Building Approval in Nigeria: What You Need Before You Break Ground

Building without approval in Nigeria is not a paperwork risk, it is a demolition risk. States have been enforcing this aggressively: unpermitted buildings get sealed, fined, and in enforcement drives, demolished. An unapproved building also cannot be legally sold, insured, or easily mortgaged.

This is the national picture, what every state expects, which professionals must be involved, and how the process works.

The Documents Every State Requires

While each state runs its own physical planning authority, the approval file is remarkably consistent:

1. Architectural drawings, produced by a registered architect (ARCON/NIA)
2. Structural drawings, produced by a registered structural engineer (COREN)
3. MEP drawings, electrical, mechanical and plumbing designs, where applicable
4. Site plan / survey plan, from a licensed surveyor (SURCON)
5. Proof of title. C of O, deed of assignment, or allocation letter with a registered survey
6. Completed application form and assessed fees
7. EIA report, for non-residential uses: schools, hotels, fuel stations, malls, industrial uses
8. Soil test report, required in several states for buildings above a height threshold (e.g. 10 metres)

Why the “Cheap Draftsman” Fails at Approval

Planning authorities increasingly demand drawings signed and stamped by registered professionals. Draftsman-only sets get rejected at the first checkpoint, costing you the fee, the time, and a second round of professional fees anyway. If your design professional cannot show registration, your approval file is already on a slow track.

How Long Does Approval Take?

Typical processing times in most states run 4 to 10 weeks for a straightforward residential application, depending on the state and project size. Fast-track options exist in some states for an additional fee. The biggest delays come from incomplete files, missing signatures, unregistered survey plans, or title documents that do not match.

What It Costs

Planning fees vary by state, land size, building type and volume. As a planning figure, residential approvals commonly fall between ₦80,000 - ₦500,000+ in fees alone, before professional drawing costs. Ask your state authority for the current fee schedule, and insist on official payment channels with receipts.

Building Without Approval: The Real Risks

• Demolition or sealing by enforcement agents, no compensation for the structure
• Fines that accrue monthly
• No legal sale, conveyancing lawyers will not pass an unapproved building
• No insurance for the structure
• No mortgage, banks require approval documents for completed buildings

The Order of Operations

1. Land title confirmed and survey plan registered
2. Architectural, structural and MEP drawings completed
3. Approval application submitted with complete documents
4. Permit collected. then site clearing and foundation start

Anyone telling you to “start and regularise later” is pricing in risk that lands on you.

Get Your Approval Right the First Time

VETONGROUP handles building approval end-to-end in Edo State, drawings from our own registered architects and engineers, document assembly, submission, follow-up and permit collection, and supports clients in other states with the professional documents their approval files need.

Book a free consultation, response within 24 business hours.