Finding a new home in Abuja is an exciting prospect, but the city’s dynamic rental market is laden with potential pitfalls that can quickly turn your dream home into a source of stress and unforeseen expenses. 

To navigate it successfully, a prospective tenant must look beyond the surface aesthetics and conduct a series of critical, real-world checks.

Knowabuja team have updated and compiled a comprehensive guide for 2025 details the seven most important inspections and inquiries you must make before signing any tenancy agreement or making a payment.

Consider this your essential checklist for securing a comfortable and problem-free tenancy in Nigeria’s capital.

Tenant’s Guide to Renting A House in Abuja

1. The Property’s True Physical Condition

An agent or landlord shows you a “newly renovated” house with gleaming paint and smooth walls. Months later, you discover the fresh paint was merely a cosmetic mask for deep structural cracks, chronic plumbing issues, or a faulty, leaking roof.

Why It Matters (Accuracy for Abuja, July 2025): We are currently in the peak of the rainy season. This is the perfect time to uncover the two biggest hidden problems in Abuja homes: flooding and leaks. A property that seems perfect in the dry season can reveal itself to be in a flood-prone area or have a roof that leaks like a sieve. 

Landlords are adept at painting over water stains, a trick that is harder to pull off when it’s actively raining.

What to Do:

• Leverage the Rainy Season: Prioritize inspecting properties right after a heavy downpour. Check for water pooling around the compound and assess the condition of the access road.
• Inspect Ceilings and Walls: Look for any signs of water stains (especially fresh ones), peeling paint, or mold on the POP ceilings and in the corners of rooms.
• Speak to the Previous Tenant: This remains invaluable advice. Try to get the contact of the person who lived there before you. Ask them directly about plumbing, the roof, and any hidden issues they faced. Their honest feedback is worth its weight in gold.

2. Water Source and Reliability

You confirm the house has running water, but after moving in, you realize the supply is erratic, the borehole dries up for months during the dry season, or the water quality is poor.

Why It Matters: Consistent access to clean water is a fundamental quality-of-life issue in Abuja. Simply having a tap is not enough. You need to understand the source and its reliability year-round.

What to Do:

• Ask Specific Questions: Is the water from the FCT Water Board (mains) or a private borehole?
• For Boreholes: How deep is it? Does it have a history of drying up between January and April? Is there a large storage tank (e.g., a GeePee tank)? Who is responsible for maintaining the pump?
• Talk to Neighbors: Ask current residents in the compound or next door about the water situation. They will give you the most accurate account.

3. Security of the Neighborhood and Compound

The apartment itself is beautiful, but the compound is not secure, or the neighborhood has a reputation for being unsafe at night.

Why It Matters: Personal safety is non-negotiable. A beautiful home in an insecure environment offers no peace of mind. You must assess the security infrastructure of both the specific property and the general area.

What to Do:

• Assess the Compound: Is the property fenced? Is there a secure gate? Are the locks on the doors and windows sturdy? Is there a dedicated security guard (“maigad”)?
• Visit at Different Times: Visit the neighborhood during the day and again in the evening to gauge the atmosphere, street lighting, and general sense of safety.
• Ask Around: Inquire with potential neighbors or local shopkeepers about the security situation in the area.

4. The Tenancy Agreement and Hidden Costs

You focus only on the base rent, but the tenancy agreement contains clauses for numerous other charges that significantly inflate your total cost. You also find the terms for your caution deposit refund are nearly impossible to meet.

Why It Matters: The tenancy agreement is a legally binding document. In Abuja, it often includes several non-negotiable fees beyond the rent. Understanding these upfront is crucial for budgeting.

What to Do:

• Read Every Clause: Before paying, demand to see and read the full tenancy agreement.
• Clarify These Key Fees:
  • Service Charge: What exactly does it cover (security, waste disposal, water treatment, cleaning of common areas, generator maintenance)? Is it a fixed annual fee?
  • Caution Deposit (Caution Fee): Ask for the specific conditions under which it will be fully refunded at the end of your tenancy.
• Agreement and Commission: These are standard agent fees. Confirm the percentage.

5. Electricity: Meter Integrity and Power Supply

The house has a prepaid meter, but you don’t realize it has been illegally bypassed by a previous tenant. You move in and are held liable by the Abuja Electricity Distribution Company (AEDC) for energy theft.

Why It Matters: AEDC actively prosecutes energy theft, and the penalties can be severe, including heavy fines and disconnection. You must ensure you are not inheriting someone else’s problem.

What to Do:

• Inspect the Meter: Look for signs of tampering—unusual wires, a broken seal, or exposed cables.
• Assess the General Power Situation: Beyond the meter, ask about the policy on generators. Is there a central generator for the compound? How is fuel paid for? What are the designated times it can be run?

6. The Landlord-Agent Relationship and Rent Policy

You deal exclusively with an agent, who seems reasonable. After you move in, you’re hit with an unexpected rent increase, and you have no direct line to the actual property owner to discuss it.

Why It Matters: In Abuja, some agents hold significant power and can be the primary drivers of rent increments. Knowing who you are truly accountable to and what the rent policy is can protect you from financial instability.

What to Do:

• Ask About Rent Increments: Before you agree to anything, ask, “What is the standard policy for rent increases in this property?”
• Identify the Landlord: While it can be difficult, try to ascertain if you can have a direct contact for the landlord for serious issues, or if all communication must go through the agent.

7. Condition of the Access Road

The apartment is perfect, but the road leading to it is a poorly maintained dirt track that becomes a muddy, impassable mess during the rainy season.

Why It Matters: A bad access road affects your daily life, causing wear and tear on your vehicle, increasing commute times, and making it difficult for visitors or services like Uber to reach you.

What to Do:

• Drive the Route Yourself: Don’t just inspect the house; drive the full access road from the nearest major street.
• Consider the Season: If you are inspecting in the dry season, try to imagine what that dusty, uneven road will look like after a torrential downpour. Look for deep ruts and signs of erosion as clues.