There are do’s and don’ts in the real estate sector, especially in Lagos, the hub of real estate activity. There are certain steps you must take as a developer before any project can be erected. In other words, there are steps you must take before you start any housing project in Lagos.
These
steps are important because if followed, they will prevent the collapse of
buildings and also enable the government to know how up-to-standard they are.
These
steps are taken during the pre-construction period and they are usually the
most important period of a building project.
Before
we take you far, let's tell you that there are three agencies in Lagos that the government approved to give approval and also monitor your building project.
Due
to the high number of cases of building collapse in Lagos State, the Lagos
State Government passed into law, the Lagos State Urban and Regional Planning
and Development Law 2010 (“Planning Law”).
The law established 3 (three) physical planning and development agencies
under the Ministry of Physical Planning and Urban Development (the “Ministry”)
namely:
The
Lagos State Physical Planning Permit Authority (LASPPPA) which is saddled with
the task of processing and issuing planning permits in the state;
The
Lagos Building Control Agency (LASBCA) is vested with the responsibility
of monitoring and enforcing building control regulations; and
The
Lagos State Urban Renewal Agency (LASURA) bears the responsibility of
implementing the state policy on urban renewal and the upgrade of slums in
Lagos.
This
week, we shall be spotlighting steps to take before you can start your housing
project in Lagos. This is a must for every developer. These steps will
guarantee a quick approval of that project. The following are documents and other
steps required to take before you can start building a housing estate in Lagos.
First,
you must provide original copies of the architectural drawing, duly stamped and
sealed with a stamp endorsed by the Architects Registration Council of Nigeria
(ARCON)
5
original copies of structural drawings, duly signed, sealed and dated together
with a letter of supervision from an engineer registered with the Council for
the Regulation of Engineering in Nigeria (COREN), confirming that the building
is constructed according to good standards and under the supervision of the
engineer who will be responsible for any failures or defects on the project.
Calculation
sheet for the materials to be used for the project, duly signed by the COREN
registered engineer
Evidence
of payment of assessment fees due on the application.
A certified true copy of title documents or confirmation letter from Lands Bureau in case the title document process is ongoing (i.e. certificate of occupancy, registered
conveyance, governor’s consent or letter of allocation)
Letter
of structural stability/integrity report duly signed by a COREN registered
engineer (in case of a construction/renovation of an existing building)
An
original sun-print survey plan
Tenement
rate or land use charge receipt, or sworn affidavit as to payment in lieu of
receipts
2
passport photographs of the applicant(s)
Copy
of current tax clearance certificate or evidence of updated personal income tax
payment of the applicant(s) or tax clearance certificate of 2 directors if the applicant is a company
Evidence
of Pay As You Earn (P.A.Y.E) returns (where an applicant is a company)
Copy
of certificate of incorporation (where the applicant is a company)
Development
levy receipt
Site
photograph.
There
are various outcomes for failure to obtain the necessary pre-construction
permit/approvals, penalties include sealing of the property with a stop-work
notice, sealing of the property, demolition of the property and imposition of a fine on the property owner for failure to obtain the permit/approvals.
The
initial grant of the approvals for construction activity does not conclude the
regulation of the applicant, the building project would remain under the
surveillance and supervision of LASBCA who would ensure that at every stage of
construction, there is maximum compliance with the approved plan and building
standards and would issue the relevant notices or fine to the applicant in the
event of any default prior to completion of the building project. It is
therefore always important to first obtain a building plan approval/permit
before erecting a building on land and comply with the building regulations
until the project is completed to avoid paying heavy fines for a breach of the
regulations.
Obtaining
building approval from LASPPPA increases the value of the property and fortifies the title document of the property. With the recent launching of
E-planning permits, it is expected that the hurdles with the processing of the
building permits/approvals will be resolved.
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