In Lagos, a building isn’t considered legitimate just because it looks good or sits on land with a title. It becomes fully legal when it has something many people overlook: A building plan approval.
And that’s true, the paperwork behind the property is just as important as the structure itself.
And whether you’re buying a finished building or planning to develop one, understanding building plan approval could save you from a costly mistake.
As a buyer, you need to know if the house you’re eyeing was built with a valid approved plan.
As a landowner ready to build, you need to secure one before pouring your foundation.
So, if you’re serious about building or buying a house in Lagos, building plan approval isn’t just an option.
Okay?
So,
What is building plan approval?
It’s the official green light from the local planning authority that your proposed building design meets all zoning regulations, environmental guidelines, and construction standards.
Think of it like a contract between you and the government. They’re saying, Yes, your design is safe, legal, and fits into the larger development plan. And in return, you get the right to build with your style.
Guess what…
Most people think they can skip this part or sort it out later, and that’s a big mistake.
Without that approval, even if you’ve built the most beautiful home or commercial space, your building is exposed.
Any regulatory body can walk in, slam you with fines, or even worse, bring the whole structure down.
I guess you have heard of such stories before now…
Let’s say you design a four-storey apartment building, but the zoning laws in your area only permit two floors. Without an approved plan, you wouldn’t even know.
Right?
Or imagine building too close to a drainage channel or a high-tension power line that’s not just a violation, it’s a safety hazard that can land you in legal hot water.
So, getting your building plan approval isn’t just about ticking a box.
But it forces you to work with certified professionals, architects, engineers, and development planners, who make sure your design is solid, safe, and sustainable.
And that kind of structure doesn’t just protect lives, but it boosts your property value and reputation, especially if you’re in real estate development.
I guess you have heard the news lately, you can see how the government is cracking down on unauthorized structures in prominent cities like Lagos, Abuja, Ogun, and Port Harcourt.
The reason is simple: No building plan approval
And if you’re hoping to get financing from a bank or investor, forget it without an approved plan. No serious lender wants to risk money on a project that could be shut down at any time.
The truth is, building plan approval is your project’s insurance policy.
So if you’re about to start a construction project, don’t see building plan approval as a hurdle, but see it as the stamp of legitimacy in order to avoid unnecessary dramas.
How much is the cost of construction approval in Lagos State?
Let’s say you’ve acquired a land.
Now you’re hearing whispers about something called building plan approval and, more importantly, the cost.
You’ve asked around, heard all kinds of figures, and now your head’s spinning. Let me clear it up.
First, you have to understand something.
Building plan approval isn’t just another government fee, it’s a legal, regulated step that ensures your building project aligns with planning laws, safety standards, and environmental considerations.
In a city as dynamic and crowded as Lagos, one mistake in development planning can lead to flooding, fire hazards, or traffic chaos.
That’s why the state government takes this process seriously. And yes, it costs money.
But here’s the part no one tells you, the cost isn’t a flat fee.
It depends on what you’re building, where you’re building it, the size of the property, and even the land use zoning.
In other words, the cost of getting a building plan approved in Lekki is likely different from what someone pays in Ikorodu or Alimosho.
Why?
Because land value, infrastructure, and developmental control rules vary by location.
And when you factor in this kind of project, whether residential, commercial, mixed-use, or industrial, the variation in cost makes even more sense.
Imagine you’re building a simple bungalow in an area classified as residential low-density.
The fees will be lower than someone planning to erect a shopping complex in a commercial zone.
Right?
Now, if someone else is planning a 5-storey office building in Ikeja GRA. Guess what, that’s a different story.
Not only is the location premium, but the structure’s size and purpose trigger different approval requirements and therefore, different fees.
So, how do they calculate the cost of building plan approval?
That’s a good question…
Lagos State uses a formula based on the square meterage of the building.
The bigger your structure, the more you pay. Simple, right? Well, not exactly.
Because the square meterage is just the base.
On top of that, you’re paying for site analysis, environmental impact assessments in some cases, development levy, stage inspections, fencing permit if you’re fencing the land, and processing fees.
Sometimes, depending on the building height or type, you might also be asked to provide soil test results, mechanical and electrical drawings, fire service reports, and structural calculations. All of these attract additional review fees.
For an average residential building, say a three-bedroom flat with a total floor area of about 200 square meters, you might spend anywhere from N200,000 to N500,000 just on government fees.
That doesn’t include the professional fees you’ll pay to your architect, structural engineer, and town planner, who will prepare and submit the drawings.
Add that in, and the cost could rise to N700,000 or more. That’s if everything is straightforward.
For more complex projects like a block of flats or a mixed-use development, you’re looking at costs ranging from N1 million to N5 million or even more, depending on the location and size.
And commercial developments? That’s a different level. Think N3 million to N15 million. It all depends on how big and how technical the project is.
Let’s say you’re building in Lekki Phase 1.
Aside from the state-level approval fees.
You might also have to get consent from the residents’ association or estate management, which sometimes comes with its financial demands.
They might not call it a fee, but it shows up as a development levy or community dues.
These aren’t officially regulated by the state, but they’re real, and you’ll need to factor them into your budget.
And then there’s the temptation to cut corners.
People try to bypass the approval process or go through shortcuts by using unofficial agents.
That might seem like a way to save money at first, but the risk is huge.
If your building is flagged later for not being properly approved, you could face heavy fines, be asked to stop construction, or worse, have the structure marked for demolition.
And in Lagos, that’s not just a threat, it’s becoming a reality.
You can see how the Lagos State Building Control Agency has been increasingly strict in recent years.
They’ve demolished buildings in Banana Island and Ikoyi, places where rich people live, just because they didn’t follow the process, which should tell you something.
So, what should you do to stay on the safe side?
First, engage professionals.
That’s your architect, structural engineer, and development planner.
These are the people who understand the codes and know how to navigate the Ministry of Physical Planning and Development.
They’ll prepare all the documents, site plan, floor plans, structural drawings, mechanical and electrical layouts, and survey plans, and submit them on your behalf.
Yes, they’ll charge you, but it’s money well spent.
A professional can save you time, reduce your chances of rejection, and help you avoid extra fees from mistakes or missing documents.
Second, don’t wait till after construction to start this process.
Most people begin building and only think of approval when they need to sell, rent, or get financing; that’s too late.
You might spend more money trying to regularize the building, or be forced to modify the structure to meet standards.
And if you’re dealing with real estate investors, the first thing they ask for is the approved plan.
No serious investor will touch an unapproved property, no matter how beautiful it looks.
Lastly, always keep records.
Every receipt, every application letter, every acknowledgment slip, file them.
If there’s ever a dispute or if you need to prove your building was lawfully approved, your documents are your defense.
It sounds simple, but you’d be shocked how many people lose out just because they didn’t hold on to these small details.
What exactly is Lagos State’s building plan approval?
Why does it matter so much? And what happens if you ignore it?
Building plan approval in Lagos State is the legal permission given by the Lagos State Government that says your proposed building design meets the necessary rules, regulations, and standards.
It’s not just a stamp but a full clearance that shows you’re building something safe, structurally sound, and in line with the city’s development planning policies.
As you know, Lagos is not like every other city.
It’s a megacity bursting at the seams with people, buildings, roads, and businesses.
You can’t just wake up, buy a piece of land, and start pouring cement.
If everyone did that, the whole city would collapse under its weight.
That’s why the government created a framework, a structure for how land should be used, how buildings should be constructed, and how communities should grow.
Here’s the thing…
The Lagos State Physical Planning Permit Authority is the agency responsible for giving you that green light.
When you submit your drawings, they look at your location, the zoning laws, the height of your building, your parking spaces, and even your ventilation.
If your design doesn’t follow the rules, you’ll be asked to adjust it. If it does, you get approval, and then you’re good to go.
Also, this part includes a bunch of paperwork…
Title documents like your survey plan or Certificate of Occupancy, a tax clearance certificate, and other supporting documents that prove your ownership and eligibility to build.
The government then begins its review.
During the review, the drawings are carefully checked.
They make sure your building isn’t too tall for your area. They check if there’s enough space between your structure and the boundary wall.
This process isn’t rushed; it can take weeks, sometimes months, depending on how complete your submission is and how complex your design is.
If everything checks out, you’re issued an approval permit.
This is a physical document that shows your design is officially cleared. It means you can now proceed with construction, but with supervision.
That’s where the Lagos State Building Control Agency comes in. They’re the ones who monitor your actual construction to make sure you’re building exactly what was approved.
If you decide to change the plan mid-way and add an extra floor or extend the building illegally, LASBCA can stop the project, seal your site, and even drag you to court.
Here’s why all this matters…
Lagos is not joking with enforcement anymore.
Over the last few years, there’s been a visible crackdown on illegal buildings.
We’ve seen luxury properties in highbrow areas like Ikoyi, Lekki, and Banana Island demolished for not following approved plans.
And we’re not talking about small houses, these are multimillion-naira structures that were brought down because someone didn’t respect the process.
That should tell you something…
Now you might be wondering, why is the process so strict?
The truth is, Lagos is growing fast.
Every day, more people move in, more land is developed, and more pressure is put on roads, power, and drainage systems.
The only way to manage this chaos is through smart planning.
And building plan approval is a major tool in that planning.
It’s not just about you and your house, it’s about your neighborhood, your environment, and the safety of everyone who lives around you.
And just so you know, there are different types of approval depending on your project.
If you’re building in a high-density zone, the scrutiny is higher.
If your project is for commercial use, like a hotel, school, or shopping mall, you might need to get environmental impact assessments, fire safety clearance, and other special endorsements.
The government wants to make sure that whatever you build doesn’t endanger others or disrupt existing infrastructure.
If your property is near the coastline or in areas like Lekki, you may also need clearance from the Lagos State Ministry of Waterfront Infrastructure Development.
Why?
Because certain lands fall within controlled zones that have additional layers of approval.