From Certificates to Chaos: Why Land Titling Systems Need Urgent Overhaul
In Nigeria, owning land or property is considered one of the most significant investments a person can make. Yet, the very system designed to validate and protect land ownership land titling is riddled with inefficiencies, corruption, and bureaucracy. What should offer security and clarity has instead become a source of chaos, disputes, and economic loss. It’s time for an urgent overhaul of Nigeria’s land titling systems.
A land title is supposed to be a legal proof of ownership. It allows landowners to use their property as collateral, sell it without dispute, or develop it without fear of encroachment. But in Nigeria, getting a Certificate of Occupancy (C of O) or Governor’s Consent can take months sometimes years and often requires navigating a complex web of officials, agents, and unofficial fees. In many states, the process is paper-based, poorly documented, and vulnerable to manipulation.
As a result, land disputes are rampant. According to the Nigerian Institute of Surveyors, land-related conflicts account for over 60% of court cases in the country. Multiple individuals may claim ownership of the same plot, each holding documents that appear legitimate. This has deterred many investors both local and international from putting their money into real estate projects. No one wants to invest in land that may be tied up in endless legal battles.
The chaos isn’t just affecting the wealthy or large developers; everyday Nigerians suffer too. In rural and semi-urban areas, where customary land ownership dominates, people often lack formal documentation altogether. This puts them at risk of displacement, especially when government projects or urban expansion occurs. Without official titles, they have no legal ground to demand compensation or resist eviction.
The economic implications are massive. Properties without clear titles cannot be used to access credit or loans from formal financial institutions. This locks out a significant portion of Nigeria’s population from participating in the formal economy. Experts estimate that trillions of naira worth of “dead capital” is trapped in untitled lands across the country. In other words, valuable assets are lying idle simply because their ownership cannot be verified or leveraged.
One major issue is the decentralization and inconsistency in land registries. While land administration is a state responsibility under the Land Use Act of 1978, each state operates with its own processes, rules, and timelines. There’s little or no integration between state and federal land records, making cross-checking and verification difficult. In many instances, corrupt officials exploit these loopholes to issue fake or duplicate titles.
Modernizing Nigeria’s land titling system is no longer optional—it is essential. First, digitization must be prioritized. States like Kaduna and Lagos have made commendable efforts by digitizing their land registries, allowing for online searches and faster processing. Other states must follow suit to create a nationwide, transparent database of land ownership.
Secondly, the Land Use Act needs to be revisited. While its intent was to regulate land ownership and development, it has become a tool of bureaucracy and exclusion. Legal reforms are needed to streamline the titling process, reduce the excessive powers of state governors, and recognize informal or communal ownership in a structured way.
Lastly, public awareness and access must improve. Many Nigerians do not even attempt to register their lands because they believe the process is too expensive or complicated. Simplifying procedures, reducing costs, and educating the public can change this perception.
Land titling should bring order, not confusion. Until Nigeria fixes its broken system, the dream of secure property ownership will remain out of reach for millions, and the real estate sector will continue to underperform its potential.
ESV Ndulue Kenneth Onyebuchi, is a registered Estate Surveyor and Valuer
