Rethinking Approvals & ‘Decent’ Living Standards: The Need for Responsive City Planning.

Most people, especially Africans are typically wired to desire to ‘Live Large’. Such that when we think about an African home, most of us picture a house within a large compound, with a unique facade, delicately ornamented interior, spacious rooms, and well secured fencing. 

The reality, however, especially in Nigeria where housing shortages are prevalent, and urbanization is rapidly increasing, is that, the idea of "decent" living space limit is becoming more complicated. Traditionally, there has been a fixed understanding of how much space each person or family should have to meet basic living needs. Your rooms must be made to certain sizes, shapes and orientations before they can be suitable for building permit.

But with today's economic realities and emerging housing trends, it's time to rethink these limits—especially when it comes to Nigeria’s planning laws and housing designs.

The Traditional Space Standard – Does It Still Work?

Globally, the rule of thumb for decent living space has been around 20-30 square meters (215-323 square feet) per person, and much of our urban planning laws are built around these kinds of guidelines. But in Nigerian cities like Lagos and Abuja, where land is scarce and prices are through the roof, does this standard still make sense?

The current planning laws in Nigeria, which were set to ensure decent living conditions, promote safety, and improve lifestyle, hold on to this standard of what a “decent” home should look like. They’re based on large, sprawling spaces that cater to a lifestyle that many Nigerians today (unfortunately) cannot afford. These laws were designed when Nigeria's urban population was smaller, land was more available, and the economy was less volatile.

The truth is, in today’s Nigeria, insisting on these large spaces as the minimum standard for habitation is contributing to the housing crisis. The average cost of land in Lagos is steep, and for most people, building or buying a home that fits these space requirements simply isn’t realistic anymore. To make matters worse, many of these outdated space requirements make it harder to get approval for smaller, more affordable housing designs, which could be the key to addressing our housing shortages.

Considering that more than half of Lagos dwellers already live below these standards, it would suggest that our planning laws are not responsive or maybe they're made to keep the poor poor.

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The Limits of Space: How Planning Laws Constrain Housing Solutions

In Nigeria, planning laws set the tone for what kind of houses get built. Unfortunately, many of these laws are rigid, with strict regulations on plot sizes, minimum setbacks, and floor space. While these are meant to ensure decent living conditions, they also prevent innovative, smaller-scale housing solutions from taking shape.

For example, current building codes and approval processes often don’t accommodate micro-apartments or tiny homes, which are growing trends globally. These kinds of homes typically range from 100 to 400 square feet (10 to 40 square meters) and are designed for people who want more affordable, minimalist living spaces. They may not meet the traditional “decent” space standards, but they are functional, efficient, and cost-effective. 

Yet, in Nigeria, getting approval for such innovative housing designs is a major challenge because the laws were written for a different time and a different economy. If we look at cities like Hong Kong or New York, where micro-living spaces are a response to overcrowding and expensive housing markets, there’s a lesson to be learned. 

These cities have started adapting their laws to accommodate the economic realities of their citizens, allowing smaller spaces to be legally approved for habitation. In contrast, Nigeria's laws continue to lag behind, reinforcing an unsustainable approach to housing.

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Why It’s Time to Review Approvals and Design Limits

In today’s Nigeria, space needs to be more flexible. The idea that every family must own a large house with several bedrooms, living rooms, and expansive yards is becoming less practical. Economic realities are forcing people to reconsider how much space they truly need, especially when the costs of land and building materials are so high.

There’s an urgent need for our planning laws to evolve to accommodate more affordable housing solutions that fit the modern Nigerian lifestyle. By reviewing and adjusting the current limits on approvable housing designs, the government can help make homeownership more accessible to a broader segment of the population.

This doesn’t just mean allowing smaller homes; it also means making room for more innovative solutions like co-living spaces and modular housing. These types of homes offer flexibility and cost-effectiveness, addressing the immediate needs of the average Nigerian while still providing a decent living environment.

For example, PetitHaus is already pushing the boundaries of how Nigerians can co-own property through co-ownership models that reduce the individual financial burden of land acquisition. Imagine how much more we could achieve if planning laws were revised to accommodate even smaller, shared living spaces? It would open the door to sustainable, inclusive communities where affordability and functionality go hand-in-hand.

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The Economic Realities of the 21st Century

Inflation and rising land prices have created a housing crisis in Nigeria that affects both the rich and the poor. Traditional housing designs no longer meet the needs of the average Nigerian because the costs are simply too high. From 2022, land prices in prime locations like Lagos can reach ₦450 million per plot, making large homes unattainable for most people.

If we want to solve the housing problem in Nigeria, we need to redefine what "decent" living space means. It’s not about giving up comfort, safety and health; it’s about being realistic with our resources and understanding that smaller, well-designed spaces can be just as livable—and far more affordable—than large, traditional homes.

Emerging Real Estate Trends and the Future of Nigerian Housing

As cities become more crowded and housing costs rise, real estate trends are shifting towards smaller, smarter, and more sustainable housing solutions. The future of housing lies in modular housing, micro-apartments, and co-living spaces—innovative approaches that make the most of limited space while keeping costs low.

These trends are gaining traction globally, and Nigeria cannot afford to be left behind. We need a housing revolution that takes into account the current economic realities, offering flexible, affordable housing for people at all income levels.

But this revolution can’t happen without significant policy changes. The government must take an active role in reviewing and updating planning laws to make room for modern, adaptable housing solutions. This is the only way we can address the housing crisis and build sustainable communities that reflect the needs of today’s Nigerian population.

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Conclusion: Time for a Housing Law Overhaul

Nigeria’s planning laws need to evolve in line with the 21st century’s economic realities and emerging housing trends. It’s time to reconsider the traditional standards of what constitutes “decent” living space and make room for smaller, smarter homes that are both affordable and sustainable.

PetitHaus is leading the charge by embracing co-ownership models that make homeownership accessible, even for those on a budget. But to truly make housing affordable for everyone, we need more than just innovative companies—we need the government to review the limits of approvable housing designs and support creative solutions that align with modern lifestyles.

The housing crisis won’t solve itself. It’s time to take bold steps, rethink space, and build homes that fit the reality of Nigerians.

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