Obtain soil investigation report
Agency: Private Company
A soil investigation report is done by an expert for the stability of the foundation. While according to Law No 3 (implemented in August 2012), only 3-storey (or more) residential or office buildings would need such a report, it would also be needed for a commercial warehouse. Furthermore, depending on the location, sometimes a 2-storey building might require a soil analysis report.
Time and cost: 14 days, NGN 100,000
Obtain an Physical Planning Technical Report
Agency: Town Planner Engineer
This report is needed to check whether this project is viable, as well as the impact it will have on the immediate environment. All projects require this report, regardless of usage or height.
Time and cost: 7 days, NGN 150,000
Obtain a certified true copy (CTC) of the survey plan and CTC of the land ownership title
Agency: Land Registry
A certified true copy of the survey plan must be obtained from the Land Registry to show the plot and its coordinates. Proof of ownership must also be obtained; otherwise the permit application will not be accepted. The sworn affidavit obtained previously must be presented to obtain the documents.
But if the land has not been surveyed, then a private surveyor would have to conduct the survey of the plot of land and this survey would have to be registered with the Surveyor’s General Office. In that case, the survey would be verified against the master plan of Lagos. The black copy will be for BuildCo, the red copy will be registered with the Land Registry and a third copy will be kept at the Surveyor General Office. The cost of survey by a private surveyor can range from NGN 50,000 to NGN 100,000.
Time and cost: 3 days, NGN 7,500
Obtain development permit from the Lagos State Physical Planning Permit Authority (LASPPPA)
Agency: State Physical Planning Permit Authority (LASPPPA)
The development permit authorizes construction and is valid for 2 years. To obtain this permit, a building development plan outlining the intended uses of the proposed development on the site and its effect on adjacent developments and neighborhoods must be prepared by a professional. Once the development plan is received, along with the other required documentation, the survey plan is charted to determine whether the zoning requirements are met. An architect then reviews the architectural drawings.
Legally, a pre-approval inspection is required to verify that the land is located where the owner has stated it is and to verify that construction has not already started. BuildCo does not have to be present during the visit. An assessment of the amount to be paid will be prepared after that visit. All the necessary bank accounts where each payment for each tax must be made must be listed on this letter of assessment.
Once the site visit is completed, the structural, mechanical and electrical drawings are reviewed by engineers. The physical planning technical report is reviewed by the Physical Development Intervention Department who informs the town planner once the report is cleared. The entire file is then set to the relevant Recommending District Officer who reviews all the documentation and forwards the file to the Director of the Development Permits Department at headquarters.
The file is then sent to the Director of Accounts to verify the payment, followed by the Lagos Internal Revenue Service to verify the tax clearance certificate.
Lastly, it is sent to the General Manager for final approval. For buildings that are 3 – 4 stories, the Permanent Secretary must issue the final approval; for 5 – 6 stories the Honorable Commissioner; and for 7 stories or more, the Governor of Lagos.
For construction involving a structure of more than two floors, the developer or owner must submit a general contractors’ all-risk insurance policy certificate to the Building Control Agency along with the application to commence building work.
The Lagos State Physical Planning Authority (LASPPA) charges a contribution levy (10% of the building permit cost) for the preparation and production of development plans, such as local, district, subject, and action plans; development guides; office maintenance; procurement and maintenance of vehicles; office equipment; and similar issues.
The following documents must be presented:
- Proof of ownership
- Survey plan – on sun print paper
- 5 sets of architectural drawings
- 5 sets of structural drawings (calculation sheets and supervision letter from a registered engineer)
- 5 sets of mechanical and electrical drawings
- 5 sets of sanitary and plumbing drawings
- Current income tax clearance certificate (CIT) for 2 directors
- Photocopy of payment of assessment fee
- Certificate of incorporation of the company
- Physical planning technical report.
The cost is as follows:
- Total assessment fee: NGN 120 per volume of the building assessment + NGN 5,000 registration fee + NGN 5,000 layout fees for charting + NGN 10,000 for first 650 sqm + 4,000 for additional 1,000 sqm per land area for fencing fee
- 10% of total assessment fees Local Planning Office levy
- 5% of the total assessment fees for Lagos State Emergency Management Agency (LASEMA)
- NGN 20,000 for the 1st NGN 100,000 of total assessment; 10% of remaining total assessment + NGN 10,000 for Spatial Enhancement Fee
- 35% of the total assessment fee for certificate of fitness for habitation
Time and cost: 42 days, NGN 802,874
Obtain inspection of site by LASBCA for survey of set out
Agency: Lagos State Building Control Agency
Once BuildCo is ready for construction, BuildCo sends a letter to the Lagos State Building Control Agency (LASBCA) providing details of the construction team professionals: licensed architect, construction engineer, and others. LASBCA then inspects the site to survey the set-out and to review the site plans and construction plan. LASBCA then provides the engineer the form C (application for certificate of completion and fitness for habitation). Subsequently, there are phased inspections at critical phases of construction. The civil structural engineer on BuildCo’s team conducts inspections at the foundation and decking stages and signs the form C at each stage. The supervising engineer also submits the concrete for testing to either the Lagos State Materials Testing Laboratory or another private laboratory and maintains the certificate of the lab – these are given to the inspections team when they conduct their site visit.
The Form C is also completed by the qualified builder registered with CORBON and qualified architect registered with ARCON, who sign off on the materials and workmanship.
Time and cost: 1 day, no charge
Obtain certificate of structural stability (first pouring of concrete)
Agency: Lagos State Material Testing Laboratory
The concrete crushing test is done as follows:
- A sample from a block of concrete is taken and brought back to the laboratory for testing. At this stage BuildCo pays for the entire testing. The testing is done at several stages:
- 7 days after the sample is taken, the first result is obtained.
- 14 days after the sample is taken, the second result is obtained (7 days after the first result).
- 21 days after the sample is taken, the third result is obtained (7 days after the second result is delivered).
Normally the longer the concrete is kept, the harder it will become and therefore it will have a better resistance to the crushing test.
All payment for concrete testing is done once in this procedure.
Time and cost: 7 days, NGN 35,000
Obtain certificate of structural stability (second pouring of concrete)
Agency: Lagos State Material Testing Laboratory
Time and cost: 7 days, no charge
Obtain certificate of structural stability (third pouring of concrete)
Agency: Lagos State Material Testing Laboratory
Time and cost: 7 days, no charge
Receive joint inspection during construction from the Building Control Agency and the Zonal Agency
Agency: Building Control Agency and Zonal Agency
Time and cost: 1 day, no charge
Receive inspections during construction from the Lagos State Building Control Agency (LASBCA)
Agency: Lagos State Building Control Agency
The Lagos State Urban and Regional Planning and Development Law from July 2010 gives the Building Control Agency the power to carry out inspection(s) of building construction, when necessary.
Time and cost: 1 day, no charge
Request and receive inspection by the Fire Department
Agency: Fire Department
This certificate must be obtained at the local planning authority before the building can be used. It is within the discretion of the authority to conduct an on-site inspection before issuing the certificate. However, such an inspection, which normally takes about 45 minutes, is rarely performed.
Time and cost: 1 day, no charge
Submit completed Form C and request and receive final inspection and Certificate of Habitation
Agency: Lagos State Building Control Agency
Time and cost: 14 days, no charge
Submit application for water connection to Lagos Water Company
Agency: Zonal Office
BuildCo collects the LWC Water Connection Form (“WCF”) from the nearest Zonal Office (“ZO”). There are 31 zones in Lagos. The Completed WCF is submitted to ZO and ZO sends a Site Inspection Officer (“SIO”) to the customer’s property.
- SIO confirms address and locational details of BuildCo’s property. SIO also establishes an optimal size and length of connection pipes, and optimal connection materials.
- SIO prepares comprehensive Site Report (“SR”) including estimates of total connection costs, and submits SR to the ZO.
- ZO prepares connection bill to customer.
Time and cost: 1 day, no charge
Pay the connection bill and submit evidence of payment to Zonal Office
Agency: Zonal Office
Time and cost: 1 day, NGN 50,000
Set up septic tank
Agency: Private company
There is no central sewage system in Lagos, therefore BuildCo sets up a septic tank to establish sewerage.
Time and cost: 14 days, NGN 375,000
Receive water connection
Agency: Zonal Office
Once payment has been made, the Zonal Office (ZO) procures the connection materials and carries out the connection works.
Time and cost: 13 days, no charge
