How to Get a C of O for Estate Development in Ogun State

How to Get a C of O for Estate Development in Ogun State

Introduction

For any serious estate developer in Ogun State, the Certificate of Occupancy (C of O) is the cornerstone of bankability, marketability, and legal certainty. It is the State’s formal grant of a statutory right of occupancy—typically for a term of 99 years—and the document lenders, institutional buyers, and prudent home-seekers insist upon before committing capital.

In Ogun, the C of O regime now sits alongside a modernizing land administration framework and an evolving physical-planning system. Properly sequenced, the developer’s pathway is predictable: verify the land and its status, secure planning/layout approvals, perfect title through the State’s lands system, then build. This paper sets out—comprehensively and in practical terms—what to do, in what order, and why, with Ogun-specific signposts and safeguards. crownbearersltd.com+1

Part A — First Principles: What a C of O Is (and Is Not)

1. Nature and effect
   A C of O is the Governor’s grant of a statutory right of occupancy over a defined parcel or layout. It legitimizes occupation and development, anchors valuation, and is the basis for legal mortgages. It is not a cure-all where land is encumbered, acquired, or wrongly charted. Where you purchase from an existing holder, Governor’s Consent to your transfer is required in addition to (or instead of seeking) a fresh C of O. trustedadvisorslaw.com+2affablehomes.com.ng+2

2. Estate-scale nuance (“Global C of O”)
   For estates, developers commonly pursue a layout-wide (global) C of O on the mother-parcel after planning approvals, then convey serviced plots to purchasers with Deeds of Assignment + Governor’s Consent and estate covenants. This preserves control, enforces development standards, and smooths retail sales.

3. When ratification/regularization applies
   If due diligence shows the land lies within a government acquisition but is eligible for ratification (regularization) under the State’s programmes, you must follow that channel first; only thereafter will a C of O issue. Ogun has been running amnesty/regularization drives through its land administration portal. edelweisslawfirm.com+1

Part B — The Ogun State Architecture You Must Navigate

1. Land administration & titling portal
   Ogun operates the Ogun State Land Administration and Revenue Management System (OLARMS)—the State’s digital front-door for verified land, regularization, and title processing. You create an account, lodge applications, track workflow, and respond to queries through this portal. olarms.ogunstate.gov.ng+1

2. Physical planning & layout approvals
   Estate development requires planning consent and, for layouts, layout approval from the State’s physical-planning system (under the Ogun State Planning and Development Permit Regulation, 2022). Authorities consistently remind developers: obtain planning/layout approvals before selling. Scribd+1

3. Why sequencing matters
   Charting/land-status first; then planning/layout; then title perfection. Incorrect sequencing causes fatal delays (or refusals).

Part C — The End-to-End Roadmap for an Estate Developer

Below is a tested, 12-stage sequence—with Ogun-specific notes—designed for estate-scale projects.

Stage 1 — Instruct Counsel and Assemble a Professional Team

• Lead Property Counsel (title, structuring, contracts, perfection)

• Registered Surveyor (perimeter survey, beaconing, charting)

• Urban & Regional Planner (layout design, density, roads/drainage)

• Architect & Engineers (for infrastructure drawings)

• Environmental Consultant (EIA/ESMP where applicable)

• Tax/Finance Advisor (stamp duties, ground rent modelling)

Why now? Decisions you take in weeks 1–3 (site selection, parcel configuration) determine whether your file sails through or sinks.

Stage 2 — Land Status Investigation & Charting

• Obtain coordinates/perimeter survey from a Registered Surveyor.

• Conduct charting against the State’s cadastral layers to confirm whether the land is free, under general acquisition, or committed.

• If within acquisition but not committed, evaluate ratification/regularisation pathways via OLARMS; if committed, do not proceed. edelweisslawfirm.com+1

Deliverables: Survey plan, charting report, site reconnaissance memo, photographic log, adjoining-owner schedule.

Stage 3 — Title Source Verification & Vendor Due Diligence

• Review root of title (ancestral/family, corporate, or government alienation).

• Take statutory declarations and obtain indemnities from vendors/family heads.

• Confirm spousal consent, where applicable.

• Run litigation searches and public-notice checks.

Red flags: Inconsistent boundary beacons, overlapping family sales, or third-party possession.

Stage 4 — Transaction Structuring

• If buying a large mother-parcel, structure Heads of Terms and SPA with completion conditional upon:
  (a) favourable charting, (b) layout approval milestones, (c) title perfection, and (d) escrowed/staged consideration.

• Secure right of way for estate access, and record easements for utilities.

Stage 5 — Physical Planning Pathway (Estate Layout)

• Prepare Concept Plan → Draft Layout (roads hierarchy, plot sizes, open spaces, public utilities, drainage, setbacks) in line with OGPDPA 2022.

• File for Layout Approval with required drawings, planning reports, EIA/ESMP (where triggered by scale), and traffic/drainage notes.

• Expect technical vetting and site inspection; respond to queries promptly.

• For plots within Ogun State Housing Corporation estates, note additional clearance steps before area planning permit. Scribd+1

Tip: Align proposed densities and frontage roads with regional structure plans to pre-empt objections.

Stage 6 — Perfection Strategy: Global C of O vs. Direct Consents

• Preferred for estates: seek a Global C of O on the mother-title post-layout approval; retail plots are then transferred subject to covenants, each assignee seeking Governor’s Consent to their Deed of Assignment.

• Where existing state-issued subleases exist, calibrate your approach to avoid double processing.

Stage 7 — Prepare and Lodge the C of O Application (OLARMS)

Typical dossier items include:

• Completed C of O application (OLARMS) for the defined parcel/layout

• Perimeter Survey & Beacon List (geo-referenced)

• Approved Layout & Planning Consents (and clearance where within State Housing Corporation estates) planetvilleestate.com

• Root of Title documents + instruments of transfer (SPA/Deed of Assignment)

• Tax Clearance (corporate and/or promoter, as required)

• Payment Receipts for statutory assessments (charting, file-opening, etc.)

• Site photographs and statutory declarations where requested

Portal: Applications and workflow tracking are now routed through OLARMS; ensure your profiles and contact emails are accurate for e-queries and invitations. olarms.ogunstate.gov.ng

Stage 8 — Statutory Assessments, Fees & Revenues

Expect assessments for:

• Processing fees and survey/charting fees

• Ground rent (assessed on land size/use)

• Premium (where applicable)

• Stamp duties (via OGIRS) and registration fees on instruments that will accompany or precede the C of O (e.g., Deeds, Mortgages) edelweisslawfirm.com

Compliance note: Keep OGIRS receipts and teller confirmations; mismatches delay execution.

Stage 9 — Site Inspection & Queries

Land officials will inspect, verify beacons, ascertain possession, and check that the approved layout is consistent with ground conditions. Address queries quickly and file revised plans if required.

Stage 10 — Approval Workflow, Execution & Collection

Upon clearance:

• File moves through recommendations, legal vetting, and executive approval stages.

• The C of O is executed and recorded; you are notified for collection (or digital issuance where available).

• Keep both physical and digitally-certified copies, and record encumbrances (e.g., mortgages) subsequently.

Digital turn: Ogun has publicised its move toward modernised, GIS-backed titles and regularisation drives to pull legacy holdings into the formal net—use them. Vanguard News+1

Stage 11 — Post-Issuance Actions (Estate Controller’s Toolkit)

• Register estate covenants and deed of restrictions referencing the layout and building code.

• Open common-areas title file (roads, open spaces) under estate management control.

• Set up developer’s lien/consent mechanics to control secondary sales until covenants are assumed.

Stage 12 — Retail Sales & Purchaser Perfection Pathway

• Purchasers receive Deed of Assignment from your global C of O title and then apply for Governor’s Consent to perfect theirs (unless you process “bulk consents”). Educate buyers to avoid defective chains. affablehomes.com.ng

Part D — Evidence-Driven Checklist (Developer Edition)

Use this as your internal C of O war-room list:

• □ Counsel formally engaged; KYC cleared

• □ Perimeter survey & charting completed; land is free/ratifiable (not committed) edelweisslawfirm.com

• □ Vendor’s root of title verified; indemnities and statutory declarations obtained

• □ Layout approval & physical-planning permits secured under OGPDPA 2022 Scribd

• □ OLARMS account set; C of O application lodged with complete dossier olarms.ogunstate.gov.ng

• □ OGIRS duties/fees paid; receipts reconciled edelweisslawfirm.com

• □ Site inspection passed; queries resolved

• □ C of O executed and collected; digital copy archived

• □ Estate covenants registered; retail instruments templated

• □ Purchaser consent pathway documented (Governor’s Consent steps, fees, timelines)

Part E — Timelines, Cost Drivers, and How to Keep Files Moving

Indicative timeline (clean file, responsive team): 8–16 weeks from a complete, compliant submission—after charting and layout approvals—subject to State workload and query cycles. Physical-planning approvals can be brisk where drawings are compliant, though the law gives broader administrative leeway; some agencies have reported expedited windows when documents are complete. ResearchGate

Major cost drivers

• Parcel size and use (residential vs. commercial/industrial)

• Location (prime vs. peripheral)

• Layout complexity (roads, drainage, public utilities)

• Number of instruments to be stamped/registered (SPA, Deeds, Mortgages)

• Professional fees (survey, EIA, planning, legal)

Acceleration tactics

• Use registered professionals (ARCON/COREN/Registered Surveyors).

• Submit complete packs the first time; half-files stall.

• Answer queries within 48–72 hours.

• Keep fee receipts tidy; reconcile with file IDs.

• Maintain a single point-of-contact with the State and log all communications.

Part F — Frequent Pitfalls (and Counsel’s Remedies)

1. Acquired/Committed Land Discovered Late
   Remedy: Pause. If ratifiable, go through regularisation; if committed, walk away or relocate the scheme. edelweisslawfirm.com

2. Selling Plots Before Layout Approval
   Remedy: Freeze sales; perfect planning first. Regulators have repeatedly warned developers to obtain layout approvals before marketing. Facebook

3. Fragmented Mother-Title
   Remedy: Consolidate through a conveyancing plan before layout; stack all vendors’ instruments properly, with consistent surveys.

4. Missing OGIRS Stamping on Instruments
   Remedy: Stamp and register; un-stamped instruments are inadmissible and block perfection. edelweisslawfirm.com

5. Improper Drainage/Road Hierarchy
   Remedy: Re-work layout to meet OGPDPA technical standards; attach hydrology notes and cross-sections. Scribd

Part G — Model Document Suite (Estate Developer)

• Heads of Terms (with conditions precedent and staged consideration)

• Sale & Purchase Agreement (representations/warranties; vendor indemnities)

• Power of Attorney (limited, for perfection steps)

• Perimeter Survey & Beacon Schedule

• Planning/Layout Approval Pack (drawings, approvals, EIA/ESMP) Scribd

• OLARMS C of O Application (forms + attachments) olarms.ogunstate.gov.ng

• OGIRS Stamping Receipts and Registry Acknowledgements edelweisslawfirm.com

• Global C of O (post-execution)

• Estate Covenants/Deed of Restrictions

• Retail Deed of Assignment Template + Governor’s Consent Guide affablehomes.com.ng

Part H — Governance, ESG, and Community Relations

• Conduct stakeholder mapping (host communities, traditional institutions).

• Record Community Development Agreements for key amenities.

• Set up grievance redress protocols.

• Embed HSE standards into contractor packs; insist on PPE and site signage.

• Build compliance calendars for ground rent, environmental audits, and covenant enforcement.

Part I — Bankability & Exit Strategy

• With a C of O and compliant planning approvals, you can leverage:

  • Construction finance (legal mortgage over the global title)

  • Off-plan sales under escrowed buyer protection

  • REIC/REIT exits for income-producing components

• Maintain data rooms (surveys, approvals, title) to shorten lender due diligence.

• For retail sales, bulk apply for Governor’s Consents quarterly to maintain liquidity in the secondary market. affablehomes.com.ng

Part J — Ogun-Specific Tools and Announcements to Watch

• OLARMS for verified land, amnesty/regularisation and C of O workflow. Track circulars for windowed discounts or documentation drives. olarms.ogunstate.gov.ng+1

• OGPDPA 2022 (Planning & Development Permit Regulation): your technical playbook for layouts and permits. Scribd

• Public notices on digitisation of titles; the State has pushed GIS-backed records and e-workflows over the years—leverage these to reduce verification frictions. Vanguard News

FAQs (Estate Developer Focus)

Q1. Do I need planning approval before applying for the C of O?
Yes. For a credible estate file, obtain layout approval and planning permits first; then pursue a global C of O on the mother-parcel. Selling before planning approval attracts enforcement. Scribd+1

Q2. How do I check if my land is under government acquisition?
Through charting by a Registered Surveyor and land-status inquiries. If ratifiable, use OLARMS to regularise before C of O. edelweisslawfirm.com+1

Q3. What fees apply?
Processing fees, survey/charting, ground rent/premium (if applicable), OGIRS stamp duties, and registration fees for your instruments (SPA/Deeds/Mortgage). Exact figures vary by location, use, and size. edelweisslawfirm.com

Q4. Timelines?
A clean, complete, and responsive file can move in single-digit weeks post-planning, though law and practice allow longer administrative windows. Your responsiveness to queries is decisive. ResearchGate

Q5. What do my retail buyers need after I obtain the global C of O?
Each buyer’s Deed of Assignment should obtain Governor’s Consent to perfect their title; this keeps your chain bankable and litigation-resistant. affablehomes.com.ng

Closing Advisory

For estate development in Ogun State, perfection is not a clerical exercise; it is a board-level risk control. Treat charting, planning/layout, and C of O as one integrated compliance continuum. Use OLARMS to your advantage, plan your OGIRS and registry steps early, and maintain a disciplined document room. Do this, and your estate becomes financeable, saleable, and defensible.

Should you require, I can expand this guide into a WordPress-ready master article with embedded section anchors, internal calls-to-action, downloadable checklists, and model documents (HoTs, SPA, Deed of Assignment, Estate Covenants, Governor’s Consent pack) tailored in your house style.

— Charles Chukwuma Nkwoka, Esq. (KSM), LLB, BL, LLM, CMC, FIMC, AICMC, ACIArb.
Managing Partner, Chaman Law Firm | Property & Commercial Practice

Key Sources & Signals: OLARMS (Ogun State Land Administration & Revenue Management System); Ogun State Planning & Development Permit Regulation 2022; OGIRS stamping/registration practice; State advisories on layout approvals before sales; and public communications on regularisation/amnesty windows.

Conclusion

Securing a Certificate of Occupancy (C of O) for estate development in Ogun State is not merely a bureaucratic box to tick — it is the very foundation of legal certainty, financial credibility, and investor confidence. Without it, your estate remains exposed to litigation, community encumbrances, and commercial limitations. With it, however, your project becomes bankable, marketable, and defensible — attracting diaspora buyers, institutional lenders, and high-net-worth clients with confidence.

The pathway is clear: investigate and chart the land, obtain layout and planning approvals, apply through the Ogun Land Administration and Revenue Management System (OLARMS), settle all statutory dues, and follow through until the C of O is issued. As a developer, you must treat this process with the seriousness of a capital project — deploying skilled counsel, professional surveyors, and planners, while ensuring transparent documentation and compliance at every stage.

At Chaman Law Firm, we specialize in guiding estate developers and diaspora investors through this process — from title due diligence to layout approvals, OLARMS applications, and final collection of the C of O. Our team ensures that every document is perfected, every risk mitigated, and every project structured for long-term security.

📌 Contact Us

Do not allow your estate project to rest on shaky foundations. Engage us today to conduct your due diligence, secure your approvals, and obtain your Certificate of Occupancy with speed, precision, and professional assurance.

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📧 chamanlawfirm@gmail.com

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