Calculate the real move-in cost
In Lagos, the rent advertised is rarely the full amount needed to move in. Before you negotiate, ask for a written breakdown of rent, agency fee, legal fee, caution deposit, service charge, estate dues, security, waste, power contribution, water, diesel, parking and any move-in or documentation fee.
Put the total beside your budget and ask which charges are one-off, refundable, annual, monthly or variable. A lower rent can become expensive if service charge, generator contribution or estate dues are unclear.
- Annual or monthly rent and period covered.
- Agency and legal fees.
- Caution deposit and refund conditions.
- Service charge, security, waste, estate dues and facility fees.
- Power, water, diesel, prepaid meter or shared utility arrangements.
- Any outstanding bills from previous occupants.
Lagos Tenancy Law regulates areas such as rent advances and receipts, but it has exemptions and practical enforcement varies. Check the exact location and get advice where the amount is material.
Inspect the apartment like you already live there
A quick viewing can hide expensive problems. Open taps, flush toilets, run showers, test sockets and switches, check water pressure, look for damp patches, inspect ceilings, open windows, check locks and ask how repairs are handled after move-in.
Do not inspect only the living room. Kitchens, bathrooms, staircases, parking, waste areas, generator rooms, security posts and drainage tell you how the property is managed.
- Water pressure in kitchen, bathrooms and guest toilet.
- Sockets, lights, meter, inverter or generator setup.
- Leaks, damp, mould, ceiling stains and wall cracks.
- Doors, windows, locks, burglary proofing and mosquito nets.
- Parking, access control, waste area and common corridors.
- Mobile network reception inside the apartment.
Understand service charge before you pay
Service charge disputes usually start because the tenant does not know what is covered. Ask whether the service charge includes security, cleaning, waste, water treatment, generator maintenance, estate management, lift maintenance, common lighting, gardening, fumigation or diesel.
Ask how often the charge can change and whether the landlord or facility manager provides accounts. Lagos Tenancy Law also recognises service charge and security deposits as separate from rent, so receipts and written accounts matter.
- What the service charge covers.
- What is billed separately.
- Whether diesel or power contribution is fixed or usage-based.
- Who manages repairs in common areas.
- How often service charge is reviewed.
- Whether you receive receipts or statements.
Read the tenancy agreement line by line
The agreement should state the premises, rent period, start date, renewal terms, notice period, repair responsibilities, caution deposit terms, service charge obligations, permitted use, guest rules, pets, parking, alterations and default consequences.
Do not sign a blank agreement or pay under terms you have not seen. If the agent says the agreement is standard, that is exactly why you should read it: standard clauses decide who pays when something breaks.
- Correct tenant and landlord names.
- Exact apartment address and description.
- Rent amount, period and renewal process.
- Notice period and termination process.
- Repair obligations for landlord and tenant.
- Caution deposit refund timing and deductions.
- Rules on subletting, guests, pets and business use.
Test the location, not just the building
In Lagos, two apartments with similar addresses can have very different daily experiences. Visit the street at commute time if possible, check the nearest bus stop, ride-hailing access, road condition, flood risk, night lighting, noise, market proximity, school run traffic and security presence.
If you are moving because of work or school, test the actual route. A cheap apartment that adds two hours to your daily commute may not be cheap after transport, time and stress are counted.
- Morning and evening commute to work or school.
- Access after heavy rain.
- Street lighting and activity at night.
- Noise from bars, religious centres, workshops or generators.
- Food, pharmacy, hospital, school and transport access.
- Security gate rules and visitor process.
Questions to ask the landlord or agent
Good questions make vague listings clearer. Ask them before payment and keep the answers in writing. If an answer changes later, you have a record.
- Who is the landlord and who signs the agreement?
- What account receives payment and whose name is on it?
- When can I move in after payment?
- What repairs will be done before handover?
- What exactly is deducted from caution deposit?
- How are power, water and service charge billed?
- Who do I call for urgent maintenance?
- Are there estate rules I should see before paying?
Payment and handover checklist
Before payment, confirm that the account name, agreement name and receipt name align. After payment, collect a receipt that states date, amount, property address, rent period and charge type. At handover, take photos or video of the apartment condition and meter readings.
A clean handover record protects both sides. It helps you prove what was already damaged and reduces arguments when you request caution deposit refund.
- Signed agreement or offer letter.
- Receipt for rent and separate receipt for other charges where applicable.
- Keys, access cards, estate tags and parking details.
- Meter numbers and opening readings.
- Inventory of fittings, appliances and furniture if any.
- Photos of pre-existing defects.
Red flags when renting in Lagos
Lagos rentals move quickly, but speed should not erase basic checks. A landlord or agent who refuses inspection, written terms or receipts is creating avoidable risk for you.
- Pressure to pay before seeing the exact apartment.
- Only cash, gift card, crypto or unrelated personal account accepted.
- Rent is far below the area average with an urgent deadline.
- Agent cannot identify the landlord or signing party.
- Agreement is incomplete or arrives only after payment.
- Service charge is described as 'normal' with no amount.
- Building has visible maintenance issues the agent dismisses.
Common questions
Can I negotiate Lagos rent or fees?
Often yes, but it depends on demand, landlord preference and the area. Negotiate before payment and make the final fee breakdown written.
Should I inspect at night?
If possible, visit the street in the evening to check noise, lighting, access, security and parking. Do not replace daytime inspection with night inspection; do both where practical.
What should my receipt contain?
At minimum: date, landlord or agent name, tenant name, property address, amount paid, period or charge covered, and balance if any.
Who pays for repairs?
The agreement should say. Usually tenants handle minor day-to-day care while landlords handle structural and major repairs, but details vary by property and contract.