When it comes to buying property in Nigeria, one thing you cannot afford to play with is your title document. A legit Certificate of Occupancy (C of O) is basically your proof of ownership, your legal backbone, and your ticket to sleeping peacefully at night. But with fake C of Os circulating the market like WhatsApp broadcasts, you need to stay sharp.
Before you drop even one kobo on land or property, here’s how to spot a fake C of O and protect your coins from disappearing into a scammer’s pocket.
1. Verify the Document Number Directly at the Land Registry
If you remember only one thing, let it be this:
A real C of O must exist in the government’s database. Full stop.
Every authentic Certificate of Occupancy comes with:
- A unique file number
- Plot number
- Application number
Scammers can forge paper, but they can’t forge the state land registry system. Before paying anybody:
- Go to the state land registry (or use their official verification channels).
- Request a file search.
- Confirm the document number, location, and listed property owner.
Most fake titles crumble immediately during verification. No matter how “connected” or “trusted” someone looks, always verify. Scammers know how to dress corporate too.
2. Study the Paper Quality, Security Features & Signatures
A genuine Nigerian C of O is not your regular “business centre photocopy.” It comes with government-grade security features, including:
- Official watermark
- Embossed seal
- Proper formatting and alignment
- Governor’s signature (or an authorized delegate)
- Accurate survey and parcel information
Fake versions often look:
- Too glossy
- Too clean
- Wrong fonts
- Pixelated stamps
- Outdated government emblems
- Printed signatures instead of actual embossing
If anything looks off, please don’t ignore your spirit. Take it to a property lawyer , they can catch inconsistencies faster than you can say “land scam.”
Double-check:
- The exact land size
- Location listed on the document
- Beacon numbers (they must match what’s on ground)
- Land use category (residential, commercial, mixed-use)
If the document says “1,200sqm Residential, Alimosho” but you’re standing on 450sqm in Epe , my sister, my brother, run.
4. Avoid Pressure Tactics and ‘Too Good To Be True’ Prices
One thing about fraudsters: they love urgency.
Watch out for lines like:
- “People are already paying, secure yours now.”
- “Governor just signed this new batch.”
- “If you don’t pay today, price goes up tomorrow.”
Genuine sellers expect you to verify documents.
Scammers don’t , because verification will expose them.
Also, if someone in Lagos is selling you “C of O land” at a suspicious bargain price, just know you’re not the customer they’re pricing, you’re the target.
Slow down. Verify. Your money deserves due diligence.
Final Thoughts
A real C of O is a powerful asset that protects your investment for life.
A fake C of O? Just heartbreak and empty accounts.
By verifying directly at the land registry, checking the physical document, matching property details, and ignoring pressure tactics, you stay three steps ahead of real estate fraud.
Stay smart. Stay informed. And please , don’t pay a single kobo without confirming that C of O.
Photo By Batto Creative