How to Change Land Use in Kenya
The Story Begins: A Plot Full of Potential
You’ve finally bought that plot of land in Kenya. The soil smells rich, the paperwork is in your name, and your head is buzzing with possibilities. Maybe you see rental apartments rising from the ground, or a buzzing retail block where there’s now only grass.
But then reality checks in: the title says “Agricultural Use Only.” No rentals. No shops. Just farming. Your dream feels stuck in red tape.
Don’t worry, this isn’t the end of your story. This is where Change of User steps in.
What “Change of User” Really Means
Think of your land’s classification as a sticker on a jar. Right now, your jar might say “Peanut Butter” (agriculture), but you want to fill it with “Honey” (residential) or “Jam” (commercial). Changing the sticker legally is what a Change of User does.
It’s official permission from your county government to alter the purpose of your land.
Common Scenarios of Change of User
- Agricultural → Residential: turning a shamba into an estate
- Residential → Commercial: converting a bungalow plot into a retail block
- Residential → Institutional: setting up a school, clinic, or church
Legal Basis Under the Physical and Land Use Planning Act
This process is anchored in Kenya’s Physical and Land Use Planning Act and managed at the county level. Each county government reviews and approves applications through its Physical Planning Department.
Why This Matters for Landowners
- To Legally Develop Your Property: If you plan to build apartments, offices, or an industrial site on a plot currently zoned for agriculture or residential use, you legally need a Change of User.
- To Increase Property Value: Land designated for commercial use is usually more valuable than agricultural or residential land. A Change of User can be a smart investment move.
- To Avoid Legal Issues and Fines: Operating outside your land’s approved use can attract penalties, closure notices, or even demolition orders from the county government.
How the Process Works (Step by Step)
Changing land use in Kenya isn’t just one form and a fee; it’s a sequence of steps governed by the Physical and Land Use Planning Act, 2019. Counties have the power to grant or deny your application, and here’s how that journey looks in real life:
Step 1: Advertisement and Recommendations
The process begins with public notice. Before anything is approved, the County Government advertises your proposed change and collects recommendations from members of the public and relevant line ministries. This phase often runs alongside an application for a construction permit if you’re planning to build.
Step 2: Application Initiation
With your registered physical planner on board, you submit your application for the change of user using the PPA1 form. This form must be signed by the physical planner. If you’re using ArdhiSasa, your planner will upload everything online and you’ll verify it via an OTP sent to your phone or email.
Step 3: Public Notices
Public notices of the proposed change must be published in atleast two daily newspapers for a minimum of 14 days, and a site notice must also be posted on the property. This gives the public a fair chance to raise objections.
Step 4: Planning Brief/Report
Your planner prepares a detailed planning brief or report for the site. This document explains how your proposed change aligns with planning policies and why it won’t harm the land or neighbouring properties. The time needed for this can vary with project size and complexity.
Step 5: Payment of County Fees
You pay the required application fee to the County Government. Always attach the receipt to the planning brief/report, missing this is a common reason for delays.
Step 6: Submission to the County Government
The full package, planning brief/report, PPA1 form, advertisement proof, receipts, and any objections received, is submitted to the County Government’s Department of Physical Planning for approval.
Step 7: Review and Resolution
The County Government reviews the proposal and any objections, records its reasons, and either approves or rejects your application. If approved, you’re issued a PPA2 form, the official green light to proceed with your project or apply for building plan approval.
Required Documents for Change of User Approval
Before you even hit “submit” on ArdhiSasa, make sure your file has all of these, it’s the difference between a smooth process and months of back-and-forth:
- Two duly filled PPA1 forms in triplicate, signed by a Registered Physical Planner – these are the official application forms.
- A planning brief prepared and signed by a Registered Physical Planner – explains why the change makes planning sense.
- Ownership documents, including your Title Deed and a current official search – proof that you actually own the property.
- A comprehensive location plan – shows exactly where your plot is and its context.
- Proof of advertisement of the proposal in two local dailies and on-site – this is mandatory public notice.
- Receipt of the requisite application fee paid to the County Government – proof of payment.
- Latest rates payment receipts – shows you’re up to date with county rates.
Pro tip: print this list and tick each item as you go. Counties won’t even open your file if one of these is missing.
Pitfalls to Avoid (Lessons from the Field)
- Skipping the Planner: Cheap now, expensive later. Unqualified “agents” cause delays and rejections.
- Half-baked Advertising: Counties won’t touch your file without proper proof.
- Incomplete Files: A missing receipt can stall you for months. Check and double-check.
Unlocking Your Land’s Potential
At first glance, the Change of User process might feel like a maze of acronyms and red tape. But with the right planner and a clear checklist, it’s more like a recipe. Follow the steps, wait out the review period, and you’ll have the freedom to actually build what you envisioned when you signed that sale agreement.
At Azizi Realtors, we’ve helped countless landowners walk this path, connecting them to vetted professionals, tracking approvals, and keeping their projects moving. Because your energy should go into your dream build, not government corridors.
