Of Southeast Governors and the Rarely Issued Certificate of Occupancy

By Sebastine Chukwuebuka Okafor 

The Land Use Act of 1978 placed all lands in every state under the control of the governor, who holds the land in trust for the people. According to the law, anyone who occupies land in Nigeria must do so with the permission of the governor, and that permission is confirmed through a document known as a Certificate of Occupancy, often called a C of O. This document is supposed to be the legal proof that a person has the right to occupy and use a particular piece of land for a number of years—usually 99.

In the South East region, it is difficult to find people who have genuine Certificates of Occupancy. Even those who try to get it are often discouraged by the long and frustrating process. From Enugu to Abia, Anambra to Ebonyi and Imo, the story is the same—applications stay unattended to for months, sometimes years, and in many cases, they never get approved.

One of the major reasons behind this delay is the heavy bureaucratic process surrounding land administration in the region. Offices responsible for land matters are often disorganized, with files moving from one desk to another without any sense of urgency. There is little use of technology to track applications, and many of the processes still rely on manual documentation.

What makes it worse is that several approvals must pass through the office of the governor, and unless there is a personal connection or political interest involved, the process simply stalls.

There is also the issue of money. In many cases, land applicants are made to pay several fees—application fees, inspection fees, survey approvals, ground rent, and processing charges. Even after all these are paid, there is no guarantee that the C of O will be issued. Some are told unofficially that they must “settle” certain individuals before anything can move forward. This type of exploitation has discouraged honest land users from even starting the process at all.

Another problem is tied to politics. Land in the South East is not just property—it is seen as power. There are cases where governments deliberately hold back the issuance of Certificates of Occupancy to keep control over certain lands. These lands are later given out quietly to political allies or influential individuals. In some communities, the lands that should be processed and titled for the benefit of the people end up in the hands of those who know how to play the political game.

It is also important to mention the strong presence of customary land ownership in the region. Many families and communities still operate under traditional landholding systems. In such places, land is inherited and passed down from generation to generation without any formal documents. People do not see the need to go through government procedures because they believe their family history is enough to prove ownership. This belief has created a gap between what the law requires and what people are willing to do. As a result, many governors avoid pushing for full implementation of the land laws so as not to offend traditional institutions.

Another reason for the low number of issued C of Os is the fear of legal commitment. Once a Certificate of Occupancy is signed, it becomes a binding document. The state cannot revoke it easily. Some governors prefer not to issue them at all so that they can always have the option of reclaiming the land in the future, especially when disputes or government projects arise.

Many states in the South West have made efforts to reform their land systems by embracing technology, simplifying procedures, and cutting down corruption. In the South East, however, land matters are still trapped in old systems, personal interests, and administrative negligence.

Until land administration is given proper attention in the South East, the people will continue to suffer. Without proper documentation, investors will remain hesitant, land disputes will increase, and the region will find it difficult to attract meaningful development. A Certificate of Occupancy should not be a favour or a privilege. It should be a right for every qualified land user who follows due process. That is how to build confidence, structure, and a better future.