₦airaland Forum

Simple explanation of the land use charge

What is Land Use Charge (“LUC”)?

• Land Use Charge (“LUC”) is a Lagos State property tax backed by the Land Use Charge Law of 2018.

• LUC is a consolidation of ground rent, tenement rate, and neighbourhoodimprovement levy.

Is LUC a new form of tax?

• LUC is not a new form of tax.

• The Law backing LUC was first enacted in 2001.

What is LUC based on?

LUC shall be payable in respect of all real estate property situated in Lagos State (“the State”).

What was the rationale for repealing and re-enacting the LUC Law?

• The LUC Law was repealed and re-enacted to address some identified challenges which include:

1. Lack of clarity on the LUC formula to support self-assessment;

2. Obsolete rates which had not been reviewed in over a decade;

3. Need to improve LUC administration efficiency; etc.

• The new LUC Law also provides a robust legal and regulatory framework to support ongoing LUC administration reforms aimed growing the State’s economy.

Who benefits from LUC revenue collected?

• Revenue generated from LUC is shared between the State Government and all the 57 Local Government/Local Council Development Areas.

Which Government agency is responsible for administration of LUC?

• Administration of LUC is under the purview of the Lagos State Ministry of Finance (“MoF”).

Who is liable to pay LUC?

• Responsibility for payment of LUC is on:

1. Owner of property for owner-occupied property

2. Lessee of property –in case of long term lease of not less than 10 years


Could you please explain the concept of self-assessment and its implication?

• Self-assessment essentially means that payers can compute the amount of LUC payable on their respective property by themselves.

• What this means is that, since the formula is now easy to understand, you do not need to wait to receive a demand notice on your property before making payment; from the comfort of your home, you can calculate the LUC payable and are able to make your payments promptly.

• We expect that this will drive up compliance, improve the timeliness of collections and minimiseleakages.

What was the situation under the old Law without self-assessment?

• Before now, the formula/basis for LUC determination were not clearly defined thereby creating room for subjectivity in the computation of LUC amount payable.

• Furthermore, payers were only able to make payments of LUC based on demand notices served by the State Government.

• However, due to administrative challenges, including inadequate enumeration, LUC demand notices were not served timely/regularly in most cases.

• This meant that, if you did not receive a demand notice, you were not likely to pay LUC thereby resulting in lost revenue to the State Government.

How often is LUC payable?

• LUC is an annual tax which becomes payable from the first day of each new year (i.e. from 1 January).

How is LUC derived?

• LUC payable on a property shall be arrived at by multiplying the Market Value (“MV”)of that property by the applicable Relief Rate (“RR”)and Annual Charge Rate (“CR”), using the prescribed formula.


What is the formula for calculating LUC?

The formula that shall be used to determine the annual amount of LUC payable is:

LUC = (Land Value + Building Development Value) x Relief Rate x Charge Rate


How is the LUC formula interpreted?

• The formula can be interpreted as:

LUC = [(LA x LR) + (BA x BR x DR) x RR x CR]

•Where

LA= area of the land parcel in square metres

LR= average Market Value of a land parcel in the neighbourhood, on a per square metrebasis in Naira based on Market Value property as determined by professional valuersappointed the Commissioner for Finance for that purpose

BA= the total developed floor area of building on the plot of land om square metres, or total floor area of apartment unit in a building where the apartment has a separate ownership title

BR=average construction value of medium quality buildings and improvements in the neighbourhood, on a per square metrebasis in Naira based on the market value of the property as determined by professional valuersappointed the Commissioner for Finance for that purpose

DR= the Depreciation Rate for the buildings and improvements of land which accounts for the building being of higher or lower value than the average buildings in the neighbourhoodand which also accounts for the degree of completion of construction of the building

RR= rate of relief from tax (if any) applicable to the owner-occupier in the circumstances shall be determined by the Commissioner and published in the State Government Official Gazette and in one or more newspapers circulating within the State and reviewed by the Commissioner once every five years

‒CR= annual charge rate expressed as a percentage of the assessed Market Value of the property and which may, at the State Government’s discretion, vary between:

a)owner occupied and other property;

b)residential property and commercial (revenue-generating property);

c)physically-challenged persons; and

d)persons who have been resident at the same location for at least 12 years, minor, retired owners and occupiers, on the one hand, and other owners and occupiers on the other.

What is the specific Annual Charge Rate applicable to eligible property?

• The Annual Charge Rateto be applied to eligible property in Lagos State shall be as follows:

1.Owner-occupied residential property–0.076% per annum of the assessed property value

2.Owner-occupied pensioner’s property–Exempted from LUC

3.Lagos State Government property–Exempted from LUC

4.Industrial premises of manufacturing concerns–0.256% per annum of the assessed property value

5.Residential property (owner and third party–0.256% per annum of the assessed property value

6.Residential property (without owner in residence)–0.76% per annum of the assessed property value

7.Commercial property (used by occupier for business purposes)–0.76% per annum of the assessed property value

8.Vacant property and open empty land–0.76% per annum of the assessed property value

Are there any form of reliefs available for LUC payers?

•There are various forms of reliefs that are available to payers of LUC.

•The reliefs include:

a)General reliefof 40% (applicable to all property liable to pay LUC); and

b)Specific reliefsapplicable to property owners and leases of 10 years and above for:

I.Pensioners (60 years and above)–100% for owner-occupied property

II.Persons with disability–10% for owner-occupied property

III.Aged persons(70 years and above) –10% for owner-occupied property

IV.Age of property–10% for property aged 25 years and above

V.Long occupation by owners–5% for 12 years and above

VI.Federal and other State Government property–20% for non-revenue generating property

VII.Partial relief under the LUC Law–20% for non-profit-making organisations

How can payers take advantage of the available reliefs?
•To enjoy the available reliefs, payers will need to provide relevant documentary evidence to support their relief claims.

How can payers apply for the reliefs?
•All application for reliefs can be made to the Commissioner for Finance for approval and supported with relevant documents.

What do the payers stand to benefit from early payment of LUC?
•All LUC paired within 15 days of receipt of Demand Notice will enjoy a timely payment discount of 15%.

What is the minimum LUC payable?
•The minimum LUC payable on any given property shall not be less than ₦5,000 irrespective of any LUC relief granted on the property.

Who is responsible for the property enumeration and valuation?
•The Commissioner for Finance is empowered to appoint such Property Identification Officers, Professional Valuersand other persons as may be considered necessary for the purpose of assessing the charge applicable to a property.

Are there any property exempted from LUC?
•The following category of property are exempted from LUC:

1.Property owned and occupied by a religious body and used exclusively as a place of worship or religious education;

2.Public cemeteries and burial grounds;

3.Property used as a registered educational institution certified by the commissioner to be non-profit making;

4.Property used as public library or as a private library certified by the commissioner to be non-profit making;

5.Any property specifically exempted by the Executive Governor by notice published in the State Official Gazette; and

6.All palaces of recognised Obas and Chiefs in the State provided that if any of the exempted property is leased out to private entities for revenue generation, it shall forfeit its exemption status as contemplated under the provisions of this Law.

What are the offences and penalties?
•Any person who:

1.Refuses or neglects to comply with any provision of this Law when required to do so by the Property Identification Officer or an Assessor;

2.Prevents, hinders, or obstructs any Property Identification Officer or an Assessor in the course of lawful duty; or

3.Removes, damages or destroys a Property Identification plaque on any Property or building,

commits an offence and shall be liable on summary conviction to a maximum fine of two hundred and fifty thousand naira only (₦250,000) or to a maximum term of imprisonment for aperiodod three (3) months or both.

Is there any penalty for people who incites others to refuse to pay LUC?
•Any person who:

a)incites another person to refuse to pay LUC; or

b)Incites or assists any person to misrepresent in any way the person’s chargeable property;

commits an offence and shall on summary conviction be liable to a maximum fine of two hundred and fifty thousand naira only (₦250,000) or to a maximum term of imprisonment for a period of three (3) months or both.

What dispute resolution mechanism has been put in place?
The new LUC Law establishes an Assessment Appeal Tribunal (“the Tribunal”) in each division of the State to treat all appeals and resolve any potential disputes.

Who makes up the Assessment Appeal Tribunal?
•Each Tribunal shall consist of:

1.A Chairman who shall be a legal practitioner of not less than 15 years post-call experience;

2.A representative of the Attorney-General;

3.A registered town planner;

4.A registered land surveyor;

5.A registered estate valuer;

6.A representative of the Lagos State Valuation Office;

7.A person with cognate experience in accounting and taxation; and

8.Two (2) persons from the private sector.

Under which circumstance can one make an appeal against an LUC demand notice?
•A person may make an appeal to the Tribunal if aggrieved by:

1.A decision that the property which the person owns is a chargeable property, or that the person is liable to pay LUC in respect of such property; or

2.Any calculation of an amount which the person is liable to pay as LUC, and the Tribunal shall make such decision as it deems fit.

What is the mediation process under the new LUC Law?
•In resolving disputes arising from the provisions of this Law, the parties shall submit to a confidential mediation in an effort to resolve such disputes.

•Where the mediation does not resolve the dispute within 45 working days of the first session or when the mediator declares an impasse, the mediation shall be deemed inconclusive and parties shall be at liberty to resolve their dispute formally at the Tribunal or through any other lawful means.

List of Things to Know About Home Finance and Real Estate Investing

Home loans are the top home financing options for enabling people to fulfill the dream of owning a home. While financial institutions are willing to lend, you need to be aware of how this type of home finance works to avoid disappointment. Familiarizing yourself with a financial product is essential before committing to a transaction or signing a legally binding document. The following are basic things you need to put in mind before applying for a mortgage:

Loan Eligibility

It is important to find out what the specific lending criteria is. Factors that affect your eligibility generally depend on the terms and conditions of particular lenders. Some lenders are more stringent than others and factors range from existing liabilities to your financial capability.

Other considerations may include dependents, stable income and age. Property value is also a major consideration for with the loan amount being capped at a percentage of the total value. Spare some time to determine whether you are eligible for a loan.

Different Loans

Home loans are classified according to interest rates, namely floating and fixed. The interest rate of fixed rate loans is not affected by market fluctuations. Floating interest rate loans are dependent on market conditions.

Home Loan Agreements

Home finance agreements are legal documents that you need to comprehend before you take the next step. Consider the details of loan agreements when making comparisons between deals that are provided by a variety of lenders.

Real Estate Investment Tips

For people who are planning to diversify their investments and grab the opportunity to as the cost of real estate dips, owning residential properties provides a source of income and tax deductions. Making the right decisions during the buying process will prevent you from making a costly mistake for as long as you hold on to your investment.

Real Estate Prices[/b]y

Cautious and knowledgeable property buyers are aware of the importance of carrying out research. Buying residential property at a competitive rate will enable you to deal with property value fluctuations over time. If you negotiate effectively, you will be able to get the best price that guarantees profitability if you decide to sell your property.

[b]Right Location

Whether you handle the transaction alone or with professional assistance, you need to understand what value entails within the area that you are interested in. Investors can make their offers and wait for deals but they need to monitor bargain opportunities and react in a timely manner.

Find out rental prices in the neighborhood and the level of demand for housing. Researching will enable you to determine your own charges. Look for locations where the rental property of your choice will attract tenants. Regardless of where your property is located, ensure that it is well maintained to.

Maintenance

Create a budget for maintenance that will help you preserve your investment. Any property that you own is a reflection of your dedication and credibility. Solid construction is more important than fancy complex construction that may be difficult to maintain.

Examine your potential investments by considering how the type of construction will affect maintenance. It is also advisable to consult a home inspector who can find out if there any safety issues in the property you want to buy.

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Investment vs Enjoyment

The euphoria of Valentine is on the air again and some couples,bachelor's and spinsters living in a rented apartment in an high brow area are planning to go watch davido, wizkid and olamide at eko hotel for #1m.


What sense does it make wasting such amount of money to watch musicians for just 6hrs and still living in a rented apartment.


Its high time we change our mentality from enjoyment to investment because investment lasts while enjoyment doesn't last


So invest your hard earned money into Prime Waters Properties schemes and be a potential land owner instead of being a potential minister for enjoyment.


Invest in the following garden schemes depending on your financial capabilities:

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Thanks.

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www.whiterose.ng

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Are you brave enough to actually stand for yourself? Are you motivated enough to do the job, if given the tools and training? Think about it, how much you actually did the last time you didn't succeed at something? We here, at WHITEROSE REALTORS are growing. We are growing as individuals, and as a team. Everyday people are getting closer to achieving their financial independence! Let the 2018 be the year you take action, let 2018 be the start of your success

SUBSTITUTE YOUR TIME FOR MONEY

It is true that without substantial capital, building wealth takes time, but capital is not a requirement.
In exchange for no money, the investor can put in time. Time for research and networking can be a valid substitute for money in real estate investment and can earn you lots of money.

You can invest in real estate by investing your time in being one of our Realtors and start earning great commissions and as you do and earn commissions you can start buying your own landed properties in installment.

BECOME A REALTOR
Aside income earning opportunities, you also receive professional real estate training. Our advice however, is to have as many quality products in your portfolio to allow for more options for your potential clients. This also expands your revenue stream and knowledge in the industry.

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Nice one from Vector

INVESTING IN REAL ESTATE, SURE ROAD TO FINANCIAL FREEDOM AND LONG LASTING WEALTH

HISTORY AND MEANING OF LAND TITLES IN NIGERIA ( Part 1)

I have decided to write this article to educate people about the history of land titles in Nigeria as well as their meanings. I'm truly happy that many people have been really appreciating my articles on real estate since I started posting them online.
The law currently governing land use in Nigeria is called the Land Use Act. However, before the promulgation of the land use act, the use of land was exclusively in the hands of the traditional families. Traditional families had so much power under their control and decided who they want to allow to make use of the land. At this time, the major means of sustainance for most people was subsistence farming. People therefore needed to approach the traditional families to allow them to make use of the land to cultivate their farm products. The traditional families thus benefited from taking pleasure over all the rights given to the land users. Because of this sovereign power they wielded with land, they gave out lands to individuals under a tenancy system for them to use the land for farming while they still maintained control over the portion of the land given to the individual. It wasn’t until the creation of Lagos Executive Development Board in the 1950's that individuals were now able to acquire land from the board directly in exchange for a sum of money instead of going to meet the traditional families to obtain land.

This led to the Traditional Families now splitting their lands to keep some for the family use and others for sale to individuals directly to compete with the Lagos Executive Development Board. This system still made the Traditional Families exercise significant control with land they chose to sell and the ones they chose to keep. This eventually led to the birth of land speculation in Nigeria because lands were very expensive to purchase and difficult to obtain. This and other reasons finally led to the promulgation of the Land Use Decree on the 28th of March, 1978 that vested all lands in every state of the Federation under the control of the State Governors.

People could now directly obtain land from the Governor and the Governor could allocate land to the individual or Companies inquiring about land and issue Certificate of Occupancy to these people it has allocated land to.
The Land Use Act coupled with other laws made it possible for the Governor who was now in control of all lands in the state he governs to actually have the power to acquire more lands compulsorily for its own purpose to provide amenities for the greater good of the citizens.

The acquisition of land from the Family by the Governor who is now the custodian of all lands in the state was now empowered by the Land Use Act to take the general control and management of all urban land and any area designated as an urban area by the Governor. These land will subsequently be published in an official government record book known as the *Gazette.* Any area, community or village the Governor designates as an urban area is an acquired land and the rest of the land it has not acquired may be given back to the community it was acquired from in the form of an Excision.

EXCISION

An Excision is culled from the word "excise" which means "taking a part from a whole" . When a land is excised, it means the government has indicated that it doesn't have interest in that land and has given that part to the indigenes of that area to use as they please. The part that has now been excised will now be recorded and documented in the official government gazette of that state.”

GAZETTE

A Gazette is an official record book where all special government details are spelt out, detailed and recorded. A gazette will show the communities or villages that have been granted excision and the number of acres or hectares of land that the government has givent to them. It is within those excised acres or hectares that the traditional family is entitled to sell its lands to the public and not anything outside those hectares of land given or excised to them.

If they decide to sell anything outside the excised land, then that land is under acquisition by the government and it is a very bad land to buy.

Special Features of a Gazette include the following:

The first page of a Gazette must have the following unless it is a dubious or fake Gazette

� The Logo of the Country and the inscription of the title of the state. E.g. “LAGOS STATE OF NIGERIA OFFICIAL GAZETTE”
� Underneath, it must have the number, volume, page, date and the location it was signed into law. e.g. No 26, in pages 200 to 291, Volume 87, dated 14th of October 2010. The gazette will also contain the list of the villages, settlements and parcels of land excised back to the community.
The inner pages will show the following:
�The description of the area or village excised.
�The number of Acres or Hectares of land excised to the village or community.
�Where the boundaries of the excised land start and stop.
A Gazette is a very powerful instrument the community owns and serves as a good land title that the community or village head can use as evidence to sell land to people. A community owning a gazette can only sell lands to an individual within those lands that have been excised to them and the community or family head of that land has the right to sign your documents for you if you purchase lands within those excised acres or hectares of land. If the government based on some reasons best known to them decides to revoke or acquire your land, you will be entitled to compensation as long as it’s within the excised lands given to that community.

The best way to know whether a land is under government acquisition or has an excision that has been covered by a gazette is to get a surveyor to chart the site and take it to the Land Bureau to confirm whether the land intended for purchase falls within the excised land given to the community and to spell out which particular location it can be found....

To be continued.

Show me a POOR man and I'll show you a man who

P - Passes
O - Over
O - Opportunities
R - Repeatedly.

A man who sees challenges in every opportunity instead of seeing opportunity in every challenge.

Being a MAN is not a title, it's a responsibility. It means you have to answer financially in the
M - Morning
A - Afternoon and
N - Night.

You must take great risks to receive greater rewards.

You must plan and strategize, you must value profit not wages, you must be focused and you must be determined if you want good success.

Last but not least, You must involve God.

Jack Ma - the founder of Alibaba said: *"The worst people on earth to serve are the POOR PEOPLE"*

POOR: *meaning* "Passing Over Opportunities Repeatedly"

*See the reasons below:*

1)Give them for free, they will think it is a trap.

2)Tell them it's a small investment, they will say you can't earn much.

3)Tell them to come in BIG, they will say "I don't have any money".

4)Tell them to try new things, they will say "no experience; has it been proven to work? Who has gained from it before?".

5)Tell them it's a traditional business, they'll say "it's too HARD to do".

6)Tell them it is a new business model, they will say "I don't do network marketing and how many years has this business model been existing?".

7)Tell them to run a shop, they will say "I will be tied down, I'll have no freedom".

Tell them to follow a 1-year business plan, they will say "it's too long. Please, I can't wait for so long".

9)Ask them what can they do? They will say "I can do ANYTHING".

10)They like to ask friends who are as hopeless as themselves to get their opinions. Even the Bible acknowledges the fact that blind people don't lead blind people.

11) They think more than a University Professor and do less than a blind man.

Penny wise, Pound foolish.

One major challenge POOR people have is "LACK OF ACTION!"

They enjoy their comfort zone, dwelling and swimming in their "own type of knowledge".

Less than 24 hours to go

Less than 24 hours to go

SUBSTITUTE YOUR TIME FOR MONEY

It is true that without substantial capital, building wealth takes time, but capital is not a requirement.
In exchange for no money, the investor can put in time. Time for research and networking can be a valid substitute for money in real estate investment and can earn you lots of money.

You can invest in real estate by investing your time in being one of our Realtors and start earning great commissions and as you do and earn commissions you can start buying your own landed properties in instalment.

BECOME A REALTOR
Aside income earning opportunities, you also receive professional real estate training. Our advice however, is to have as many quality products in your portfolio to allow for more options for your potential clients. This also expands your revenue stream and knowledge in the industry.

I will be welcoming you personally to our Island and Mainland Business Opportunity Training to learn how to leverage yourself to wealth in Real Estate.

Island Event:
Date: Friday Nov 10th 2017
Venue:Peninsula Hotel(2nd roundabout) Lekki Lagos
Time: 3:00pm

Mainland Event:
Date: Saturday Nov 11th 2017
Venue: No 132 Iyanu Iwura House by Jumofak bus stop opposite conoil filling station haruna Ikorodu.
Time: 10:00am
For more information and direction Call 08157579507 or whatsapp to 08036374420

Come let's us experience the power of creating wealth in real estate by unlocking your internal potentials.

Come let's experience the power of multiplication together!

Thank you.

Hello Friends

You are created by God for a specific purpose to make a positive and unique difference.

You must dig deep in order to fulfil that purpose.

Identify your unique gift!

See you on at the Ikorodu centre on Saturday by 10am

Do you have a compelling DREAM for yourself & your family? What is it you want so bad that it keeps you awake at night and you're willing do anything to achieve it?
When the WHY is BIG enough you'll find the HOW to fullfil your WHY ( DREAM )!!!


Good morning

Don't be deceived; year end is fast approaching. Create a sense of urgency today. Make yourself proud by applying the best of your ability to the very task at hand. So, let's go all out and make the best today.

Have a lovely Wednesday!

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Parts of the profound secrets to an excellent living is the ability to live your life independent of anyone , ability to pay your bills independent of anyone, and also affordability of whatever you wish to have without looking up to anyone. You'll agree with me that these, have been the reason why everyone of us are seen to be engaged in one firm of activities, vocations, responsibilities or the other, just to make a living and it in style.
In all these struggles and hustles, its quite clear that the level of inequality is still very high, some get it done easily, some have struggled till the end without any result, and guess what, millions are still embedded in this struggles if life with no definite direction yet.
Btw the seemingly successful and the acclaimed strugglers, there is something that is very profound.................... OPPORTUNITIES AND WHAT YOU DO WITH IT.
In as much as everyone possess the potential for greatness and successful lifestyle, opportunities have been a common phenomenon to every living creature but what has differentiated the successful from the failure has been ATTITUDE TO OPPORTUNITIES AND WHAT IS DONE WITH IT.


Whiterose realtors is giving you that opportunity, what you do with it depends on you.Some people love give excuses on why they are not succeeding so we made it FREE so that you won't have any excuses to give.

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jurjur:
Pls can I be the first to know if it comes to Port Harcourt ?

You can join and be a part of the online training

We are empowering people to be the best the can be.
Hard work still pays, you just have to learn the right way to go about it.

Parts of the profound secrets to an excellent living is the ability to live your life independent of anyone , ability to pay your bills independent of anyone, and also affordability of whatever you wish to have without looking up to anyone.......................................You'll agree with me that these, have been the reason why everyone of us are seen to be engaged in one firm of activities, vocations, responsibilities or the other, just to make a living and it in style.
In all these struggles and hustles, its quite clear that the level of inequality is still very high, some get it done easily, some have struggled till the end without any result, and guess what, millions are still embedded in this struggles if life with no definite direction yet.
Btw the seemingly successful and the acclaimed strugglers, there is something that is very profound.................... OPPORTUNITIES AND WHAT YOU DO WITH IT.
In as much as everyone possess the potential for greatness and successful lifestyle, opportunities have been a common phenomenon to every living creature but what has differentiated the successful from the failure has been ATTITUDE TO OPPORTUNITIES AND WHAT IS DONE WITH IT.

ezebrightike:
iffa hear say they no later ask for money

nobody is asking you to bring any money