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LASPPPA Releases 27 Requirements
Lagos State is one of the most challenging cities where ordinary citizens are hesitant to build their houses. This is because of government’s frequent demolition of structures. The state government has urged individuals and professionals in the housing sector to adhere to the established housing laws.
In Lagos State, there are about 5 agencies responsible for monitoring and regulating various structures. Any Builder looking to undertake a construction project in the state must obtain the necessary permit and comply with legal requirements.
One of the key documents now required for construction is a Drainage permit which is a recent addition. Before now, individuals applying for building projects typically only seek approval from the Lagos State Physical Planning Permit Authority (LASPPPA). However, the government has recently introduced the Lagos State Building Control Agency (LASBCA) to help monitor building projects throughout the state.
To assist you, City People presents LASPPPA’s requirements that you need to know to avoid government issues while building in Lagos.
The Lagos State Physical Planning Permit Authority (LASPPPA) is one of the key agencies responsible for approving building projects in Lagos. The agency is always vigilant in ensuring that Builders, developers, and operators in the Construction sector comply with the rules and regulations.
Recently, officials from LASPPPA released a list of 27 requirements that must be met to obtain a building approval permit within 10 working days.
While other relevant agencies handle the issuance and vetting of necessary documents required to obtain a building permit, the Lagos State Physical Planning Permit Authority (LASPPPA) is tasked with processing and issuing preconstruction approvals and permits in Lagos State. LASPPPA is empowered under the Lagos State Physical Planning Permit Regulations of 2019 to issue planning permits.
To obtain a building permit in Lagos State, the following requirements must be met:
Architectural Drawings: Provide 5 original copies of architectural drawings, duly stamped and sealed, with a stamp endorsed by the Architects Registration Council of Nigeria (ARCON).
Structural Drawings: Submit 5 original copies of structural drawings that are signed, sealed, and dated. This should include 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 engineer’s supervision. The engineer will be responsible for any failures or defects related to the project.
Material Calculation Sheet: Include a calculation sheet for the materials to be used in the project, duly signed by the COREN-registered engineer.
Assessment Fees: Provide evidence of payment for the assessment fees associated with the application.
Mechanical and Electrical Drawings: If applicable, submit 5 original copies of the mechanical and electrical drawings.
Title Documents: Offer a certified true copy of the title documents, which may include a certificate of occupancy, registered conveyance, governor’s consent, or letter of allocation.
Lands Bureau Clearance: If the title documents are being processed by the Lands Bureau, include a confirmation/clearance letter from the Lands Bureau (if applicable).
LUAC Clearance: Provide a clearance letter from the Land Use Allocation Committee (LUAC) if applicable.
Fire Safety Clearance: If required, submit a fire safety clearance letter from the Lagos State Fire Service.
Metroline Corridor Clearance: Include a clearance letter from the Lagos State Ministry of Transport regarding any Metroline corridor issues (if applicable).
Traffic Impact Assessment: Submit a traffic impact assessment report from the Lagos State Ministry of Transport (if applicable).
Drainage Clearance: Provide a clearance letter from the Office of Drainage Services, Lagos State Ministry of Environment (if applicable).
New Towns Development Authority Confirmation: Include a copy of a confirmation letter from the New Towns Development Authority (if applicable).
Soil Test Report: If applicable, provide a soil test report.
Environmental Impact Assessment; Submit an environmental impact assessment report from the Office of Environmental Services, Lagos State Ministry of Environment (if applicable).
Structural Stability Report: Include a letter of structural stability/integrity report, duly signed by a COREN-registered engineer, especially in cases of constructing or renovating an existing building.
Physical Planning Technical Report: If applicable, provide a technical report from the Physical Development Intervention Department of LASPPPA. Aviation Clearance: Include a clearance letter from the Nigerian Air and Civil Aviation Authority (if applicable).
LASURA Clearance: Provide a clearance letter from LASURA (if applicable).
Survey Plan: Submit an original sun-print survey plan. Ensure all documents are complete and properly signed to facilitate a smooth application process.
Tenement rate or land use charge receipt, or sworn affidavit as to payment in lieu of receipts
Two 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 applicant is a company.
Evidence of Pay As You Earn (P.A.Y.E) returns (where applicant is a company). Copy of certificate of incorporation (where the applicant is a company). Development levy receipt, Site photograph satisfactory.
The Building Permit will be granted with an approval of two (2) years of validity period within which the developer (i.e. applicant) must commence the operation.
Please note that once the approval is granted, the law enforcement expects that the work must have begun on the site, otherwise the permit will lose its validity.
What is the lifespan of a building permit?
Building Permit will expire if the work it covers does not begin within six (6) months or the building is not completed within one (1) year of the date it is issued, renewable or can be extended, but it is usually advisable to get a building permit issued as close as possible to the time when the work begins.
I have a registered title document(s) on my property, do i still need a permit to build on it?
Yes. A building permit is completely different from a land title. So, even though one may have a valid land title, he or she is still required to obtain building permit before developing a property.
Who can apply for a Building Permit?
Application for building permit can be done by the property owner or the developer. However, it is safer to use the service of a legal practitioner. As a firm with recorded success in obtaining permits of this kind, we are well aware of how to avoid unnecessary and complicated administrative procedures which constitute bottlenecks without breaching any aspect of the law.
Are the requirements for building permit the same for a simple renovation?
Where the applicant is only seeking to make secondary improvements or extension to the building such as, to create a small compartment or boys quarters, then some of the required documents listed above would not be required.
In any case, the architectural and structural drawings as well as a letter of supervision from the registered site engineer which doubles as a letter of indemnity from the engineer, title document, survey plan, tax clearance remain mandatory requirements in most instances. These documents must be provided, duly vetted, and approved before the permit is granted.
What are the problems associated with obtaining Building Permit in Nigeria?
In our experience, some of the likely problems to be faced when applying for building permit are as follows;
RED TAPISM: This could be as a result of excessively complicated administrative procedure that has made the process of obtaining licences and permits cumbersome.
ENGAGING INEXPERIENCED INTERMEDIARIES:
The process for obtaining licences and permits could even be made longer by engaging inexperienced hands to carry out the process.
SUMMARY OF PROCEDURE FOR OBTAINING BUILDING PERMIT
Get Architectural drawings, Get a survey plan, Get structural drawings with detailing (Calculations and letter of structural stability from COREN certified engineer, Get title document, tax clearance and Government fee, Submission of documents to district office and payment, Confirmation of receipt at accurate department of the district office, Site inspection from the ministry of physical planning and urban development.
Ensure you have all the necessary documents especially tax and structural drawings papers to avoid unnecessary delay in the approval process.
Ensure that your tax papers are up-to-date as tax verification will be done at Lagos Internal Revenue Service (LIRS)
After the approval of building plan, a copy of the approved building plan must be kept on-site for inspection at all times during the period of construction.
Final inspection: Throughout construction, LASBCA will visit your site for inspections. They will ensure you are building exactly what your planning permit allows.
After the building is completed, you must wait for a final inspection. If everything is in order, LASBCA issues a Certificate of Completion and Fitness for Habitation.
This document proves the building meets all structural and safety standards, making it fit for its purpose.
Isaac Abimbade
08155107955
