Last verified: October 2026
Ardhisasa was down twice in September 2026. The first outage began on 1 September. The Law Society of Kenya (LSK) complained publicly on 2 September that searches, transfers, registrations and valuations were at a standstill, and the platform reported itself restored soon after. On 21 September the system went down again. Land searches, transfers, title and lease registration, stamp duty payments, survey and mapping, valuation and land rent payments were all listed as affected. No cause and no end time were given either time.
So what does a buyer do while the portal is dark? I will be straight about it: no official offline route has been announced. What follows is how to protect your money and your deal until the system is back.
The short version: do not hand over money that depends on a search or a transfer you could not complete, and keep a written record of every failed attempt.
What stops working when Ardhisasa is down
Almost everything that touches the register. The 21 September notice named official searches, property transfers, registration of titles and leases, stamp duty payments, land administration, survey and mapping, valuation and land rent payments. Since March 2025 even subdivisions and amalgamations have to go through the platform, so a stalled system holds up those too.
If you were due to complete a purchase, the usual chain breaks at the first link. You cannot confirm the owner with a fresh search, so the lawyer cannot safely release funds, so the bank cannot disburse, so the seller waits and gets restless.
What to do the same day
- Confirm it is really down. Check the official Ardhisasa account on X (@ArdhiSasa_Ke) and the Ministry of Lands channels before you assume your own connection is the problem. Be wary of anyone who messages you privately offering a faster route.
- Document the failure. Take dated screenshots of the error and note the time. If a contract deadline or a financing date is at risk, this is your proof that the delay was not yours.
- Tell your advocate and your bank. They may need to extend a completion date or a loan offer. It is easier to agree an extension in writing now than to argue later.
- Keep what you already have. Save search receipts, payment confirmations and the date of your last clean search. A search done last week still tells you something, but it does not replace a fresh one before you pay.
Ask the registry, but expect different answers
Some registries still hold paper records, and in many places they remain the working record for land that was never digitised. Call the land registry for your county and ask what they can do while the system is down. Our guide to how land registries are organized by county shows which office to contact, and the guide on buying land that is not on Ardhisasa covers the manual process.
Do not assume a paper search is equal to an Ardhisasa search. For parcels already moved onto the platform, the registry may tell you to wait. Ask for any answer in writing, even a short email.
Protect the deal
Add a clause to the sale agreement that pauses the completion date while the registry or Ardhisasa is not working, and says no penalty or interest runs during that time. LSK has asked the Ministry of Lands for exactly this kind of assurance on a national scale, including a promise that users will not lose priority or pay extra because of downtime. Nothing of that sort has been announced, so write it into your own papers.
Stamp duty has its own deadline and its own penalties. Ask your advocate how a payment you could not make fits into that timeline. Our stamp duty guide explains the rates and exemptions.
And never release the balance of the purchase price against a PDF or screenshot of a search that the seller sends you. Wait for your own.
Watch out for: fixers who say they can bypass the system
Downtime is when people offering to push your transfer through for a fee appear. If the portal is the legal route, a shortcut around it is a fraud risk. Verify through the registry and your advocate. This guide is general information, not legal advice.
Frequently asked questions
How long did the September 2026 outages last?
The one that began on 1 September was reported restored within a day or two. The 21 September outage came with no stated duration, and the platform asked users to wait for further updates.
Can I still do a land search at the registry when Ardhisasa is down?
It depends on the county and the parcel. Many registries still hold paper files, but parcels moved to Ardhisasa may be handled only through the platform. Call first and ask for the answer in writing.
Will I be penalised for a late transfer or payment caused by the outage?
LSK has asked for a public assurance that users will not face penalties, extra charges or lost priority because of downtime. No such assurance has been announced yet, so protect yourself with dated screenshots and a written extension agreed with the other party.
Should I pay the seller a deposit while the portal is down?
Only if you already completed a clean search recently and your advocate agrees. A deposit paid on an unverified title is how most land losses start. Read 6 Land Scams in Kenya to Watch For first.
Where can I check whether Ardhisasa is back?
The official Ardhisasa account on X and the Ministry of Lands channels post status notices. Do not rely on messages forwarded by agents or brokers.
Why do these outages matter so much?
Since the platform became the main route for searches, transfers and many registrations, a stoppage holds up every deal that needs the register, and there is no announced fallback.
See also: How the Ardhisasa Portal Works in Kenya, How to Verify a Title Deed in Kenya via Ardhisasa, How to Buy Land That Is Not on Ardhisasa, How Land Registries in Kenya Are Organized.
Sources: People Daily on the LSK statement, Kenyans.co.ke on the 21 September outage, Pulse on the restoration.
Paul researched Kenya’s land verification process in depth to build this guide, drawing on Ardhisasa’s official documentation and Kenya’s land registration regulations. Questions or corrections: admin@landtitlehub.co.ke.