Owning a land without a Certificate of Occupancy (C of O) in Imo State and Nigeria at large is like owning a car without a registration plate. You may have the physical asset, but legally, it’s not recognized or protected by the authorities.
Whether you’re buying, inheriting, or already occupying the land, this document is your legal armor. Without it, the property isn’t fully yours in the eyes of the law.
In other words, the Certificate of Occupancy legally certifies you as the rightful owner of a piece of land in Imo. It grants you the right to use or occupy the land, and it’s the foundation for any further development or sale of the property.
Without it, your land is at risk of being claimed by someone else, and you’ll face significant legal hurdles down the road.
If you’re in Imo State and wondering how to secure this all-important certificate of occupancy, this article will walk you through the steps.
What is the Certificate of Occupancy?
A Certificate of Occupancy (C of O) in Imo and Nigeria at large is an official document issued by the government that confirms the legal ownership of a piece of land or property. It provides evidence that the holder has the right to use the land for a specified number of years (usually 99 years) and that the land is registered under their name.
It’s essential for all landowners because it offers legal proof of ownership, protection against land disputes, and the ability to engage in land transactions (such as selling, leasing, or mortgaging the property).
In Imo State, as in most other states, the C of O is issued by the Ministry of Lands, Survey, and Urban Planning. The certificate is usually issued for a duration of 99 years, but it can vary depending on the terms of your land agreement.
Why Do You Need a Certificate of Occupancy?
There are several important reasons why securing a C of O for your land is essential:
- Legal Protection: It protects your right to occupy and use the land.
- Property Value: A C of O adds value to your land and makes it more marketable.
- Legal Security: Without a C of O, your land is vulnerable to disputes and encroachment. It is also open to government acquisition.
- Access to Loans and Mortgages: Many financial institutions require a C of O as collateral when applying for a loan or mortgage.
Also Read:
- What to Look for During a Land Site Inspection in Ofada Owode
- Read This Before You Buy Land in Ogbaku, Imo State
- 5 Emerging Locations for Real Estate Investment in Southeast Nigeria
How to Get the Certificate of Occupancy for Your Land in Imo State
If you desire to get a Certificate of Occupancy for your land/property, here’s the process of obtaining it in Imo State.
1. Confirm Ownership and Boundaries of the Land
Before you can apply for a Certificate of Occupancy, you need to confirm that you are the rightful owner of the land. This may seem obvious, but it’s important to check that your land title is clear and not subject to any disputes.
To confirm ownership and boundaries, you can:
Conduct a Search at the Land Registry: Visit the Imo State Ministry of Lands and Survey and request an official search. This will verify whether the land is free from any encumbrances or legal issues.
Ensure Proper Documentation: Make sure that all documents relating to your land are in order. These include the receipt of purchase, deed of conveyance or Deed of Assignment, or any other documents that show you are the owner.
Land Survey: Get a licensed surveyor to carry out a land survey. This survey will accurately demarcate the boundaries of your land, which is important for the application process.
2. Visit the Imo State Ministry of Lands, Survey, and Urban Planning
The next step is to visit the Ministry of Lands, Survey, and Urban Planning in Imo State. You will find the office at Block 7, Imo State Secretariat, Port Harcourt Road, Owerri.
This is where you will initiate the application process for your Certificate of Occupancy.
The Ministry is responsible for the administration of land matters in the state. They handle all applications for the C of O. Make sure to go in person or have a representative do so on your behalf.
3. Complete the Application Form
Once you visit the Ministry, you’ll need to fill out an application form for a Certificate of Occupancy. This form requests essential information such as:
- Your full name
- Your address
- The description of the land (location, size, etc.)
- Your survey plan (prepared by a licensed surveyor)
- The purpose of the land (residential, commercial, agricultural, etc.)
Make sure you fill out the form accurately and completely, as any mistakes or omissions could delay the process. Worse still, such errors could lead to an objection. This is something you definitely do not want.
4. Submit the Required Documents
Along with the application form you will fill out, you’ll need to provide several supporting documents.
These documents will help to verify your claim to the land and prove that the land is free of any legal issues.
The usual documents the Ministry will tell you to get include:
Proof of Ownership: This can be the deed of conveyance, sale agreement, or any other document that shows you legally own the land.
Survey Plan: This is the detailed map prepared by a licensed surveyor that defines the exact boundaries of your land.
Title Documents: If the land was purchased from a previous owner, you’ll need to provide evidence of the transfer of ownership.
Payment Receipt for the Land: If you paid any land charges or fees, include the receipts as proof of payment.
Valid Identification: A government-issued ID card (e.g., National ID, Driver’s License, or International Passport) to verify your identity.
Passport-sized Photograph: A recent passport-sized photo of yourself.
Tax Clearance Certificate: This shows you’re up to date with your tax payments.
Affidavit of Ownership: A sworn declaration affirming you are the legitimate owner.
5. Pay the Application Fees
The application for a Certificate of Occupancy comes with a fee. The amount varies based on the size and location of the land. Generally, the Ministry will provide a breakdown of the fees associated with the C of O application.
Keep in mind that the cost of obtaining a C of O may include:
Application Fee: This is the basic fee for processing your application.
Survey Fees: If your land requires a new survey or if you need a certified survey, there will be associated costs.
Legal Fees: If you hire a lawyer to help with the documentation, you will need to account for those costs.
Stamp Duty: There may be additional fees for stamping your documents.
Ensure that you pay the required fees at the designated bank or through the Ministry’s approved payment channels. Keep a copy of the payment receipt, as you will need to submit it along with your documents.
6. Submit the Documents and Application
When you’ve completed the application form and gathered all the required documents, submit them to the appropriate office at the Ministry. They will review your application and verify that everything is in order.
During this stage, the Ministry will carry out a series of checks, including:
- Verification of Ownership
The Ministry will check that the land is not claimed by anyone else or marked for government acquisition.
- Advertisements on National Dailies
The ministry will put out advertisements in national dailies. They will call for objections from the general public to determine if the land has any form of encumbrances. This usually runs for 21 days. If nobody objects, then they will continue with other processes.
- Land Use Compliance
The Ministry will ensure that the land complies with zoning and land use regulations.
- Land Survey Review
The survey plan submitted will be reviewed to ensure it accurately represents the boundaries of the land.
7. Inspection of the Land
After the documents have been submitted, an officer from the Ministry will visit the land to conduct an inspection. This step ensures that the information you’ve provided is accurate and that the land is suitable for the purpose stated in your application.
Before the inspectors come, be prepared for them. Try to be around as they inspect the land to answer any questions they might have. Also, keep your documents handy in case they ask for any of them.
The inspection process can take some time, between a few days to several weeks, depending on many factors. When the inspection is complete, the officer will submit a report to the Ministry for further processing.
8. Processing and Approval
After inspection, your application will undergo administrative processing. The Ministry will:
- Verify all submitted documents
- Cross-check ownership claims
- Ensure the land use aligns with zoning regulations
If your C of O draft is approved, it goes to the Governor of Imo State for signature. This step formally validates the certificate.
9. Payment of Statutory Fees
When they approve your application, you’ll receive a demand notice to pay certain statutory fees. These fees may include:
Premium: The cost of acquiring the land title.
Ground Rent: An annual fee for using the land.
Administrative Charges: Covering the cost of processing the certificate.
Always make payments to the designated government account. Avoid paying cash to any individual to avoid fraud.
10. Issuance and Collection of the Certificate
If everything checks out and the officers at the Ministry have confirmed your payments, the Ministry of Lands will issue your Certificate of Occupancy.
The certificate will be issued in your name and will confirm that you have the right to occupy the land for the specified period. To this end, you’ll be notified when the document is ready for collection.
When you eventually get it, ensure you verify the details on the certificate (such as your name, land dimensions, and location) before leaving the office.
Also, after you’ve received your Certificate of Occupancy, endeavor to register it with the relevant authorities. Registration is important because it ensures that your ownership is recorded in the state’s land records.
Visit the land registry office at the Ministry of Lands, Survey, and Urban Planning, where they will officially record your C of O. You’ll also receive a certificate of registration, which provides further proof of ownership.
How Long Does It Take?
On average, obtaining a Certificate of Occupancy in Imo State can take 3 months to a year, after you submit your application. However, that depends on how promptly you meet the requirements and how efficient the processing system is at the Ministry of Lands.
But keep in mind that delays can occur, particularly if there are issues with your documentation or the inspection report. In that case, we advise that you exercise some patience and see your application to the end.
How Much Does It Cost?
The cost of obtaining a Certificate of Occupancy in Imo State varies based on land size, location, and usage. As of recent reports, the average cost in Imo State ranges from ₦100,000 to ₦500,000 or more, excluding land survey fees and other related charges.
While fees may vary, here’s a breakdown of potential expenses:
Survey Plan: ₦50,000–₦150,000.
Processing Fee: ₦10,000–₦50,000.
Statutory Fees: which include:
- Advertisement fee
- Fee for application form
- Processing/Submission fee
- land Inspection fee
- Verification fee
- Stamp duty
- Deed Registration
All of these statutory fees may cost up to ₦100,000 to ₦500,000 (or more for large properties in prime locations).
However, keep in mind that these figures are estimates and can change, so it’s best to inquire directly at the ministry.
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- An Overview of Real Estate Investment Opportunities in Ogwashi-Uku
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Get Your Certificate of Occupancy While You Can
The thing is this, when it comes to getting important documentation like this, you need to treat it with urgency. For one, regulations can change. Plus, who knows what legal trouble could come the next day?
If you want to avoid unnecessary legal battles or solidify your claim of ownership of your property, follow the steps in this article today.
Sure, the journey may take some time and patience, but in the end, the peace of mind that comes with knowing your land is legally yours is worth it.
So, let’s begin! If you have any questions or need assistance with any part of the process, don’t hesitate to consult a real estate expert. We’ll be happy to help you.
To explore any of our real estate investment packages like land banking, retirement plan, kids education investment plan, trade apprenticeship plan or if you want to purchase some plots where you will have residential or commercial buildings, send an email to us at info@affablehomes.com.ng or call +2349134056630.
