Lagos Housing Crisis Deepens Amid Rent Violations and Weak Regulation
A new report by the African Cities Research Consortium (ACRC) has exposed that landlords in Lagos continue to demand up to two years' rent in advance, despite existing regulations prohibiting this practice, highlighting deep-rooted distortions in the state's housing market. The report, titled "Lagos: City Report," was unveiled at the organisation's Lagos Open Day: City Report Launch and Roundtable, and it also revealed widespread irregularities and alleged corruption in the allocation of government-built housing.
Systemic Failures in Housing and Urban Management
The 73-page document paints a troubling picture of a housing system under severe strain, where affordability, quality, and access remain persistent challenges. According to the report, cooperative societies, which provide financing for land acquisition and housing development, could play a critical role in addressing the city's housing deficit and supporting climate-resilient communities. However, a significant portion of Lagos' housing stock is of poor quality, with weak compliance with building standards and regulatory frameworks.
This situation is worsened by systemic inefficiencies within the state's urban management structures, contributing to environmental degradation and unsanitary living conditions in many areas. The report stated, "The majority of residents live in informal rental housing developed by individuals or private actors. Due to high demand, landlords have little incentive to maintain properties." It further observed that both the public and private sectors have failed to meet the demand for affordable housing, particularly for middle- and low-income earners.
Affordability and Environmental Risks
High construction costs, expensive land registration processes, and professional fees are ultimately transferred to buyers, making homeownership increasingly unattainable. The report underscored the near absence of accessible mortgage and housing finance options for low-income earners, whether in the formal or informal sectors. Beyond affordability, it highlighted growing environmental risks, warning that Lagos, as a low-lying coastal city with poor drainage systems and increasing rainfall linked to climate change, faces escalating flood threats.
An estimated 18 per cent of the state is already vulnerable to flooding, with waterfront and coastal communities at heightened risk of both environmental hazards and forced evictions. The report identified major concerns, including high housing costs and inadequate flood protection, as well as persistent infrastructure gaps in electricity, water supply, and road networks. It also highlighted rising inequality, unemployment, and security concerns, alongside climate risks such as extreme heat and rising sea levels.
Call for Collaborative Action and Policy Consistency
The Vice-Chancellor of the University of Lagos, Prof. Folasade Ogunsola, emphasised the need for collaborative action to address Lagos's growing urban challenges. Represented by the Director of the university's Centre for Housing and Sustainable Development, Prof. Timothy Nubi, she said the report provides an in-depth analysis of Lagos's urban realities, drawing attention to both challenges and opportunities. She noted that the study also examines the city's unique political structure and its influence on development outcomes.
Ogunsola reaffirmed the university's commitment to finding solutions through research and innovation and praised the ACRC team for producing a vital resource for policymakers, practitioners, and academics. She urged stakeholders to work together to make Lagos more sustainable, inclusive, and resilient. The City Management Associate at ACRC and one of the report's authors, Prof. Taibat Lawanson, described the report as both functional and insightful, particularly for its focus on informal communities and long-term policy challenges.
Governance and Development Challenges
Lawanson explained that the report adopts a "solidarity-driven" approach, highlighting efforts by public institutions and security agencies to better understand and map informal settlements across the state. With increasing migration into Lagos, she noted that attention has expanded beyond the urban core to include rural areas and other underserved communities. According to Lawanson, a Leverhulme Professor of Urban Management at the University of Liverpool, the findings underscore the critical role of local governments in providing essential services such as transportation, water and sanitation, energy, and education.
However, she noted that service delivery remains uneven, especially in informal settlements where governance systems and income structures differ significantly from those in formal urban areas. Citing communities such as Makoko, she emphasised ongoing challenges around access to reliable electricity and basic infrastructure, noting that energy access is closely linked to income generation, particularly in areas where informal networks operate outside regulated systems.
Lawanson further noted that the report raises important questions about Lagos' overall development trajectory, especially whether existing systems can support sustainable growth. Sectors such as security, healthcare, and resource distribution were described as fragmented, particularly in communities lacking formal recognition. She also pointed to the disconnect between long-term development planning and short-term political cycles. While development strategies often span 25 to 30 years, elected governments typically operate within four-year terms, leading to the abandonment of projects that cannot be completed within a single administration.
Inclusive Planning and Leadership Issues
To illustrate this, she referenced a past initiative that successfully trained young people, including those outside the formal education system, in coding and digital skills, but was discontinued following a change in government. She also highlighted gender inequality as a persistent issue, noting that women remain underrepresented in political leadership and decision-making, particularly in rural and traditional settings. Although women play a significant role in local economies, their contributions have not translated into equitable outcomes or improved living conditions.
Lawanson reiterated the report's call for stronger policy consistency, sustained institutional commitment, and more inclusive governance frameworks to ensure long-term and equitable development across Lagos. In a panel session on inclusive housing, ACRC Senior Management Team member, Shuaib Lwasa, said informal systems, from street-level financial services to home-based enterprises and waterfront trading, are not obstacles but functioning economic structures that sustain the majority. The policy gap, he said, lies in the failure to recognise and support these systems.
The Professor of Urban Resilience and Global Development at the International Institute of Social Studies added that the housing crisis cannot be separated from a broader erosion of the social contract between African states and their citizens. "Water, sanitation, healthcare and public education are increasingly privatised, with communities forced to pay twice: once through taxes and again for services the state no longer provides," he said.
Community Engagement and Governance Consistency
Another panellist, Hauwa Mohammed, expressed concern over the disconnect between government housing policies and the actual needs of the people, noting that authorities often make decisions without fully understanding the realities of the communities they intend to serve. According to her, governments rarely engage directly with residents to determine the type of housing they need or can afford, resulting in policies and designs that do not align with people's preferences or daily realities.
Mohammed stressed the importance of inclusive planning, arguing that communities should be actively involved in housing design and development discussions to ensure practical and responsive solutions that reflect diverse needs. She concluded by reiterating that for housing initiatives to be effective, governments must prioritise people-centred approaches, ensuring that policies are shaped by the lived experiences, economic capacities, and preferences of the communities they are meant to serve.
Also speaking, Co-founding Director of Rethinking Cities, Mr Deji Akinpelu, raised concerns about the lack of direction and consistency in governance and urban development efforts. He observed that many policies appear disconnected from a clear vision, with projects often disrupted or abandoned due to changes in administration. Akinpelu emphasised that long-term success in housing and urban development depends on maintaining consistency across political cycles. Without this, he argued, even well-intentioned initiatives struggle to achieve meaningful impact.
He also cautioned against overreliance on externally driven frameworks, noting that aligning projects with global agendas does not guarantee that they will address local realities. Reflecting on broader systemic issues, he described a pattern of what he termed "self-destructive" governance, where recurring challenges persist due to a lack of accountability and coordinated action. He stressed that while systems and structures may exist, they are often not effectively utilised or driven by genuine commitment.
Central to his argument was the role of leadership. Akinpelu maintained that strong, focused leadership is critical to driving meaningful change, particularly in a complex environment where politics, real estate, and economic interests are deeply intertwined. He further highlighted the importance of engaging communities directly, noting that development efforts are more effective when they are rooted in dialogue and collaboration with affected populations. Akinpelu called for a more deliberate and coordinated approach to governance, prioritising leadership, consistency, and community engagement as essential elements for sustainable urban development.
