Reasons a House with a C of O Can Still Be Demolished

1. Building on Drainage Channels

This is one of the most common reasons for demolition in Lagos.

Buildings erected on:

• primary drainage channels,

• secondary drains,

• natural watercourses,

• flood channels, or

• designated drainage setbacks

may be demolished to reduce flooding and restore drainage infrastructure.

Even if the land has a C of O, unlawful obstruction of drainage systems can lead to enforcement action.

2. Encroachment into Government Setbacks

A building may be demolished if it extends into legally protected setbacks such as:

• road expansion corridors,

• highway reservations,

• rail corridors,

• drainage setbacks,

• canal buffers,

• utility easements, or

• coastal setback zones.

Governments may clear such areas to protect public infrastructure or implement development projects.

3. Building on Government-Acquired Land

Some parcels of land are subject to government acquisition.

In some cases:

• land may have been sold fraudulently,

• compensation may not have been completed,

• acquisition records may not have been properly disclosed, or

• the land may remain reserved for public use.

A C of O issued in error or obtained through irregular processes does not necessarily prevent corrective government action where legally justified.

4. Construction Without Approved Building Plans

Possessing land rights is different from having approval to build.

A building constructed without:

• planning approval,

• building permits,

• development permits, or

• approved architectural drawings

may be marked for demolition if it substantially violates planning regulations.

5. Structural Defects and Unsafe Buildings

Governments may demolish buildings considered dangerous because of:

• severe structural defects,

• foundation failure,

• risk of collapse,

• poor construction quality,

• use of substandard materials, or

• failure to meet structural safety standards.

This is intended to protect public safety.

6. Encroachment on High-Voltage Power Line Corridors

Buildings constructed beneath or too close to high-voltage transmission lines may be removed because they pose serious safety risks.

These utility corridors are protected to ensure public safety and allow maintenance access.

7. Encroachment on Oil and Gas Pipeline Rights-of-Way

In parts of Lagos and other states, properties built within pipeline corridors face significant risk.

Pipeline rights-of-way are protected because of explosion hazards, maintenance requirements, and national infrastructure needs.

8. Wetlands and Environmentally Protected Areas

Some developments occur on:

• wetlands,

• mangrove ecosystems,

• coastal protection zones,

• conservation areas, or

• environmentally sensitive land.

Authorities may order removal of structures built in protected areas where environmental laws have been breached.

9. Violation of Urban Planning Regulations

A property may face enforcement if it breaches planning controls, for example:

• exceeding approved building height,

• unauthorized change of land use,

• inadequate parking,

• building beyond approved site coverage,

• insufficient setbacks, or

• unauthorized commercial use in a residential zone.

10. Revocation of Occupancy Rights for Public Purpose

Under Nigerian land law, governments may revoke occupancy rights for overriding public interest, subject to applicable legal requirements.

Examples include:

• new highways,

• rail projects,

• hospitals,

• schools,

• public utilities, or

• other major infrastructure.

Where revocation is lawful, compensation may be payable depending on the circumstances and applicable legislation.

11. Fraud or Defective Land Documentation

A property may be at risk if its title documents were obtained through:

• forgery,

• impersonation,

• multiple allocations,

• fraudulent transactions,

• false declarations, or

• administrative irregularities.

If the underlying title is defective, enforcement action may follow.

12. Court Orders

A court may order demolition where a property:

• unlawfully encroaches on another person’s land,

• violates an enforceable judgment,

• breaches planning laws, or

• is subject to a valid court order following litigation.