Application for GRZ Houses/Flats
| Form | Workflow | Outputs | E2E test | Docs |
|---|---|---|---|---|
| Passed | Passed | Passed | Passed | Passed |
- End-to-end test
- 3/3 passed 2026-10-21 (mihud, combined)
- Documentation
- 23 steps, 36 images · Download the DOCX
- Who can apply
- Individual, Organization
- Catalogue ID
- 390
Required documents
- National Registration Card (NRC) (New)
- Certificate of Incorporation / ZDA (if company, church, society) (New)
- Letter of Recommendation from the Ministry/Department of Housing (New)
- Survey Diagram (New)
- Approved Site Plans with Coordinates (New)
Output documents
- GS-2 Notice of Government Action (notice-of-action)
- Application form (application)
- Certificate of Title (certificate)
Test evidence
Application for GRZ Houses/Flats
Service documentation · Republic of Zambia · GSB e-Services
| Owner | Lands Department |
| Service key | MLNR/application-for-grz-houses-flats |
| Version | service v1, platform a0a302b8 |
| Date | 2026-10-21 |
Generated automatically by the service's end-to-end test run. Every screenshot shows synthetic test data on a local test installation, never real personal data.
This document describes the Application for GRZ Houses/Flats service of Lands Department as the platform runs it today. It is generated by the service's end-to-end test: every step below was performed by the test, and every screenshot was taken during that run with synthetic data. Regenerate it with npm run docs:services in the e2e suite; do not edit it by hand.
1. Service summary
| Item | Detail |
|---|---|
| Service | Application for GRZ Houses/Flats |
| Owner (MDA) | Lands Department (MLNR) |
| Purpose | Service covers the entire process of registration of a lease over a specific parcel of land to obtain a Primary Title also known as the Certificate of Title. |
| Who can apply | Individual; Organization |
| How to apply | Online on the national e-Services portal, signed in with ZamPass; pay with ZamPay. |
| Fees | Registration: ZMW 444.80 Preparation: ZMW 221.60 |
| Turnaround | 30 days after payment completion |
| Validity of the output | End date of the Lease Agreement. Maximum 99 years |
| Required documents | National Registration Card (NRC) (required) Certificate of Incorporation / ZDA (if company, church, society) (required) Letter of Recommendation from the Ministry/Department of Housing (required) Survey Diagram (optional) Approved Site Plans with Coordinates (optional) |
| Output documents | GS-2 Notice of Government Action Application form Certificate of Title |
| Legal basis | Lands Act Cap 184 of 1995 (http://www.parliament.gov.zm/sites/default/files/documents/acts/Lands%20Act.pdf) Lands and Deeds Registry Act Cap 185 of 1995 (http://www.parliament.gov.zm/sites/default/files/documents/acts/Lands%20and%20Deeds%20Registry%20Act.pdf) Lands (Ground Rent, Fees and Charges) Regulations SI No. 110 of 2009 (http://extwprlegs1.fao.org/docs/pdf/zam135768.pdf) Circular on Sale of Government Houses (http://www.parliament.gov.zm/acts-of-parliament) |
2. Application process, step by step
The process as configured in the back office:
| Step | Role | Task | Type |
|---|---|---|---|
| 1 | Applicant | Apply | form |
| 2 | Case Officer | Generate Payment | generate-payment |
| 3 | Applicant | Payment | payment |
| 4 | System | Generate Document | generate-document |
| 5 | Case Officer | Review | review |
| 6 | Supervisor | Review | review |
| 7 | Executive | Approve | approve |
| 8 | Case Officer | Verify Payment | verify-payment |
| 9 | Supervisor | Review | review |
| 10 | Executive | Approve | approve |
| 11 | Case Officer | Review | review |
| 12 | Executive | Decision | decision |
| 13 | System | Generate Document | generate-document |
| 14 | System | Notify Client | notify |
Who takes part in this journey: Citizen, Case Officer, Supervisor, Executive, Anyone (public).
Step 1. Find the service
Citizen · National e-Services portal
On the national e-Services portal the citizen opens All Services and searches for the service by name ("Application for GRZ"). Each result names the service and the ministry that provides it.
Step 2. Read the service page
Citizen · National e-Services portal
The service page sets out what the service is for, who provides it, the fee, how long it takes and the documents to have ready. "Start application" begins an application (the citizen is signed in with ZamPass).
Step 3. Confirm the applicant details
Citizen · National e-Services portal
The applicant details are filled in from the citizen's ZamPass account. The citizen says whom they are applying for (themself) and continues with "Proceed to Application".
Step 4. Fill in the application form
Citizen · National e-Services portal
The citizen answers the service's own application form, converted from the legacy system (26 answers in this run, all synthetic), for the type of application "New". Questions marked * must be answered; some appear only after an earlier answer. Answers are saved as the citizen types, so an unfinished application can be reopened from My Workplace.
Step 5. Upload the supporting documents
Citizen · National e-Services portal
Each document the service asks for has its own upload (5 in this run: National Registration Card (NRC), Certificate of Incorporation / ZDA (if company, church, society), Letter of Recommendation from the Ministry/Department of Housing, Survey Diagram, Approved Site Plans with Coordinates). The files are checked and stored with the application; the page confirms each upload.
Step 6. Check the answers and confirm the declaration
Citizen · National e-Services portal
Before sending, the citizen sees every answer and document on one page and can go back to change them. The declaration that the information is true and complete must be ticked.
Step 7. Application sent
Citizen · National e-Services portal
The portal confirms the application with the ministry's reference number (MLNR-AGHF/00001/10-21-26 in this run). The application goes to the ministry's officers; the citizen follows it in My Workplace.
Step 8. Take the new application on
Case Officer · Back office
The application arrives in the case queue of the ministry that owns the service (Lands Department); only its staff see it. The officer opens it by its reference number - answers, documents and process are on the case - assigns it to themself and takes it on.
Step 9. Fill in the certificate particulars
Case Officer · Back office
The issued document prints 7 fields that come from the office rather than from the application (Lot Id, Additional Details, Lease Commencement Date, Result co tnumber, Final tenancy method, Entry No of Certificate of Title, Vw mlnr lot memorials). The officer fills them in on the case's "Certificate particulars" tab before the document is issued (synthetic values in this run) and saves; once the document is issued they can no longer change.
Step 10. Set the fee and raise the invoice
Case Officer · Back office
The Case Officer works out the fee from the service's imported fee schedule ("Annual Ground Rent – Floating - Calculated according to Lands (Ground Rent, Fees and Charges) Regulations SI No. 110 of 2009. Consideration Fee – Floating - Cal"). "Submit Fees and Advance" records it, raises a ZamPay invoice for the applicant and moves the case to payment.
Step 11. See that the fee is due
Citizen · National e-Services portal
The application shows "Waiting for your payment" in My Workplace with a Pay button (K221.60). The office priced the case; the invoice was raised on ZamPay.
Step 12. Pay with ZamPay
Citizen · National e-Services portal
Pay opens the invoice (K221.60, the amount set by the platform, never by the page) with its PDF preview; the citizen pays at ZamPay by mobile money or bank card.
Step 13. Payment received
Citizen · National e-Services portal
ZamPay reports the payment; the dialog says "Paid. Thank you" and the application moves on to the ministry's officers.
Step 14. Draft Decision, Make Comments, Send for Approval
Case Officer · Back office
The Case Officer works on "Draft Decision, Make Comments, Send for Approval" (review in the imported process), checks the application and its documents, and completes the step.
Step 15. Review, Add Comments, Send for Signature
Supervisor · Back office
The Supervisor works on "Review, Add Comments, Send for Signature" (review in the imported process), checks the application and its documents, and completes the step.
Step 16. Decide: Review, e-Sign the Offer Letter
Executive · Back office
At "Review, e-Sign the Offer Letter" the Executive records the decision: approve, with a comment kept in the case history. Approving moves the case on; the last decision completes it and issues the document.
Step 17. Verify Payment, Prepare the Draft Lease Agreement
Case Officer · Back office
The Case Officer works on "Verify Payment, Prepare the Draft Lease Agreement" (verify-payment in the imported process), checks the application and its documents, and completes the step.
Step 18. Review, Approve the Draft Lease Agreement
Supervisor · Back office
The Supervisor works on "Review, Approve the Draft Lease Agreement" (review in the imported process), checks the application and its documents, and completes the step.
Step 19. Decide: Review, e-Sign the Lease Agreement
Executive · Back office
At "Review, e-Sign the Lease Agreement" the Executive records the decision: approve, with a comment kept in the case history. Approving moves the case on; the last decision completes it and issues the document.
Step 20. Preview, Enter Memorials
Case Officer · Back office
The Case Officer works on "Preview, Enter Memorials" (review in the imported process), checks the application and its documents, and completes the step.
Step 21. Decide: Review, e-Sign the Certificate of Title
Executive · Back office
At "Review, e-Sign the Certificate of Title" the Executive records the decision: approve, with a comment kept in the case history. Approving moves the case on; the last decision completes it and issues the document.
Step 22. The document in My permits
Citizen · National e-Services portal
The issued document (MLNR-AGHF-2026-00001 in this run: "Certificate of Title") is listed in "My permits and licences" with its validity and a download of the sealed PDF.
Step 23. Verify the document
Anyone (public) · Public verification page
The QR code on the document opens the public verification page: genuine and current, to whom it was issued, and whether the electronic seal is valid. No sign-in is needed.
3. Payment
| Item | In the test run |
|---|---|
| Fee (as published) | Annual Ground Rent – Floating - Calculated according to Lands (Ground Rent, Fees and Charges) Regulations SI No. 110 of 2009. Consideration Fee – Floating - Calculated according to Lands (Ground Rent, Fees and Charges) Regulations SI No. 110 of 2009. Registration Fee - 444.80 ZMW Preparation Fee - 221.60 ZMW |
| Invoice 1 | 0697423894281031 |
| Amount 1 | ZMW 221.60 |
| Paid at 1 | after "Generate Payment" |
On screen: step 10 (Set the fee and raise the invoice), step 11 (See that the fee is due), step 12 (Pay with ZamPay), step 13 (Payment received) in section 2.
4. Output documents
Certificate of Title (sealed PDF)
Issued when the case was approved, from the service's output configuration (service template MLNR_CertificateOfTitle.Certificate.docx), filled from the application and the decision, sealed with the platform's electronic seal and stored as the issued version. The holder downloads it from My permits; the verification page checks it.
The issued PDF has 2 pages; the image shows the first.
Fields
| Field | Value in the test run |
|---|---|
| Document title | Certificate of Title |
| Permit / licence number | MLNR-AGHF-2026-00001 |
| Holder | Chanda Mwila |
| Valid from | 2026-10-21 |
| Valid until | 2125-10-21 |
| Status | active |
| Verification code (printed with a QR code) | 7K2N-QCZZ-QA |
Seal
| Item | Detail |
|---|---|
| Seal status | sealed |
| Signature level | PAdES-B-T |
| Sealed by | the platform seal (development key in the test run) |
| Signed at | 2026-10-21T07:28:32.861Z |
| Trusted time-stamp | 2026-10-21T07:28:32.844Z (time-stamping authority) |
| Document fingerprint (SHA-256) | e4b0b8ddd0025f2d... |
Verification
| Item | Detail |
|---|---|
| Where | The public verification page of the national portal, <portal>/verify/<verification code>, opened by scanning the QR code on the document. |
| What it shows | Whether the document is genuine and current, its holder and validity, and whether the electronic seal is valid and who sealed it. |
| Checking a copy | Anyone can upload a PDF they were given; the page says whether it is exactly the document that was issued. A changed copy is reported as not matching. |
On screen: step 22 (The document in My permits), step 23 (Verify the document) in section 2.
5. Notifications
| When | Channel | To | Message | Delivery |
|---|---|---|---|---|
| Application received | in-app (portal bell) | the applicant | Application MLNR-AGHF/00001/10-21-26 received - Your application MLNR-AGHF/00001/10-21-26 for Application for GRZ Houses/Flats has been received by Lands Department. | shown |
| Status changed | in-app (portal bell) | the applicant | Update on application MLNR-AGHF/00001/10-21-26 - MLNR-AGHF/00001/10-21-26 (Application for GRZ Houses/Flats) is now: With the office - fees being worked out. | shown |
| Payment due (invoice raised) | in-app (portal bell) | the applicant | Payment due for application MLNR-AGHF/00001/10-21-26 - The fee of ZMW 221.60 for Application for GRZ Houses/Flats (MLNR-AGHF/00001/10-21-26) is now due. Invoice 0697423894281031. | shown |
| Payment received | in-app (portal bell) | the applicant | Payment received for MLNR-AGHF/00001/10-21-26 - Your payment of ZMW 221.60 for MLNR-AGHF/00001/10-21-26 (Application for GRZ Houses/Flats) has been received. Receipt: <ZamPay>/pdf?documentType=receipt&invoiceNumber=0697423894281031 | shown |
| case.approved | in-app (portal bell) | the applicant | Application MLNR-AGHF/00001/10-21-26 approved - MLNR-AGHF/00001/10-21-26 (Application for GRZ Houses/Flats) has been approved. | shown |
| Licence / permit issued | in-app (portal bell) | the applicant | Your Application for GRZ Houses/Flats document has been issued - MLNR-AGHF-2026-00001 has been issued for Application for GRZ Houses/Flats and is valid until 21/10/2125. | shown |
| Invitation to rate the service | in-app (portal bell) | the applicant | How was Application for GRZ Houses/Flats? - How was Application for GRZ Houses/Flats? Tell us in about a minute. | shown |
| Decision: approved | in-app (portal bell) | the applicant | Application MLNR-AGHF/00001/10-21-26 completed - MLNR-AGHF/00001/10-21-26 (Application for GRZ Houses/Flats) is complete. Your documents are ready. | shown |
| Application received | e2e.c***@example.test | Application MLNR-AGHF/00001/10-21-26 received | skipped | |
| Application received | sms | +260 97* *** 567 | Application MLNR-AGHF/00001/10-21-26 for Application for GRZ Houses/Flats has been received. Track it: <portal>/my-workplace | delivered |
| Status changed | sms | +260 97* *** 567 | delivered | |
| Payment due (invoice raised) | sms | +260 97* *** 567 | Fee of ZMW 221.60 due for MLNR-AGHF/00001/10-21-26. Invoice 0697423894281031. Pay: <ZamPay>/pay-for-service/get-invoice/0697423894281031 | delivered |
| Payment due (invoice raised) | e2e.c***@example.test | Payment due for application MLNR-AGHF/00001/10-21-26 | skipped | |
| Payment received | sms | +260 97* *** 567 | delivered | |
| case.approved | e2e.c***@example.test | Application MLNR-AGHF/00001/10-21-26 approved | skipped | |
| case.approved | sms | +260 97* *** 567 | delivered | |
| Invitation to rate the service | sms | +260 97* *** 567 | skipped | |
| Invitation to rate the service | e2e.c***@example.test | How was Application for GRZ Houses/Flats? | skipped | |
| Decision: approved | e2e.c***@example.test | Application MLNR-AGHF/00001/10-21-26 completed | skipped | |
| Licence / permit issued | sms | +260 97* *** 567 | delivered | |
| Licence / permit issued | e2e.c***@example.test | Your Application for GRZ Houses/Flats document has been issued | skipped | |
| Decision: approved | sms | +260 97* *** 567 | delivered |
Delivery: shown = in the portal's notification bell; delivered = the SMS gateway (a test double in this run) reported the text delivered; skipped = not sent on that channel (e-mail is not configured on the test installation, and some notices go out on one channel only); sent by the national portal = a ministry node handed the notice to the national portal, which texts and e-mails the citizen under its own name and the citizen's preferences. Addresses written <portal>, <ZamPay> stand for the national portal and ZamPay.
6. Legacy mapping
| Item | Detail |
|---|---|
| Replaces | Application for GRZ Houses/Flats in the legacy ZIGS e-Services directory (ZIGS_Services) |
| Legacy service id | 390 |
| Legacy provider | Lands Department (MLNR) under Ministry of Lands and Natural Resources |
| Legacy process | LandTitling (process 105) |
| Fee in the legacy system | none |
| Fee taken before submission | yes (as in ZIGS) |
| Time to issue (legacy) | New: 30 working days |
| Legacy output templates | GS-2 Notice of Government Action: ZIGS_Forms_Notices / GS-2.NoticeOfAction Application form: ZIGS_Forms_MLNR / MLNR_LandTitling.Application Certificate of Title: ZIGS_Forms_MLNR / MLNR_CertificateOfTitle.Certificate |
| Legacy address | none recorded |
| How it was brought over | Imported by the platform's legacy catalogue importer (zcm-backend scripts/zigs/importLegacy.js) from the ZIGS snapshot: form, case types, fees, documents, process and output templates, then served by the new platform. |
7. Version and date
| Item | Detail |
|---|---|
| Document version | service v1, platform a0a302b8 |
| Generated | 2026-10-21T07:28:40Z (by the end-to-end run, not edited by hand) |
| Service version | not versioned (configured directly) |
| Platform snapshot | backend a0a302b8 portal 72805f0 back office 58e5946 |
| Test suite | e2e 5999d9b; one installation (combined); seed profile mihud |
| Journeys | 30-catalogue-service.spec.js: citizen finds the service, answers its form, uploads its documents and sends the application - passed 30-catalogue-service.spec.js: the case goes through every step of its process: payments by the citizen, each officer step by its role - passed 30-catalogue-service.spec.js: the grant document is issued, sealed, filled in and verifiable; the citizen has it in My permits - passed |
| Result | 3 of 3 journey tests passed |
| Data | Synthetic test data on a local test installation; provider test doubles for ZamPass, ZamPay, SMS and signing. |