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Navigating Land Searches in Kenya

4 min read Jan 26, 2026
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Conducting a land search is the most critical step in property due diligence. In Kenya, the land search process has evolved into a dual-track system: a fully digital process for Nairobi through ArdhiSasa, and a mix of digital (eCitizen) and manual processes for other counties.

This guide breaks down how to verify property ownership regardless of where the land is located.

1. Why is a Land Search Necessary?

A land search is a formal investigation of the land register to confirm:

  • Ownership: Who is the legal owner of the parcel?
  • Encumbrances: Does the land have an existing bank loan (charge), court case (caution), or caveat?
  • Land Details: Does the acreage and registration section match what is on the title deed?
  • Tenure: Is the land Freehold (unlimited ownership) or Leasehold (ownership for a specific term)?

2. The Nairobi Process: ArdhiSasa

For land within Nairobi County, the process is strictly digital.

The "Owner Consent" Rule

Unlike the old system, ArdhiSasa requires the registered owner to log in and approve your search request. This prevents unauthorized parties from spying on property data.

  1. Initiate: The buyer enters the parcel number on ArdhiSasa.
  2. Authorize: The seller receives a notification and must click "Approve."
  3. Pay & Download: Once approved, pay the KES 500 fee via M-Pesa to download the certificate.

3. The National Process: eCitizen and Manual

For land outside of Nairobi (e.g., Kiambu, Machakos, Kajiado), most records are handled via the eCitizen portal or the local Land Registry.

Step 1: eCitizen Online Search

  1. Log in to your eCitizen account.
  2. Select the Ministry of Lands and Physical Planning (National Land Information Management System).
  3. Click on "Land Search" and enter the title number.
  4. Pay the KES 500 fee and download the results.

Step 2: Manual Search (The Registry Visit)

If the property is not yet on eCitizen, you must visit the County Land Registry:

  1. Fill out Form RL 26 (Search Application Form).
  2. Attach a copy of the Title Deed, the Seller’s ID, and their KRA PIN.
  3. Pay the fee at the registry's accounts desk.
  4. Wait for the registrar to issue a stamped Official Search Certificate (usually takes 1–3 days).

4. Understanding the Results

When you receive your search certificate, pay close attention to the "Encumbrances" section:

  • Clean Title: This means there are no debts or disputes registered against the land.
  • Charge: The land is being used as collateral for a loan. The loan must be cleared for the charge to be "discharged" before you can buy it.
  • Caution/Caveat: This indicates a third party claims an interest (e.g., a family dispute or a boundary row). Do not proceed with the purchase until these are legally removed.

5. Beyond the Digital Search: Due Diligence Tips

A digital search confirms what is in the books, but it doesn't confirm what is on the ground.

  • Green Card Search: For manual registries, ask your lawyer to verify the "Green Card"—the original manual record that shows the land's history from the day it was created.
  • Site Visit & Beacons: Always visit the land with a licensed surveyor to confirm the boundaries match the Registry Index Map (RIM).
  • Verify Rates: Confirm with the County Government that all land rates are paid up; otherwise, you may inherit a massive debt.
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