A bill before the House of Representatives would stop landlords, estate agents and property managers in the Federal Capital Territory from demanding more than 12 months’ rent in advance.
Landlords who break it could face fines of ₦500,000 to ₦5 million as individuals, and ₦5 million to ₦20 million for corporate offenders.
If you rent in Abuja, that changes the cash you need on day one more than any rent increase this year.
What the bill actually prohibits
It bars landlords, agents, property managers and anyone acting on their behalf from demanding, receiving or compelling a tenant to pay more than 12 months’ rent up front as a condition of granting or renewing a tenancy in the FCT.
It also closes the obvious workarounds. The bill targets landlords who try to force more than a year through separate service-charge agreements, repeated short renewals, or “other arrangements designed to force tenants to pay more than one year’s rent in advance”.
Sponsors of the motion noted that in the FCT monthly rent is uncommon: landlords typically demand at least one year, and some demand two.
What it means in cash
| Annual rent | Two years upfront (current practice) | 12 months (proposed) | Cash freed |
|---|---|---|---|
| ₦1,000,000 | ₦2,000,000 | ₦1,000,000 | ₦1,000,000 |
| ₦2,500,000 | ₦5,000,000 | ₦2,500,000 | ₦2,500,000 |
| ₦6,000,000 | ₦12,000,000 | ₦6,000,000 | ₦6,000,000 |
On a ₦2.5 million flat, the difference between two years and one is ₦2.5 million in cash before agency fees, agreement and caution deposit. For most tenants that is the constraint that decides which flat they can take, not the rent itself.
The exception worth knowing
The bill does not ban paying more than a year. It bans requiring it. A tenant who chooses to pay two years voluntarily – without coercion, threats, discrimination or retaliation – can still do so.
In practice, that puts the burden on the landlord to show the longer payment was the tenant’s idea. Document that if you are ever offered a discount for paying two years.
What it does not do
It does not cap rent. A landlord can still raise the annual rent to whatever the market bears, and the last two years have seen sharp increases: island rents in Lagos are up 128–183% since 2022, and tenants in some areas have reported hikes of 75% or more.
It also does not apply outside the FCT. Lagos, Port Harcourt and other states have their own tenancy laws; a similar cap there would need separate legislation.
And it is a bill, not law. It has been proposed, not passed. Nothing changes for a tenant until it clears the National Assembly and is signed.
What to do if you are renting in Abuja now
- Ask what the advertised rent is for 12 months, separately from any two-year offer. Landlords often quote the two-year figure as if it were the annual rent.
- Get the breakdown in writing – rent, agency fee, agreement fee, caution deposit, service charge. In Abuja the extras can rival the rent.
- If you are offered a discount for two years, treat it as a separate negotiation and record that it was your choice.
- Do not sign a service-charge agreement that effectively adds a second year – that is the specific workaround the bill targets.
Frequently asked questions
Is it now illegal to ask for two years’ rent in Abuja?
No. It is a proposed bill, not law. If passed, requiring more than 12 months would attract fines of ₦500,000–₦5 million for individuals and ₦5–20 million for companies.
Does this cap rent in Abuja?
No. It limits advance payment, not the annual rent. Landlords can still raise rent to market levels.
Does it apply to Lagos?
No. The bill covers the Federal Capital Territory. Lagos has separate tenancy legislation.
Can I still pay two years upfront if I want to?
Yes, under the bill as proposed – provided the tenant initiates it and there is no coercion. The prohibition is on demanding it, not on accepting it.
What happens to agents who insist?
Under the proposal, agents and property managers are covered by the same prohibition, and corporate offenders face the higher ₦5–20 million range.
Last updated: 23 October 2026. Bill details, fine ranges and the voluntary-payment exception are from BusinessDay’s report of the House of Representatives motion (23 October 2026). This is proposed legislation, not law. General information, not legal advice.
