Expat housing checklist Lagos, Don’t sign a lease without this 15-point checklist.
Finding an apartment in Lagos is different from the West. What looks fine in a photo can have hidden problems. What seems like a good deal might come with surprise costs. And landlords expect you to negotiate—but only if you know what to ask for.
This checklist protects you from the most common mistakes expats make when renting their first apartment in Lagos.
Before You Search | Know What You Want
Before browsing listings, get clear on your priorities with Expat housing checklist Lagos. This saves time and helps you negotiate smarter.
Questions to answer first:
- Budget: How much can you afford monthly? (See our complete cost of living guide for realistic budgets)
- Neighborhood: Which area matters most? (Check our Lekki comparison guide)
- Commute: How far will you travel to work? Lekki traffic is brutal—closer is better
- Apartment type: Studio, 1-bedroom, 2-bedroom, BQ (boys’ quarters), or compound?
- Furnished or unfurnished? Furnished costs 15-25% more but you move in immediately
- Duration: How long will you stay? (Affects lease negotiation)
Where to Find Apartments in Lagos
Online Platforms
Airbnb/Vrbo/Booking.com (for short-term or furnished)
- Best for: First month while apartment hunting, flexible terms
- Cost: Higher (tourism markup), but includes utilities often
- Tip: Filter for “monthly” stays to get better rates than nightly
Tolet.com.ng (largest Nigerian property platform)
- Best for: Wide variety, can filter by neighborhood and price
- Cost: Competitive pricing
- Tip: Use filters for “serviced apartment” or “to let”
Property.ng (established, professional listings)
- Best for: Serious landlords and agents, detailed listings
- Cost: Competitive
- Tip: Read agent reviews
Facebook Groups (most active for expats)
- “Housing in Lagos,” “Expats in Lagos,” “Lekki Accommodation”
- Best for: Direct landlord listings, expat recommendations, negotiation flexibility
- Cost: Often cheaper (no agent markup)
- Tip: Ask in comments for references on specific landlords/properties
Real Estate Agents
Pros:
- Handle negotiations for you
- Vet properties before showing
- Access to off-market listings
Cons:
- Add 5-10% commission (you often pay this)
- Some push properties that benefit them, not you
- Slower process than direct landlord
How to find trustworthy agents:
- Ask expat Facebook groups for recommendations
- Check their online reviews
- Interview 2-3 agents, compare their approach
- Trust your gut, if they pressure you, move on
Direct Landlord Listings
Pros:
- No agent fee (save 5-10%)
- Direct negotiation, more flexibility
- Better terms often available
Cons:
- Less vetting (it’s your responsibility to check)
- Landlord may be less professional
- You handle all communication
Where to find: Facebook groups, word-of-mouth, neighborhood drives
The 15-Point Expat housing checklist Lagos
Use this Expat housing checklist Lagos during your apartment tour. Check every item before committing.
1. Security Infrastructure
What to look for:
- Is the building gated? Are gates sturdy and functioning?
- Are there security guards on-site 24/7?
- Is there CCTV surveillance covering main areas?
- How many entry points? Can they be secured?
- Is there off-street parking inside the gate?
Why it matters: Lagos security is serious. A secure compound means better sleep and lower insurance costs.
Red flag: Broken gates, guards who don’t stay overnight, no CCTV in a multi-unit building
2. Water Supply (Critical)
What to ask:
- Does the national water supply (PHCN) reach this building? How often?
- Is there a borehole on-site? When was it last serviced?
- Is there an overhead water tank? What size? How often does it fill?
- Do you have 24-hour water access or only at certain times?
- In dry season (Nov-Mar), how reliable is the water?
Why it matters: No water = can’t shower, cook, or flush toilet. This is non-negotiable.
Red flag: Building depends only on national water supply, or tank hasn’t been cleaned in months (visible dirt inside)
3. Electricity (Critical)
What to ask:
- Does the building have national grid (PHCN/EKED) connection?
- Does the building have a generator? What size? How many hours/day?
- Is there an inverter system for backup?
- What’s the monthly electricity cost? (serviced estates: ask ₦/kWh rate)
- Are there frequent blackouts even with generator?
- Can you request solar panels? (increasingly common)
Why it matters: Lagos power is unreliable. A building with good backup = comfortable living.
Cost note: Serviced estates typically charge ₦300/kWh; expect ₦200K-₦500K/month depending on AC usage
Red flag: Generator breaks down frequently, or building manager says “power is just unstable”
4. Internet/WiFi Speed (Important for Remote Work)
What to test:
- Ask the current tenant if Fibre infastructure already exist within the building
- Test speed yourself if possible (speedtest.net)
- Is WiFi shared building-wide or dedicated to your unit?
- Which providers service this area? (Airtel, MTN, Smile, Tizeti, Swift)
- What’s the monthly cost?
- Is there a backup provider option?
Why it matters: If you work remotely, slow internet will make you crazy. Lagos internet is decent in Lekki, but varies by building.
Red flag: WiFi cuts out regularly, speeds below 10 Mbps, or only one provider available
5. Parking (Don’t Underestimate This)
What to ask:
- Is there dedicated parking in the compound? How many spaces?
- Is parking secure (gated, lit, guarded)?
- Is parking included in rent or extra?
- If extra, how much per month?
- What if multiple cars per unit—is that allowed?
- Is street parking available if needed?
Why it matters: Lekki traffic is bad enough—don’t add parking stress. A secure spot = peace of mind.
Red flag: Parking on street only, or manager says “space might not be guaranteed”
6. Kitchen Equipment
If renting furnished, check:
- Is there a stove/cooktop? Gas or electric? Does it work?
- Is there an oven? (Many Lagos apartments have none)
- Refrigerator—does it work? Is it cold?
- Microwave? (Nice to have, not essential)
- Kitchen counter space?
- Storage/cupboards?
Why it matters: A broken kitchen means eating out = money drains fast.
Red flag: Broken stove with no plan to fix it, or fridge doesn’t get cold
7. Bathroom & Plumbing
What to check:
- Water pressure, turn on the shower, is it strong?
- Is there hot water? How is it heated (boiler, solar, instant)?
- Does the toilet flush properly?
- Any visible water leaks or stains?
- Sink drains properly?
- Is the bathroom clean/well-maintained?
Why it matters: Plumbing problems are expensive to fix and frustrating to live with.
Red flag: Weak water pressure, broken toilet, or visible water damage on walls/ceiling
8. Pest Issues
Signs to watch for:
- See cockroaches during the day?
- See termite tubes on walls/ceilings?
- Smell any musty odors (sign of moisture/mold)?
- Ask the landlord: “When was the last pest control?”
- Ask current tenants about mosquitoes and termites
Why it matters: Pests are a Lagos reality, but some buildings are worse than others. Regular pest control is essential.
Red flag: Cockroaches visible during daytime tours, or landlord says “we don’t do pest control”
9. Building Condition
Structural check:
- Are there cracks in walls? Small cracks are normal; large cracks are concerning
- Any signs of dampness or water stains on walls/ceiling?
- Does the roof leak? Ask the landlord directly
- Are windows intact? Do they close properly?
- Any visible mold?
- Is the building recent or old? (Age affects maintenance)
Why it matters: Structural problems are expensive. You want to catch them before signing.
Red flag: Large cracks, visible water damage, or landlord avoids answering about roof leaks
10. Neighbors & Building Environment
What to assess:
- Visit at different times (morning, evening, night)
- Is the building quiet? Will noise bother you?
- What’s the neighbor vibe? Are people friendly?
- Is the compound clean/well-maintained?
- Are there families, young professionals, mixed?
- Ask current tenants: “Would you renew your lease?”
Why it matters: You’ll spend all your time here. Neighbors and noise matter for quality of life.
Red flag: Loud music at night, dirty common areas, or current tenants seem unhappy
11. Lease Terms (Read Everything)
What to clarify in writing:
- Lease duration: 1 year? 2 years? Flexible?
- Break clauses: Can you leave early? What’s the penalty?
- Rent increase rules: Can landlord raise rent mid-lease? By how much?
- Notice period: How much notice to vacate? (Usually 3 months)
- What’s included: Is water/electricity included or separate?
- Maintenance responsibility: Who fixes what? (See below)
Why it matters: Lease terms protect both you and the landlord. Get it in writing.
Red flag: Landlord refuses to put terms in writing, or says “we’ll figure it out later”
12. Deposit & Fees (Upfront Costs)
What to expect:
- Deposit: Usually 1-3 months rent (negotiable)
- When returned: Get this in writing—most landlords return within 30 days of vacancy
- Deductions: Can landlord deduct for “wear and tear”? Get criteria in writing
- Agency fee: If using an agent, confirm who pays (you or landlord). Usually 5-10% of annual rent
- Legal fees: For lease drafting/registration: ₦50K-₦150K
- Hidden fees: Ask “Are there any other fees I should know about?”
Why it matters: Deposits protect you, but get return conditions in writing.
Red flag: Landlord won’t return deposit easily, or won’t specify what deductions are allowed
13. Utilities & Service Charges Included
Ask exactly what’s included:
- Electricity? (Cost: ₦200K-₦500K/month in serviced estates)
- Water? (Usually included in serviced estates)
- WiFi/Internet? (Usually not—you arrange separately)
- Security? (Usually included)
- Building maintenance/cleaning? (Usually included in service charge)
- Trash collection?
- Is there a monthly service charge on top of rent? How much?
Serviced apartments typically include:** Electricity, water, security, cleaning, facility management in a monthly service charge (₦500K-₦3m per month)
13. Utilities & Service Charges Included
Ask exactly what’s included in your rent:
| Utility/Service | Serviced Apartments | Traditional Leases |
|---|---|---|
| Electricity | Usually included (₦200K-₦500K/month) | You pay separately |
| Water | Included | You pay separately |
| Security | Included | Varies (ask landlord) |
| Building Cleaning | Included | Usually not included |
| WiFi/Internet | Usually not included | Not included (you arrange) |
| Trash Collection | Included | Varies (ask landlord) |
| Service Charge | ₦150K-₦2.5m/month on top of rent | No service charge (if traditional) but estate dues are paid ask about this |
Why it matters: Clarity on what’s included = predictable budgeting. Hidden charges will drain your wallet fast.
Red flag: Landlord is vague about what’s included, keeps adding unexpected charges, or service charge seems unusually high (compare with similar buildings)
14. Maintenance Responsibility (Critical for Peace of Mind)
Get crystal clear on who pays for what:
| Type of Repair | Who Pays? | Examples |
|---|---|---|
| Major Structural | Landlord | Roof leaks, foundation cracks, plumbing to main pipe, electrical rewiring |
| Minor Repairs | Usually Tenant | Paint touch-ups, light bulbs, door locks, cabinet hinges |
| AC Units | Usually Tenant for traditional leases | Replacement cost: ₦100K-₦300K depending on type |
| Appliances (Furnished) | Get in writing before signing | Fridge, stove, washing machine, who replaces if broken? |
| Plumbing/Pipes | Landlord (if building-wide); Tenant (if just your unit) | Clarify with landlord what counts as their responsibility |
Questions to ask your landlord:
- “If there are damages, do I replace it or do you?”
- “If there’s a water leak from the pipes, who pays to fix it?”
- “How fast do you respond to urgent issues like no water or power?”
- “Who do I contact to arrange repairs?”
- “What if you’re traveling—is there a property manager I can reach?”
Why it matters: Unclear maintenance responsibility leads to arguments, delays in repairs, and unexpected costs.
Red flag: Landlord says “figure it out yourself,” refuses to specify responsibility, or current tenants complain about slow repair responses
15. Landlord Responsiveness & Emergency Contact
When something breaks at 2am, you need to reach someone fast.
Before signing, confirm:
- Multiple contact methods: Get landlord’s phone number(s), WhatsApp, email
- On-site property manager: Is someone available during the day for quick issues?
- Emergency protocol: What’s the process for urgent issues (no water, power outage, security breach)?
- Backup contact: What if landlord is traveling? Who else can you contact?
- Response time expectations: “How quickly can you respond to urgent repairs?”
Ask current tenants: “How fast does the landlord respond when something breaks?”
Why it matters: A responsive landlord = fewer headaches. An unresponsive one = living hell when things go wrong.
Red flag: Landlord hard to reach, only has one contact method, or current tenants say “good luck reaching him when you need something”
Red Flags: Walk Away If You See These
Do not sign the lease if any of these apply:
| Red Flag | What It Means |
|---|---|
| Rent is suspiciously cheap for the neighbourhood | Something’s wrong or scam. There’s always a reason for low prices. |
| Landlord pressures you to decide immediately | Good landlords give time to think. Pressure = they know something. |
| Major systems don’t work (water, electricity, plumbing) | These are non-negotiable. You can’t live without them. |
| Building has obvious structural damage (large cracks, water stains) | Expensive to fix. You’ll pay for it in quality of life or repairs. |
| You can’t speak to a current tenant | Landlord doesn’t want you hearing the truth. That’s a problem. |
| Landlord refuses to put terms in writing | If it’s not written, it doesn’t exist in a dispute. Huge risk. |
| Security feels inadequate (broken gates, no guards) | You’ll feel unsafe. |
| Visible pest infestation (cockroaches during daytime) | This means the building is infested, ask if they fumigate and who covers the cost. |
| Your gut tells you something’s off | Trust your instinct. There are other apartments. |
Negotiation Tips : Get a Better Deal
You have more negotiating power than you think. Use it.
1. Rent Negotiation (Most Important)
Longer leases = lower monthly cost
- 2-3 year leases often get 10-15% discount
- Example: ₦7.2M annual rent → offer ₦6.4M for 2-year lease
- Landlord gets certainty; you get lower costs
Upfront payment = additional discount
- Pay 6-12 months upfront → negotiate 3-5% discount on that amount
- Example: Pay ₦7.2M (annual) upfront and negotiate ₦6.8M instead
Timing matters
- Off-season (May-July): Cheaper rents, more negotiating power
- Peak season (November-December): Landlords know demand is high, less willing to negotiate
2. Furniture Negotiation (If Furnished)
If serviced apartment:
- Ask: “Can you lower the rent if I don’t use your furniture?”
- Landlords often reduce by ₦50K-₦150K/month
If furniture is damaged:
- “I’ll take the unit if you replace that broken sofa/chair/bed”
- Landlords prefer fixing it to losing a tenant
3. Utility Cost Sharing
In multi-unit buildings:
- You should only pay for electricity/water you use, not common areas (corridors, lobbies, gates)
- Ask: “Who pays for the power in common areas?”
- Negotiate if landlord tries to split this equally among tenants
4. Lease Duration Flexibility
If you’re unsure about staying long-term:
- Negotiate: “1-year lease with option to renew for 2 more years at the same rate”
- Safer than committing to 2-3 years upfront
- Gives you an exit if Lagos isn’t for you
After Signing: Next Steps (Critical)
1. Get Everything in Writing & Review with a Lagos Lawyer
Before you even get the keys, collect:
- Signed lease agreement (both parties signed)
- List of what’s included (utilities, furniture, appliances)
- Landlord’s full contact info + emergency backup contact
- Building rules (quiet hours, guest policies, etc.)
- Payment schedule and due dates
- Deposit return conditions (when, how much deduction allowed)
2. Document the Apartment Condition
Protect your deposit before moving in:
- Take photos/video: Document every room, every wall, every detail before you move in a single item
- Note existing damage: Create a “condition report” with landlord listing all pre-existing damage
- Get landlord to sign: Both of you initial the condition report
- Why: When you move out, this protects your deposit from unfair deductions
3. Set Up Utilities Immediately
- Electricity: Register with PHCN (national grid) if not included, or confirm with serviced estate management
- Water: Confirm system with landlord
- Internet: Book installation with your preferred provider (MTN, Tizeti, Smile, Swift e.t.c) do this early
- Phone: Get a local SIM card (Airtel, MTN, or Glo)
4. Meet Neighbors & Building Management
- Security guards: Introduce yourself, they become your first line of defense in emergencies
- Join estate or building whatsapp group: Join a group with the other tenants, or ask if there is a committee group within the building or the estate to know what is going on within the building/estate.
- Property manager/Facility manager: Get their direct contact info for urgent issues
- Building rules: Ask about quiet hours, visitor policies, parking rules
- Trash collection: Find out the schedule so you don’t pile garbage
5. Register With Your Embassy
- Update your address: With your country’s embassy or consulate
- Why: Emergency evacuation, visa updates, official communication
- How: Most embassies have online registration portals
Expat housing checklist Lagos – Ready to Find Your Apartment?
Understand Your Neighborhood First
Different Lekki areas have different housing stock, landlord styles, and pricing.
See our detailed guide: Lekki Phase 1 vs Phase 2 vs Ajah: Complete Neighborhood Comparison
Budget Your Move
Know exactly how much you’ll spend on housing and living costs before you arrive.
See our guide: Complete Cost of Living Guide: Lagos vs Lekki 2026 includes upfront costs, monthly budgets, and all expenses
Full moving guide: How to Move to Lagos as an Expat 2026 Expat housing checklist Lagos, visa process, housing timeline, what to bring
Expat housing checklist Lagos (Pre-Signing): Use This Before You Commit
| Item | Checked? | Status/Notes |
|---|---|---|
| Security (gates, guards, CCTV) | ☐ | |
| Water supply (24-hour access, backup) | ☐ | |
| Electricity (grid + generator/inverter) | ☐ | |
| Internet speed tested | ☐ | |
| Parking (secure, included in rent?) | ☐ | |
| Kitchen equipment (stove, fridge working) | ☐ | |
| Bathroom (water pressure, hot water, toilet) | ☐ | |
| No visible pests | ☐ | |
| Building condition (no major damage) | ☐ | |
| Neighbors & environment acceptable | ☐ | |
| Lawyer review Lease terms clear and in writing | ☐ | |
| Deposit/fees explained and agreed | ☐ | |
| Utilities & service charges clear | ☐ | |
| Maintenance responsibility defined | ☐ | |
| Landlord contact info confirmed | ☐ | |
| Spoke to current tenant(s) | ☐ |
Don’t skip the Expat housing checklist Lagos. It takes 30 minutes now and saves you months of headaches later.
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