nigeria land markets nov2012

7/30/2019 Nigeria Land Markets Nov2012

1/7

L e s s o n 1 | N i g e r i a N L a N d M a r k e t s a N d t h e L a N d U s e L a w o 1 9 7 8 | 1

Lesson 1:Nigerian Land Marketsand the Land Use Law o

1978

Stephen Butler

i N t r o d U C t i o N

Among the main objectives o the Nigerian Land Use Decree o 1978 were:

1) reducing land conicts among citizens; 2) uniying and simpliying land

tenure concepts and land administration procedures throughout the country;

3) achieving a more equitable distribution o and access to land rights or all

citizens regardless o wealth or position; and 4) acilitating greater governmen

control over land use and development. oday, almost 35 years ater adoptiono the law, questions continue to be raised about whether the law has achieved

its objectives, and, i so, whether it has created as many new problems or

Nigerian land markets as it has solved. Tis lesson reviews some o the appare

outcomes o the 1978 Land Use Law (Ch. 202 o the Laws o Nigeria 1990,

amended; herein the Land Law) rom the perspective o how they are afecti

development o ormal land markets in Nigeria.

This series of briefs was produced by the Land and Natural Resource Tenure in Africa Program, in which theWorld Resources Institute is a partner with Landesa. This program was funded by the Bill & Melinda GatesFoundation.

Focus on Land In Africa BriefO C t O b e r 2 0 1 2

Nigeria


2/7


B a C k g r o U N d o t h eL a N d L a w

m bu 1900 unl 1978, Nn ln nu vn b vl p ll m.t nclu: cum l n umpzn cllcv np mn mln cl up; ilmc l n cum n n; n p m B clnllcmmn l pv np n un Cn np n n. Nnpnn l blv p mn m, lc un nnl ppl m n nqu pc bcum n clnl l mpnnvmn n pvnn n qubl llcn ln mn czn. in 1977, nnlcmmn c b vnmn u ln nu qun, n, n 1978, Ln L p.

t Ln L nnlz ln, plcnnp n n vn nu bn ll Nn ppl.in ubn , c m b ln b vn c , llcn ln mn b vn c, n nnn-ubn , b lcl vnmn. in ubn, ll p-xn p ln up n , lnl m bnnl u ccupnc. in nn-ubn , cum ln pvun l n cum ccupncm b bn. in pcc, pp b ll nc bn ubn n ulvnlnl n b nl

bn cc ccupnc vncn , c nll l up 99 .

Ln pp b vlbl czn nbun n N, v, vu cc m x pnn n lcn,n ln m b lvl xpnv. alucc n pc m mp cc ln n m l vlp cun, m u Nn ln mc m unmnl pblm. t nclu:1 nqu nuculcc p,n pculn cc vc ln; 2p n ncn nml n ln

m cu b cumbm mnvpcu n cl ncn ; n3 n nucn numb lbl ln l,n ul cnvn pcu p-1978 . Cumbm ncn pcu, ncn n n nucn numb lbl ln l cn ubl b c cn pc Ln L.

wl vv ncl nlz, ll c Nn xpncm u cu bl. N l m cmp 36 n lcpl . t Ln L n Cnun v ncn cn n n ul

n pcu vnn ln ln. s lvl ncn n lnc n n mnv pcuvnn ln ncn. ec pnbl vlpn n mplmnn m n ln . s

pn n n n lnu. sm mn n mplmn n n ppc n lnmnn, vlpn n mnmnn n m ll n mpl n uc ncn c mnv pcu.

M a r k e t i N o r M a L i t ya N d t h e L a N d L a w

t Ln L vl ncnucm ln m vlpmn. , n pv np ln p nbl u n cum ccupnc m b ln n mncn nclun l n m nl cl n cnn vn lcl vnmn. in pnn mn cmmn, p v lb ln buucc n mnvpcu v l nc mn c mpl ln ncn. in n uul qumn pv llncn, bnn cl cnn n ccupnc cn n mn nqu ubmn mulpl cumn ncc u b n vnmnnc, nclun cl cl, lnmn n x cllc.

a cn ucm Ln L, cll cmplx ln ncnpcu, cnbu vbn nml ln m. Pbbl mn 70 pcn ln ncn n N

n nml m. tu Ln L nnlz ll ln, pnn ccupnc n 1978, n ln n bn pcll xpp b nc m, mn n pn n nl bn cc

ccupnc. snc pbl n cunl ln bn cc bpvn cn l pn, n cv m ccupnc. tncn ln n nj ullcncul ml bn p, bu nml n n lc cc ccupnc n cl cnnqu b l n un.

t l mn ncn n c un u cc ccupnc n b n cncul cumnu cl cnn n n. sppv n ncn

cc ccupnc, mm nz m, m ccun n 20 pcn ln ncn. in 2007 nL , n ubn lmn mn 11 mlln ppl, Mn Lnc nl 2,714 pplcn clcnn n ccupnc. wl pcl ul umb pcn ppunv n vlp m n ppln ac, m nvl b nbl um n n ubn z n un pp ul un v n n, bu n fc n cl c.

Mn ccupnc, pccll

pm b Ln L, pv xmpl cmplx mnv pcua 2010 iC-pn u pc bnn vn cnn m cc ccupnc n L un v m unc 240


3/7


n n v pplcn l uc b 16 vnmn cl. t uun n v 40 pn jun nu n cl. smnl blv l v lln n b u lnv ll

m, uc un nmn pp ln n ln-m l cnv np upn pmn puc pc n m n. anncn ncnv u llm m puc ncn m cnn pcu quv pplcn m cn ncm xun, n vnc um cn x pmn ll n b vlu m puc.

Cnvn p-1978 cum nnn-ubn n u cc ccupnc m nuc m m cv

b cn lbl l, bu l uc v ll ncnv n mlm. t pcu bnn cc ccupnc m lcl vnmn n nn-ubn cn nvlv up 20 p pn, n c, cn up 2 cmpl pplcn c ul pvn cmplx cn l. onc mlz , lnl ll c m mnv bun ubqunncn, n pnl lln n mlzn. sm cm n un cum ln cn cn n zn m bmn cl cnn n n,

uull bcu n ll m bn vlbl nl ml .

tu nv c pln m nml cn b b, n

Nn m c m nclu un unlbl l n ncn, ccn uc m lqu. snc nmlm n bncl cnnu, u cn b ncn pblm mu b pvn n b cn l vnc b

v cl, nn-cl n ll cumn,mn n pu l m ll.i bcm cmmn n n un ubn m ll pp ln t Pp N sl n n pvn uuln l. Mv, m b n cumn l bcm pv l, mn cnvn p-1978 u m cul.

t ncn nml ln m ml pblm uc : 1 pclunvlpmn mn ln c nn m; 2 unmnn cllcn cun ln c n

ncn ; 3 pvnn mplmnn ln u plnnn n ubvn pcc;n 4 cn n unvn pln l bun. a pcul cncn lcl un nn-ubn n p-ubn nmlncn n p-1978 ln pl cumn n plnn ubvn ln, lnl ll pn ln ll nn pcl n cc,publc mn n vc. in n , plnnn u v bn n pblm b n pp ln ubvnpln cum l nmnl n u qun lnlmml cnv u

cc ccupnc.

in n cmplx pcu, mb n ncn ln mnn. xmpl, pcu cn b pl

mn lc n umn ucn mnmn nmn m, lu nll n cum vc nmn. M p n qumn Nn ln mnn pcum b nncn m

l vlp lcnc m nb ul ll p l n lnu vcn. an, n mnm, ln ncn pcu u u cmplnc ulqumn, uc buln c npmn v x lnpcu cnvnn ccpn cmplnc ul cn b . p pcu c cncn, m n c lnn pcu m mn.

LaNd traNsaCtioN ees

Ln ncn m b m n u

n mnv pcu. wl

ncn n ncl l

cnn Ln L, m b l

n l ln nnl

n n pnl . pcll nclu

n n mp u c qul

2-3 pcn vlu, cpl n

2-3 pcn n ln l pc, n

n cn n m 8-30 pcn

vlu pp, pnn n

. tl l cn n

m 15 pcn v 30 pcn ln

vlu. B nnnl n, m , n ncn

cnbu lvl ln m

nml Nn czn n bun

v pmn.

in 2005, L l cnn

n ln l m n 10

m 16 pcn pp vlu

cun lvl 8 pcn. wl

ncn ucn, ll mn

ln n n l. a

m m, m pnl ln vlp

n nv m ncn

mn cnn n cnx

N m. in unnn up

nnnl nncl c n 2007-2008, nnu

pc ppcn ln n mj Nn

m m xc 30 pcn. gvn

cun nnul nfn 13 pcn,

ll vn pmn ,

pp pucn b l n

nvmn. Mn ml-cl Nn ll

ln lbl vlu n b

n nfn.

h ncn m fc cun


4/7


l pp x b n vlu

pp vlm mn uc

vnu n m Nn . in N,

v n ln x. in L,

xmpl, mn lcl pp x

cn vl mll nnul c un

n l, nclun tnmn r x nmpvmn, Nb impvmn

C nucu mpvmn c, n

Ln r un n ccupnc .

o n c, u

puc ncn vnu. in 2001, L

cmbn cun ln c n nl

Ln U C LUC n, , pp

b uccull mplmnn mnnul

vlm pp x upp b n nn

nvn n vlu ll

pp n . t mplmn

mnnul cun pp xn lm

unqu mn , bu n ll.

in bnc lnv uc vnu,

ln ncn cn b nv

u. in L, LUC mn uncn

m 2002 unl 2012 bu , n

nc b 0.05 pcn. in 2008, vnu

m LUC mun bu $1.6 mlln

cmp lm $24 mlln ncn

. in 2011, u mpv cllcn

mcnm, LUC n lm $24

mlln n vnu, quvln cllcn

m ncn . w cn nc, LUC vnu ul xc

vnu m ncn .

P l bn m n m

n mpvn mnv pcu

ln m ncn b mlnn n

mvn unnc unn p.

xmpl, ln u

nn cnn cumn m

vn ubn. in kn ,

ubnl cnn m ln

cn b bn n 1 2 . in 2006,

L mplmn ul ll ubnlcnn b u n 30

pplcn, n vn u b m ccun

30 pcn m ll mn l

b cv, vnc n

pv n pcn m bn

uc. wn ncn cun LUC,

vn L nnunc n 2012

bu m ncu unv

n ml m l ln

cnn n m 8 pcn

6 pcn vlu, n m

m 2 pcn 1 pcn.

a L L o C a t i o N o L a N d

an ucm Ln L l

qunl xpp ln upp

ncn nvmn pjc p 1978,

Ln L mpz llcn ln

cmmn mn m ubnc n n

cl u, n nuc ncn

xppn n -bun ln b

cnnu m xn . t

z pm m ln n

mn Nn pnn n

mn c, nclun mun vcn n

uncmm ln cnll b n

llnn cnnu xpp n

ln. u n Nn ln ncn

cul n, bu m m u

c vnmn ln llcn b

n xppn m ccun l n 1

pcn ncn n n un l

c.

a ncn cmpnn lnn m ln cm

ln vlpmn pjc c u b

vlpmn nc n c

m ln llcn p m c

n czn. Ln cm cn b

nl, cmmcl/nul, n mx

u. s vlpmn nc pln n

nll nucu n n cl llc

ln n nl u u v

mcnm, bu pml b pplcn

vn lcl vnmn. aucn n

cmpv llcn pcu v

bn u b m nl ln

cm, bu uncmmn. t mn

cnn n pplcn n pn

ul cv m n n ln pl m

, bu n lm n numb pl

ml mmb cn cqu n v

cn cmmn.

t Ln L cll cn s

Ln Cmm cmp l n

l ul vn ln llcn

cmm bl, n n

m bl,

v bn ll lnu. M

nl xpc ucm nc cnl

v llcn ln pm

b ncn uc pn

vn. in m , cn n

ln llcn cll cnll b

vn c n ul cn

pqu. t p ll lln

l n cnnc bnn m

cqun vlubl ln. accn

tnpnc innnl glbl Cupn

Bm 2009, 2010, n 2009, n-

Nn p v p bb

ln vc cqu ln , n nl

l ul uv pcv ln

m b b plcl cupn

N ln llcn pm

bl un Ln L c

pblm, ll. wn n vnmn ln

cm pn, cn lv

n, un c m


5/7


nml ccupn m nc n n

n cmpun lv pblm.

dlv pblm mm u lu

cmpl ubvn n nlln

nucu. t n un bu b cl

lu n p qu

ln pc nucu cnbun.

gn n p cnbun n

xpcn m n b lv

m , cn ccul pblm. L

un m ln pm m vnmn

lucn pculvl un nucu n

n ln cm, m c lm

nl pnn n pmn m n

v pmn n n m

cllcn cn.

snc mn l vnmn ln vlpmn

cm ull llc bn

vnmn cnl bcu nml

lmn, vnmn m mv nc pc ln xppn

pv ncn u c ln n.

Bu cn v n n ncn numb

p m l ln cnc

vnmn ln cm. Cmpnn

cnc ln l cn b

l, uln n n l m mll

l nv, lu m v

bn ncn cmpnn lvl. Ll

bjcn v l mun, nclun

umn xppn ln

pup lvn pv p n

publc pup un pplcbl l.

s l n ll ln cncn

n n publc-pv pnp

pculv vlpmn. Un

nmn, pv pn n un n

nll nucu, n nbl

vlpmn nc . in cn

, L llc L t

Zn, mx u v 150 qu

lm u L C ll ulml

bb vl blln ll nvmn.

smll, e alnc n cmmun

jnn Vc iln n L C publc-

pv pnp ll ccmm

250,000 n n ln clm

m . M vnmn

cu n ml cl n ncn

nv, bu mll np m

nn n bun p n m.

tul mll c n -up bun

uull n mlv n l

cn m n mx-u nl

pp.

s ln pc blv b ncnl

l n m pc, c m ncu

pculn n un-ulzn. Pc

pcll cmbnn n nucu

c n pc ln l. t

nucu c, b n c cpu,

mn cmpnn pc n m b

nl pc n c nl cm l ncm ppl. sm ln mnn

cl n N m pc

ln n 40 pcn bl pc

quvln pcl n pv cn

m. ncn m mn ln

cpn, n ub c

ln nul p v l n

p l. h n muc ln

pm c n m unp nucu

xpn n pc ub lcn.

all ln n ubjc

vlpmn cvnn qu cpn nv n ln mpvmn n

n. wl n

n pm n ln p

cn vlpmn cvnn,

ul n cl nc. sc n

vlbl n pcl ln p

ln n n pcull numb

n p cn vlpmn

cvnn, bu ncll pcc

blv b p. in c, lu

nc pc l, cupl

lu nc cn n numb

ln n ll n nvul, l

blv ll ncn pculn n

ln, mn Ln L nn

pvn.

t vlpmn cvnn c

n qu n nv n lnmpvmn, bu qu ln

b u cnnuul nc vlpmn

cmpl. Bcu bun lu n

m c, mn vc, ll-lc

cmmcl n nul llc b

m unu n n

l mnn un cnl

nl n. ru llc bu unu

unulz ln cul b uc

n ln vlbl nvmn, bu, n

pcc, mn cul vl

t nl pc n cun c ..,

pp x ln ln pcll

l pu cun l u , n

n v l ll m

cpun unulz ln. t u

l l m pculn n l

n, u xn pblm n

nn ll n cp

vnmn ln pm nc 1978.

L e s s o N s L e a r N e d

t qun ccnll

Nn ul cnnu puu

plc ln xppn n vlpmn

n c ncn cnfc cun

lnl n mnn nl

ln pm. wn Ln L p

n mn bjcv xc cn

v ln llcn n u n uc

pvn xcv pculn n ccumul

ln l n n, n u

cc m ln l p

ppuln. m vnc pn bv

m u bjcv

v n c n bn cv. spculn


6/7


p, nclun n ln; cn

n ccumuln mulpl ln n

pzl nc; mn ln n

bn l n ll-cnnc; n

cn m, b ml n nml,

n lnv b ln

pm.

in pc, mn b cvn

bjcv 1978 Ln L m

v bn lc mn ln nvn,

n, n mnn m

nc cl l cmplx

ncn pcu n lu cl

n npnl nc pvn

ncp c pvn

cul b v b lnl. incnv

nucn nuc czn n

ml m n u ccupnc

nvn b l, n ncnv nm ncn c cnbl.

Unl lvl cnl, nucn m n

uc nv n vn mpl

n npn mnv pcu

upp m nvn b l.

excv lnc plc n cn

ncn ln uc

vnu, n l m-n

cun pp x.

s o U r C e s

aun, o. Ll t Pp t Ln U ac n Ppcv. t Ln U ac amnn n Plc implcn, e. o. aun. L: Unl P, 1991.

ap, N.o., J.e. ol, e.s. oln n a.y. on. rul Cmmunl tnu rm n Pv Lnnp n wn N. abu Unv aculu: UNao, 1992.

ann, a.. t ul ln u c 1978. 4 .. L: ann, 2008.

an, smn .a., emmnul o. om, P o. olun n alb a. abun. an evlun inml sc acv n Ubn Ln U Mnmn n su wn N.

spn Cn, XXiii ig Cn, ocb 8-13, 2006, Munc, gmn. Unpubl Cnnc Pp. p://..n/pub/pcn/pcnx.m

a, r. t. N Ln U ac: an an-t envnmnl Juc. Junl o acn L, 53.2 2009: 289-304.

an, rb n Jn M. rmn Ln rn Pc n N. 5 ig rnl Cnnc, Mc 8-11, 2006, acc, gn. Unpubl Cnnc Pp.

p://..n/pub/pcn/pcnx.m.

a, gbn, Ln U hnb L s. L: L s gvnmn P, 2005.

an, a. Ln Cnfc n impmn Cmmun dvlpmn n sun N. incpln Junl o Cnmp rc in Bun, 3.4 2011: 40-58.

Bbln & C. k Cnn rl e dvlpmn n N. L, N, 2004.

p://.bblnnc.cm/cumn/n/_cnn__l__vlpmn_n_n.p.

Cl, a. 2005. Ln , cmmc, n l u n kn. Ln, Lc n s n sunc ac. e. dnl Cumm. tnn: r s P, 2005. 251-265.

ebu, a., P. olml, r. gmn. a n-nunl cnmc cqu m llcn ubn ln n vlpmn n N. hb innnl, 32.1 2008. 121-135.

em, e. e. Unnn Nn ln u c : u n bu. Bnn C : keMs, 1978.

b, y. Ln plc N: u n ppcv. L: obm al Unv P, 1995.

jmun, B. Ln n ruc r: iu Publc Pcpn n acc Ln n N. wp Pn-acn Pmm n Ln n ruc r PaPLrr, Mc

25-26,2002, C, ep. Unpubl Cnnc Pp.

nc, P. U n Cmmn Bn all Nn: Cnqunc 1978 Ln Nnlzn. ac: Junl innnl acn inu. 54.3 1984. 5-28.


7/7


s o U r C e s ( C o N t i N U e d )

gu, J. o. .. Ln nu m n N : vlvn cv ln u plc pv llvn . N : Nn Ln N LnN N, 2003.

ij, U. 2005. Ln u n n nnl un plc N. innnl dvlpmn Plnnn rv, 27.1 2005. 91-111.

implcn Ln-U ac opn n L s. rp pp

scl n ecnmc r acn Cn seraC b C Plnnc, Jun 6, 2005. .c./seraC-LaNdUseaCt.c.

i, L., n i. . Mblub. Pp r n Ln M dnmc: an ecnmc inpn innu Ln tnu tnmn Pc n N. innu Ppl n

rl e Vlun. e. r. a. smn, r. Mlmn, n g. smll. N y: spn, 2008.

Jm, r. Nn ln u c: plc n pncpl. L: Unv i P UNie, 1987.

k, w., ol, B. Ln alnn n sunbl iu n P-ubn inc su-w N. dvlpmn, 54.1 2011. 64-69.

L Mn ecnmc Plnnn n Bu. y 2012 ab annul Bu L s, N. L: L s gvnmn P. 2012.

Mbunj, a. L. Ln rm n N : P, Pblm n Ppc. annul wl Bn Cnnc n Ln Plc n amnn, apl, 2010, wnn, d.C. Cnnc Pn

p://uc.lbn./eXtard/ruc/336681-1236436879081/5893311-1271205116054/mbunj.p.

Mn, M., a. ounbl, J. olu, n t. al. Ln nu n mnc xcluv nvulz n ln: evnc m N Zn N. glbl Junl o sc

scnc. 5.2 2006. 145-149.

N, g. t Nn Ln U dc: ancn n Ppc. t wl Plnnn rv. 1.2, 1979. 193-204.

Mn, a., J. a, B. om. anl Publc Ln acqun n a ibm s, N. Junl o humn ecl. 31.3 2010. 197-203.

Nuu, M.B. Ubn Ln Mnmn: N innvv appc Ln

rn sm n N. ig wn w, 13-17 M 2007, hn kn, Cn. Unpubl Cnnc Pnn. p://..n/pub/pcn/pcnx.m.

Nbuz, e. o. 1994. rl pp cu n n N: Cnn Ln U ac. Junl o acn L. 38.1 1994. 1-18.

Nbuz, r. N. equbl B Nn Ln U ac. Junl o acn L, 54.1 2010. 119-142.

Nu, a.C. t mpc l-cl cqun ln n mlll m n N . iu n acn ul vlpmn. e. d, C. n C. oln. Mln: wnc innnl

inu aculul dvlpmn, 1991.

ol, a. t ec Ln U ac n sunbl hun Pvn n N: t L s expnc. Junl o sunbl dvlpmn, 5.1 2012. 114-122.

oln, M., w. al. Vn 20:2020 n Clln inucul dvlpmn n N. Junl o sunbl dvlpmn. 5.2 2012. 63-76.

olub, C. tn Ln U dc [ac] n N [1978-1988]: o s xpnc. Qul Junl o amnn. 27.1 1993. 85-97.

oll, L. M., n a. olum. Ln rm expnc m N. Pmn Ln amnn n g gvnnc, 5 ig rnl Cnnc, Mc 8-11, 2006, acc, gn.

Unpubl Cnnc Pnn. p://..n/pub/pcn/ pcnx.m

oml, J.a., e n Ln U ac, L: L Unv P, 1984.

oml, J.a. t Ln U ac n Cum sm tnu. t Ln U ac rp Nnl wp. e.J.a. oml. Cnnc Pcn, Unv L, M 25-28, 1982

L: Unv L P, 1982.

Pc, s. m n n clnl kn : ln nu n ll mnn . Blmnn : inn Unv P, 2005.

slm, a. 2011. txn, rvnu allcn n cl lm n N: iu Clln n Plc opn. ecnmc annl, 56.189 2011. 27-50.

tl, r. w .. Ubn vlpmn n N : plnnn, un n ln plc. Bl, V.: a, 1993.

t, d. envnmn, w n snn. 4 L ecnmc summ, 23 apl, 2008, L, N. Unpubl Cnnc Pnn.

Ucnu, V. C. 1979. s, Ln n sc n N: a Ccl amn Ln U dc. Junl o acn su. 6.2 1979. 62-74.

U, r. k. t Nnl Ln Plc N. ibn: dvlpmn Plc Cn, 1999.

U, r. Ln u plc n lnnp n N. L: ebu Vnu, 1990.

Umbn, N. J. N Ln U ac n umn . e acn Junl o Pc & humn r. 9.2 2003. 311-331.

Uu, g. Publc ln cqun n cmpnn pcc n N. en, MN: Jn w Publcn, 1987.

wllm, d. Mun mpc ln m plc n N. Junl o Mn acn su, 30.4 1992. 587-608.

yub, L. Ln mnn n N: C u mplmnn ln u c ac n oun, on n o s N. aculul amnn. 17.1 1984. 21-31.

nigeria land markets nov2012

Documents