Fencing Approval in Lagos State: Key Requirements You Should Know

Fencing Approval in Lagos State: Key Requirements You Should Know

Introduction

In Lagos State, nothing about property development is trivial—not even “just fencing your land.” Under Lagos law, a fence is a form of physical development and therefore requires a planning permit before you lay a single block or weld a single gate. Ignoring this “minor” formality is how many otherwise careful owners fall into stop-work orders, seal-offs, penalties, and even demolition. This guide, written from the vantage point of practice, distils the legal basis, documentary requirements, technical standards and step-by-step process for securing a fencing approval in Lagos State—so you can protect your land without exposing yourself to regulatory risk. For avoidance of doubt, Lagos requires planning permits for all developments, and fencing is expressly treated as a development activity within the ambit of the Lagos State Physical Planning regime. epp.lagosstate.gov.ng

What Is “Fencing Approval” In Lagos?

A fencing approval (often processed as a planning permit for fencing) is the State’s formal assent to erect a fence, wall, gates and related boundary works on a parcel of land. It is issued by the Lagos State Physical Planning Permit Authority (LASPPPA) through its District Offices and the e-Planning Permit portal; construction is then monitored and certified by the Lagos State Building Control Agency (LASBCA). In the architecture of Lagos physical planning law, “development” includes works “in, on, over or under any land,” and planning permits are required for all such physical developments. Fencing is squarely within that envelope. epp.lagosstate.gov.ng

Why You Cannot Afford To Fence Without Approval

First, it is unlawful: all physical developments require a LASPPPA planning permit; LASBCA is empowered to enforce, issue stop-work orders, seal-offs and other notices where works commence without a permit. Second, it is uneconomical: unauthorized fences are routinely slated for removal, and regularization attracts time and cost. Third, it is unsafe: height, foundations, visibility triangles at junctions, drainage and utilities clearances are regulated for public safety. The 2019 Lagos State Physical Planning Permit Regulations codify these principles, and list the enforcement notices that flow from non-compliance. epp.lagosstate.gov.ng

The Legal Framework—At A Glance

The Lagos State Urban and Regional Planning and Development Law, 2010 (the “Principal Law”) establishes LASPPPA and LASBCA and defines “planning permit” and “development.” The 2019 Physical Planning Permit Regulations operationalize the Principal Law: they require permits for developments, set submission procedures/documentation, stipulate setbacks and rights-of-way, and spell out offences, penalties, and enforcement notices (Demand Notice, Stop-Work Order, Seal-Off Order, Regularization Notice, etc.). Together, these instruments supply the legal basis for requiring approval before any fencing works. epp.lagosstate.gov.ng+1

When Do You Need A Fencing Permit?

You require a fencing permit before you embark on any of the following:

• New perimeter walls or boundary fences (blockwork, concrete, masonry, steel, timber, composite).
• Replacement, heightening or realignment of an existing fence or boundary wall.
• New gates, gatehouses and piers integrated with the boundary line.
• Electrified or razor-wire security toppings, and any fence with embedded lighting or services.
• Retaining/breast walls along boundaries, including works interfacing with drains, canals, pipelines or electricity servitudes.

The State has repeatedly warned that permits apply to “all developments”—including fencing, renovation and demolition—so treat fencing as a regulated activity. epp.lagosstate.gov.ng+1

Key Technical Standards The State Looks For:

Setbacks and Rights-of-Way

Your fence must respect statutory setbacks from the right-of-way (RoW) of public roads, drains, utilities and corner sight-lines. No boundary work may encroach into utilities corridors or block sight clearance at bends and intersections. Expect scrutiny of front setbacks (to leave room for drain lines, walkways and sight triangles) and side/rear air-spaces around structures proximate to the boundary. epp.lagosstate.gov.ng

Heights, Transparency And Safety

Height is a safety and urban-design parameter. LASPPPA will consider location (local street vs. collector/arterial), estate scheme guidelines, and any approval order applicable to the district. Where pedestrian/vehicular visibility is critical, the Authority may prefer permeable (metal/grille) fences above dwarf walls to preserve sight-lines; solid high walls at corners are routinely queried. Electrified topping entails additional safety specifications and may attract clearances; design and installation must not endanger the public or encroach on overhead lines or servitudes. The LASBCA Guide underscores safety in execution and supervision from site set-out to completion. lasbca.lagosstate.gov.ng

Drainage And Flood Risk

Boundary works often straddle stormwater drains. Your drawings must show existing drains, proposed culverts/cover slabs, invert levels, and how run-off will be channelled so your fence does not obstruct drains or push stormwater onto neighbours. LASPPPA and LASBCA will resist any boundary wall that impounds water or blocks access to public drains. epp.lagosstate.gov.ng

Gates, Gatehouses And Parking Spillback

Gate swing must be inward, not into the RoW. Provide a stacking distance within your plot to prevent vehicles from queueing on the carriageway while the gate is opening. If you propose a gatehouse, treat it as an auxiliary structure and include it in the application with foundations and floor plans. epp.lagosstate.gov.ng

Corner And Junction Plots

Corner plots are subject to stricter visibility triangles. Expect LASPPPA to condition approval on chamfered corners, lower wall segments or transparent infill near the corner. This is a standard urban-safety control the Regulations empower the Authority to impose. epp.lagosstate.gov.ng

Documents You Will Typically Submit

• Duly completed LASPPPA application (via the e-Planning Permit portal), indicating “Fencing” as the development. lagosepppsuat.eppps.com
• Survey Plan signed by the Office of the Surveyor-General, showing bearings, beacons and dimensions. epp.lagosstate.gov.ng
• Title Document: Certificate of Occupancy, Governor’s Consent, Registered Deed, Deed of Assignment/Conveyance, Government Allocation—any admissible root of title demonstrating lawful interest. epp.lagosstate.gov.ng
• Architectural/Detail Drawings: site plan showing boundary lines, proposed fence alignment, piers, gates, visibility triangles, drain interfaces and any gatehouse; elevations indicating height and materials; typical section showing foundation, blockwork/reinforcement and capping/topping. epp.lagosstate.gov.ng
• Structural Input (where applicable): for high/retaining boundary walls, structural details and calculations signed by a COREN-registered engineer. epp.lagosstate.gov.ng
• Photographs of site and adjoining roads/drains/utilities, to evidence context and sight-lines. epp.lagosstate.gov.ng
• Neighbourhood or Estate Guidelines (if in a scheme with an approved layout/approval order) to show alignment with the estate’s design controls. epp.lagosstate.gov.ng
• Evidence of Tax/Statutory Payments as may be requested during assessment. epp.lagosstate.gov.ng

Where And How To Apply—The e-Planning Route

Lagos processes fencing permits through the Lagos State Electronic Physical Planning Permit System (ePPPS). You create an account, select the “Fencing Permit” service, complete the digital form, upload your documents and drawings, then await assessment and site inspection by your District Office. Fees are assessed within the portal and are payable online; official receipts and subsequent correspondence issue from the same system. lagosepppsuat.eppps.com+1

The Step-By-Step Procedure We Recommend

1. Preliminary Due Diligence And Brief
   Confirm your title status, plot coordinates and any approval order applicable to your area. If your land abuts a canal, pipeline, overhead line or classified road, identify the statutory RoW before you draw a line on paper. The 2019 Regulations emphasize that permits are granted “within the context of an approved operative development plan” or, where none exists, following planning information process. epp.lagosstate.gov.ng

2. Concept And Drawings
   Engage a registered architect/engineer/town planner to prepare a site-responsive fence solution: height, transparency, corner treatment, foundations, drain crossings, gate swing and stacking distance—all to standard. Upload site plan, elevations and sections that speak the language LASPPPA reviewers expect. epp.lagosstate.gov.ng

3. Portal Application
   On ePPPS, choose “Fencing Permit,” fill in the schedule of documents and upload soft copies. Ensure that all seals/signatures of relevant professionals appear on the drawings. lagosepppsuat.eppps.com

4. Assessment, Site Inspection And Queries
   Your District Office will assess fees and schedule a site inspection. Expect queries where the fence encroaches on RoW, obstructs drains/visibility, or where height/materials raise safety concerns. Respond with revised drawings or clarifications as directed. epp.lagosstate.gov.ng

5. Grant Of Permit—With Conditions
   If compliant, LASPPPA will issue a fencing planning permit—often with conditions (e.g., maintain sight-triangle, culvert drain, reduce height at corners). Read these conditions as binding; they will inform LASBCA’s site supervision. tundeadisa.com

6. LASBCA Notification Prior To Commencement
   Before you mobilize, notify LASBCA in writing and display the permit on site. LASBCA polices construction stages—set-out, foundation, walling, topping, gate installation—to ensure you build exactly what was permitted. lasbca.lagosstate.gov.ng

7. Completion And Records
   Upon completion, keep a tidy file: permit, stamped drawings, receipts, inspection notes and any completion/clearance the District Office issues. This file will save you in future transactions, refinancing or estate compliance audits. epp.lagosstate.gov.ng

Fees, Timelines And Validity—What To Expect

Fees are assessed by LASPPPA having regard to location, length/height, complexity (e.g., retaining design), and service interactions (drain crossings, corner treatments). Beware of “flat-rate” folklore on the internet: rely on the official assessment and receipt generated by ePPPS. Processing time varies with completeness, workload at the District Office, and how swiftly you answer queries; in practice, complete, compliant submissions move faster. Planning permits in Lagos carry validity conditions set out in law/regulations and in the permit letter itself (commencement within a defined period and compliance with attached conditions). Always read—and abide—by the validity/condition clauses on the face of your permit. lagosepppsuat.eppps.com+1

Common Pitfalls That Trigger Refusals Or Enforcement

• Building into the road reserve or utilities corridor.
• Blocking public drains or failing to provide culverts/cover slabs where a fence crosses a drain.
• Over-height solid walls at corners that kill sight-lines.
• Gate swing into the carriageway, with no on-site stacking distance.
• Electrified topping installed without safety clearances or competent design.
• Commencing work before the permit issues or ignoring conditions on the permit.
• Relying on estate “letters” in lieu of a State permit—estate approval does not replace LASPPPA’s permit.
• Submissions without registered professionals’ seals and signatures.

The Role Of Professionals—Why It Matters

LASPPPA’s Regulations recognize and expect input from registered professionals (architects, engineers, town planners). Correctly-detailed drawings reduce queries; competent structural design for tall/retaining boundary walls prevents failures; professional supervision ensures you build to permit. If your land is irregular, sloped, water-logged, or near utilities, a professional’s redesign can mean the difference between approval and refusal. epp.lagosstate.gov.ng

What Happens If You Already Fenced Without Approval?

Lagos has a compliance and regularization mechanism, but it is not a right—it is a discretionary pathway. You may receive a Demand Notice, Stop-Work Order, Seal-Off Order or Regularization Notice. The Authority can still refuse regularization where the fence sits in a RoW or violates non-waivable safety standards. Where regularization is possible, expect to submit as-built drawings, proof of title, photographs and pay assessed fees/penalties. If refusal is inevitable (e.g., you built across a drain), you will be directed to remove/realign. Early legal and technical intervention helps to mitigate loss. epp.lagosstate.gov.ng

Estate Developments And Approved Layouts

Within estates or schemes with approval orders, your fence must align with the scheme’s frontage treatment, setback and height code. Many modern schemes prohibit blank high walls on primary frontages, favouring transparent fences above dwarf walls for streetscape quality and surveillance. Always attach the estate guidelines to your submission; LASPPPA will expect to see scheme consistency. epp.lagosstate.gov.ng

Electric Fences, Razor Wire And Security Features

Security toppings change the risk profile at the boundary. Electrified fences and razor wire must be designed and installed so they do not pose hazards to the public or breach utility clearances; where lighting, CCTV poles or access control are integrated into boundary works, show them on drawings. Submit manufacturer data/specs where requested. Where a topping pushes overall height beyond acceptable limits or invades sight-lines, expect a condition to reduce or substitute with a safer transparent alternative. lasbca.lagosstate.gov.ng

Interfaces With Other Permissions

• Highways/Traffic: Corner/arterial roads often carry stricter visibility and setback rules—LASPPPA may consult traffic authorities. epp.lagosstate.gov.ng
• Drainage/Environment: Works across drains require culverting details acceptable to the District Office; in flood-prone zones, reviewers will scrutinize openings to allow flow. epp.lagosstate.gov.ng
• Utilities: Where pipelines or powerlines exist, obtain the servitude width and respect the corridor. epp.lagosstate.gov.ng

Appeals And Reviews

If your application is refused, the Authority will issue written reasons. You may revise and re-submit to cure defects, or where appropriate, lodge an appeal under the procedure set by the Regulations and the Principal Law. Engage counsel early; many “refusals” are cured by technical redesign (visibility triangle, drain treatment, height/modulation) rather than litigation. epp.lagosstate.gov.ng

Practical Compliance Tips From Practice

• Design for the corner you actually have: chamfer or step down solid sections near bends; use permeable infill to protect sight-lines. epp.lagosstate.gov.ng
• Draw the drain before the wall: never block a public drain; show culverts and cover slabs explicitly on the site plan and section. epp.lagosstate.gov.ng
• Make the gate behave: inward swing, room for at least one vehicle (more on busy roads) to clear the gate off the carriageway. epp.lagosstate.gov.ng
• Treat electrified toppings as a design problem, not just a procurement item: position and insulate responsibly; keep them away from the public side. lasbca.lagosstate.gov.ng
• Don’t start first and “regularize” later: approvals with conditions are faster and cheaper than contravention proceedings. epp.lagosstate.gov.ng

Frequently Asked Questions

Do I really need a permit for “ordinary” blockwork fencing?
Yes. Lagos’ planning control regime applies to “all developments”—which covers fencing. The State has said so repeatedly, and the Regulations require permits for physical developments. epp.lagosstate.gov.ng+1

Can my estate’s letter suffice?
No. Estate approvals never substitute for LASPPPA’s planning permit; at best they are an internal estate requirement that you may attach as supporting context. epp.lagosstate.gov.ng

How long does it take?
Time depends on completeness, District workload and the need for redesign to clear queries. Using competent professionals and responding promptly significantly shortens the path to approval. Official processing runs through the ePPPS portal. lagosepppsuat.eppps.com

What if my boundary sits on a drain?
You will be required to bridge the drain (culvert/cover slab) and maintain access; if the fence physically obstructs the drain or occupies the RoW, redesign or relocation will be compelled. epp.lagosstate.gov.ng

What are the penalties for fencing without approval?
Expect enforcement notices (Stop-Work, Seal-Off, Demand) and potential demolition where the work cannot be regularized. Penalties are grounded in the Regulations and enforced by LASBCA. epp.lagosstate.gov.ng

A Clean, Lawyer-Ready Checklist For Your Fencing Approval

• Title documents in order and scanned.
• Survey Plan signed and geo-referenced.
• Site photographs, highlighting corners, bends and drains.
• Architectural fence drawings: site plan, elevations, sections.
• Structural details (if high/retaining).
• Estate/scheme guidelines (where applicable).
• Application completed on ePPPS; fees paid via portal.
• LASBCA notified before works; permit posted on site. lagosepppsuat.eppps.com+1

Closing Counsel

Treat fencing as what it is under Lagos law: regulated development. Plan it, draw it, apply for it, obtain it, then build it to the letter of the permit. That is how you avoid contraventions, protect your investment, and stay on the right side of LASPPPA and LASBCA. If you would prefer to have this handled with professional rigour, Chaman Law Firm exists to take that burden off your shoulders.

Call to Action

If you want the comfort of a senior property lawyer handling this end-to-end—application strategy, drawings, submissions, follow-up, objections handling, and compliance till completion—our Firm will take carriage and deliver.

Chaman Law Firm 115, Obafemi Awolowo Way,Allen Junction, Beside Lagos Airport Hotel,  Ikeja, Lagos 📞 0806 555 3671, 08096888818,📧 chamanlawfirm@gmail.com 🌐 www.chamanlawfirm.com