An approved building plan is the document that gives you permission to build. Until you have it,
anything you construct on the site is unauthorised — regardless of whether you own the land.
This guide explains what the approval is, who issues it, why it matters after construction as
well as before, and what happens when a building does not match its plan.
What an approved building plan is
It is a formal endorsement that a proposed structure may be built on a specific plot, in
accordance with the planning requirements that apply to that location. You submit drawings — site
plan, floor plans, elevations, structural and services drawings — and the planning authority
assesses them against zoning, setbacks, building coverage, height limits and safety requirements.
Approval is specific. It attaches to a particular design on a particular plot. Change the design
materially and the approval no longer covers what you are building.
Who issues it
In Lagos, building plan approval comes through the physical planning authority responsible for
the area where the property sits — administered under the state’s physical planning and urban
development framework. Each state has its own equivalent, and each local area may have its own
office.
The practical point: approval is a state and local function, not a federal one. If your land is
in Ogun State, Lagos approval is worthless on it.
Why it matters before you build
- It is a legal requirement. Building without approval is an offence, and the
authority can require demolition - It detects problems early. Setback or coverage issues found on paper cost
you a revision; found after construction, they cost you the building - It is needed for services. Utility connections and certain permits generally
require evidence of approval - It protects value. An unapproved building is harder to sell, harder to
mortgage and harder to insure
Why it matters after you build
This is the part buyers underestimate. Approval is not a one-off transaction — it is a condition
you are expected to keep complying with.
If the finished structure does not correspond to what was approved, the building is in breach
whether or not anyone notices at the time. Enforcement tends to arrive later: when the property is
sold, when a neighbour complains, when a title is being perfected, or during a demolition exercise
along a corridor.
The practical discipline is simple: build what was approved, or apply to vary the
approval before you change it.
The process in outline
- Confirm what the plot permits — zoning, density and use before you design
- Commission drawings from an architect, with structural and services drawings
from the relevant professionals - Submit to the planning authority for the area, with the required title
documents and fees - Respond to queries — most delays come from incomplete submissions rather
than from objections - Obtain the approval and the conditions attached to it
- Build to the approved drawings, and apply for a variation if anything
material changes - Obtain certification on completion where the authority requires it
Why approvals get delayed or refused
- Drawings that breach setback, coverage or height limits for the zone
- Title documents that do not support the application — the parcel or ownership is unclear
- Land under government acquisition, where development may not be permitted at all
- Incomplete submissions, missing professional stamps or unpaid fees
- Designs that do not meet structural or fire safety requirements
What to check as a buyer
If you are buying a building rather than land, the approval is one of the documents to request
alongside the title.
- Ask for the approval and the drawings it covers
- Compare the drawings against what actually stands on the plot
- Where the building differs, ask whether a variation was approved — and ask for it in writing
- Check for outstanding contravention notices or enforcement actions
Frequently asked questions
Can I build without approval?
No. Building without approval is unlawful, and the risk is not theoretical — unauthorised
structures are subject to enforcement and demolition.
Does owning the land mean I can build anything?
No. Ownership and planning permission are separate. You may own the land and still be refused
permission to build what you intended on it.
How long does approval take?
It varies by authority and by the completeness of the submission. The most common cause of long
delays is a submission that has to be returned for correction, so getting the drawings and
documents right matters more than chasing the office.
What if the building was already built without approval?
Regularisation may be possible depending on the circumstances and the authority’s practice, but
it is not guaranteed and generally more expensive than having applied first. Take advice before
purchasing a building in that position.
Related guides
- Lagos building permit: how to apply
- How to check building quality before buying
- Land law and regulatory insights
The short version
An approved building plan is permission to build a specific design on a specific plot, issued by
the planning authority for that area. Get it before you build, build what was approved, and apply to
vary it if anything changes. If you are buying, ask for the approval and check the building against
the drawings.
