What Are The Documents Required For Building Plan Approval In Lagos State?

What is Building Approval (PERMIT) In Lagos State?

Building plan approval, commonly called a building permit, is a critical authorization granted by the Lagos State Government to property owners or developers. This approval must be secured before construction can legally commence, ensuring that the building design complies with Lagos State's stringent regulations and standards.

The Importance of Building Approval

Building plan approval is not just a formality; it's a safeguard against the numerous risks associated with unauthorized construction. Constructing without proper approval is illegal and can lead to severe consequences, including hefty fines, project stoppages, or, in extreme cases, demolishing your building. Navigating the approval process correctly is essential to avoid these costly mistakes and ensure your project proceeds smoothly.

Beyond legal compliance, obtaining building plan approval plays a pivotal role in enhancing the safety and value of your property. The approval process involves a thorough assessment to identify and address potential flaws in the design, construction methods, or materials. This proactive approach helps prevent structural collapse or other safety hazards, ultimately protecting your investment.

Why You Need Our Expertise

Buildings that have received proper approval generally command higher resale values than unapproved structures, making this process crucial for long-term property value. This article provides a comprehensive guide to the prerequisites for various building types in Lagos State, the calculation process for building approval assessment costs, and detailed steps to secure your building plan approval.

For those seeking a more in-depth understanding, we offer a dedicated guide that walks you through the entire approval process: How to Get Building Approval in Lagos State and Avoid Demolition - 10 Steps.

This blog post will also delve into the essential documents required for building plan approval in Lagos State. Understanding these requirements will streamline the approval process, minimize risks, and contribute to the overall development and safety of the built environment.

To ensure a hassle-free approval process and protect your investment from legal complications, click the yellow button below or call 09025234582. Our team of experts is ready to guide you through every step of your building approval journey.

REQUIREMENTS FOR Building Plan Approval Process in Lagos State

The documents required for building plan approval in Lagos State vary depending on the type of building and the ground conditions. Here’s a breakdown of the essential documents needed for different building types:

The following is the list of documents required for the different types of buildings in Lagos state:

Residential Building Requirements:

1. Firm Ground With One Floor (Bungalow)

   - Architectural Drawings

   - Tax Clearance Certificate

   - Land Use Charge Receipt

   - Proof of Ownership

   - Survey Plan

2. Swampy Ground With One Floor (Bungalow)

   - Architectural Drawings

   - Tax Clearance Certificate

   - Land Use Charge Receipt

   - Proof of Ownership

   - Survey Plan

   - Structural Drawings

   - COREN Structural Stability Letter

   - COREN Supervision Letter

   - Pundit Test Report

   - COREN Calculation Sheets

   - Subsoil Investigation Report

3. Firm And Swampy Ground With Two Floors

   - Architectural Drawings

   - Tax Clearance Certificate

   - Land Use Charge Receipt

   - Proof of Ownership

   - Survey Plan

   - Structural Drawings

   - COREN Structural Stability Letter

   - COREN Supervision Letter

   - Pundit Test Report

   - COREN Calculation Sheets

   - Subsoil Investigation Report

4. Firm And Swampy Ground With Three Floors And Above

   - Architectural Drawings

   - Tax Clearance Certificate

   - Land Use Charge Receipt

   - Proof of Ownership

   - Survey Plan

   - Structural Drawings

   - COREN Structural Stability Letter

   - COREN Supervision Letter

   - Pundit Test Report

   - COREN Calculation Sheets

   - Subsoil Investigation Report

   - Electrical Drawings

   - Mechanical Drawings

   - PPTR Report

   - EIA Report

5. Firm And Swampy Ground With Over Eight Family Units

   - Architectural Drawings

   - Tax Clearance Certificate

   - Land Use Charge Receipt

   - Proof of Ownership

   - Survey Plan

   - Structural Drawings

   - COREN Structural Stability Letter

   - COREN Supervision Letter

   - Pundit Test Report

   - COREN Calculation Sheets

   - Subsoil Investigation Report

   - Electrical Drawings

   - Mechanical Drawings

   - PPTR Report

   - EIA Report

6. Firm And Swampy Ground With An Area In Excess of 0.5 Hectares

   - Architectural Drawings

   - Tax Clearance Certificate

   - Land Use Charge Receipt

   - Proof of Ownership

   - Survey Plan

   - Structural Drawings

   - COREN Structural Stability Letter

   - COREN Supervision Letter

   - Pundit Test Report

   - COREN Calculation Sheets

   - Subsoil Investigation Report

   - Electrical Drawings

   - Mechanical Drawings

   - PPTR Report

   - EIA Report

All Non-Residential Building Requirements:

1. Firm And Swampy Ground With One Floor And Above

   - Architectural Drawings

   - Tax Clearance Certificate

   - Land Use Charge Receipt

   - Proof of Ownership

   - Survey Plan

   - Structural Drawings

   - COREN Structural Stability Letter

   - COREN Supervision Letter

   - Pundit Test Report

   - COREN Calculation Sheets

   - Subsoil Investigation Report

   - Electrical Drawings

   - Mechanical Drawings

   - PPTR Report

   - EIA Report

Petrol Filling Station Requirements:

1. Firm And Swampy Ground With One Floor And Above

   - Architectural Drawings

   - Tax Clearance Certificate

   - Land Use Charge Receipt

   - Proof of Ownership

   - Survey Plan

   - Structural Drawings

   - COREN Structural Stability Letter

   - COREN Supervision Letter

   - Pundit Test Report

   - COREN Calculation Sheets

   - Subsoil Investigation Report

   - Electrical Drawings

   - Mechanical Drawings

   - PPTR Report

   - EIA Report

   - Police Clearance

   - Fire Clearance

The requirements for gas plants are similar to petrol filling station requirements.

Personal Documents Required By The Applicant (Owner) For Identification

•    - 2 Passport photographs

•     - NIN

•    - Name

•    - Address

•    - Email

•    - Phone Number

•    - Date Of Birth

Lagos State Building Approval Documents And Plans 

To obtain building permit approval in Lagos State, several documents that are needed have been listed above.
To ensure your full understanding of some of the documents and plans to achieve compliance with regulatory standards and facilitate a smooth approval process.
We have broken down and explained some of the key documents you'll need below:

• Survey Plan:

A survey plan outlines the property's boundaries and includes essential details such as the landowner's name.

In Lagos State, a survey plan must be registered on the Lagos State database to be considered valid for building permit approval.

When a survey plan is properly documented and registered in the Lagos state, such a survey plan will be recorded in the Lagos state database and a certificate of deposit will be provided.

Below is a sample of a certificate of deposit for a survey plan properly registered and documented in Lagos state.

To learn more about survey plans in Lagos State, feel free to check out our dedicated blog post on the topic, click on the link to our blog post about survey plans below :
Understanding Survey Plans: Your Guide to Study Original or Fake Survey 

In Lagos State, obtaining a survey plan typically costs between 350 thousand naira to 1.575 million naira for land sizes ranging from 0 to 700 square meters.

Our blog post provides detailed insights into the factors influencing survey fees, including the five zones Lagos is divided into for cost differentiation.

Click on the link below to our blog post about the cost of survey plans in Lagos state: How Much Is Land Survey In Lagos State 

It's crucial to ensure that your survey plan is registered and properly documented to avoid any complications. Patronizing fake survey plans can render your land ownership rights null and void. At OME.Construction, we offer top-notch land survey services to ensure the accuracy and authenticity of your survey plans.

Below is a sample of a survey plan in Lagos state.

Click the button below to connect with us and secure your land survey with confidence.

• Architectural Drawing:

An architectural drawing is a crucial component of the building permit application process in Lagos State, providing a detailed graphical representation of the proposed or as-built structure.

This drawing includes floor plans and dimensions, which are scrutinized for compliance with regulatory standards before permit approval.

The dimensions outlined in the architectural drawing play a significant role in calculating the volume of the building. This volume is then multiplied by a factor determined by various factors such as the building's purpose, use, and location to determine the building assessment.

An architectural drawing typically costs between 200 thousand naira for a 3-bedroom bungalow design and 250 thousand naira for a 4-bedroom bungalow, the cost of an architectural drawing will increase with the addition of spaces in the design and as the building expands in size and volume. 

• Land Use Planning Application Report (LUPAR):

The Land Use Planning Application Report (LUPAR) is a crucial document prepared by a registered town planner in Lagos State as part of the building permit approval process. It provides a comprehensive analysis of the project site's land use, compliance with Lagos State planning regulations, and various other aspects essential for development.

Key Components of a LUPAR:

• Project location and facilities

• Accessibility and road infrastructure

• Drainage, water supply, and sewage systems

• Telecommunications and power supply

• Solid waste management

• Building use around the site

• Height and details of the proposed structure

• Land title and physical characteristics

• Existing and proposed structures on the site

• Recommendations for compliance with planning regulations

Certification and Authentication: The LUPAR is accompanied by a certification/authentication form issued by the Nigerian Institute of Town Planners, Lagos State Chapter, in collaboration with the Association of Town Planning Consultants of Nigeria (Lagos State Branch). This form bears a TOPREC stamp number and Topcon Job Reg number, signed by the chairman of ATOPCON Lagos State Branch and the town planner, along with a TOPREC seal. This certification ensures adherence to the Lagos State Urban and Regional Planning and Development Law and the Lagos State Physical Planning Permit Regulations.

• Soil Test:

Before embarking on any construction project, it's crucial to assess the soil conditions of your site. Soil testing, conducted by geotechnical engineers or engineering geologists, provides essential information for designing safe and reliable foundations. In Nigeria, the cost of soil testing can vary based on project complexity and specific requirements. As a rough estimate, basic soil testing packages typically range from ₦300,000 to ₦450,000. 

PAYMENTS REQUIRED FOR Building Plan Approval Process in Lagos State

When seeking building plan approval in Lagos State, it's essential to understand the various fees involved. Below is a comprehensive breakdown of the payments required during the building plan approval process: 

• Stage certification fee (35% of the building assessment)

• Registration and application form fee

• Building assessment fee

• Layout fee

• L.P.O (Local Planning Office) fee

• LASEMA (Lagos State Emergency Management Agency) fee

• LASPPPA (Lagos State Physical Planning Permit Authority) fee

• Assessment for pumps for gas stations and petrol stations

• Processing fee

• Renovation fee (for renovations)

• Penal fee (for existing buildings without approval)

• Infrastructure development charge
  
  
  Note:
  
  All types of buildings proposed to be constructed or existing in Lagos state now require a Land Use And Analysis Report (LUPAR)

How much is building plan approval in lagos state

The cost of building approval in Lagos state is determined by multiplying the volume of the building (length, breadth, and height) by the prevailing rate which is determined by the zone in which the land is located in Lagos state then adding fencing fees.

Fees for architectural designs, engineering plans, land surveys, LUPAR and Environmental Impact Assessments (EIA) are separate from government approval costs.

This straightforward formula determines the costs involved in obtaining a building permit in Lagos State. Remember, for precise details based on your project, consider clicking on the link below to talk to a building permit professional.

Obtaining building approval in Lagos State involves various fees that contribute to the overall cost of the process. Let's break it down in a straightforward manner:

1. Building Assessment:

   1. Calculate the Building Assessment using the formula:

   2. Length×Breadth×Height×Rate+FencingFees

2. Fencing Fees:

   1. N10,000 for the first 650 sqm.

   2. N4,000 for every additional 1,000 sqm.

3. Additional Fees:

   1. Layout Fees: N100,000

   2. Registration & Application Form: N50,000

   3. L.P.O (Letter of Permission): 10% of Building Assessment for All Applications..

   4. LASEMA Fee (Commercial Projects Only): Set by the Lagos State Emergency Management Agency.

Adding these fees to the equation, the overall cost becomes:

Processing Fee = Building Assessment + Fencing Fees + Layout Fees + Registration & Application Form + (10 percent Building Assessment)

Understanding these costs is crucial for effective budgeting when pursuing building approval.
For personalized insights based on your specific project, contact us for our building permit services.

In the process of obtaining building approval in Lagos State, applicants will encounter Stage Certification Fees, a critical component of the overall cost structure. Let's delve into the details:

1. Stage Certification Fees:

   1. Applicants are required to pay Stage Certification Fees, amounting to 35% of the Building Assessment.

   2. This fee is specifically designated for the certification stages during the construction process, ensuring that the construction aligns with the approved plans.

2. Payment Procedure:

   1. The Stage Certification Fees are payable to a distinct Lagos State AGENCY CODE and REVENUE CODE.

   2. It's crucial to note that these codes differ from the ones associated with the Processing Fee. Therefore, applicants should verify and use the correct codes to facilitate a smooth payment process.

Understanding and fulfilling Stage Certification Fees is vital for maintaining compliance throughout the construction phases. Applicants should diligently follow the payment procedures outlined by the Lagos State authorities, using the designated codes to avoid any payment discrepancies.

For precise information on the applicable codes and further guidance on Stage Certification, it's advisable to consult directly with local authorities or building permit professionals. This ensures a seamless and transparent process as you progress through the various stages on your building approval process and construction.

Note:

1. 1. For a Petrol/Gas Filling Station, additional fees include:

      1. Assessment of Station Building at Non-Residential Rate.

      2. Assessment of Pumps: N480,000 for the first 4 pumps and N80,000 for every additional pump.

Igbogbo Ikorodu Project: Building Approval Cost Breakdown (Example)

This example showcases the breakdown of potential building approval costs for a residential project in Igbogbo, Ikorodu, Lagos State. It's important to remember that actual rates and formulas may vary. We highly recommend contacting us for the breakdown of your building approval fees

Project Details:

• Location: Igbogbo, Ikorodu

• Use: Residential

Building Assessment Fee Calculation:

1. Ground Floor Volume: 28.345m x 4.7m x 3.6m = 482.3246 m³

2. First Floor Volume: 28.345m x 5.825m x 5.15m = 838.001875 m³

3. Total Building Volume: 482.3246 m³ + 838.001875 m³ = 1,320.3265 m³

4. Building Assessment Fee: 1,320.3265 m³ x ₦150/m³ = ₦198,048.98 

Zone-Specific Note:

This example uses a factor (rate) of ₦150 per cubic meter.

Additional Fees:

• Fencing Fee: The example considers a fencing fee based on a plot size of 346.423 sqm (specific fee not shown

• Layout Fee: ₦100,000

• Registration & Application Fee: ₦20,000

• Letter of Permission (LPO): ₦21,948.68 (10% of Building Assessment Fee)

• Stage Certification Fee: 35% of the Building Assessment Fee.

Total Processing Fee (Example):

Note: The Processing fee in the assessment calculated is a fee to be paid to Lagos state and not the fee for anyone to receive for their services, the receipt for these fees is issued when paid in Nigerian banks with a payer ID generated in the name of the owner of the property.

While the total processing fee in the example is ₦580,922.28, it's crucial to understand that this may not apply to your project. The actual total processing fee will depend on your specific project details, including:

• The zone-specific building assessment rate

• Actual plot size and corresponding fencing fee

• LASEMA Fee (applicable to commercial projects only)

Note :
The Lagos state governor has granted a ninety-day amnesty period to property owners and developers across Lagos State. This period, from 2nd May to 30th July 2024, offers a unique opportunity for property owners to obtain planning permits without paying statutory penal fees. To participate in the amnesty programme, click on the link below:
Click Me For Lagos State Building Permit Amnesty Programme 

Building permit Plan Approval Process in Lagos State (Summary)

Obtaining building plan approval in Lagos State can be summarised as follows a series of steps to ensure compliance with regulations and standards. Here's an overview of the process:

1. Prove Ownership of the Land:

   • The owner of the land has to submit proof of ownership, which may include a sun-print copy of the survey plan, Certificate of Occupancy (C of O), land ownership receipt, Governor's consent, evidence of payment of land use charge, or any other required title document.

To calculate the cost of a Land survey in Lagos state, click on me to know how much is the land survey in Lagos state.

2. Design Drawings and Statutory Clearance:

   • Verify the type of design drawings required for the desired development, such as architectural, structural, electrical, and mechanical drawings (where applicable).

In specific developments, including residential lands exceeding 0.5 hectares, buildings with more than four floors or eight family units, factories, commercial/office buildings, places of worship, and more.
You will need the Physical Planning Technical Report (PPTR)

Check the list of requirements for building plan approval in Lagos below to identify if statutory clearances are required for your type of development.

3. Payment of Fees:

   • All fees including stage certification fees, registration and application form fees, building assessment fees, layout fees, L.P.O fees, LASEMA fees, LASPPPA fees, assessment for pumps for gas stations and petrol stations, processing fees, renovation fees (for renovations), penal fees (for buildings without approval), and infrastructure development charges would be fully paid before a building permit can be approved in Lagos state

4. Submission and Monitoring:

Upon completion of the permit process, the Lagos State Physical Planning Permit Authority (LASPPPA) submits all planning permits to the developer or owner.

The permits are then forwarded to the Lagos State Building Control Agency (LASBCA) for monitoring and compliance.

Following these steps and completing the requirements are the procedures used to navigate the building plan approval process in Lagos State more effectively.

To study the complete 10 step guide on How to Get Building Approval in Lagos State And Avoid Demolition (Click Me)