How do I obtain a Certificate of Occupancy (C of O) in Ogun State?

How Do I Obtain a Certificate of Occupancy (C of O) in Ogun State?

Introduction

Owning land in Ogun State is a valuable asset—whether for personal residence, business, farming, or investment. Yet, in Nigeria, land ownership is only fully protected when you hold proper legal title. For many in Ogun, the Certificate of Occupancy (C of O) is that title. It is the piece of paper that confirms you have the statutory right of occupancy under the state government, subject to the Land Use Act and state regulations. Without it, your claim to the land remains vulnerable—susceptible to disputes, acquisition by government without compensation, overlapping claims, and many other legal complications.

So if you are considering acquiring land, or you already own one informally and want to regularize its title, obtaining a C of O should be one of your top priorities. This article walks you through everything: what a C of O is, which agencies are involved in Ogun State, the legal basis, step‑by‑step process, documents you need, costs and timeframes, common pitfalls, recent reforms (especially OLARMS and Home Owners Charter), and how you ensure you get a genuine, enforceable C of O.

At the end, there’s a call to action with a checklist you can use immediately to start your application or verification process.

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

• The C of O is a legal document issued by the state (through relevant land authorities) to persons granted a statutory right of occupancy over a parcel of land. Under the Land Use Act of 1978 (federal), all land in each Nigerian state is vested in the governor, to be held in trust for all citizens. The C of O formalizes and records your occupancy right under that legal structure.

• It defines the land, its size, its location, any conditions (e.g. permitted use, duration – often 99 years for residential, other terms for commercial/industrial), and often sets out what happens if conditions are breached, or if government needs the land for public use.

• A C of O is powerful: it’s often required for obtaining loans (banks want title), for development approvals (building plan approvals, utilities), for resale or transfer, and for ensuring security of tenure.

Legal & Institutional Framework in Ogun State

To understand how to obtain a C of O, you must be familiar with the legal and administrative institutions and recent reforms in Ogun State that affect the process.

Key Legal Basis:

• The Land Use Act (1978): Under Nigerian law, the Governor holds title to land in trust, and can grant statutory rights of occupancy. The Act also provides for Governor’s Consent for certain transactions.

• Ogun State Laws & Policies: The state has specific policies for land administration, survey, allocation, ratification, and issuance of title documents. These include the Home Owners Charter (HOC), and other laws protecting against land grabbing (Prohibition of Forcible Occupation of Landed Properties, etc.).

Key Institutions and Systems:

• Ministry / Bureau of Lands & Survey, Ogun State: The core agency for land allocation, survey, registration, and issuance of C of O.

• OLARMS (Ogun State Land Administration & Revenue Management System): A recent and important digital/online platform introduced to streamline land services including application, ratification, survey, tracking, and issuing of title documents (including C of O). It is intended to reduce delays, improve transparency, reduce fraud, and allow applicants to monitor status of their applications. oguntoday.com.ng+3Business247News+3Businessday NG+3

• Home Owners Charter (HOC) Programme: This is a scheme by Ogun State to enable property owners to regularize/ratify their land titles, including the issuance of title documents and C of O, especially for lands/buildings that might have been informally occupied or developed without full title. Independent Newspaper Nigeria+2Business247News+2

Recent Reforms & Promises:

• Ogun State government has committed to speed up the processing of C of O and other title documents. Recently, it has been stated that full processing can be completed within 28 days, given that all required documentation is submitted. Tribune Online+2Businessday NG+2

• Also, the government often runs amnesty/ratification windows or discount windows for people whose lands fall under government‑acquisition or where title documents are incomplete, to facilitate regularization and issuance of C of O. E.g., Evergreen Estate Acquisition programme where property owners are given 50% discount under a short window to regularize and obtain C of O. ogtv.com.ng+1

Who Is Eligible / When You Need a C of O

Before applying, you need to check whether you qualify, and whether your land or situation requires a C of O (or already has one). Some common eligibility situations:

• If you have been allocated land by the state government and have met allocation conditions.

• If you own private land or have inherited land and want to convert informal or customary ownership to a formal title.

• If you have built on government‑acquired land or land under acquisition, and you want ratification / regularization.

• If you want to use the land as collateral (banks usually require registered title).

• If you plan to develop, build, or use the land legally (planning permits, utilities, etc.), you will likely need a C of O.

You may not qualify (or you may face hurdles) if:

• The land is under ongoing acquisition by government.

• The land is disputed or has overlapping claims.

• There is no approved survey plan, or survey plan is defective.

• The required consents (e.g. Governor’s Consent, planning approvals) are missing or cannot be obtained.

Step‑by‑Step Process: How to Obtain a C of O in Ogun State

Here is a detailed, step‑by‑step process to help you obtain a Certificate of Occupancy in Ogun State, based on recent practices, policies, and official statements.

Documents You Need / Requirements

Here are the common documents and prerequisites you should prepare to ensure your application is accepted and processed smoothly:

1. Identification documents: Valid government‑issued ID (e.g. National ID Card, Passport, Driver’s License).

2. Title / Proof of ownership: Deed of Assignment, Conveyance, or any earlier document showing the chain of ownership. Receipts of allocation / purchase.

3. Survey plan / site plan: Must be prepared by a registered surveyor; approved by Surveyor‑General’s Office; showing boundaries, bearings, beacons.

4. Payment receipts: All government fees, survey fees, registration fees, stamp duty, consent fee if applicable.

5. Application forms: C of O application form; sometimes forms for Governor’s Consent; forms for regularization / ratification if under such scheme.

6. Passport photographs of applicant: Usually recent photos.

7. Any affidavits or statutory declarations: Sometimes required to establish occupancy, non‑dispute, or confirm identity.

8. Planning approval / building plan approvals: If you plan to build, or if there is already a building, you may need town planning approval.

9. Governor’s Consent if required (especially in transfer / assignment situations).

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Timeframe: How Long Does It Take?

The time it takes depends on completeness of your documents, whether your land is free of government acquisition, whether you need regularization / ratification, whether survey is up to date, etc. Based on recent announcements and reforms in Ogun State:

• The state government has committed to a maximum period of 28 days for processing C of O and other title documents (once all required documents are submitted and conditions met). Tribune Online+1

• In programs like Home Owners Charter, OLARMS, etc., where lots of the preliminaries have been simplified or regularized, the government aims at ~30 days from full payment and document submission to issuance. Business247News+1

• There are, however, reports that in some cases, issuance may take longer, depending on backlog, missing documentation, delays in survey, delays in obtaining consents or resolving disputes.

Costs, Fees & Discounts

Obtaining a C of O involves several payments. Below are some of the costs and discounts applicable in Ogun State, and what you should be ready for.

Recent Reforms / Special Programmes in Ogun State That Make C of O Easier

Ogun State has introduced a number of reforms that help streamline and regularize issuance of C of O. These are important to know because they may reduce costs, reduce waiting time, or simplify steps.

1. OLARMS
   The Land Administration & Revenue Management System is the digital platform for land title services in Ogun. Via OLARMS you can apply, track status, make payments, do ratification, see available estate schemes etc. The portal has greatly reduced delays and made processes more transparent. Business247News+2Businessday NG+2

2. Home Owners Charter (HOC)
   A programme under which many landowners who previously did not have full legal title or whose title documents were defective can regularize their status and get C of O. Over 4,000 C of O’s have already been issued under HOC + OLARMS for owners who registered under this scheme. Independent Newspaper Nigeria+1

3. Amnesty / Ratification Windows
   Ogun State occasionally opens up windows where people can register for ratification of their lands/buildings, often with reduced fees or discounts, especially where land is government acquired but still occupied. For example, the Evergreen Estate Acquisition scheme has offered 50% discounts to property owners to regularize their documents, stamp duties, building plan approval and government survey, including obtaining C of O. ogtv.com.ng+1

4. Faster Processing Commitment
   As stated above, the government has assured that once all requirements are met, the C of O (and other title documents) shall be processed within 28 or 30 days. This is a significant improvement over older times when delays could drag on due to bureaucratic bottlenecks. Tribune Online+1

5. Distribution Exercises
   The State periodically distributes large numbers of C of O certificates to beneficiaries, often publicly, as a way to accelerate and demonstrate capacity. For example, 5,000 C of O’s were slated for distribution in some cycles. THISDAYLIVE+1

Common Problems / Pitfalls & How To Avoid Them

Even with good reforms, many applicants run into problems. Being aware of these lets you prepare and avoid delays or worse.

Case Examples / Statistics in Ogun State

To illustrate how these processes are working, and why the reforms matter, here are some examples & data from Ogun State.

• Ogun State has increased its monthly C of O distribution for beneficiaries under its Home Owners Charter / OLARMS scheme, moving from about 1,000 certificates per month to 2,000 certificates per month to cover more applicants who have met criteria. Daily Trust

• Over 4,000 C of O’s have already been issued under the HOC scheme for owners who registered under OLARMS. Independent Newspaper Nigeria

• The government has made promises that processing of C of O and title documents shall not take longer than 28 days if documentation is complete. Tribune Online+1

• The Evergreen Estate Acquisition programme: property owners in certain communities were offered 50% discount for regularization and obtaining C of O (including survey, plan approval, etc.), within a limited timeframe. ogtv.com.ng+1

Detailed Example: Applying for a C of O via OLARMS

To make this more concrete, here’s a hypothetical worked‑through example of someone named Mrs. Aderinsola wanting to get a C of O for her plot in Ijebu‑Ode (or other LGA in Ogun State) via OLARMS and the Home Owners Charter.

1. Her situation: She bought a plot informally many years ago. The survey plan is old, and she doesn’t have a C of O. She wants to regularize the land, build, and possibly use it as collateral for a loan.

2. Step 1: She visits OLARMS portal to register her interest in ratification / land title regularization; she checks whether her plot is under any government acquisition; she also visits the Lands Bureau to do land search and check existing records.

3. Step 2: She hires a registered surveyor to update the survey plan, mark beacons, ensure plan is approved by Surveyor‑General, gets map, diagram, properly certified.

4. Step 3: She gathers her documents: deed of purchase / receipts (if any), identification, survey plan, pictures of the land, passport photograph, proof of occupancy if available.

5. Step 4: She visits the Bureau of Lands & Survey and/or the OLARMS office/forms online to fill the C of O application; pays required fees (application fee, survey fees, ratification fees etc.).

6. Step 5: Authorities do verification: check survey, inspect site, check boundaries, check whether land is free from overlapping claims, check whether the land has acquisition notices or obligations to government.

7. Step 6: If everything is ok, OLARMS or Lands Bureau prepares the C of O, seeks Governor’s signature as required, stamps / seals, registers title, notifies her.

8. Step 7: Mrs. Aderinsola gets notified to collect the C of O; pays any final charges; receives original copy; ensures she keeps documentation securely.

In such a scenario, if all her documents were ready and payments made, with recent surveys etc., she should be able to get her Certificate of Occupancy within ~ 28‑30 days under present practices.

How Much Will It Cost? Rough Estimates & What Affects Cost

Costs vary widely depending on area (LGA, proximity to city), size of land, whether survey is needed or needs updating, whether the land is under acquisition, whether ratification is needed, etc. Below are rough estimates and factors that might increase or reduce cost.

Estimated cost components:

• Application fee: nominal (often ~ ₦10,000 or similar) though this may change.

• Survey costs: often a major portion, depending on size & location. If survey plan must be updated or redone, this cost rises.

• Stamp duty / registration / consent fees: depends on land value, use (residential / commercial / industrial).

• Ratification or regularization costs: if you are bringing an informal property into formal title, there may be additional costs.

• Legal fees (if you engage a lawyer), planning approvals, etc.

Factors that affect cost:

• Urban vs rural location: Urban lands often cost more to survey, more government fees, higher land value.

• Size of land: Larger plots cost more in survey, premium, registration, etc.

• Whether survey plan exists and is valid: If you already have a valid survey plan, cost is lower; otherwise you’ll pay for new survey.

• Whether government acquisition / ratification process applies: If your land is under an acquisition scheme, or irregularly occupied land, you may be in special scheme with discounts or higher cost for rectification.

• Timeliness and completeness: Missing documents or errors will cause delays and possibly extra charges.

Step‑by‑Step Checklist: What You Should Do

Here is a checklist you can use to make sure you are prepared, avoid mistakes, and speed up the process.

• Identify exact plot location and get plot number, scheme name or other identification.

• Check with OLARMS whether the land is registered / acquired / under scheme.

• Do land search at Bureau of Lands & Survey / Registry to confirm existing ownership records.

• Get or update a survey plan from a registered surveyor; ensure beacons are in place; plan approved.

• Gather proof of purchase/allocation, receipts, deed/assignment.

• Prepare IDs, photographs.

• Check whether Governor’s Consent or any planning approval is required.

• Complete payments: allocation/purchase, survey, registration, stamp duty, consent etc.

• Fill C of O application form; ensure all documents are accurate and complete.

• Submit application via OLARMS or at Bureau of Lands & Survey.

• Follow up on site inspections / verification. Be present or ensure site is accessible.

• Respond to any queries or requested corrections quickly.

• Collect the Certificate of Occupancy once ready; ensure you receive original; check that all details are correct (name, plot, size, conditions).

• Register (if required) or stamp your document; keep copies; use as collateral, planning approvals, etc.

Common Questions / FAQs

Here are answers to some commonly asked questions when people try to apply for C of O in Ogun State.

Q: What if my land is already under government acquisition or part of a government‑acquired area?
A: You may still be able to regularize your claim under a ratification scheme or amnesty, depending on whether the land is committed or non‑committed under acquisition. The OLARMS portal often has a titles ratification module for lands under acquisition. But in some cases, government acquisition may prevent issuance of a C of O if the land is fully taken. It’s critical to check the acquisition status early. Business247News+1

Q: Is Governor’s Consent always required?
A: Not always. It depends on the nature of the transaction (e.g. assignment, transfer, lease, etc.) and whether the statutory requirements under the Land Use Act or Ogun State laws require it. If in doubt, ask the Lands Bureau or a lawyer. Missing consent where required can invalidate your title or make it difficult to enforce.

Q: Can I use OLARMS from start to finish?
A: In many cases, yes. OLARMS is designed to handle many stages: the application, payments, document tracking, title ratification, etc. But physical steps (like survey, site verification, boundary beacons) still require on‑the‑ground work. Also, some situations (e.g. consent, disputed lands) may require extra ones not fully automatable.

Q: What happens if I submit incomplete documents?
A: You will likely face delays. Your application may be returned, or asked to correct or supply missing items. It is best to ensure completeness before submission. Delays in survey, boundary verification or missing receipts are common causes of extension beyond promised processing times.

Q: What should I check in my final C of O?
A: When you receive the C of O, check that: your name is correct; plot number, location, size/area is correct; usage type (residential, commercial etc.) is as expected; duration/terms are correct; any conditions (building, setbacks etc.) are clearly stated; that the document is properly signed, sealed, stamped, registered; that Governor’s signature / consent is included if needed; that no mistakes or ambiguous parts exist.

Challenges / What to Expect (Delays, Bureaucracy, etc.)

Even with reforms, there are still challenges. Being aware helps you to manage expectations.

• Some applicants experience delay due to survey backlog or missing / defective survey plans.

• Boundary issues sometimes emerge during site inspection requiring re‑survey or adjustments.

• Sometimes there are public objections or overlapping claims, especially in densely populated or fast‑growing areas, or where customary or informal owners claim rights.

• Governor’s Consent delays: sometimes consent paperwork takes time or misses proper documentation.

• Missing receipts or unconfirmed payments often require digging through records.

• Staff shortages, administrative bottlenecks, or uncoordinated units (survey, planning, consent) may slow things.

• Corruption or overcharging by middlemen / agents may be attempted—always go through official channels, demand receipts.

Why It’s Worth the Effort: Benefits of Having a Valid C of O

Understanding why you should go through this process helps motivate you through it.

• Legal security: Your ownership is more secure; you have recognized, enforceable rights.

• Asset value increase: Land with C of O is worth more; easier to sell, easier to use for collateral for loans.

• Access to development & utilities: Getting permissions, planning approvals, access to water, electricity, roads often require legal title.

• Avoiding disputes: You are less likely to be evicted, or have your ownership challenged if you have clear legal documentation.

• Peace of mind: No more uncertainty or fear of losing your investment.

Summary: The Key Steps in Getting a C of O in Ogun State

To recap, here are the core steps you need to follow to obtain a Certificate of Occupancy in Ogun State:

1. Do land search and ensure the land is free of acquisition / overlapping claims.

2. Get or update a survey plan; ensure beacons and boundary markers are in place.

3. Gather all necessary documents (proof of ownership, identification, receipts, etc.).

4. Complete all payments required (application, survey, consent, registration, etc.).

5. Fill and submit C of O application via OLARMS or Bureau of Lands & Survey.

6. Go through verification, site inspection, and ensure legal consents are in place.

7. Wait for processing (28‑30 days typical if everything is complete).

8. Receive your C of O; check all details; register or stamp as needed; store safely.

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