Kenya Rolls Out a New Title Deed System: What Every Landowner Must Know

Kenya has taken a major step toward securing land ownership and restoring confidence in property transactions through the rollout of a modern land registration framework under the Land Registration Act, 2012. This new system is designed to address long-standing challenges in land administration by enhancing security, reducing fraud, and simplifying how land is owned, transferred, and verified across the country.

For decades, land in Kenya was registered under multiple legal regimes, including the now-repealed Registered Land Act, resulting in different title formats, fragmented records, and manual search processes that relied heavily on plot numbers and physical files at Lands Offices. These inconsistencies created loopholes for fraud, double allocations, and costly ownership disputes. The new system replaces these outdated approaches with a unified, standardized, and increasingly digital land registration process, offering clarity and reliability for landowners, buyers, investors, and financiers.

Under the new framework, there are now only three major categories of documents related to the ownership of land. A Certificate of Title applies to freehold property and offers permanent ownership of the property together with the highest level of control. A Certificate of Lease applies to land under leasehold. It will be issued for a renewable period of up to 99 years for urban land. With regards to sectional properties such as an apartment, a Sectional Title is issued. This allows an owner to own a section of the property and be a co-owner of the common property contained therein. These documents now feature enhanced security features such as watermarks, serial numbers, cadastral information, and QR codes. This makes the documents more easily verifiable and much harder to forge.

Verification is one of the main pillars of the new system. For instance, land owners and potential purchasers are strongly advised to carry out official searches prior to any transaction related to land. These searches can now be carried out electronically through the Ardhisasa system at an average cost of Kshs.500/=, or manually at the concerned office of the county lands office. With this verification system, land owners and potential purchasers will be able to avoid any potential conflict and lawsuits related to land ownership. This is an important stage in the selling and buying process and requires the necessary guidance from concerned personnel.

For holders of old-format title deeds, the government has provided a structured and free conversion process. Conversion is carried out on an area-by-area basis, with the government issuing a Kenya Gazette Notice announcing when titles in a particular locality are due for conversion. Landowners then submit their original title documents and identification through an advocate for verification. Once confirmed, the old title is surrendered and replaced with a new Certificate of Title or Certificate of Lease issued under the current system. While old title deeds remain valid for now, landowners will eventually be required to convert them, making early preparation both prudent and strategic.

The government has also outlined clear procedures for replacing lost title deeds. This process begins with reporting the loss to the police, followed by swearing an affidavit through an advocate. An application is then made at the Lands Registry, after which a 60-day public notice is published in the Kenya Gazette. If no objections arise, a provisional certificate is issued, restoring the owner’s legal documentation. Each step requires precision and compliance, as errors can lead to delays or objections.

In this evolving land administration environment, Kiragu & Mwangi Ltd stands out as a trusted professional partner for landowners, investors, and institutions. With deep expertise in property valuation, land advisory, title verification, and transaction support, the firm is well-positioned to guide clients through title searches, conversions, replacements, and compliance with the new land registration system. Whether you are converting an old title, verifying land before purchase, replacing lost documents, or seeking clarity on ownership status, Kiragu & Mwangi Ltd provides informed, reliable, and client-focused solutions.

As Kenya moves toward a more secure and transparent land ownership framework, the importance of professional guidance cannot be overstated. Kiragu & Mwangi Ltd remains committed to safeguarding property interests and ensuring that landowners navigate the new title deed system with confidence and peace of mind.