Lagos Tenancy Law: What Every Tenant & Landlord Must Know (2026)

TL;DR: The Lagos State Tenancy Law of 2011 still governs rentals: agency and legal fees are each capped at 10% of rent, eviction requires proper notice and a court order, and landlords can't just change locks or throw out tenants. A new Tenancy Bill before the House of Assembly (as of 2026) proposes tougher caps — 5% agency fees and limits on advance rent — but it isn't law yet. Know the current law; watch the bill.

This is general guidance, not legal advice — confirm with your lawyer.

Lagos runs on rentals. More than half of property searches in the state are for rentals, and most landlord-tenant wars I see started with someone not knowing the law. Here's what both sides need to know.

The Current Law: Tenancy Law of 2011

Until the new bill passes, the Lagos State Tenancy Law, 2011 is the rulebook. Its key provisions:

Fee caps. Section 4 caps agency fees at 10% of the total rent — and separately caps legal fees (for preparing the agreement) at 10%. Combined, no tenancy should cost you more than 20% in agency plus legal fees. LASRERA (the Lagos State Real Estate Regulatory Authority) actively enforces this and has recovered hundreds of millions of naira from fraudulent agents.

No self-help eviction. A landlord cannot change the locks, remove the roof, disconnect utilities, or throw a tenant's belongings out — no matter how much rent is owed. Eviction requires proper notices and a court order. Anything else is illegal.

Notice periods. The law sets minimum notice periods before a tenancy can be terminated — these scale with the tenancy type (a yearly tenant gets longer notice than a monthly one). Your tenancy agreement should reflect them.

Rent control scope. The law's full protections apply to most residential tenancies, though certain high-value and special premises have different treatment. Your lawyer can confirm how your specific property is classified.

The Proposed New Bill (Watch This Space)

As of 2026, a new Lagos State Tenancy and Recovery of Premises Bill is before the House of Assembly at committee stage. Its headline proposals:

• Agency fees capped at 5% of one year's rent (down from 10%)
• Advance rent limited — landlords barred from demanding more than one year's rent upfront from new tenants
• Mandatory LASRERA registration for all estate agents, with penalties for unregistered practice
• Faster dispute resolution, including weekend and public-holiday court sittings for tenancy matters
• Alternative dispute resolution encouraged before court

If passed, this bill reshapes the economics of renting in Lagos — particularly the brutal upfront costs (two years' rent plus 20% fees) that lock so many people out of decent housing. But committee stage isn't law. Operate under the 2011 law until that changes.

What Tenants Should Do

• Insist on a written tenancy agreement. Verbal tenancies are enforceable but miserable to prove. Get it in writing.
• Never pay more than the legal fee caps. 10% agency, 10% legal — that's the ceiling today. Anyone demanding 15% agency "because it's Lekki" is breaking the law.
• Pay rent through traceable channels. Bank transfers, with receipts. Cash payments without receipts are how "you never paid" disputes begin.
• Know that only a court can evict you. If a landlord threatens lock-changing, that's your cue to call a lawyer, not to pack.

What Landlords Should Do

• Use proper notices. The eviction process starts with correct notices served correctly. Get the procedure right from day one — defective notices get thrown out in court and you start over.
• Screen tenants properly. References, employment confirmation, and a clear agreement prevent most disputes. The cheapest eviction is the one you never need.
• Register with recognized agents. LASRERA enforcement is real and growing — over ₦270 million recovered from fraudulent operators between 2025 and 2026. Operate cleanly.
• Document everything. Agreements, payments, notices, communications. Landlords who keep records win disputes; landlords who "had an understanding" lose them.

Frequently Asked Questions

What is the current tenancy law in Lagos? The Lagos State Tenancy Law, 2011 — covering fee caps (10% agency, 10% legal), notice requirements, eviction procedures, and landlord-tenant rights. A replacement bill is before the House of Assembly as of 2026 but hasn't been passed.

Can a landlord increase rent arbitrarily in Lagos? Under the 2011 law, rent reviews should follow the agreement's terms with proper notice. The proposed new bill aims to curb arbitrary increases more aggressively. Either way, increases mid-tenancy without agreement terms supporting them are disputable — get legal advice.

Can a landlord evict a tenant without going to court in Lagos? No. Self-help eviction — changing locks, removing belongings, disconnecting utilities — is illegal regardless of how much rent is owed. Eviction requires proper statutory notices followed by a court order.

What is LASRERA? The Lagos State Real Estate Regulatory Authority — the body regulating estate agents and real estate practice in the state. It enforces fee caps, pursues fraudulent operators, and is the agency to report sharp practices to.

When will the new Lagos tenancy bill become law? As of 2026 it's at committee stage in the House of Assembly. There's no guaranteed timeline — bills can stall. I'll update this guide when it passes.