We’ve said it before, we’ve published articles on our website warning about this. In our most recent piece, “Why We Don’t Take on Some Jobs”, https://oticsurveys.com/why-we-dont-take-on-certain-survey-jobs/ we hinted at why some lands and buildings in Nigeria will face demolition. And in “Understanding Setbacks and Right of Way: Lessons from the Ikota Demolitions in Lagos”, https://oticsurveys.com/understanding-setbacks-and-right-of-way-lessons-from-the-ikota-demolitions-in-lagos/ we went even deeper.
Still, some people think government demolition of buildings is political or inhumane, still referring to the May 9, 2025, Punch Newspaper publication “Lagos State Government marked 39 buildings in Eti-Osa for demolition over encroachment on the Right-of-Way (ROW) of the Ikota River”. And Punch newspaper publication of April 18, 2025 “Outrage as Anambra begins demolition for road expansion”
Here we are, telling the story again. So if you’ve ever wondered why the government demolishes buildings in Nigeria without paying compensation, read this before you become the next victim.
Why This Happens – And Why the Government Owes You Nothing
This isn’t just about Lagos State. Similar demolitions happen in Anambra, Abuja, Edo, Rivers, everywhere. Here’s why:
1. Government Acquired Land
Under the Land Use Act of Nigeria, all land belongs to the state governor. Certain areas are reserved for public use, including roads, schools, hospitals, and industrial zones. Build there, and it’s only a matter of time before demolition comes.
2. No Approved Building Plan
In Lagos, LASPPPA building approval is non-negotiable. Even with perfect land documents, if you build a duplex where approval was granted for a bungalow, you’ve broken planning laws. And yes, they will demolish it.
3. Right-of-Way Encroachment
ROW encroachment in Lagos is a leading cause of demolitions. These spaces are reserved for infrastructure, roads, drainage, and utility lines. The Lekki–Epe Expressway expansions are a classic example. No compensation applies to illegal buildings on a ROW.
4. Outside the Master Plan
Every state has a master plan, a vision for how it will grow, and there are authorities that ensure urban growth follows approved layouts. If your property sits outside the approved plan, the risk is built into your foundation. Anambra State recently cleared structures for road expansion.
5. Building on Waterways & Flood Zones
Waterways demolition is about safety and law. Properties on wetlands or flood-prone areas in Lagos and other states face inevitable removal to prevent disasters.
How to Avoid Demolition in Nigeria
- Verify Land Status – Check at the state land registry.
- Get a Survey Plan – Ensure it’s free from government acquisition.
- Insist on Valid Title Documents – C of O, Governor’s Consent, Registered Deed.
- Secure Building Approval – From LASPPPA or the relevant state authority.
- Work With Professionals – Licensed surveyors and property lawyers save you millions.
Conclusion
Demolition without compensation isn’t a witch-hunt nor political; it’s the law in action. The bulldozer doesn’t care how much you spent or how long you’ve lived there.
If you remember nothing else, remember this:
The cost of due diligence is far less than the cost of demolition.
And if you need help checking the status of a property before you buy, we’re here to help. It’s our job to keep the bulldozer away from your door