By Mashe Umaru Gwamna
An Estate Surveyor and valuer, ESV Inyаka John Odey, has warned that
defective titles, unpaid charges, ownership disputes and unlawful occupation can substantially erode the value of landed properties and expose owners and financial institutions to significant financial risks.
ESV Odey said made this known in Abuja saying that property owners often focus on the market prices of similar properties in their neighbourhoods without considering whether their own assets have clean, transferable titles and vacant possession.
Speaking on the impact of defective title, encumbrances and occupation on property valuation, he explained that a professional valuer assesses not just the physical property but the legal interest that can lawfully be transferred to a buyer.
He said where such interest is incomplete, weak or subject to dispute, the property’s value must reflect the associated risks, costs and delays.
According to him, “A valuer does not value bricks, blocks and land. He values the interest that the owner is able to pass lawfully to a buyer.”
Odey identified unperfected title as one of the major factors capable of depressing property value.
He explained that some properties offered as collateral to banks are backed by deeds that have not been perfected through Governor’s Consent, stamping and registration at the appropriate lands registry.
He said the valuer must take into consideration the costs of consent, stamp duty, registration and professional charges required to regularise such titles.
Beyond the financial implications, Odey noted that the time required to perfect a title could also affect the value of a property, particularly where the process takes months or years.
He also identified existing mortgages, court caveats, unpaid ground rent, tenement rates and service charge arrears as encumbrances that must be reflected in a valuation.
“Somebody must settle them before the buyer takes a clean asset,” he said, stressing that valuers should establish the outstanding liabilities and make appropriate deductions.
On properties involved in litigation, Odey said a valuer should distinguish between what the property would be worth if the dispute did not exist and the value after taking the litigation risk, cost and possible delay into account.
He further warned that unlawful occupation and squatting could significantly affect the amount a property owner is able to realise.
According to him, ownership of a property does not automatically translate into immediate vacant possession where other persons are occupying the premises without lawful authority.
He said the cost and time required to recover possession, including legal and security expenses, should therefore be reflected in the valuation.
Odey equally identified missing survey plans, receipts and incomplete chains of title documents as issues that could reduce property value and, in serious cases, make a property difficult to market.
He illustrated the point with a hypothetical N100 million property whose clean title and vacant possession would ordinarily support its full market value.
Where the same property carries title perfection costs, outstanding rates and service charges, as well as costs associated with recovering possession, the amount ultimately realisable by the owner could be substantially lower.
He stressed that the illustration was not a fixed formula, as each property must be assessed according to its individual circumstances.
The valuer, however, cautioned that his professional responsibility does not extend to determining the validity of a title or predicting the outcome of litigation.
He said such matters remain within the competence of legal practitioners and the courts, while valuers are required to disclose the information, assumptions and special assumptions upon which their assessments are based.
Odey warned that failure to disclose material defects and encumbrances could result in misleading valuations and expose valuers to professional and legal consequences.
He therefore urged banks, government agencies and private property owners to involve professional valuers early and provide complete title documents and property records at the point of instruction.
“Value is not lost on auction day. It is lost in the years when nobody attended to the documents relating to the subject property,” Odey said.
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Estate Surveyors have key roles in IT management — ESV. Umoru Salamat
By Mashe Umaru Gwamna
, has said Estate Surveyors and Valuers have a key role to play in Information Technology (IT) management as the real estate sector embraces digital transformation.
Salamat stated this yesterday in Abuja, stressing that technology had become indispensable to modern estate surveying and valuation practice.
She said the profession had moved beyond traditional property valuation, estate agency, property management and facility management into an increasingly digital environment.
According to her, practitioners must combine professional knowledge with technological skills to improve efficiency, transparency, accuracy and service delivery.
“For Estate Surveyors and Valuers, effective IT management has become a critical component of professional practice, enabling practitioners to make informed decisions, improve client satisfaction and remain competitive in an evolving real estate market,” she said.
Salamat identified property data management as a major area transformed by technology. She said Estate Surveyors rely on accurate information about property ownership, market trends, rental values, comparable sales, land records and investment performance.
Modern database systems and cloud-based platforms, she added, provide secure storage, quick retrieval and efficient management of property information, thereby improving decision-making and reducing the risks associated with outdated records.
She said digital valuation software, automated data analysis, Geographic Information Systems (GIS) and computer-assisted valuation models had improved the speed and consistency of valuation exercises.
“While professional judgment remains irreplaceable, technology enhances analytical capabilities and supports evidence-based valuations that meet international standards,” she said.
She described GIS as indispensable for location analysis, urban planning, land administration and investment appraisal. The technology, she explained, enables practitioners to analyse spatial data, assess accessibility and environmental risks, identify development patterns and determine the highest and best use of land.
She also identified Building Information Modelling (BIM) as an important tool in property and facility management. BIM integrates architectural, engineering and operational information into a digital model, helping professionals monitor maintenance, manage assets, forecast replacement costs and improve building efficiency.
According to her, cloud computing has further enabled remote access to valuation reports, lease agreements, property photographs and client records.
“Teams working from different locations can collaborate seamlessly while ensuring business continuity and data security,” she said.
She added that digital communication platforms, video conferencing, virtual inspections, virtual tours, customer relationship management systems and social media had improved client relations and property marketing.
Technology, she said, also supports property managers in monitoring rental income, service charges, maintenance requests, tenant communication, lease renewals and financial reporting. Real-time information improves accountability and enables faster decisions.
She further noted that analytical tools, Artificial Intelligence and predictive analytics were helping Estate Surveyors assess investment risks, forecast market trends, conduct financial modelling and identify emerging opportunities.
However, she stressed that cybersecurity was essential because practitioners handle confidential client information, financial records, valuation reports, legal documents and personal data.
She called for secure networks, data encryption, multi-factor authentication, regular software updates and staff training to protect sensitive information and maintain public confidence.
Salamat identified inadequate digital infrastructure, high software costs, limited technical training, cybersecurity threats, resistance to change, unreliable electricity and poor internet connectivity as major barriers to digital adoption.
To address these challenges, she called for collaboration among professional bodies, educational institutions, government agencies and private organisations.
She urged that Continuous Professional Development programmes and university curricula include data analytics, GIS, Artificial Intelligence, cybersecurity, cloud computing and digital property management.
She also called on government to digitise land administration, improve access to reliable property data, strengthen legal frameworks for electronic transactions and invest in ICT infrastructure.
Looking ahead, Salamat said Artificial Intelligence, blockchain, drone technology, remote sensing, the Internet of Things (IoT), smart buildings and digital twins would increasingly shape the profession.
She urged Estate Surveyors and Valuers to embrace innovation and continuously upgrade their skills while maintaining high standards of integrity, competence and professionalism.
She concluded that IT management was no longer optional in Estate Surveying and Valuation but an essential driver of professional excellence, improved productivity, transparency, sound decision-making, secure information management and sustainable property development.
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Housing minister reaffirms support for army post-service housing development
By Mashe Umaru Gwamna
The Minister of Housing and Urban Development, Engr. Muttaqha Rabe Darma, has reaffirmed the Federal Government’s support for the Nigerian Army Post Service Housing Development programme and the Ministry’s commitment to affordable, decent housing for security personnel.
This was contained in a statement signed and issued by the Ministry’s Director of Press and Public Relations, Badamasi Haiba.
Darma spoke when he received the Managing Director and Chief Executive Officer of the Nigerian Army Post Service Housing Development Limited (PHDL), Major General K.O. Ukandu, who paid him a courtesy visit in Abuja.
He said the Federal Government planned to construct 774,000 housing units nationwide under the National Social Housing Programme to make home ownership more accessible to low- and medium-income earners.
“Our plan is to build over 770,000 houses all over Nigeria under what we call the Social Housing Programme. Members of the military, both serving and retired, can favourably benefit from this scheme,” the Minister stated.
He said the programme would also accommodate members of the Police and other service units, as well as civil servants, particularly those without personal accommodation who might wish to return to their home communities after service.
“Our target is to reach people, especially in the military, who are serving this country but do not have their own accommodation, and who may wish after service to return back home.
“As you know, Africa is family-oriented. People always want to go back to their homes. These social housing estates will provide them with shelter when they finish their service,” he said.
The Minister also disclosed that the Federal Government was set to deliver 1,550 units under the Renewed Hope Military Housing Project at Brains and Hammers before the end of the year.
“Everything we are doing in this Ministry will also consider people who serve this country, both in the military, in the police force, and other service units, including civil servants,” Darma stated.
Earlier, Ukandu commended the Ministry for supporting the Armed Forces, including donating houses for the take-off of new Army Divisions in Taraba State. He also conveyed the greetings of the Chief of Army Staff, Gen. Waidi Shaibu.
Ukandu said the visit was in line with the Army’s “Soldier First” concept, which prioritises troops’ welfare, particularly through the Affordable Home Ownership Option for All Soldiers (AHOOAS).
Under the scheme, he explained, soldiers pay 10 per cent of the housing cost while the Army pays the balance.
“Our job is to acquire land from State Governments and other sources at affordable rates, and make it available to officers and soldiers to build their retirement homes, supported by long-term mortgage arrangements,” he said.
He added that PHDL’s mandate was to provide affordable homes for serving personnel and retirement accommodation, while seeking the Ministry’s continued support for the Renewed Hope Military Housing Project.
“Everything revolves around the soldier. If they are well trained and their welfare is taken care of, we will succeed. The Soldier First concept ensures that everything a soldier requires is provided first,” Ukandu stated.
In his remarks, the Ministry’s Director of Public Building and Housing Development, QS Pemi Temitope, acknowledged the long-standing collaboration between the Ministry and the military in supporting officers’ welfare and strengthening service delivery.
He assured that the Ministry would continue collaborating with the Armed Forces to provide quality, safe and affordable housing for Nigerians.
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