“Revocation of land” in Nigeria refers to the Governor’s (or FCT Minister’s) lawful cancellation of a ■Statutory Right of Occupancy (commonly evidenced by a Certificate of Occupancy). Here’s what you need to know:
⚖️ Legal Framework: Land Use Act, 1978
- Authority to revoke:
Section 28 empowers State Governors—and in the FCT, the FCT Minister—to revoke land rights for overriding public interest, which includes:- Public purposes (e.g. roads, public infrastructure) by state or Federal government;
- Mining, pipelines, or related activities;
- Instances of breach of grant conditions (e.g. unpaid ground rent, failure to develop, unauthorized alienation) Nairametrics+12Mondaq+12www.cjokoyelawview.com+12Sahara Reporters+2ALN | Africa Legal Network+2Chaman Law Firm+2.
🛠 Grounds & Process of Revocation
- Common grounds:
- Breach of grant terms (e.g. failing to develop, non‑payment of ground rent, misuse contrary to zoning);
- Unauthorized transfer, lease, or mortgage without Governor’s consent allAfrica.comChaman Law Firm.
- Required procedure:
- A formal notice of revocation, addressed to the “holder” or “occupier” as required under Section 44(e).
- Signed by a duly‑authorized public officer.
- Served personally, by registered post to known address, or pasted in a conspicuous place if the holder is unknown or absent.
- Must state reasons and give the holder the opportunity to respond—failure invalidates the revocation under Supreme Court precedent www.cjokoyelawview.com+1Mondaq+1.
- Compensation:
- If revoked for public purpose, compensation is limited to unexhausted improvements (e.g. buildings), not the land itself.
- If revoked for breach (e.g. unpaid rent), compensation may not be granted unless stipulated otherwise ALN | Africa Legal Network+9Mondaq+9Chaman Law Firm+9.
🏙️ Recent FCT Enforcements
- In March 2025, FCT Minister Nyesom Wike revoked 4,794 land titles in prime Abuja districts (e.g. Maitama, Wuse, Asokoro, Central Area, Garki), citing decades of unpaid ground rent (some over 40 years), totaling about ₦6.97 billion in arrears Reddit+7Nairametrics+7The Abuja Inquirer+7.
- Following revocation notices, the FCTA began sealing and repossessing properties on May 26, 2025—including buildings occupied by Access Bank, FIRS, Total Energy, PDP headquarters, and Ibro Hotel—confirming that sealing effectively constituted repossession; continued occupation without regularization constitutes trespass The Abuja Inquirer+1The Abuja Inquirer+1.
- Later the same day, President Tinubu intervened to suspend enforcement temporarily—granting defaulting title holders a 14‑day grace period to settle unpaid rents and area‑based penalties (e.g. ₦5 million in Central Area, ₦3 million in Asokoro/Maitama, etc.). New owners must also regularize disclosures and pay for Minister’s consent within the same timeframe The Abuja Inquirer+3The Abuja Inquirer+3Nairametrics+3.
🧾 Summary Table
| Element | Details |
|---|---|
| Legal Basis | Land Use Act 1978 (Sections 28 & 44) |
| Valid Grounds | Overriding public interest; breach of grant terms or zoning |
| Notification Requirement | Written notice to holder, stating reasons; must comply with format and service rules |
| Compensation | For unexhausted improvements if public interest; none if punitive breach |
| Recent FCT Action | 4,794 titles revoked in March 2025; enforcement and sealing from May 26, 2025 |
| Intervention | President granted 14-day grace period to defaulters for payment and regularization |
🧠 What It Means for You
- If you hold or occupy land with a revoked title, check whether:
- You received a valid revocation notice (properly addressed and served).
- The reason stated aligns with legal grounds (e.g. unpaid rent or public use).
- You paid what was owed and lodged representations if within the prescribed period.
- You registered your interest properly (e.g., obtained Minister’s consent for assignment).
- If no valid notice or procedure failed: Courts may nullify the revocation per Nigerian precedents such
