The recent passage of the Land Survey […]

The recent passage of the Land Survey (Amendment) Bill No. 12 of 2026 represents an important governance reform for Zambia’s land sector, but concerns have surfaced regarding technical expertise, political influence and operational efficiency.

 ‎In an interview with Zambian Business Times Zambia Institute of valuation survey (ZIVS) chairperson Sonny Mulenga said the Bill does not seek to overhaul the Land Survey Act but instead focuses on restructuring the Survey Control Board, the institution responsible for licensing land surveyors, handling complaints and enforcing professional discipline.

 ‎He explained that the current five-member Board is largely controlled by land-surveying professionals, while the proposed legislation would create a 12-member multi-stakeholder Board appointed by the Minister.

Despite supporting the Bill’s direction, Mulenga raised concerns over the reduced role of the Surveyor-General, who would become a non-voting ex-officio secretary under the proposed structure. ‎He argued that the Surveyor-General possesses critical institutional knowledge and should retain voting rights on matters relating to licensing, discipline and technical standards. ‎

“The Board’s core functions remain highly technical. It is unusual for the most experienced technical officer in the profession not to have voting powers,” he said.

 ‎Mulenga also expressed concern that all Board members would be appointed by the Minister, warning that the absence of conflict-of-interest provisions, fixed terms and independent appointment mechanisms could expose the institution to political influence.

‎He further cautioned that the larger Board and higher quorum requirements could slow decision-making and create delays in licensing, disciplinary proceedings and policy implementation. ‎“The Bill is fundamentally a governance reform rather than a technical survey reform. It broadens participation by bringing in planners, lawyers, estate agents, civil society representatives and private-sector stakeholders,” Mulenga said.

‎He argued that broader representation could improve the Board’s understanding of how survey decisions affect land registration, planning approvals, property valuation, and mortgage lending and dispute resolution.

 ‎Mulenga noted that improved survey governance has direct economic implications because accurate boundaries and reliable cadastral records support secure property rights, investor confidence and efficient land transactions. ‎

“A weak survey regulatory system acts like a hidden tax on land ownership and development. Every uncertainty in land records increases costs for property owners, lenders and investors,” he said. ‎To strengthen the legislation, Mulenga recommended increasing the number of registered surveyors on the Board, retaining the Surveyor-General as a voting member, establishing technical sub-committees and introducing stronger governance safeguards.

 ‎He said Zambia has an opportunity to create a modern and inclusive land-governance framework, provided reforms are accompanied by updated regulations and clear accountability measures. ‎“The Board that governs the land survey system must be both broadly representative and technically competent. The challenge is ensuring that inclusivity enhances effectiveness rather than weakening it,” Mulenga said

Article by Francine Chibuye