Building Construction procedure in Lagos State necessitated that a developer or owner intending to embark on construction obtains his or her Planning Permit from the Lagos State Physical Planning Permit Authority (LASPPPA). Having obtained the Planning Permit, the developer proceeds to the Lagos State Building Control Agency (LASBCA) to gives a seven (7) days notice in writing informing the agency of his/her intention to commence construction.
However, where the construction works to be carried out is urgently required, and not practicable to give a seven (7) days notice of intention to commence construction to (LASBCA), the construction procedure is that the Developer notifies the Agency within seven (7) days after construction work(s) has commenced.
Every Developer engaged in construction work(s) in the State will pay to the Building Control Agency for inspection and stage certification, a sum equal to twenty per cent (20%) of the Building Plan Assessment fee paid to the Lagos State Physical Planning Permit Authority (LASPPPA) for grant of the Planning Permit. (Section 2, sub-section 1-3 of Lagos State Building Control Regulations)
a. Documents needed with the letter.
The Developer wishing to commence building construction work is expected to submit the following documents together with the Notice of intention to commence construction:
- Planning Permit for the proposed development;
- Sub-soil Investigation Report in the case of structures above four (4) floors and all developments in areas with low bearing capacity soils;
- Sanitary Inspection and Disinfestation Report by a licensed Environmental Health Officer;
- One (1) copy each of detailed architectural, mechanical, electrical and structural design as approved;
- General Contractors’ All Risk Insurance Policy of buildings above two (2) floors;
- Letter of an undertaking of supervision of project by professionals involved;
- Health, Safety and Environment Report;
- Programme of Works which shall include five (5) copies each of –
- (a) builder’s site execution document;
- (b) construction methodology;
- (c) construction of programmes;
- (d) project quality management;
b. Site Inspection by LASBCA officials
(1) On receipt of the Notice of Intention to Commence Construction, an Inspector of the Agency or authorised officer shall inspect the construction site in accordance with the planning Regulation.
(2) The site execution of every building under construction shall be managed by a registered builder.
(3) Every building under construction in the State shall be supervised or managed by the relevant professionals registered to practice in Nigeria.
c. Construction procedure – Authorization to Commence Construction.
(1) The Agency may grant authority to commence construction to the developer in accordance and compliance with the Planning Regulation.
(2) The Developer shall keep a copy of the Planning Permit granted by LASPPPA on the site and produce same on demand.
d. Construction Procedure on the erection of the project site board.
The Developer shall ensure that a project site board is erected at the construction site showing the following –
- Planning Permit number;
- Title of the project;
- Names and addresses of the Professionals/Consultants appointed for the project;
- Name and address of the main contractor;
- Number of floors approved, inclusive of the ground floor;
- Project duration;
- Safety and health coordinator; and
- Quality control consultant (where applicable).
e. Erection of a site office.
- Construction premises will have a site office that –
- is located outside the structure under construction;
- has facilities such as toilets and washroom(s) for workers and visitors;
- has storage for materials;
- has a register of people working on-site and visitors.
f. Building Stage Certification
- Building Stage Certification will be carried out by inspectors of the Agency competent under the relevant professional laws in Nigeria to so do.
- On completion of each stage of building construction, the developer will obtain a stage certificate of satisfactory execution in the prescribed form stipulated in the Regulation and a copy shall be produced on demand on site.
- At each stage of inspection, the following will be observed –
(a) filling of the logbook kept on the site in duplicate;
(b) a copy of the signed logbook to be kept by the inspector of the Agency;
(c) keeping of pictorial records/sketches at each certified stage of construction; and
(e) reporting of findings during the inspection.
g. Building Certificate of Worthiness
- Electrical, Mechanical or Gas Engineer registered to practice in Nigeria will issue Certificate of Worthiness for electrical, mechanical elements and fire safety before the occupation of highrise buildings.
- The Certificate(s) be submitted to the Agency.
h. Certificate of Completion and Fitness for Habitation
- Every Developer will obtain from the Agency, a Certificate of Completion and Fitness for Habitation.
- The Certificate will be obtained on any building on satisfactory completion before occupation.
- The Certificate will be signed by the General Manager or any authorized officer of the Agency.
- In the event that any defect is observed or alteration is made, the Certificate will be withdrawn or revalidated as the case may be.
- The Certificate will only be issued, where the application is accompanied with the following documents
- pictures of all elevations of the building;
- Electrical Certification;
- Gas Certification;
- Mechanical Certification;
- Fire Safety Certification;
- Insurance Policy on the building; and
- Letter of indemnity from all relevant professionals (Architect, Builders and Structural Engineers).
i. Other cautionary measures at the site.
- Sites under construction will not be used for dwelling or business purposes.
- During new construction or renovation of existing buildings, all occupiers will be evacuated prior to commencement of work for health and safety compliance.
- All visitors and construction workers must take the necessary health and safety precautions when on a building site, including wearing protective equipment.
- The use of skip for debris and building materials will be employed on-site and this waste will be separated from domestic waste.