By Shepherd Shalvar Chikomba
National Chairman
Zimbabwe National Organisation of Associations and Residents Trust (ZNOART)
Zimbabwe’s ongoing land disputes, illegal settlements and demolitions have exposed a serious problem that requires urgent and coordinated attention from Government, local authorities, law-enforcement agencies and communities.
Thousands of desperate home seekers are searching for affordable land, while unscrupulous individuals and alleged land barons have taken advantage of that desperation by offering residential stands through informal, unapproved or unlawful arrangements.
The consequences can be devastating.
A family can spend years saving money, purchase what they genuinely believe is a legitimate residential stand, build a home and later face demolition after discovering that the land was never lawfully allocated, properly approved or designated for residential development.
ZNOART therefore supports the warning by the Minister of Local Government and Public Works, Hon. Daniel Garwe, against informal land allocations and transactions commonly referred to as “sabhuku deals.”
Our message to residents is simple:
VERIFY FIRST, PAY LATER
LAND BARONS MUST BE INVESTIGATED AND ARRESTED WHERE CRIMINALITY IS ESTABLISHED
ZNOART believes that the fight against illegal settlements must not focus exclusively on residents who have occupied or built on disputed land.
We must also ask the difficult questions:
Who sold the land?
Who allocated it?
Who collected the money?
Who facilitated the transaction?
Who authorised the development?
Who issued or purported to issue the documents?
Who inspected the structures while they were being constructed?
Who benefited financially?
Where there is evidence that individuals or organised groups unlawfully sold, allocated or facilitated the occupation of land, those allegations must be investigated.
ZNOART calls upon the Zimbabwe Republic Police (ZRP) and the Zimbabwe Anti-Corruption Commission (ZACC) to investigate reported illegal land transactions, identify those allegedly behind such schemes and, where appropriate, follow the financial trail.
Where investigations establish fraud, corruption, forgery, abuse of office or any other criminal offence, the responsible persons must face prosecution in accordance with the law.
Justice cannot stop with the person who bought the stand.
Those who allegedly created, facilitated and profited from illegal land transactions must also be held accountable where evidence establishes criminal liability.
LAND BARONS MUST BE INVESTIGATED AND, WHERE CRIMINALITY IS ESTABLISHED, ARRESTED AND PROSECUTED
DO NOT BUY RESIDENTIAL LAND FROM A SABHUKU OR ANY UNAUTHORISED PERSON
ZNOART reiterates the Government’s warning that residents must not purchase residential land from a sabhuku or any other individual who does not have lawful authority to sell or allocate that land.
Residents must understand that possession of a position of influence within a community does not automatically confer legal authority to sell residential land.
Where allegations arise that a traditional leader, community leader or any other person participated in an unlawful land transaction, the appropriate authorities must investigate and establish the facts.
No individual should be above the law.
At the same time, ZNOART emphasises that this is not an attack on traditional leadership or traditional institutions. Traditional leaders have an important role in Zimbabwean communities.
Our concern is specifically with unlawful land transactions and individuals who may abuse their positions or influence to facilitate illegal sales or allocations.
THE BIG QUESTION: WHO IS GIVING LAND BARONS PAPERS?
ZNOART is deeply concerned about reports of land being invaded and parcelled out for residential purposes in areas that are apparently intended for schools, clinics, recreational facilities, roads, public infrastructure and environmental protection.
This raises serious questions.
Who is allocating this land?
Who is issuing documents to the people occupying it?
Who is producing allocation letters, receipts or other papers?
Who is surveying or pegging these stands?
Who is authorising subdivisions?
Who within the relevant institutions is approving or facilitating these developments?
Who is inspecting houses while they are being constructed?
These questions cannot simply be ignored.
If land designated for a school, clinic, recreational facility, road, public infrastructure or environmental protection is being converted into residential stands, Government and local authorities must establish how that happened, who authorised it and who benefited.
WETLANDS AND PUBLIC LAND MUST BE PROTECTED
ZNOART is particularly concerned about the continued invasion and development of wetlands and other environmentally sensitive areas.
Wetlands are valuable environmental assets and their protection cannot be sacrificed for short-term land speculation.
We must also protect land reserved for:
– Schools;
– Clinics and health facilities;
– Roads and road reserves;
– Recreational facilities;
– Public open spaces;
– Water infrastructure;
– Sewer infrastructure;
– Public institutions;
– Community facilities; and
– Environmental protection.
Public land is not a free-for-all.
If such land is being parcelled out and sold, the authorities must investigate the entire chain of responsibility.
WHERE ARE THE LOCAL-AUTHORITY INSPECTIONS?
Another critical question must be answered:
When illegal structures are being built, where are the responsible inspectors?
Why should authorities wait for a resident to spend years constructing a house before enforcement action is taken?
Why is an apparently unauthorised development sometimes allowed to grow from a few foundations into an entire settlement before intervention?
Why are residents not warned at the point when land is first being illegally pegged or sold?
Why are demolition notices sometimes the first serious communication a resident receives?
ZNOART believes that prevention must begin before construction, not after families have invested their life savings.
If a development is illegal, authorities should intervene early, stop unlawful construction and communicate clearly with residents before substantial financial losses occur.
Prevention is better than demolition.
PUBLIC AWARENESS IS ESSENTIAL
Government and local authorities must intensify public education on land transactions.
Residents must be continuously informed about:
– Which offices are legally responsible for land allocation;
– How to verify a residential stand;
– Which developments are approved;
– Which areas are prohibited for residential construction;
– How to identify fraudulent land dealers;
– How to verify housing cooperatives;
– How to report suspected land barons; and
– Where to obtain official land information.
A simple public-awareness campaign could prevent thousands of families from losing their savings.
Why wait until a house is built before telling a resident that the land was never legally available for residential development?
RESIDENTS MUST CONDUCT DUE DILIGENCE
ZNOART urges every prospective land buyer to conduct independent verification before paying any money.
_Residents should establish:_
1. Who legally owns or controls the land;
2. Whether the seller has lawful authority to sell or transfer it;
3. Whether the land is approved for residential development;
4. Whether the stand forms part of an approved layout;
5. Whether the relevant local authority has approved the development;
6. Whether the alleged allocation appears in official records;
7. Whether the subdivision has been lawfully approved;
8. Whether there are disputes, court orders or government restrictions affecting the land;
9. Whether the documentation presented can be independently verified; and
10. Whether the land is reserved for public infrastructure or environmentally sensitive purposes.
A receipt alone does not make a land transaction lawful.
Neither does a stamp, WhatsApp message, handwritten agreement, membership card, allocation letter or verbal promise.
Occupation is not automatically ownership.
The fact that other people have already built houses in an area does not prove that the land was lawfully allocated.
BEWARE OF THE “CHEAP STAND”
Residents must be particularly cautious when offered residential land at an unusually low price.
Ask:
Why is the stand so cheap?
Is it genuinely residential land?
Is the layout approved?
Who owns the land?
Who authorised the subdivision?
Why is the seller offering it below comparable market prices?
Why are you being pressured to pay immediately?
A low price does not automatically mean that a transaction is illegal. However, an unusually attractive price should trigger further verification.
A cheap stand can become an extremely expensive mistake.
THE TEN-STEP LAND VERIFICATION TEST
Before purchasing land:
1. Verify the land
Confirm with the relevant authorities whether the land is designated for residential development.
2. Verify the stand number
Make sure the physical stand corresponds with official records and approved plans.
3. Verify the seller
Establish who the seller is and whether they have lawful authority to sell or transfer the land.
4. Verify ownership and allocation records
Do not rely solely on private receipts or agreements.
5. Verify planning approvals
Confirm that the layout and subdivision have received the necessary approvals.
6. Check for restrictions
Establish whether the land is affected by disputes, road reserves, wetlands, public infrastructure requirements, government reservations or other restrictions.
7. Verify cooperatives and housing schemes
Independently confirm the legitimacy of the cooperative or housing scheme and the status of its land.
8. Avoid untraceable payments
Be extremely cautious about paying large amounts of cash to individuals.
9. Demand documentation before paying
If someone says, “Pay now and the papers will come later,” treat that as a major warning sign.
10. Obtain independent advice
For substantial transactions, consider obtaining independent legal or professional advice.
RESIDENTS WHO HAVE BEEN DUPED MUST REPORT
ZNOART urges residents who believe they have been defrauded or unlawfully sold land to report the matter to their nearest Zimbabwe Republic Police station or to ZACC, where the matter falls within its mandate.
Do not remain silent.
Preserve all evidence, including:
– Receipts and proof of payment;
– Agreements of sale;
– WhatsApp messages;
– Names and contact details of sellers or agents;
– Stand numbers and locations;
– Bank-transfer and mobile-money records;
– Allocation letters and other documents;
– Photographs and videos; and
– Details of witnesses.
Such information can assist competent authorities in investigating alleged land scams.
GOVERNMENT MUST PROTECT RESIDENTS WHILE ENFORCING THE LAW
ZNOART supports enforcement of planning and land laws.
However, enforcement must be fair, transparent and humane, particularly where residents may have been victims of fraudulent land schemes.
Government must distinguish between individuals who deliberately organise illegal land transactions for profit and residents who may have been deceived.
At the same time, residents must not interpret this call for fairness as a guarantee that illegally acquired land will automatically be regularised.
The message must remain clear:
Do not buy land illegally.
Do not sell land illegally.
Do not facilitate illegal land transactions.
Proper planning and the rule of law must prevail.
Zimbabwe’s housing shortage is real.
People need land.
Families want homes.
Young people need places to live.
Communities need planned settlements supported by:
– Roads;
– Water;
– Sewerage;
– Electricity;
– Schools;
– Clinics;
– Recreational facilities; and
– Other essential services.
The solution cannot simply be to wait for illegal settlements to emerge and then demolish them.
PREVENTION IS BETTER THAN DEMOLITION
Government and local authorities must expand lawful, affordable housing opportunities while simultaneously shutting down illegal land markets.
LOCAL AUTHORITIES MUST FIX THEIR WAITING-LIST SYSTEMS
ZNOART calls upon local authorities to urgently improve their residential stand waiting-list systems.
Residents should not be left for years without knowing their position while unscrupulous intermediaries exploit their desperation.
Local authorities should:
1. Maintain accurate and regularly updated waiting lists;
2. Give residents confirmation of their position;
3. Publish clear allocation criteria;
4. Establish transparent allocation procedures;
5. Introduce digital application and tracking systems;
6. Audit waiting lists to identify duplicate and fraudulent applications; and
7. Provide accessible complaint and land-verification mechanisms.
A resident should be able to know where they stand, how stands are allocated and how to verify an alleged allocation.
ZNOART CALLS FOR A PUBLIC LAND-VERIFICATION PORTAL
Zimbabwe urgently needs a simple, accessible and publicly searchable land-verification system.
Where possible, residents should be able to enter a stand number, development name or other relevant details and establish:
– Whether the stand exists in official records;
– Whether the layout is approved;
– The responsible local authority;
– The status of the development;
– Whether the land is designated for residential use;
– Whether there are known restrictions or disputes; and
– Which office residents should approach for further verification.
An official verification reference or certificate would provide an additional layer of protection for prospective buyers.
Such a system would also make it much harder for fraudulent land dealers to operate.
GOVERNMENT, LOCAL AUTHORITIES, ZRP, ZACC AND COMMUNITIES MUST WORK TOGETHER
The land crisis cannot be solved by residents alone.
Government must provide lawful housing opportunities.
Local authorities must maintain transparent land records and enforce planning regulations.
Law-enforcement agencies must investigate alleged criminal land transactions.
ZACC must investigate allegations of corruption falling within its mandate.
Local authorities and responsible agencies must strengthen inspections and intervene early where unlawful development is taking place.
Communities must report suspected illegal land schemes.
And residents must conduct due diligence before handing over their money.
This requires a coordinated, whole-of-government and community approach.
ZNOART’S POSITION
ZNOART supports Minister Garwe’s warning against illegal land allocations and calls for firm, lawful and impartial enforcement.
But enforcement must go beyond demolishing structures.
Follow the money.
Investigate the sellers.
Investigate the facilitators.
Investigate the alleged land barons.
Establish who authorised what.
Establish who issued documents.
Establish who inspected the developments.
Establish who benefited.
Where criminality is established, the law must take its course.
At the same time, residents must take responsibility for protecting themselves by verifying land before purchasing it.
DO NOT BUY BECAUSE SOMEONE SAYS IT IS AVAILABLE.
DO NOT BUY BECAUSE YOUR NEIGHBOUR HAS BOUGHT.
DO NOT BUY BECAUSE SOMEONE SAYS “GOVERNMENT WILL REGULARISE IT.”
DO NOT BUY SIMPLY BECAUSE THE PRICE IS CHEAP.
VERIFY FIRST. PAY LATER
ZNOART believes that Zimbabweans deserve access to land through lawful, transparent, affordable and verifiable processes.
No resident should lose their life savings because they trusted an alleged illegal land dealer.
Zimbabwe needs stronger land administration, accountable local governance, effective law enforcement, public verification mechanisms, stronger inspections and continuous public education.
Land barons must be investigated.
Residents must be protected.
Illegal land transactions must be stopped.
Public land must be protected.
Lawful housing development must be accelerated.
*JUSTICE FOR RESIDENTS.*
#NoToCorruption
#NOtoLANDBARONS
#NOtoSABHUKUDEALS
ZNOART MANDATE
To represent and protect residents’ interests and to promote accountable local governance, quality service delivery, community development, infrastructure development, transparency, environmental sustainability, the fight against drug and substance abuse, and the socio-economic welfare of communities across Zimbabwe.
Inserted By :
_Shepherd Shalvar Chikomba (ZNOART National Chairman )_ 0772882545
CONTACT ZNOART
Email: znoart1@gmail.com
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