Introduction

The Zambia Integrated Land Administration System (ZILAS) was designed to improve efficiency, transparency, and security in land transactions. However, many stakeholders are now questioning why a system meant to streamline processes appears to be causing delays and frustrations.

To gain deeper insights, we had the privilege of sitting down with the President of the Law Association of Zambia (LAZ), Mr. Lungisani Zulu.

In this discussion, he outlined the features of ZILAS, the challenges it faces, and the possible ways of improving the system.

Why Was ZILAS Introduced?

Before ZILAS, the land administration system required physical interaction, which caused inefficiencies. Documents had to be manually lodged, making the process slow and cumbersome. With ZILAS, the government aimed to:

• Enable online submission of land-related documents.
• Allow payments via digital methods like credit and debit cards.
• Enhance security features to prevent document tampering and unauthorized changes.
• Ensure accessibility, allowing individuals to process land transactions from anywhere in Zambia or abroad.

The intention was to create a seamless, transparent, and digital system to simplify land transactions.

Key Features of ZILAS

• Completely Digital: Users can now submit and track land documents online, eliminating the need for physical visits to the Ministry of Lands.
• Digital Title Deeds: The system generates digital title deeds with unique validation stamps, reducing the risk of forgery.
• Improved Transparency: Each action in the system is recorded, allowing authorities to track any changes made and when.
• Integrated Payment System: Payments for land services can now be made using electronic banking channels, improving convenience.
• Remote Access: Users no longer need to travel to Lusaka or regional offices to submit or follow up on documents.

The Benefits of ZILAS

While there are challenges, ZILAS also brings several advantages:

• Faster document submission – No need for long queues or waiting at government offices.
• Greater security – Digital records reduce fraud and manipulation.
• Better tracking – Users can monitor the progress of their applications in real-time.
• Reduced physical paperwork – A step toward an eco-friendly, paperless process.

The Challenges with ZILAS

Despite its promising features, ZILAS has introduced several unintended challenges, leading to frustration among legal professionals and landowners alike.

1. Delays in Processing

• While ZILAS was meant to improve efficiency, it has resulted in longer processing times due to system downtimes. Many transactions that were previously completed in days now take weeks or even months.

2. Incompatibility with Existing Processes

• The system struggles with recognizing partial land sales, making it difficult for individuals to process subdivisions efficiently.

3. Backlog of Transactions

• The introduction of mandatory digital clearance in 2023 caused a flood of requests to the Ministry of Lands, resulting in significant backlogs.

4. Inability to Perform Simultaneous Transactions

• Under the old system, lawyers could conduct multiple transactions simultaneously, such as placing a caveat and registering a mortgage at the same time. In ZILAS, these must be done separately, increasing the risk of unauthorized claims on property.

5. Potential for Exploitation

• If a caveat is removed to process a transaction, a third party can quickly place a new claim before the rightful transaction is registered, creating legal complications.

6. User Adaptation and Technical Issues

• Many legal professionals and landowners are still adjusting to the system.
• Some users face technical issues, such as difficulty accessing the portal or errors in processing payments.

The Government’s Response

Mr. Zulu noted that the Ministry of Lands is aware of these issues and is actively working with stakeholders to address them. For instance:

• The ministry recently abolished mandatory digital clearance to ease processing bottlenecks.
• Ongoing discussions between the Law Association of Zambia and government officials aim to fine-tune ZILAS for better functionality.
• Regular updates and system refinements are expected to improve efficiency over time.

What Needs to Change?

For ZILAS to reach its full potential, the following improvements are necessary:

1. System Optimization – The government must address technical bugs and improve processing speed.
2. Better User Training – Legal professionals, landowners, and real estate agents should receive proper training on how to use the system effectively.
3. Policy Adjustments – Revising certain policies, such as allowing simultaneous transactions, would streamline processes.
4. Dedicated Support Services – A strong customer support system should be in place to assist users facing technical challenges.

 

Final Thoughts

The transition to a digital land administration system is a necessary step in modernizing and digitalizing Zambia’s real estate sector. However, for ZILAS to truly fulfill its purpose, the government must address its inefficiencies and improve user experience. While the system holds great potential, adjustments are needed to ensure it serves its intended purpose without causing unnecessary disruptions.

As Zambia continues to refine its digital land system, stakeholders must remain engaged, voicing their concerns and offering solutions to create a more effective and reliable process for all involved.

 

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