expires for Defaulting Estates

According to the statement, the warning follows the expiration of an earlier grace period granted to several estates flagged for violating planning regulations. Despite repeated notifications, some developers have failed to submit their layout plans for approval or regularise their documentation.

The Commissioner stressed that the new one-week ultimatum represents the last opportunity for erring estates to comply with Lagos planning laws.

Government Restates Zero-Tolerance for Illegal Development

“The final one-week warning issued to the erring estates marks the last opportunity for them to submit their layout plans and obtain necessary approvals,” the statement read.

The government noted that unapproved estates pose environmental, safety and infrastructural risks—especially in fast-growing urban areas like Lekki, Ibeju-Lekki, Epe and Alimosho.

More Enforcement Expected Across the State

The Lagos State Government has repeatedly warned developers against bypassing planning regulations, sealing several illegal construction sites in recent months. Officials say the new directive will trigger stronger enforcement, including sealing, demolition and financial penalties.

Residents and investors were urged to verify planning approvals before purchasing land or investing in new estates.

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Nigeria’s housing and built environment sectors are under renewed scrutiny as industry leaders call for stricter regulation, professional oversight, and innovative solutions to the nation’s housing deficit.

Speaking on the growing incidence of fraudulent developers, Akintoye Adeoye, President of the Real Estate Developers Association of Nigeria (REDAN), said tackling unethical practices requires a multi-faceted approach, including enforcement of ethics, the establishment of the Real Estate Regulatory Council of Nigeria (RECON), and collaboration with the Nigerians in Diaspora Commission (NIDCOM) to protect investments.

Adeoye highlighted key challenges confronting private developers, including bureaucratic bottlenecks in land administration, indiscriminate demolitions, high financing costs, lack of long-term mortgage options, poor infrastructure, and over-reliance on imported building materials. He urged the government to streamline land titling, recapitalize the Federal Mortgage Bank of Nigeria (FMBN), and support local building materials production to make homeownership more accessible.

Meanwhile, Lagos residents continue to grapple with soaring rents, with increases of 80–100 percent reported across the city. Despite this, some neighborhoods remain relatively affordable. According to Daily Trust, areas such as Ikorodu, Agege, Alagbado, Egbeda, Ikotun/Igando, Ojo, Mushin, and Ajegunle offer housing options suitable for low- and middle-income earners, though accessibility and safety remain considerations for residents. Real estate expert Ganiyu Idris advised renters to prioritize proximity to workplaces to minimize commuting costs.

In addition, the Nigerian Institute of Architects (NIA) has warned against unlicensed practitioners in the built environment. Outgoing President Mobolaji Adeniyi and incoming President Sani Saulawa emphasized that unregistered individuals compromise structural integrity and public safety. Adeniyi noted that architecture contributes about 6% of Nigeria’s GDP, approximately N6.17 trillion annually, while Saulawa stressed that investigations into building collapses rarely involve certified architects. The institute plans to strengthen public awareness, enforce professional ethics, and improve regulatory oversight.

The call for reforms comes as Nigeria seeks to expand housing stock, promote affordable homeownership, and ensure sustainable urban development. Experts argue that integrated efforts involving government, professional associations, and the private sector are critical to addressing the country’s housing crisis.

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The Lagos State Government has announced a new policy making insurance compulsory for all commercial buildings above two floors, as part of its drive to enhance safety, transparency, and investor confidence in the real estate sector.

The announcement came during the 2025 Real Estate Discussions and Awards (REDA) in Lagos, where officials outlined new reforms designed to modernise land administration and urban development through technology.

According to Dr. Olajide Babatunde, Special Adviser to the Governor on Enterprise Geographic Information System (E-GIS) and Urban Development, Lagos has completed a comprehensive digital mapping to support the rollout of the E-GIS platform. The system will enable instant land searches, online applications, digital certification, and real-time verification of ownership and approvals.

Dr. Babatunde added that the state will begin land and building regularisation with a pilot project in Epe, alongside a new electronic permit system that allows compliant applicants to secure approvals in under 10 minutes. He cautioned developers against forged surveys, double allocations, and illegal constructions, warning that penalties would apply after a planned physical planning audit.

He reaffirmed Governor Babajide Sanwo-Olu’s commitment to expanding land access through urban regeneration projects such as Katangua redevelopment, Okobaba relocation to Agboyi, and several site-and-service schemes designed to promote lawful and sustainable land use. He also disclosed plans to harmonise multiple land title systems – from Queen’s Titles to Federal and State Titles – into one transparent framework.

Supporting the initiative, Olumide Sotire, Permanent Secretary, Office of Physical and Urban Development, stressed the need for strict adherence to planning laws as Lagos grapples with rapid urbanisation. He cited major projects such as the Lekki Deep Sea Port, Lagos-Calabar Coastal Road, and Lagos Rail System as new economic corridors driving sustainable growth and investment across the state.

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Renting accommodation in Abuja has become increasingly unaffordable for many citizens, forcing residents to relocate to neighboring towns in Niger and Nasarawa States. A shortage of affordable housing, coupled with Nigeria’s high cost of living, has worsened the situation.

Under current tenancy laws, landlords can demand up to 12 months’ rent in advance, but many Abuja landlords now request two years upfront, further straining tenants. Real estate experts say rent control remains ineffective due to market-driven pricing and weak regulation.

From City Centre to Satellite Towns

Areas like Guzape, Maitama, Asokoro, Wuse, and Jabi now charge up to ₦3 million yearly for a one-bedroom flat. As a result, many residents have moved to suburbs such as Suleja, Madalla, Mararaba, and Masaka, where rents are relatively cheaper, though commuting costs have increased.

Civil servant Olajide Bayo said rents in Abuja have risen by over 200% in three years. “A one-bedroom I paid ₦500,000 for now costs ₦2 million. I had to move to Mararaba,” he said. Others, like Solomon Kumai and Keturah Danjuma, shared similar experiences, citing rent hikes that doubled within a year.

Landlords Cite Inflation and High Costs

Landlords attribute the rising rents to Nigeria’s harsh economy and skyrocketing building costs. Nuhu Ahmadu, a property owner in Apo, said, “We are not greedy. Cement prices have jumped from ₦4,000 to over ₦10,000. We raise rents just to cover maintenance.”

Another landlord, Chinedu Akabueze, added that both landlords and tenants face the same inflationary pressure, while Christopher Danladi noted that even maintenance materials now cost triple their previous prices.

Experts Call for Regulation and Home Ownership

Real estate expert Abdullahi Sani said rising building costs and economic instability continue to push rents higher. He urged government intervention to make land, financing, and materials more accessible.

A property agent, Abdullahi Musa, advised residents to start investing in their own homes rather than relying on rent. “Begin small  buy land and build gradually,” he said.

Meanwhile, former REDAN President Aliyu Wamakko blamed the lack of regulation for corruption in the real estate sector. He said the Real Estate Regulatory Council Bill (RERCON), meant to check illicit funds and unoccupied properties, was passed by the last National Assembly but declined by President Tinubu.

Source: Business Day

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