What Is a Certificate of Occupancy (C of O) in Nigeria?

A Certificate of Occupancy (C of O) is the official document proving you hold a legal right to use and occupy a specific piece of land in Nigeria. It is issued by the State Governor (or the FCT Minister in Abuja) under the Land Use Act of 1978, and is widely treated as the strongest root-of-title document in the country.

It matters because of one feature of Nigerian law: you do not, strictly speaking, “own” land outright. The Act vests all land in the state in the Governor, who holds it in trust; what you hold instead is a right of occupancy, which the C of O evidences.

What the Land Use Act actually says

A few provisions explain why the C of O exists:

• Section 1 vests all land in each state in the Governor, held in trust for all Nigerians.
• Section 5 lets the Governor grant statutory rights of occupancy (urban land); Local Governments grant customary rights, mainly over rural land.
• Section 9 allows the Governor to issue a certificate — the C of O — as evidence of the right granted.
• Section 22 provides that a holder may not sell, assign, mortgage or sublease without the consent of the Governor first had and obtained.

On the 99-year figure you hear everywhere: the Act (Section 8) only says a right of occupancy shall be granted for a “definite term” — it does not itself mandate 99 years. In practice, 99 years is the standard in most residential C of Os, with shorter terms sometimes for commercial grants. Holders pay ground rent.

C of O vs Governor's Consent vs Deed of Assignment vs Excision/Gazette

All four appear in a title chain but do different jobs:

A deed on C of O land is only fully valid once Governor's Consent is registered; excision/gazette matters most in outer Lagos like Ibeju-Lekki, Epe and Ajah.

Why buyers insist on a C of O

A C of O gives security of title (harder to challenge than a bare receipt), unlocks bank finance (lenders usually require registered title as collateral), supports resale value and guards against acquisition disputes.

How to apply

Processes vary by state, but the broad path through a State Lands Bureau runs: complete the form; attach supporting documents (proof of the transaction, a registered survey plan, ID, photographs and tax clearance); submit for charting and a site inspection; await the fee assessment; then pay, after which the Governor approves and the C of O is issued. Fees depend on the state, assessed value and use and are not fixed nationally, so treat any figure online as indicative and budget for surveyor and lawyer fees.

How to verify a C of O before you pay

Verification matters most, as forged and over-recycled titles are a real problem:

• Engage your own lawyer — an independent conveyancer, not the seller's.
• Get the C of O number up front, before any payment (Lagos uses a format such as LG/GO/[year]/[number]).
• Conduct a formal search at the State Lands Registry for the registered holder and any charges or cautions. In 2026 most searches are still physical, so allow time.
• Check consent on every prior transfer, not just the last.
• Verify the survey with the surveyor-general's office and walk the plot against the plan.
• For outer/peri-urban land, confirm excision/gazette so you are not buying acquired land.

Frequently asked questions

Is a C of O the same as a Deed of Assignment?

No. The C of O is the title issued by the Governor; a Deed of Assignment is the contract transferring an interest between seller and buyer, and on C of O land it is only fully valid once Governor's Consent is registered.

Does a C of O mean I own the land forever?

Not outright. Land is vested in the Governor; your C of O grants a right of occupancy for a defined term — commonly 99 years in practice — subject to conditions like ground rent.

Can I buy land safely without a C of O?

Many genuine plots sell with other valid titles (a registered Deed with Governor's Consent, or excised/gazetted land with a registered survey). What matters is a clean title chain verified by your own lawyer; a C of O is the strongest option, but its absence alone does not make a plot unsafe.

Keep exploring

• The Land Use Act of 1978 in Nigeria, Explained
• Quit Notice Under the Lagos State Tenancy Law
• Real Estate Investment in Nigeria: A Beginner's Guide
• Find Trusted Real Estate Companies in Abuja for Properties & Land | Apartments.ng
• Buy Affordable Hectares of Land in Lagos, Abuja, and Beyond | Apartments.ng
• Eneka Port Harcourt: Affordable Houses, Flats, and Land for Sale | Apartments.ng

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General information, not legal advice. Land law and fees differ by state and change over time — confirm with the relevant State Lands office and a qualified lawyer before you buy.