How to Get Building Approval in Lagos 2026

Blog post description.

Architect Elisha Okunwaye

6/23/20263 min read

To get building approval (planning permit) in Lagos State in 2026, you must follow a structured, largely digital process governed primarily by the Lagos State Physical Planning Permit Authority (LASPPPA) and the Lagos State Building Control Agency (LASBCA).

Building without approval risks stop-work orders, high penal fees (often 3–5× standard fees), demolition, and legal issues. Lagos has ramped up enforcement, including demolitions of distressed or unapproved structures.

### Key Agencies

- LASPPPA: Handles planning permit approval for drawings and development compliance (pre-construction).

- LASBCA: Issues authorization to commence construction, conducts stage inspections/certifications during building, and issues Certificate of Completion and Fitness for Habitation.

Important 2026 Update: Manual processing is outlawed. All applications go through the Electronic Physical Planning Processing System (EPPPS) portal (e.g., lagoseppps.eppps.com or similar official links). This enables online submission, tracking, payments, and approvals.

### Step-by-Step Process

1. Verify Land Ownership and Gather Title Documents

Secure proof of ownership: Certificate of Occupancy (C of O), Governor’s Consent, registered Deed of Assignment, or similar verifiable title. A provisional permit may be possible with purchase receipts or pending titles in some cases.

Register your survey plan with the Lagos State Surveyor-General’s office (UTM Zone 31 format).

2. Engage Licensed Professionals

- Architect (ARCON-registered): Prepares architectural drawings (floor plans, elevations, sections, site plan) in AutoCAD/PDF.

- Structural Engineer (COREN-registered): Provides structural drawings, supervision letter, and calculations (mandatory for 2+ storeys).

- Geotechnical/Soil Test: Required for 3+ storeys or challenging sites.

- Other: Mechanical & Electrical (M&E) drawings for commercial/complex builds; Environmental Impact Assessment (EIA) for larger projects.

3. Obtain Tax and Payment Clearances

- Lagos State Tax Clearance Certificate (via LIRS portal).

- Land Use Charge (LUC) receipt or Tenement Rate.

- Development levy, etc.

4. Submit Application via EPPPS Portal

Create an account on the EPPPS platform. Upload:

- Completed application form.

- Passport photos, ID.

- Survey plan, architectural/structural drawings (signed/sealed).

- Title documents, tax clearances, site photos.

- Any additional clearances (fire, drainage, transport, etc., depending on project).

Pay assessment fees online.

A registered architect can often submit/manage on your behalf.

5. Vetting, Site Inspection, and Approval

- Desk review for zoning, setbacks, height, and code compliance.

- Site inspection to verify boundaries, beacons, and site conditions.

- Respond to any queries/revisions.

Once cleared, receive your Planning Permit (provisional or final). Timeline: Officially ~60–90 days; realistically 3–6 months (or 4–12 weeks with complete docs).

6. Obtain Authorization to Commence Construction (LASBCA)

After LASPPPA permit: Give LASBCA 7 days’ notice with:

- Planning permit copy.

- Insurance (All Risk for 2+ floors).

- Supervision letters, program of works, HSE report, etc.

LASBCA inspects and issues authorization/green sticker.

7. During Construction (LASBCA Stage Certifications)

Invite LASBCA for inspections at key stages (foundation, lintel, roofing, etc.) before proceeding. Non-compliance can halt work.

8. Completion

Obtain Certificate of Completion and Fitness for Habitation from LASBCA.

### Estimated Costs (Government Fees Only, 2026)

Vary by location, size, type (residential vs. commercial), and floors. Examples:

- Simple residential bungalow: ₦150,000–₦500,000+.

- Duplex/multi-storey: ₦400,000–₦1,200,000+.

- Commercial/high-rise: Higher, plus extras.

Add professional fees (drawings: ₦200k–₦800k+), soil tests, etc. As-built regularization: Much higher (penal fees).

Total project cost for approvals/professionals: Often ₦600k–₦2M+ for modest residential.

### Tips for Success

- Start early—before breaking ground.

- Use verified professionals (check ARCON/COREN registers).

- Keep survey beacons intact and site accessible for inspections.

- Track everything via EPPPS.

- For existing unapproved buildings: Check for any amnesty/regularization windows (e.g., past ones ended Dec 2025).

- Consult a permit agent/architect experienced with the system if needed.

- Official resources: EPPPS portal, LASPPPA/LASBCA websites, Ministry of Physical Planning and Urban Development.

Requirements can have nuances based on location (e.g., near water bodies, high-rises) or project scale. Always verify the latest on official portals or with professionals, as processes evolve. This is not legal advice—consult qualified experts and the agencies directly.