3. Lack of Building Approval

Before constructing any building in Lagos, developers are required to obtain planning approval from the appropriate authorities.

Without approval:

• construction may be stopped

• enforcement notices may be issued

• buildings may be sealed

• demolition can follow if violations are not corrected

Starting construction without development approval is a common reason for enforcement actions.

4. Deviating from Approved Building Plans

Obtaining approval alone is not enough.

A building may still violate regulations if the developer:

• adds extra floors

• changes the building use

• extends beyond approved boundaries

• reduces required setbacks

• enlarges the footprint without approval

Significant deviations from approved plans can lead to sanctions or demolition.

5. Building Under High-Tension Power Lines

Properties constructed beneath or too close to high-voltage electricity transmission lines face serious safety risks.

These areas are usually protected utility corridors because of:

• electrocution hazards

• maintenance access

• fire risks

• electromagnetic safety considerations

Construction within these corridors may be prohibited or subject to enforcement.

6. Encroachment on Road Setbacks

Every public road requires reserved space for:

• future road expansion

• drainage

• pedestrian walkways

• utility installation

• visibility and traffic safety

Buildings that extend into road setbacks may be partially or completely demolished during infrastructure expansion projects.

7. Illegal Land Reclamation

Parts of Lekki border lagoons, creeks, and wetlands.

Some developers illegally reclaim land by dumping sand into water bodies without obtaining the necessary environmental and planning approvals.

Lagos authorities have issued stop-work orders and demolition notices against unauthorized reclamation projects because they threaten waterways and increase environmental risk.

8. Building on Wetlands

Not every piece of land can safely support construction.

Wetlands may experience:

• excessive settlement

• foundation failure

• seasonal flooding

• environmental restrictions

Some protected wetlands cannot legally be developed without appropriate approvals.

9. Structural Building Defects

Buildings may also be demolished when they are declared structurally unsafe.

Common defects include:

• weak foundations

• poor reinforcement

• substandard concrete

• excessive cracks

• leaning structures

• failed structural integrity tests

LASBCA has demolished distressed buildings after engineering assessments found them unsafe or non-conforming.

10. Use of Unqualified Professionals

Some developers attempt to reduce costs by avoiding qualified professionals.

This can result in:

• poor structural design

• non-compliance with building codes

• inadequate supervision

• unsafe construction

Projects should involve registered architects, engineers, builders, and surveyors where required by law.

11. Ignoring Stop-Work or Contravention Notices

Many demolitions occur only after developers fail to comply with official enforcement notices.

Typical notices include:

• Stop Work Orders

• Contravention Notices

• Quit Notices

• Removal Orders

Ignoring these notices significantly increases the likelihood of demolition. LASBCA states that enforcement generally follows statutory notices when violations remain unaddressed.

12. Building Inside Canal or Waterfront Setbacks

Waterfront properties are attractive investments, but they come with strict regulations.

Buildings that encroach on:

• canals

• creeks

• lagoons

• waterfront setbacks

may be removed to preserve waterways, prevent flooding, and allow maintenance access.

13. Illegal Change of Property Use

Planning approval often specifies how land or a building may be used.

For example, converting:

• a residential house into a nightclub,

• a residential building into a factory,

• or a home into a large commercial warehouse

without the required approvals can lead to enforcement action.

14. Encroachment on Public Infrastructure Corridors

Some properties are built within corridors reserved for:

• pipelines

• gas lines

• transmission infrastructure

• telecommunications installations

• major public utilities

Construction within these protected areas may be prohibited because it creates safety, maintenance, and operational risks.

15. Title or Ownership Defects

A beautiful building cannot cure a defective title.

Demolition or legal disputes become more likely where:

• the seller had no valid title

• the land was fraudulently sold

• survey boundaries overlap

• ownership is disputed

• court judgments affect the land

• the land remains under government acquisition