Property viewing checklist in Togo: what to check before renting or buying

What Togolese law says before you visit

In Togo, the rules differ depending on whether you rent or buy. For residential leases in Greater Lomé, Togolese Decree No. 2022-001/PR of 5 January 2022 governs the relationship between landlord and tenant. This text makes the lease written and mandatory, imposes a standard contract template, and requires fiscal registration. It prohibits clauses that exempt the landlord from liability, ban the tenant from hosting relatives, or presume the tenant is automatically responsible for damage. For purchases, Togolese Law No. 2001-009 of 16 November 2001 on the status of notaries requires an authentic deed before a notary as soon as a property holds a land title. The notary checks the descriptive state of the title, the seller's identity, and the absence of a mortgage before signing. A lease is a contract by which the landlord puts a property at the tenant's disposal in return for rent. Its registration with the Directorate of Land and Cadastral Affairs requires an application, a notarial deed copy, and a copy of the land title.

Building condition and utilities

The Togolese decree states that major repairs are the landlord's responsibility. These include main walls, retaining walls, boundary walls, vaults, beams, roofs, septic tanks, and soak pits. During the visit, examine these elements carefully. A crack running along a load-bearing wall, a damp stain on the ceiling, blistering paint, or a persistent smell in the toilets may reveal a structural problem or a full septic tank. Open and close every door and window to test their fit and seal. Check the condition of floors, staircases, and guardrails. Also observe vehicle access and the state of the courtyard or parking.

Run water at the taps to assess pressure and drainage. Turn on the lights and test several electrical sockets. Ask for the meter's age and the date of the last electrical inspection. If the property relies on a private borehole or water tank, ask about emptying frequency and pump condition. Finally, check network and mobile coverage if you need it for work.

Documents to demand before any payment

For a rental, ask for the standard contract template issued by the Ministry of Urban Planning and available at the town hall. The entry inventory must be drawn up jointly by both parties and attached to the contract. This document protects both tenant and landlord in case of dispute at checkout. The Togolese decree caps both the security deposit and the rent guarantee at three months' rent each. Do not pay any amount above these caps, even if the landlord claims high demand. If you are looking for an apartment to rent in Lomé, plan for these amounts in advance.

For a purchase, ask the seller for the land title and a recent descriptive state. The notary you appoint will verify that the seller is the registered owner, check the surface area, and request the release of any mortgage before transfer. After signing the authentic deed, the notary registers the contract with the Togolese Revenue Office at 0.9% of the sale price, then proceeds with the transfer or subdivision formalities. The seller pays capital gains tax of 7% if the property was acquired less than five years before resale, with a deduction beyond that period. Transfer fees amount to 35,000 FCFA. In urban areas, surveying fees apply by bracket: 63,000 FCFA for a surface area of 0 to 6 ares, then an additional 2,000 FCFA per are. Before you visit, browse houses for sale in Lomé to compare offers.

Red flags to avoid before signing

Beware of verbal leases: in Greater Lomé, the Togolese decree makes a written lease mandatory for residential properties. A simple verbal agreement is no longer sufficient. Also reject clauses that ban you from hosting family or make you automatically liable for unproven damage. These clauses are void by law. Take dated photos of any defects and have them noted in writing. Do not sign under pressure on the day of the viewing. Leave with a draft contract, read it, and compare. Do not hand over any money without a dated, signed receipt. If you are viewing apartments for rent in Lomé or houses for sale in Lomé, visit several properties before deciding.

Frequently asked questions

Can a landlord ask for more than three months' deposit?

No. In Togo, Decree No. 2022-001/PR caps the security deposit at three months' rent. The same limit applies to the rent guarantee. Any excess is unlawful. Contact a notary or a lawyer if you need contract advice.

What happens if the property leaks after I move in?

If the leaks involve the roof, main walls, vaults, or main pipes, the landlord must repair them under the Togolese decree. If they result from abnormal use or lack of routine maintenance on your part, you bear the cost. In case of dispute, refer the matter to the competent court.

What repairs is the tenant responsible for?

The Togolese decree requires the tenant to carry out routine maintenance and minor repairs, as well as to fix any damage they have caused. Major structural repairs remain the landlord's responsibility. Do not accept a contract that shifts this burden to you.

Is a notary mandatory when buying?

Yes, as soon as a land title exists in Togo. Law No. 2001-009 requires an authentic deed for any voluntary sale of a registered property. The notary alone is competent to draft the preliminary contract, verify titles, and carry out transfer or subdivision. For full legal certainty, consult a notary or a lawyer.

Can I sign a lease on the day of the viewing?

Nothing prevents it, but it is wiser to leave with the standard contract, read it, and check its fiscal registration. Do not pay any money before receiving a receipt and a written contract. If the landlord refuses to give you time to think, consider it a warning sign.

Does the lease decree apply across the whole of Togo?

In a first phase, it covers Greater Lomé. Other localities may be added after evaluation. Outside this area, the rules of the Togolese Civil Code continue to apply. Rules also differ in other West African countries.

Sources

• Ministry of Urban Planning, Housing and Land Reform of Togo : Decree No. 2022-001/PR of 5 January 2022, contract form, prohibited clauses, obligations of the parties. Consulted on 2026-10-01.
• Ministry of Urban Planning of Togo : standard residential lease contract template, published on 18 March 2022. Consulted on 2026-10-01.
• Togopresse : popularisation of the decree, three-month cap and application to Greater Lomé. Consulted on 2026-10-01.
• Notary Komi Tsakadi : formalities for buying property with a land title in Togo, transfer fees, capital gains tax and surveying. Consulted on 2026-10-01.
• National Chamber of Notaries of Togo : role of the notary in verifying titles and securing transactions. Consulted on 2026-10-01.
• Togo Public Service : definition of a lease and registration procedure with the DADC. Consulted on 2026-10-01.