How to Verify C of O in Abuja at AGIS: Complete 2026 Guide

How to Verify Certificate of Occupancy (C of O) in Abuja: Complete 2026 Guide

Buying land in Abuja without verifying the Certificate of Occupancy (C of O) is one of the biggest mistakes you can make. Every year, thousands of Nigerians lose money to land scams that could have been prevented with proper verification.

This comprehensive guide shows you exactly how to verify a C of O at AGIS, step by step.

What is a Certificate of Occupancy (C of O)?

A Certificate of Occupancy (C of O) is the highest form of land title in Nigeria. It's a government-issued document that proves legal ownership of land and is issued under the Land Use Act of 1978.

Key Features of a C of O:

✓ 99-year lease from the government
✓ Renewable upon expiration
✓ Can be used as bank collateral
✓ Registered with AGIS in Abuja

→ Learn the difference between C of O and R of O

Why You MUST Verify Before Buying

Verification protects you from:

❌ Fake or forged documents
❌ Double allocation (land sold twice)
❌ Land under government acquisition
❌ Properties with existing encumbrances
❌ Disputes and litigation

→ Read about common land scams

Quick C of O Verification Checklist

Match seller name: compare the C of O owner with the seller's ID.
Confirm plot details: district, plot number, size, and land use.
Collect the document pack: C of O copy, survey plan, allocation letter, prior deeds.
Inspect with a surveyor: verify beacons and coordinates before AGIS search.
Run the AGIS search: confirm ownership, encumbrances, and acquisition status.
Pay only by bank transfer: keep a clean transaction trail.

See the full land title verification guide.

Step-by-Step: How to Verify C of O at AGIS

Step 1: Obtain a Copy of the C of O

Request a clear copy of the C of O from the seller. Make sure you have:

✓ C of O registration number
✓ Name of the property owner
✓ Plot number and location
✓ Size of the land (in square meters)
✓ Survey plan (if available)

Document Pack Checklist (Before AGIS)

Ask for clear scans before any deposit. If a seller refuses, treat it as a red flag.

Document	Why it matters
C of O copy	Confirms the primary title and registered owner.
Survey plan	Used for AGIS search and beacon verification.
Allocation letter	Shows original allocation, especially for estates.
Deed of Assignment	Shows the chain of ownership history.
Seller ID	Confirms the person selling has authority.

Step 2: Visit the AGIS Office

AGIS (Abuja Geographic Information Systems) is the official government agency for land verification in Abuja.

AGIS Office Address:
No. 4, Peace Drive,
Central Business District,
Abuja FCT, Nigeria

Working Hours: Monday - Friday, 8:00 AM - 4:00 PM

Step 3: Submit Application for Land Search

At AGIS, you'll need to:

Write an application letter addressed to the Director of Lands Administration
Include in your letter:
- Property owner's name
- File number
- Plot number(s)
- C of O number and date
Fill out the required application forms

Step 4: Pay the Legal Search Fee

AGIS charges a fee for land verification:

Purpose	Fee
Residential Land Search	₦10,000
Commercial Land Search	₦20,000

Pay through a designated bank and obtain a customized teller as proof of payment.

Step 5: AGIS Conducts the Verification

AGIS staff will cross-check your details against their database to verify:

✓ If the C of O is registered and valid
✓ If the name matches their records
✓ If there are any encumbrances (mortgages, liens)
✓ If the land is under government acquisition
✓ If there's any existing litigation

Step 6: Collect the Verification Report

AGIS will provide a formal report confirming:

✓ Authenticity of the C of O
✓ Current ownership status
✓ Any encumbrances or restrictions

Important: Do NOT make full payment until you receive this report!

What a Verification Report Confirms

Registered owner name matches the seller.
File number, plot number, and cadastral zone are valid.
No encumbrances, mortgages, or court injunctions.
Land use matches your intended purpose.
No government acquisition or revocation notices.

Additional Verification Steps

Hire a Property Lawyer

A qualified lawyer can:

✓ Perform deeper due diligence
✓ Check for ongoing litigation
✓ Verify the chain of ownership
✓ Interpret the AGIS search results

Physical Site Inspection

After document verification:

✓ Visit the land with a surveyor
✓ Confirm plot boundaries match documents
✓ Check for existing structures or occupants
✓ Speak with neighbors about the land history

Verify Seller Identity

✓ Request seller's valid ID
✓ Cross-check with C of O owner name
✓ If dealing with a representative, get a signed power of attorney

Common Red Flags to Watch For

🚩 Seller refuses to allow AGIS verification
🚩 Pressure to pay immediately
🚩 C of O looks new but dated from years ago
🚩 Multiple owners claiming the same land
🚩 Land price significantly below market value

Common AGIS Errors That Delay Verification

Wrong file number: a single digit error can return the wrong plot.
Mismatch in plot size: survey plan size does not match the C of O.
Unpaid ground rent: outstanding fees can stall the process.
Outdated recertification status: file not updated after transfers.
Unclear coordinates: missing or inconsistent beacon coordinates.

Verification Timeline

Step	Duration
Submit application at AGIS	1 day
AGIS processing	3-7 working days
Receive verification report	1-2 days after processing
Lawyer review	1-3 days
Total	5-14 working days

Frequently Asked Questions

How much does C of O verification cost at AGIS?

Residential land verification costs ₦10,000, while commercial land costs ₦20,000. Additional lawyer fees may apply.

Can I verify C of O online?

Currently, AGIS requires physical visitation for official land searches. Online services may provide preliminary checks but are not legally binding.

How long does AGIS verification take?

The entire process takes 5-14 working days, including application submission, processing, and report collection.

What if the seller refuses verification?

This is a major red flag. Never proceed with a transaction if the seller refuses to allow AGIS verification. Walk away immediately.

Is R of O the same as C of O?

No. R of O (Right of Occupancy) is a lower-tier title than C of O but is still valid. Read our detailed comparison →

Can I get a refund if verification fails?

This depends on your agreement with the seller. Always include a verification clause in any preliminary agreement that allows you to cancel if documents fail verification.

Need Verified Land?

Skip the stress. All listings on LandForSaleInAbuja.ng are verified by our team. Browse our collection of C of O and R of O titled properties.

→ Browse all verified listings

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