Article under Review for the International Journal of Spatial Data Infrastructures Research,

submitted 2011-02-28

Accessibility of lands information to authorized remote

stakeholders in Tanzania
Edson A. Mwabukojo1

P.o Box 21847, Dar es Salaam,Tanzania, emwabukojo@yahoo.com

Abstract

Nowadays data users desire to access and see land data on the computer screen
wherever and whenever they turn on their computer. However, administration of
Real property information is one of the major challenges in most of African countries.
The administration of land data is not satisfactory but also it takes too long to access
or updates land records in Tanzania. Tanzania has witnessed a massive violation of
land data. The accuracy of lands information is increasing questionable in recently
years. Land data insecurity is an outcome of lack of defined and adequate system for
protecting, sharing and distribution of land information. Lack of recognized and
scalable land information network across the country has weakened a lot on
provision of good governance in Tanzania. Too many constraints on the existing
manual lands information management system cause a number of chaos and
injustice to stakeholders, Such as; Unnecessary queuing for public services, data
lost or misplaced, documents forgery, corruption for service, increase of
unnecessary bureaucracy and service delay. This research addresses the needs for
the Government to consider dilemma on the existing land information as an obstacle
not only to the good governance also to the social and economic development of the
country. The country needs to move now than later from the use of manual land
information system to a networked information system which integrated title
registration and geospatial data into common system.

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 Article under Review for the International Journal of Spatial Data Infrastructures Research,
submitted 2011-02-28

Keywords: Geospatial, GIS, Land data stakeholders, National Land Information

System, Security Risks, Network

1. INTRODUCTION

Land Information provides the essential evidence that a particular action or

transaction took place or that a particular decision was made. However, a little has
been done to administer and distribute of land information in Tanzania. The study
straight addresses the effectiveness of the existing land information system in
Tanzania. This paper describes various problems caused by lack of an effective and
recognized land information network in the country. Moreover, the study point out
potential stakeholders of the land data management system. Also the study revealed
land security risks available in the existing land data registration and administration
system.

2. THE FACTS ABOUT TANZANIA

The United republic of Tanzania is a unitary government established on 26th April

1964 after the union of two countries, Zanzibar and Tanganyika. Tanganyika got her
independence on 9th December 1961 while Zanzibar got her independence on 12th
January 1963. Tanzania located between Latitude 1 and 12 South and Longitude
29 and 41. The size of the country is 945,087 square kilometres. According to the
2002 census, the population of the country was 34.4 million and apparently is
approximately to be more than 45 million. United Nations Human Development
Report (2010) shows Tanzania ranked number 148 out 169 countries in world list of
poverty rank. The country is among of the poorest countries of the world with 89
percent of the country population receiving an income of not more than USD 1.25 a
day

3. LAND DELIVERY AND REGISTRATION PROCESS IN TANZANIA

There three land divisions working under the ministry of land, which are, division of
survey and mapping, urban development and land development. The operations of
land divisions are interdependent to each other as detailed in Figure.1. Urban
development division deals with land use planning and monitoring of land use
development. Survey and mapping division deals with land survey activities and
management of national topographical map. Land development division under
commissioner of land deals with title registration and land dispute management. Title
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document can not legally recognize until registered by registrar of title. Figure1.
Shows land registration process in Tanzania.

Figure 1: Land registration Process in Tanzania

No
Land Surveyor
SURVEY AND
MAPPING
DIVISION Municipal Surveyor Is Survey
Satisfactory
Geospatial
Information
Resources
YES

Deed plan Directors

Approval

Survey Request

Municipal Land Client

Officer

Assistance land
Commissioner for Commissioner
Land
Certificate of
Right of
Title Registration,
Occupancy
Property Tax and Land
Rent Information
If Title YES
Signed
Registrar of
Title

No
Return to
TP drawing and Applicant
Approval of land
use Development
YES

Is proposed No
URBAN DIVISION Municipal development
Planner conformity with
Town Plan Information
Resources plans?
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4. LANDS FORMALIZATIONS SITUATION IN TANZANIA

According to Tanzania land law (1999) all land is public, vested in the president as
trustee to own all land on behalf of the public. This implies that, no individual own
land but right of occupancy. The president can acquire any parcel of land for public
interest. However the public interest has not been specified in the law.

Land formalization is a process of identification and registration of rights and details

of land parcel for purpose of legal recognition of their ownership or occupation.
Tanzania is among of large country in Africa with big geographical area. However,
larger part of the land is neither survey nor planned. That means large group of the
population in Tanzania are living in either on an informal land or squatter areas.
According to the property and business formalisation program (MKURABITA) volume
II report (2008) shows 89% (percent) of Tanzanias lands are not formalized (not
registered). This implies most of land dwellers in Tanzania are not legally
recognized. Majani, Magigi and Kyessi (2005) describe a dramatically increasing of
number of informal settlements in urban area. Dar es Salaam city has seen an
increasing of informal settlements from approximate of 15 in 1980 to 105 informal
settlements in 2003. The increasing number of informal settlements is a result from
inter alia ineffective or poor urban planning approaches.

4.1. Property and business formalization program (PBFP)/ MKURABITA

Property and business formalization program (PBFP) in Kiswahili MKURABITA is a
Government project established as a tool for realisation of the goals and objectives
of Tanzania vision 2025 and the National Strategy for Growth and Poverty Reduction
(NSGRP) in Kiswahili known as MKUKUTA. MKUKUTA" is an umbrella strategy for
guiding and harmonizing national development and poverty reduction. The main goal
of MKURABITA is to formalize the ownership of business and property rights so as
to enable maximum utilization of property rights for social and economic
development of the peoples. Through this project, a number of stages and long
procedures in land delivering process has been carefully eliminated or simplified so
as to foster legalization of land property rights. Moreover GIS and photogrammetry
technologies have been incorporated as suitable techniques for geospatial data
management.

MKURABITA is an outcome of political willingness to intervene land use plan and

development. This study sees MKURABITA as appropriate solution towards various
land disputes in the country. The project facilitates and is an enabler of proper land
use development and maximum utilization of land resource. The famous ten land
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conflicts in Tanzania as described by Mollel and Lugoe, (2007) can be eliminated or

minimized by proper implementation of MKURABITA.

5. EFFECTIVENESS OF THE CURRENT LAND INFORMATION SYSTEM

Lands information is significant and valuable asset which need to be recognized and
accessible to varieties of user over complex network infrastructures. The land
delivery information flow in Tanzania has been cleared demonstrated in figure 1. The
main land data sources are cadastre survey, town muster plan and title registration
and land use development data. Cadastre survey information are processed and
managed by survey division. Land use development records, title registration data,
land rent data and property tax data kept by land use division under commissioner
for land. Registry office keeps records regarding with certificate of occupancy
registration. However each land division keeps records independent from each other.

5.1. Cadastral Survey in Tanzania

Cadastral survey is major source of spatial data. This study sees land survey
(cadastral survey) as an engine of land information system because the reliability of
spatial data mainly depends on the effectiveness of cadastral survey system. All data
regarding physical character of land parcel such as, the size of the land, shape,
position, and 3D features of the land property are obtained through cadastral survey.

Unfortunately the cadastral survey system in Tanzania is not pleasing at all. Large
part of the Tanzania is not surveyed due to number of factors including weakness in
the existing land survey system. According to Kombe and Kreibich (2001), two thirds
of urban housing in Tanzania has to be classified as informal settlement.

That mean most of the lands information are not known, which leads to a fast
growing of unplanned settlement (squatter) and environmental pollution. One things
that affect spatial data acquisition and processing in Tanzania are unnecessary
bureaucratic and too many steps involved in land survey as demonstrated in Table 1.

According to Katambi (2009), it is difficult to maintain good record management

practices with the existing Cadastral survey system. The result has been duplicate
allocations of the same parcel, insecurity of tenure and delays in land transfers.
Currently, land allocation is progressing at a very slow pace. There is never enough
surveyed land to be allocated. Record keeping has become so problematic that it is
impossible to find files at the Open Registry. It takes a lot of effort to check against
duplicate registration of the same document.
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5.2. The status of Title registration information system

Land development division and registry of title are responsible office to handle land
use development and title registration data. Land development division is specifically
deal with management of land use information, property taxation and land rent
records. According to Derby (2002), Types of information that are recorded at the
title office include location, the city, block number, and survey parcel identifier. In
addition, the title office also records the owners name and address, date of
allocation, duration of the lease, start date, end date, land rent and land use.

However, today, fifty one years after national independence Tanzania still relaying
on manual file base information system. Land file has to move manual from one land
office to another, from municipality to regional or zone office, from regional office to
ministry of land. The paper based information system is not only outdated but costly
and ineffectively. The existing land information system has negatively impacted on
land delivery process. A title registration process which can be completed in less
than one hundred days it take up to 8 (eight) years to grant certificate of occupancy
to an applicant. According to Mollel and Lugoe (2007), the human factor is a major
source of conflicts especially when speed of work, access to records and decision-
making is taken to attract corruption. A human factor can always play tricks to bring
in the wrong or right file depending on the capacity to manipulate the system.

One of the weaknesses of manual file based system is file lost and misallocations of
land records within Government land office. There an argument that files
misallocation and document lost are done intentionally by government officials so as
to make thing complicated and therefore to attract corruption.

Another complication linked with paper based information system is tendency of

personalization of land tasks. Handling of land matters look like turning from office
obligation to a specific land officer task. Its common to find out the acting land officer
can not perfume any task left by absentee with the reason of not having enough file
progress details.

Another character of paper base file system is ineffectiveness of the system to

monitor staff and office performance. The system is inadequate to detect individual
and general office performance. It is difficult for someone to monitor the daily
activities executed by land office or individual land staff. No one can easily detect the
types and quantity of workloads registered or stacks at a particular land officer table.
Paper base information system creates an environment of underutilization of human
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resources and misuse of government fund by paying salary to undeserved

employees.

Inadequate of transparent information sharing mechanism is another feature of the

existing information system. The system is ineffective to enable transparent land
information sharing among the Government land authorities themselves, and
between the authorities and land clients. Access to land files has become
complexity. Things become much worse to low income earner who does not have
enough financial capability to follow up files progress in various land authorities
offices.

There a limited chance for the existing land information system to identify frauds,
mistake or errors done by land officer. Some government officers who are in titled to
enforce land laws are intentional do forge or manipulate land records.. Apparently,
the Dar es Salaam regional commissioner intervened Kinondoni municipal land office
to discover land document forgery and abuse of the office authority.

The Dar es Salaam Regional Commissioner suspended the Kinondoni Municipal

Land Officer, following alleged abuse of office. I have taken these measures
following my sudden tour to his office and found out that the man had on his table a
file which he had dubiously signed giving a building permit to a company at Msasani
Peninsula. The plots were reserved by the government for a long time now as open
spaces and that the request granted by Municipal Land Officer did not go through
proper channels. After looking at the form quickly, we learnt that it had a forged
signature, a stamp of the municipalitys director and it did not go through proper
channels as there was no registry stamp on it, he said. I believe that this incident
represents several. Kimati (2010)

Land information security risks are another problem which affects the land delivery
process in Tanzania. There two types of risks available, which are, Physical risks
and technological risks. Physical risks includes any man made effort to destruct,
forge or any misuse of land data, such as, document forgery, fire risks and file lost.
Technological risks are those risks associated with the use of digital technology such
as, data change in a server model, an unauthorized access to land information
resources, system collapse and poor quality of land data.

However, some people within the Government land authorities taking advantage of
current land information system, and they will do whatever it takes to stop or
discourage any initiative to re-modify the current land information system.
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5.3. Impacts of the paper base file system

i. Unnecessary queuing and bureaucratic in government land offices. It is
common to find peoples in long queue in central and local Government land
offices waiting for land services. Unnecessary queuing in land authorities is
an outcome of poor file tracking system and heavily dependant on human
physical efforts to handle land records.

ii. Triple or Double allocation of land parcel is a common problem in Tanzania.

Multiple allocation of land parcel is outcome of failure of the current
information system to present correct land records to decision maker. Derby
(2002) has argue, some of the problems caused by the existing records
keeping system in Tanzania are multiple ownership of the same plot
(duplicate allocation).

iii. Boundaries disputes are common in rural and urban areas. Underutilization
of geospatial technologies such as remote sensing and GIS technologies
resulted to too many land boundary conflicts between inhabitants. There
many evidence proving that GIS is affordable and suitable technology to
handle parcel data. Eagleson(2003) demonstrate deeply on how to apply GIS
technology in boundary administration.

iv. Violation to an open space is another outcome the current information

system. People are taking advantage of poor land information network to
illegally change the land use plan and violation of an open space. Kimati
(2010) reports on a massive open space violation in Dar es Salaam. Probe
team discovered that 104 open spaces out of 154 visited were illegally
acquired. Out of 110 open spaces which were visited in Kinondoni
municipality, 88 open spaces which are 80 % of surveyed spaces were sold
illegally. It cost a political leader intervention to land office so as to discover a
massive violation of land records. If that happen in Dar es Salaam, Who
knows, how many invasions of an open space do occurred in other part of the
country. The current land information system does not give a room for
member of public to participate effectively on monitoring land use change and
development.

v. Unnecessary Delay of town planning (TP) drawing and land use plan
approval is another chaos to member of public. That caused by too much
relaying on paper base information system. It does not make sense at all to
take more than a month just to approval land use plan proposal.
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vi. Poor governance is another thing surrounding many Government offices

particularly, land offices. As discussed before the current human base
information system is affecting great on provision of good governance in
Tanzania. There so many constraints in land information system such as,
limited transparency on information sharing, poor land data retrieving system,
data lost and inadequate integration between title registration and geospatial
data.

vii. Poor detection of underground infrastructure. Again underutilization of GIS

technology to capturing, processing and upgrading of underground
developments leads to the increase of many unknown underground
infrastructure.

viii. Inadequate transparency in information sharing leads to the increasing of

Corruption and frauds in the country. Many authors report on tremendous
increase of land records forgery and corruption in government land
authorities. Ngware (2005) and Mollel and Lugoe (2007) wrote extensively on
corruption problem among land authorities officers. Constraints in land
information transparent sharing mechanisms provide a chance for some
dishonest government officers to forge land records.

ix. Limited access by land stakeholders to land data. There is no a defined land
information sharing mechanisms. Land researchers, land owners, high court,
land tribunals, and many other of land data users are facing extra difficulties
on accessing land data. Data access limitation are not only affecting land
delivery process but also affecting other economic and social development
activities such as, limit the use of property as collateral to secure financial
assistance and delay of property development activities.

x. Injustice in decisions making on land matter are another outcome of having

ineffective land information system. Lands dispute resolution organizations
decision are mainly affected by land information available; for that reason
relying on the manual or file base information system may cause wrong
decisions making garbage in garbage out.

xi. Property valuations warped is common problem in Tanzania. Some dishonest

valuation surveyor takes advantage of lack of proper house registration
system to value ghost properties. Apparently, Dar es Salaam Municipals
valuation surveyors have been accused for valuation distorted.
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Minister of infrastructure shocked the crowd when he revealed how government

valuers exaggerated initial compensation estimates forcing a thorough verification by
an independent valuer who found 61 ghost houses and saved the government Tshs
5 billions. Agola (2011)

xii. Another impact of unsuitable land information system is lack of sustainable

residence addresses system (a unique house identifier). Most of Tanzania
residence doesnt have an address. The existing postal offices based
address system is inadequate to meet the demand of national population.
The supply of postal address mailbox can no longer fulfilled the needs of forty
five thousand (45,000) estimated national populations. A combination of GIS
and photogrametric technologies would provide a unique house identifier
(address) solution.

5.4. Components of National land information system (NLIS)

National Land information system (NLIS) creates and maintains land registration
data and geospatial data within an integrated spatial database environment. It is a
databank for acquisition, transaction and distribution of land data to varieties of
remote user over public network infrastructure. In order for the information system to
work properly the following components need to be accurately implemented;
Geospatial data acquisition and processing, Network accessibility, system legal
framework, Standards, Peoples requirements and database and system security.
Figure 2. Illustrate key NLIS components.

Figure 2: Illustrate the main Land Information Components

Standards
Network
Land Stakeholders
Data
Security Risks
(Peoples) Legal & Policy
Frameworks
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5.5. Data standards

Land records can be presented in pictorial and data form or in some instance
geospatial data can be in displayed in video form. Quality of data is an important
criterion of land information system. There many factors which can affect the
standard of land data such as, bandwidth limitation, system overload, type of
transmission media and geospatial data acquisitions and processing technologies.
This study insists that special attention should be devoted to construction of
qualitable system which can insure data availability, completeness and integrity. The
following techniques need to be incorporated whenever you develop national land
information system; first strengthen server system flexibility to expansion, secondly;
is to configure standby server and backup network links, thirdly; fibre optic
transmission technology should always be a first option as transmission media,
fourth; in case geospatial data contain some videos records quality of service
technology must be configured to allow multiple data transmission over the same
transmission media and fifth; GIS and other geospatial technologies have to be
properly utilised to acquire and processing of spatial data.

5.6. Land data stakeholders

As argued before land information is significant resource because most of human
decisions depend on the available geospatial data. People always in demand to
know and observe varieties of land details such as, the distance, location,
dimensions, boundaries, street names, shape, address and ownership records.
Therefore, the development of land information system should focus on people
requirements. The system must be able to interact with People otherwise it is
worthless to have an information system which cant respond to the users demand.

Land data stakeholders categorised into three groups; the first group is land data
handling machinery consist of departments dealing with acquisition, processing and
distribution of land records, normally are Governments agents. The qualities and
accessibility of land data depend much on the effectiveness of the land data
management machinery. A second category comprising remote data user whos their
decisions relay on land records from recognised government authorities. Users who
fall under this category include financial institutions, estate developer, researchers,
Land dispute resolution organisations, planner, weather institutions and land
surveyor and security forces. This group need a soft mechanism that allow them to
access and verify land data from land departments regardless of their location. The
last categories of land data stakeholders are users from different location of the
world whom do access land data for different purpose. Comprise known, unknown
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and illegal users such as, travellers, tourists, terrorists, transportation and
environment agents.
Figure 3: illustrate some of potential land data stakeholder in Tanzania

Researchers,
Tanzania Land Owners Travellers&Investor Tanzania Postal
Investment centre
Office

Utility Natural resources

Authorities Industry

Navigation & Land

Transportation Information Farmers
System Backbone
Financial
Security Institutions
Forces

Weather
Infrastructures Authorities
developer Tourism Environmental
Industry agents

High Court&Land Land Use Title Registration Cadastral

Dispute Tribunals Plan System System System

RemoteUsers DataAcquisition&ProcessingDepartments Land

Databank

5.7. Geospatial Data Acquisition and Processing

Data are another component of land information system. Land data comprises of
Title registration data and geospatial data. However, geospatial data is the element
which distinguishes land data from other information database. Administration of
geospatial data are always complex, time intense and expensive. Geospatial data is
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important input in development of national land information system. Therefore,

despite of the complexity in handling of data, effort should be done not only to
acquire and distribute geospatial data also to make sure that data are available to
authorised users, at a right time, expected quality and quantity.

As discussed before analogy cadastral survey methods are machinery for geospatial
data acquisition and processing in Tanzania. However, there many evidence from
previous research proving that the existing cadastral survey system in Tanzania has
failure to provide expected outcome. The quantity, speed and distribution of
geospatial information are not adequate at all. That is why large part of the countrys
lands is neither surveyed nor planned.

This study considers a combination of GIS, cartography, photogrammetry and

satellite remote sensing technologies as alternative methods from the old human
based land survey methods. The use of aerial photograph and GIS techniques in
acquiring and processing of spatial data may seem as expensive but in long run is
affordable, fast, flexible and easy methods. Property and Business formalisation
programme (in Kiswahili known as MKURABITA) is a good example to cite the
effectiveness of GIS and GPS technology in administration of geospatial data.

Tanzania is not an island to isolate herself from the increasing demand to establish
National geospatial data infrastructure (NGDI). The Government should realise the
importance of NGDI /NSDI and start investing on human resource, technology and
regal frameworks so as to be capable to develop a sustainable spatial data
infrastructure.

5.8. Lands Information Security Risks

Land information is vulnerable resources to security risks. Apparently, Tanzania has
witness a number of violations to land records. Its pointless to use land information
system which is vulnerable to many security risks. If the country is not ready for
information system change then it is better to continue with the existing paper base
file system lather than jumping to unsecured electronic system, because electronic
systems are much vulnerable to security risks than manual information system. This
study point out security as one of the major element of land information system and
there is no way security should be considered as an alternative option.

Security, security and security (SSS) are important component of land information
system. First; security provide data confidentiality, secondly; security protect land
data from attacks and violations and thirdly; security technology can rescue system
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from collapse or link failure. Moreover, access to land data should be limited based
on the status and type of users. In other word user should be categorised into status
and each category should only access specific authorised land resources. Security
risks become higher as the network expand, the bigger the network the higher the
data risks. Peoples should be aware that, land information are not free from denial of
service attack, man in the middle attacker and massage sniffer.

5.8.1. Security techniques

Confidentiality: In order to reinforce data confidentiality in land authorities
Authentication, Authorisation, and Accounting (AAA) technology must be
configured so as to protect data accessibility from intruders. AAA can be
enabled by deploying an access control serve (ACS).

Access control and hackers protection: Denial of service attacker and

man in the middle attack can be eliminated by deployment of intrusion
detection system, access control list and data encryption technologies.

Network connections security: Remote land office or data users can be

protected by configuring access list and Virtual private Network (VPN)
technologies such as, IPSecurity or WebVPN, Encryptions and tunnel
technologies. These technology need to be properly configured so as to
protect land data transmitted over insecure public networks.

System collapse or Link failure: Land information system need to be

properly function and available all the time. System breakdown may cost
unlimited lost to the Government and land data stakeholders across the
country. In order to protect any data lost due to system damage risks and
network connections failure the following measures should be implemented;
First is to configure a backup server which will turn on immediately if the
backbone server go down. The backup server should be capable to restore
all the data lost in a major server. Network failure problem can be eliminated
by configuring backup link such as, Integrated Services Digital Network
(ISDN) network, VSAT connection or Hot Standby Router

Security policy: this is an essential security document written by security

expert to guide all information system users on how to use the system and
secure information system resources. Also the document defines the
limitation of system users and demonstrates legal actions to intruders and to
peoples who will misuse the system.
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5.9. Distributed Database Techniques

A distributed database (DDB) is a collection of multiple, logically interrelated
databases distributed over a computer network. Distributed database management
software is a preferable technique because, enable distribution of data to land users
with different level of transparency, increase data reliability and availability, keep
data closer to the user (data localization) and flexible to future modification and
expansion. Based on the land registration and delivery system in Tanzania, this
study point distributed database technique as ideal technology for development of
scalable NLIS. The database servers can be disintegrated to a Regional or zonal
level depending on the requirement of the stakeholders and availability of competent
ICT personnel.

5.10. Land Data Network Infrastructure

Network infrastructure is an important element of land information system because it
is an enabler of data accessibility to remote stakeholders. One of the key obstacles
that affect the transparency, availability and accessibility of land information to
remote stakeholders in third world are complexity of developing secure network
connections to varieties of remote stations. There enough evidence from developed
countries that land database system and network infrastructure development is
achievable, what is missing in third world country is unavailability of skilled and
competent ICT and Geoinformatcs personnel. The government should take initiative
to train network engineers in order to overcome network development challenges.
Only skilled and competent engineers can manage to develop a scalable network
infrastructure. No mistake should be made to outsource the job of network planning
and development to outsiders.

In order to reinforce data integrity, accuracy and confidentiality network infrastructure

configuration and implementation have to facilitate three level of network status,
which are, intranet, extranet and internet. That means some of network resources
will only be available in the intranet and extranet not in the internet. The whole
process of land data acquisition, processing, retrieval and updating must be done
within a defined land authoritys intranet such as those within government land
departments. Also authorised remote land data users should only access land
resource from extranet (a defined remote stations). Only land information which has
no legal access limitation will be available to internet users regardless of their status
and location.
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5.11. Institutional and legal framework

Complexity in administration of land information is some time caused by
unnecessary bureaucracy in Government land authorities. Apparently, neither the
land policy nor land law of 1999 has exactly defined the institutional responsibility to
administration and distribution of land data. Because of that, there a lot of confusion
between ministry of land and ministry of local authority on decision regarding land
issues. Both Land divisions in ministry of land and local authorities are engine of
national land information system but they are working independent from each other,
there is no define coordination between them. There is a need to reform the land
institutional framework. The Government and land stakeholders should collaborate to
see the importance of having many land authorities dealing with similar issues. The
land policy should also define the coordination among Government land authorities
so as to speed up decisions making and increase land data integrity. Moreover, the
land policy and land law should both explain the mechanism of distributing and
sharing of land data. The law must mention institution responsible with the
management of national land information system. The national land databank has to
be legal recognised national wise.

6. CONCLUSION

Demand for electronic national land information system is higher than it thought. The
price of continuous using file base information system to manage land records is
higher than many peoples can imagine. Scalable land information system is an
enabler of many social and economic development activities in the country. The
Government officers and politicians should not take advantage of the existing weak
land information system to benefits themselves, lather they should take serious
initiative to establish a scalable network system which can meet demand of varieties
of land stakeholders in the country and beyond.

ACKNOWLEDGEMENT

It is a pleasure to thank those who made this project possible such as my parents,
who gave me the moral support I required.

Foremost, my utmost gratitude to Mr. Shirikisho Mponji of the University University of

Dar es Salaam whose sincerity and encouragement I will never forget. I also would
like to make a special reference to Land staff in Kinondoni Municipal Council.
Without their corporation I could not have gotten such relevant data. My big thanks
you go to Miss Reunatha Kiyengo for proof reading support and encouragement.
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submitted 2011-02-28

Lastly, I would like to thank the almighty God, for giving me the strength and good
health during all the time of the project.

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