Lagos residents drown in soaring rents amid weak housing policy ‎

Lagos residents drown in soaring rents amid weak housing policy

‎As rent prices soar out of control in Lagos, families face the threat of homelessness amid an unregulated housing market, writes IBRAHIM ADAM

‎On a cloudy Tuesday evening, Adeola (second name withheld), a former civil servant with the Lagos State government, sank wearily into his chair after another exhausting day at work and dozed off.

‎He was jolted out of his brief moment of respite by the sound of his phone.

‎On the other end was his landlady, her tone flat, her words heavy with finality. What she said next threatened the fragile stability he had spent years building for his family.

‎For years, Adeola had paid N200,000 for a modest two-bedroom flat in a densely populated suburb. But in just one phone call, the cost of keeping a roof over his family’s head tripled, and suddenly, the threat of eviction felt more real than ever.

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‎“The rent is now N600,000, the landlady told me without an explanation or any form of apology,” he told Sunday PUNCH.

‎As an ambitious man, Adeola is no stranger to change. His new work often demands sudden transfers across states, and most recently, he moved from Lagos to Bauchi state, a relocation which he had to manage entirely on his own. Amid every challenge, Lagos remained unwavering, the steady home for his wife and children.

‎“I am a former public servant in Lagos state and I am always ready for growth. The nature of my new work could take me anywhere in the country at any time. I wouldn’t want to be going about with my family, so I keep an apartment in Lagos for them, a simple two-bedroom flat.

‎“My landlady increased the house rent from N200,000 to N600,000, a 300 per cent hike in this kind of economy. As a former civil servant, how much is our salary? Even with the new job, how much am I earning? A former colleague of mine on Level 10 is going through the same thing,” Adeola, who is yet to absorb the shock, said.

‎What pained him the most was not just the shocking increase but the timing, which left him devastated.

‎“The notice is very short, especially since my current rent will not even expire until October 2025. I am devastated. I don’t even get up to a 30 per cent increase in my salary.”

‎Adeola’s experience mirrors the nightmare faced by thousands of tenants in Lagos, where annual rent increases are squeezing families, civil servants, traders, and young professionals into financial despair.

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‎The burden goes beyond the rent itself; agreement, commission, legal, and agent fees can add hundreds of thousands of naira to already crushing costs.

‎For many tenants, it feels like a cycle designed to trap them, one they can neither escape nor keep up with.

‎Against this backdrop, pressure is mounting on the Lagos State House of Assembly to intervene.

‎Earlier this year, Jubril Gawat, Senior Special Assistant on New Media to Governor Babajide Sanwo-Olu, hinted in a post on X that rent regulation was “coming soon” and would be “well discussed and implemented” after deliberations.

‎His remark sparked hope, but also scepticism, among weary tenants desperate for relief.

‎Lagos tenancy bill

‎The Lagos State House of Assembly is currently reviewing a comprehensive tenancy bill that seeks to overhaul rent collection practices, regulate the operations of estate agents, define the rights and responsibilities of landlords and tenants, and streamline tenancy dispute resolution.

‎The proposed legislation, titled, “A Bill for a Law to Regulate the Relationship Between Landlords and Tenants, Including the Procedure for the Recovery of Premises in Lagos State, and for Other Connected Matters,” is set to repeal the Tenancy Law Cap. T1, Laws of Lagos State 2015.

‎Under the bill, it would be unlawful for a landlord or agent to demand from a sitting tenant more than three months’ rent in advance for a monthly tenancy, or more than one year for a yearly tenancy, regardless of the tenancy’s original terms.

‎Tenants, in turn, would also be prohibited from offering or paying rent beyond these limits.

‎Legal expert faults govt

‎Speaking with Sunday PUNCH, a Senior Advocate of Nigeria, Monday Ubani, criticised the Lagos State Government over housing scarcity, stating that it had failed to address the root causes of the crisis, particularly the rising cost of building materials and the non-implementation of housing policies.

‎He noted that housing affordability has become a major challenge across the country, especially in cities like Lagos, Abuja, and Port Harcourt, where rents are increasingly out of reach for the average citizen.

‎The SAN also faulted successive governments for repeatedly announcing mass housing initiatives that rarely move beyond policy documents.

‎“The government must be fair and realistic in its approach,” he said. “One of the root causes of the high cost of housing is the rising price of building materials. If this issue is not addressed, laws dictating how landlords should rent their properties, such as limiting rent advances or fixing rent prices, will not solve the problem.”

‎Ubani urged the government to invest in affordable mass housing projects for low-income earners and ensure that building materials become more accessible.

‎According to him, if the government takes the lead, the private sector will naturally follow.

‎He also explained that the economic principle of demand and supply is at the heart of the crisis.

‎“When demand for housing exceeds supply, the price will always rise. It is the scarcity of affordable housing that makes rent very expensive. Unless the government increases housing stock practically, rent control laws will remain ineffective and difficult to enforce, “ he said.

‎Ubani warned that forcing landlords to cut rent without addressing prevailing high construction costs was unrealistic, describing such a move as “scratching the surface.”

‎He maintained that only by confronting the causes of scarcity and affordability can the government achieve meaningful results in solving the nation’s housing challenges.

‎Property Consultant, Mathias Ibikunle, also lamented that rent disputes would persist as long as living costs remained high.

‎He said, “For as long as costs continue to rise across the board, landlords will continue to jack up rents, and for as long, disputes will continue to arise between landlords and their tenants.”

‎Ibikunle added that he was not aware of any landlord being prosecuted or convicted in the last decade for arbitrarily increasing rent.

‎“I am not aware of any landlord who has been prosecuted and convicted in the last 10 years for increasing the rent on his house,” he said.

‎The consultant further noted that despite the existence of laws, rents had risen by more than 100 per cent in both low- and highbrow areas of the state.

‎Citing areas like Surulere, Itire, Ago Palace Way in Okota, and Ojo as examples where rent hikes had become unimaginable, he lamented, “I am, however, aware that house rents have increased by more than 100 per cent in both low- and highbrow locations in the state despite the laws.”

‎Supporting this position, land and property surveyor Sola Enitan, attributed the trend to broader economic factors, adding that the government could not legislate over what it did not control.

‎“You cannot legislate on what you don’t have control over. These properties are not government-owned; they belong to private developers,” he said.

‎Enitan, who is also a lawyer, maintained that tenancy laws could not stop rent hikes in Lagos or elsewhere because the government was not providing viable alternatives.

‎He said, “The government cannot legislate for developers who build their houses with bank credit. Naturally, they would want to recoup their investment quickly to avoid piling pressure and interest on the loan.

‎“Laws will not work where inflation has pushed the prices of building materials to the rooftop, and the government doesn’t seem to have a solution to that.”

‎Lawmakers speak

‎During a one-day public hearing at the Lateef Jakande Auditorium in the Assembly complex, Speaker of the House, Mudashiru Obasa, represented by the Chairman of the House Committee on Information, Stephen Ogundipe, warned that any agent collecting above the five per cent agency fee cap would face stiff penalties.

‎Other punitive measures include refunding the excess, paying a fine of N1m, or facing up to two years’ imprisonment.

‎He condemned the exploitative service charges imposed by some landlords and agents, describing them as worrisome.

‎Obasa emphasised that the bill would restore investor confidence in the real estate sector, attract new financiers, and create opportunities for large-scale housing development by private investors.

‎“The new bill currently under consideration by the House is designed to protect the rights of both tenants and landlords. It will also reduce disputes and remove barriers to large-scale housing development by private investors.

‎“If passed into law, the bill will put an end to many of the recurring controversies between landlords and tenants. It will promote mutual understanding, clearly define rights and obligations, and ensure peaceful co-existence,” the Speaker said.

‎Lawmaker representing Ojo Constituency and Chairman of the House Committee on Housing, Olusegun Ege, while speaking on the bill, explained that it is divided into four parts and contains 45 clauses covering tenancy agreements, rent payments, rights and obligations, and dispute resolution.

‎He noted that the bill encourages mediation as the first step in resolving disputes, saving both parties time and money compared to lengthy court processes.

‎The bill also sets out clear eviction procedures to prevent arbitrary evictions, seeks to curb unreasonable rent increases, and proposes measures to fast-track justice delivery, including virtual hearings, weekend and public holiday proceedings, and electronic case filings.

‎The lawmaker assured, “We will go back, review the bill thoroughly, examine the memoranda, and make the necessary adjustments before it becomes law.”

‎On his part, the Lagos State Commissioner for Housing, Moruf Akinderu-Fatai, described the bill as a “fundamental” piece of legislation that directly affects residents’ livelihoods. He noted that it outlines the duties and rights of both parties, including specific provisions in Sections 8 and 9 detailing landlords’ obligations and tenants’ protections.

‎According to him, the proposed law seeks to address landlord–tenant disputes, promote fair rent practices, encourage investment in rental housing, and reduce the growing trend of developers opting to sell rather than lease properties.

‎Akinderu-Fatai added that the bill prioritises alternative dispute resolution mechanisms, empowering the judiciary to fast-track housing-related cases and clearly define the roles and responsibilities of all stakeholders.

‎“The aim is to create a clear legal framework that prevents disputes from escalating into law-and-order crises,” the commissioner said.

‎Lagos State Commissioner for Justice, Lawal Pedro, described the proposed measure as a potential game-changer.

‎He said that by ensuring tenancy disputes are resolved within six months, the bill could put an end to an era where both defaulting tenants and landlords exploit the slow pace of court proceedings to their advantage.

Crushing weight on tenants

‎Meanwhile, life under the weight of rising rents continues to take a toll on Lagos residents. In neighbourhoods such as Agege, Surulere, Somolu, and Bariga, a room-and-parlour self-contained apartment now costs between N1m and N1.7m per year.

‎This excludes additional charges, such as agreement, commission, caution, and legal fees, which can amount to another N700,000 to N900,000.

‎In these places, single-room self-contained unit now rents for between N700,000 and N1.2m annually, with extra fees ranging from N500,000 to N700,000.

‎For Abimbola, a prospective tenant, the cost of securing a modest shop space in Lagos was simply shocking.

‎“The shop rent was N500,000, agreement N250,000, commission N250,000, caution N50,000, and agent fee N5,000,” she recalled. “Just this morning! I asked the agent if he could pay such an amount for that size of shop; he went silent.”

‎Another X user expressed similar frustration, questioning whether it was time to abolish or regulate some of these fees.

‎“Is there a way to abolish agreement and commission fees or, better still, set a standard rate? These charges are frustrating people,” he said, reflecting a growing call among tenants for fairness and transparency in Lagos’s chaotic rental market.

‎For many tenants, the yearly hike in rent has become a constant struggle.

‎Iya Alaiya, a tenant in Agege, recounted how her landlord raised the rent from N350,000 to N450,000 just last year, and she has already heard whispers of another increase coming next year.

‎She added that even at the shop where she sells her goods at Isale Oja in Agege, the landlord increases the rent by at least N5,000 every year without carrying out any form of renovation.

‎“It’s frustrating because the money keeps going up, yet nothing is being improved. We are just paying more for the same thing,” she lamented.

‎Social media personality Tunde Ednut recently posted on his Instagram page about a female tenant in Benin, Edo State, who was hit with a shocking rent increase from N350,000 to N700,000 within just one year.

‎Expressing his frustration, he wrote, “Things are already hard enough in this country, yet landlords keep increasing rents anyhow. Why make life even more difficult?”

‎The post triggered reactions from tenants across different parts of Nigeria, especially Lagos, who seized the opportunity to vent their anger over what they described as the unbearable burden of yearly rent hikes.

‎One tenant lamented, “It feels like we are just working to pay rent, only for the cycle to start all over again the next year. Sometimes, I just wish rapture would come already so everyone can go to their Father’s house, whether heaven or hell, because honestly, this can’t be what life is meant to be.”

‎Another frustrated by both low wages and high costs, quipped, “Even if the work dey? How much person dey earn monthly? Very soon, space no go dey road again because na to build a foldable tent and be carrying about. Anywhere night reaches, I go open the tent.”

‎Uju, another angered by the rising rent, recalled how her caretaker announced a staggering N200,000 increase with little regard for the tenants’ struggles.

‎“My caretaker added 200k for house rent this year. He just drove into the compound sometime in December last year, carried paper and served every flat, telling us to sign. Everybody Kukuma signed after reading the letter, and he just entered his car and drove away. The worst is that na we dey use our money dey maintain the house. If you like, call from now to eternity, he won’t come. He will only show his face whenever rent is due or he wants to increase it,” she said.

‎More tenants also raised concerns about exploitative practices by landlords, agents, and lawyers.

‎One said, “No jokes‼ Landlords, agents, and their lawyers are draining tenants. Tell me why tenants pay legal fees to a lawyer who represents the landlord? Tell me why we pay 20 per cent to agents and still pay an inspection fee just to see the house? Mind you, the agent does nothing for you after showing you the house—you are on your own! And is there no agent for property valuation and rent regulation?”

‎Landlords defend rent increases

‎Many landlords in Lagos remain defiant over soaring rents, insisting it is within their right to charge tenants at their discretion.

‎In Surulere, landlord told our reporter that if a prospective tenant refused to take his property at N1m, he could confidently increase the rent to N1.5m within a week and still find someone willing to pay.

‎A landlord in Ogba explained that soaring construction and maintenance costs are leaving property owners with limited options.

‎“Just a few years ago, a bag of cement sold for about N2,600; today it’s nearly N10,000. The price of iron rods has more than tripled, while maintenance expenses and property taxes continue to climb.

‎“If rents don’t reflect these realities, landlords risk operating at a loss. Many of us are struggling more than tenants often realise,” he said.

‎“This constant tension between affordability for tenants and sustainability for landlords has become a major challenge for policymakers in Lagos and across Nigeria, on how to design a legal and economic framework that protects tenants’ need for stability without ignoring the financial pressures on landlords.”

‎In Somolu, another landlord was even more forthright.

‎“It is my house, and I will let it out at whatever price I choose. The government did not build this house for me. If you cannot pay N1.3m annually, you can look elsewhere,” he stated.

‎On social media, some landlords echoed these sentiments.

‎Cheryl deBlaq wrote, “I only collect rent and an agreement fee of N50,000. I don’t use agents. The Lagos laws favour tenants more than homeowners, and that’s why many property owners are selling or converting buildings into hotels.”

‎However, some landlords have admitted that arbitrary increases are exploitative. Omotoso Segun, a property owner in Lagos, did not mince words when he said many landlords have become “wicked shylocks” with the rents they demand.

‎“Some landlords are simply wicked shylocks with the amount they charge for rents in Lagos. The government must do something about landlords and their partners in crime, estate agents.”

‎Sanwo-Olu’s plea to landlords

‎Governor Babajide Sanwo-Olu appealed to landlords not to use infrastructure improvements as an excuse to increase rents.

‎Speaking during the inauguration of rehabilitated roads in Agboyi/Ketu LCDA and Kosofe LGA, he urged landlords to act responsibly.

‎“Please don’t increase your house rents because Sanwo-Olu has just done connectivity. We are not doing it so you can put a burden on your tenants.

‎“The value of your houses might have gone up with the dual carriageway, but take it that this is our responsibility to you,” he said.

‎Meanwhile, in defence of the administration, Moruf Akinderu-Fatai, acknowledged the severity of Lagos’ housing crisis but argued that arbitrary rent hikes are not peculiar to the state, describing them as a nationwide challenge.

‎“The Lagos State Government is not unaware of this challenge. It is not peculiar to Lagos State, but also to the federation. We have been up and doing from day one under the administration of Mr. Babajide Sanwo-Olu,” he said.

‎According to him, one of the first measures taken was the completion of abandoned housing schemes scattered across the state.

‎“Not only have we concluded 21 schemes, but also the majority of these schemes are for low-income earners. Most of these schemes are sold far below market prices. The aim was to bring more people into the housing ladder.”

‎He emphasised that increasing the supply of affordable housing would help stabilise rental prices and reduce pressure on tenants.

‎However, he admitted that “market forces that favour landlords due to high demand and limited supply” remain a major challenge.

‎The commissioner also highlighted the multiple charges tenants face, which worsen the situation.

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