How Does the Land Use Act Relate to Land Conflicts in Nigeria?
Introduction
Land is more than just property in Nigeria—it is identity, power, inheritance, and wealth. Yet, despite its significance, land disputes remain one of the most common causes of conflict in the country. From boundary disputes and inheritance tussles to community clashes and government acquisitions, land conflicts have far-reaching social, legal, and economic consequences.
At the heart of many of these disputes lies the Land Use Act of 1978—a central piece of legislation intended to reform land ownership, streamline control, and reduce disputes. While the Act was designed to enhance land access and fairness, it has also triggered, enabled, or exacerbated many land-related conflicts due to its structure, implementation flaws, and evolving societal dynamics.
This article explores the relationship between the Land Use Act and land conflicts in Nigeria, examining its provisions, interpretation, implementation gaps, and how these contribute to recurring disputes. A case study is also included to illustrate how the Act plays out in real-life conflict resolution scenarios.
Understanding the Land Use Act (LUA)
The Land Use Act Cap L5, Laws of the Federation of Nigeria 2004, originally enacted in 1978, is the primary legal framework governing land administration in Nigeria.
Objectives of the Act:
Remove absolute ownership from individuals and vest it in the state.
Eliminate fraudulent land dealings and land speculation.
Create an equitable land system accessible to all Nigerians.
Centralize land control under the Governor of each state.
Key Provisions:
Section 1: All land in a state is vested in the Governor.
Section 5: The Governor may grant a Statutory Right of Occupancy.
Section 6: Local Governments manage land in rural areas via Customary Right of Occupancy.
Section 22: Governor’s Consent is mandatory for alienation or transfer of land.
Section 28: Government may revoke land rights for public purposes.
While the Act has noble intentions, its implementation and interpretation often create tension, confusion, and conflict.
Nature and Causes of Land Conflicts in Nigeria
Land conflicts may be:
Individual vs. Individual: e.g., boundary disputes, inheritance issues.
Individual vs. Community: e.g., disputed family or communal land sales.
Community vs. Government: e.g., compulsory acquisition for development.
Community vs. Community: e.g., territorial clashes.
Underlying causes include:
Ambiguous Land Rights
Lack of Registration or Title
Overlapping Claims (Statutory vs Customary)
Omo Onile Practices (land grabbers)
Political Interference
Weak Legal Enforcement
Customary Tenure Disputes
How the Land Use Act Contributes to Land Conflicts
1. Ambiguity Around Ownership and Control
The LUA vests all land in each state in the hands of the Governor, eliminating absolute ownership. This creates tension between customary landholders and the state, especially in areas with long-standing communal traditions.
2. Governor’s Consent Bottleneck
Section 22 requires Governor’s Consent for the assignment, mortgage, or transfer of land. This creates:
Delays in transactions
High costs of processing
Legal challenges where consent was not obtained
This technicality has led to cancellation of property rights, especially in litigation.
3. Revocation of Land Rights
Section 28 empowers the Governor to revoke rights of occupancy for public interest. However, this provision is often abused—leading to illegal evictions, inadequate compensation, and community unrest.
4. Undermining Customary Systems
The Act does not clearly integrate customary land ownership and inheritance systems. In rural areas where communal and family land systems thrive, this has caused:
Displacement of indigenous communities
Loss of identity
Overlapping claims
5. Multiple Titles and Poor Records
Due to poor implementation, many lands are allocated without proper revocation or registration, resulting in multiple title documents for the same plot.
This fuels:
Court cases
Violence
Developer losses
Judicial Interpretation of the LUA in Land Disputes
The Nigerian courts have interpreted the LUA in ways that show its strengths and shortcomings.
Key Case Laws:
Savannah Bank Ltd v. Ajilo (1989) 1 NWLR (Pt. 97) 305
→ Consent must be obtained before any transaction on land.Nkwocha v. Governor of Anambra State (1984) 1 SCNLR 634
→ The Act supersedes all previous land tenure systems.Ogunleye v. Oni (1990) 2 NWLR (Pt.135) 745
→ Statutory right of occupancy can only be granted by the Governor.
These cases reveal that non-compliance with the Act can invalidate transactions and lead to litigation.
How the Act Can Help Resolve Conflicts (If Properly Applied)
Despite its challenges, the LUA provides a structured framework for conflict resolution if properly applied.
Clear legal hierarchy: From customary rights to statutory rights.
Defined processes: For revocation, compensation, and registration.
Uniformity: Reduces variation in land tenure systems across Nigeria.
Legal Recourse: Provides a foundation for legal determination of ownership.
Reform Recommendations to Reduce Land Conflicts
1. Amend the LUA to Decentralize Powers
Grant more authority to local governments and customary institutions in land allocation and monitoring.
2. Simplify Consent Requirements
Reform Section 22 to allow for notification and registration rather than full consent processes.
3. Introduce Alternative Dispute Resolution (ADR)
Set up Land Tribunals and Mediation Panels to handle land disputes faster and more amicably.
4. Digitize Land Registries
Use GIS and blockchain to secure records, reduce duplication, and track ownership.
5. Recognize Customary Titles
Give legal backing to community-recognized rights, especially in rural areas.
Case Study: Conflict in Otodo Gbame, Lagos
Background:
Otodo Gbame, a coastal community in Lagos, faced eviction in 2017 after the Lagos State Government claimed the land for public interest development.
Land Use Act Relevance:
Government invoked Section 28 for revocation.
Residents had no formal title but had occupied the land for decades.
No adequate compensation was paid.
Outcome:
Thousands displaced
Human rights outcry
Multiple litigations
Erosion of trust in government land management
Lessons Learned:
Weak integration of customary rights worsens conflicts
Proper legal titling and documentation could have prevented the crisis
Transparent compensation and stakeholder engagement were lacking
Role of Lawyers and Real Estate Experts
Lawyers play a critical role in:
Title verification and due diligence
Drafting compliant land documents
Securing Governor’s Consent
Representing clients in land disputes
Advocating for land reform
Experts like Chaman Law Firm offer legal guidance to navigate the LUA and prevent land disputes.
Conclusion
The Land Use Act remains one of the most influential yet controversial pieces of legislation in Nigeria’s legal framework. While it provides a centralized legal structure for land ownership, its flaws, ambiguities, and outdated provisions have contributed significantly to land conflicts.
To build a peaceful, inclusive, and prosperous land system, the Act must be reviewed, modernized, and harmonized with Nigeria’s diverse cultural realities. Land is too valuable—and too volatile—to be left to bureaucracy and interpretation alone. Sound legal frameworks, digital systems, and grassroots empowerment must all work together to end the land conflict crisis in Nigeria.
Facing a Land Dispute or Need Legal Guidance on the Land Use Act? We’re Here to Help
The Land Use Act plays a major role in determining who truly owns land in Nigeria—and misunderstanding it can lead to costly conflicts, loss of property, or legal setbacks. Whether you’re a landowner, buyer, developer, or community representative, legal clarity is your strongest protection.
At Chaman Law Firm, we help you:
Understand your rights under the Land Use Act
Verify and secure land titles
Process Governor’s Consent and other approvals
Resolve land disputes through legal or ADR channels
Avoid fraudulent transactions and government revocations
📞Phone: 08065553671, 08096888818
✉ Email: chamanlawfirm@gmail.com
📍 Address: 115, Obafemi Awolowo Way, Allen Junction, Ikeja, Lagos, Nigeria
🌍Click here to learn more about Chaman Law Firm
Let’s help you prevent land conflicts, protect your property rights, and apply the Land Use Act to your advantage.
Chaman Law Firm – Your Right, We Protect.