In the fast-evolving Nigerian real estate market of 2026, taking the agent’s word for it is a strategy that can cost you millions.

With the rise of digital land registries (e-GIS), new electricity banding systems, and shifting climate patterns, the questions you ask your real estate agent before signing are your only line of defense.

Whether you are buying a dream home in Lekki, renting a flat in Bodija, or leasing a warehouse in Oluyole, here is your master checklist of the 15 critical questions you must ask.

Pillar 1: The Paperwork (Legal Due Diligence)

A clean building doesn’t always have a clean title. These questions ensure your investment is legally anchored.

1. What is the specific title on this property?

In 2026, the Certificate of Occupancy (C of O) and Governor’s Consent remain the gold standards.

If the agent says “excision in progress” or “gazette,” ask for the specific file number to verify it.

2. Is this property registered on the state e-GIS portal?

Most states, including Lagos and Oyo, now use electronic geographic information systems.

Ask the agent to show you the digital record or provide the coordinates so you can verify the status via the Land Administration Portal.

3. Can I see the original Registered Survey Plan?

A photocopy isn’t enough.

You need to see the original red copy from the Surveyor-General’s office to ensure the boundaries on paper match the beacons on the ground.

Pillar 2: The Hidden Math (Financial Clarity)

The asking price is never the closing price. In the 2026 economy, hidden fees can add up to 20% extra to your budget.

4. What is the Total Package breakdown?

Ask for a written list of all ancillary costs:

• Agency Fee: (Standard 5% – 10%)
• Legal/Agreement Fee: (Standard 5%)
• Stamp Duty & Registration: (Mandatory for government perfection)

5. Is there a one-time Development or Infrastructure Levy?

For estates or new developments, developers often charge extra for the privilege of connecting to the estate’s roads and drainage.

Find out if this is included or an “unpleasant surprise” later.

6. What is the annual service charge, and what exactly does it cover?

In 2026, security and waste management costs have spiked.

Ask if the charge covers the Band A electricity premium, 24/7 security, or just general maintenance.

Pillar 3: Lifestyle & Infrastructure

Your quality of life in 2026 is dictated by two things: power and pain.

7. What Electricity Band is this feeder on?

This is the #1 question in 2026.

Is it Band A (20–24 hours) or Band D (8 hours)?

Living in a Band A zone saves you hundreds of thousands in solar/fuel costs every month.

8. What was the flood history of this street in 2022 and 2025?

With the unusual rains predicted for late 2026, you must know if the street becomes a river.

Ask about the depth of the drainage and if the property foundation was raised to combat flash floods.

9. Is there a central water treatment plant, or is it a raw borehole?

In many 2026 developments, water is provided, but quality varies.

Ask if you’ll need to install your own filtration system for domestic use.

Pillar 4: The Tenant & Lease Pillar

If you are renting, the lease agreement is your shield.

Don’t let a verbal agreement leave you stranded.

10. Who is responsible for internal vs. structural repairs?”

If a pipe bursts inside the wall or the roof leaks, who pays?

In 2026, standard leases should clearly state that the landlord covers the structure while the tenant handles wear and tear.

11. Are there restrictive house rules regarding guests or business?

Many 2026 residential estates have strict bans on short-letting or running a home office.

If you plan to work from home, ensure your lease allows it.

12. How is the electricity bill managed?

Is it a standalone prepaid meter or a communal/shared meter?

In 2026, shared billing is a major source of conflict.

Always prioritize properties with independent meters.

The Final Three

13. Why is the previous owner/tenant leaving?

The answer—or the hesitation before the answer—often reveals issues with neighbors, the landlord, or the property’s functionality.

14. Are there any outstanding land use charges or utility debts?

In 2026, government enforcement is high.

Ensure the previous occupant didn’t leave a ₦500k unpaid electricity bill or three years of back-taxes that you’ll be forced to settle.

15. Can I visit the property at night and during heavy rain?

An agent will always show you a house at its best (12:00 PM on a sunny Tuesday).

A smart buyer visits at 8:00 PM to check security/noise and during rain to check for leaks and drainage.

The Summary Table

Category	Must-Check Item	Why it matters in 2026
Legal	e-GIS Registration	Prevents double-sale and government acquisition issues.
Energy	Band A Status	Saves ~70% on monthly power and fuel costs.
Climate	Flood History	Protects your furniture and structural safety.
Finance	Total Package	Prevents a 20% budget “overrun” at closing.

Conclusion: Trust, but Verify

The 2026 real estate market offers incredible opportunities, but it is no longer for the passive buyer. By asking these 15 questions, you move from being a target to being an investor.

Ready to start your search?

Remember: If an agent can’t (or won’t) answer these questions, they aren’t the right partner for your 2026 journey.