Flooding And Property Loss In Nigeria: Case For Urgent Action

 By Amos Jolaoye

What was once viewed primarily as a natural or humanitarian issue has now evolved into a pressing threat to real estate investment, infrastructure, and sustainable urban development across the country.

Flooding occurs when water overflows onto land that is typically dry, often due to heavy rainfall, inadequate drainage systems, or overflowing rivers. However, beyond natural causes, it is essential to acknowledge the man-made dimensions of this crisis. Poor urban planning, lack of maintenance of public infrastructure, and a general absence of proactive policy implementation have significantly worsened the situation.

For those of us working in the property and building sector, it is critical to stop viewing flooding merely as an environmental issue. The damages caused by floodwaters are not only structural but also economic and reputational. When water enters buildings, it weakens foundations, damages walls, ruins electrical systems, and renders properties unsafe or uninhabitable.

Repair costs can be enormous, and in some cases, the damage is irreversible. Consequently, properties located in flood-prone areas suffer from sharp declines in market value. Investors shy away from high-risk zones, and buyers become cautious, leaving property owners in a difficult position.

The financial implications go further. Banks and lending institutions are becoming increasingly wary of financing developments in areas with a known history of flooding. Mortgage approvals are delayed or denied outright, reducing access to financing and hindering overall market liquidity. Insurance is another concern.
  
Many homeowners either lack flood insurance entirely or find that their policies offer minimal coverage. In high-risk zones, insurance providers may raise premiums to unsustainable levels or refuse coverage altogether. This combination of structural risk, reduced financing, and insufficient insurance leaves real estate investors exposed.

Urban flooding in Nigeria is most commonly caused by pluvial flooding, which occurs when rainfall exceeds the capacity of existing drainage systems. This is particularly dangerous in densely populated urban areas, where the soil is already covered by concrete and cannot absorb excess water. When drainage systems are blocked or poorly maintained, water has nowhere to go, resulting in swift and destructive floods.

A recent example from Ondo State provides a sobering lesson. Heavy rains left hundreds of families displaced, homes destroyed, and lives upended in just a few hours. This tragic event highlights how quickly and easily real estate assets can be wiped out when systemic infrastructure issues are ignored. Unfortunately, this is not a distant concern—it is a direct warning for Lagos, particularly areas like Gbagada.

In Gbagada, the major drainage channel has not been cleared in over a year. As of July, this year, it is nearly filled, with no sign of government intervention. With the rainy season nearing its peak, Gbagada is on the verge of another preventable disaster. This problem is not unique to Gbagada. Across Lagos—from Lekki to Ikorodu—blocked drainages are silently threatening communities. The question we must all ask is whether we are going to wait for another avoidable tragedy before taking meaningful action.

Addressing the flood crisis requires a unified and coordinated effort across the public and private sectors. The government must prioritise routine maintenance of drainage systems and invest in long-term flood control infrastructure. These efforts should be focused especially in high-risk areas like Gbagada, Policymakers, engineers, developers,. Urban planning must become more climate-resilient, with proper land use policies that reflect the realities of rising sea levels and extreme weather patterns.

The private sector also has a role to play. Real estate developers must design buildings with flood resilience in mind and adhere strictly to building codes. There should be increased investment in green infrastructure, such as permeable pavements and properly designed landscaping to absorb water. Awareness campaigns about flood insurance, emergency response, and property risk assessments are essential in building community resilience.

Residents and communities themselves are not exempt from responsibility. Property owners, landlords, and estate managers must ensure that water pathways around their buildings remain unobstructed. Local community groups should work in partnership with municipal authorities to monitor and report blocked drains and waterways.

In the face of climate change, every urban development plan must include a comprehensive risk assessment. Policymakers, engineers, developers, and residents must collaborate to create cities that are not only livable but also sustainable and flood-resilient.

Flooding is not just an environmental concern. It is an economic and developmental threat that could undermine decades of investment in Nigeria’s real estate sector. Property is among the most valuable long-term assets individuals and businesses can acquire. But without the infrastructure and policy systems to protect it, that investment remains vulnerable.

Let us not wait for another flood to remind us of what we already know. The time for action is not later — it is now. Property is a long-term investment, but only when it is protected.
*Jolaoye is an Estate Surveyor and Valuer based in Lagos.