ONLINE ARCHITECTURAL CONSULTANCY SERVICE

ONLINE ARCHITECTURAL CONSULTANCY SERVICE

Online architectural consultancy service is whereby an Architect offers his/her services to the public through use of the internet to communicate and exchange information, including drawings.

COMPUTERISATION.
Currently, there is a lot of software that can e used to come up with Computer Aided Design drawings. The most popular is ArchiCAD and AutoCAD. Once the Architect come up with drawings using the above software, he/she can then save the drawings from the CAD .dwg and .pln format to a more universal format that can be opened using any machine. The best format is .pdf since it retains the quality, scale and legibility.

PROFESSIONAL QUALIFICATION REQUIREMENTS.
To offer Architectural service to the public, you will need to be registered by the relevant bodies/organizations in your country.
In Kenya, it’s mandatory that you will become registered by the Board of Registration of Architects and Quantity Surveyors of Kenya [BORAQS]. It’s also advisable that you be a member of Architectural Association of Kenya [AAK].

REASONS TO USE ONLINE ARCHITECTURAL CONSULTANCY
Online architectural consultancy helps to assist people who work in far places away from the area they would like to invest in be able to get architectural consultancy service and eventually be able to invest in their preferred places. I have personally designed buildings in Kigali-Rwanda,Kattapana-India, Dakar-Senegal, Kampala-Uganda, Torit-South Sudan, Bulawayo-Zimbabwe, Lusaka-Zambia and Gaborone-Botswana through this method.
With the use of Google Earth software, I can be able to do a site analysis of any place in the world as long as I can get the exact directions to the location.

KENYANS ABROAD
For example, Kenyans living abroad all over the world utilize this service to be able to procure architectural designs and hence construct in Kenya.
This saves them a lot of time and expenditure that they would have used to travel all the way to Kenya to implement their house projects.
Leading commercial banks have also of late taken advantage of this opportunity and structured loan products that target Kenyans living abroad. Therefore, the Kenyans abroad and contact a local Architect online, have their drawings prepared online, contact a local bank for financing online and eventually use the bank funds to implement the construction project.

PEOPLE REQUIRING A PARTICULAR STYLE OF DESIGN
Another group of people who require Online Architectural service are the ones who require a particular style of house or building design. For example, an African in Kenya might require to design his/her house using European/Indian/Chinese design just to make their house look unique and stand out from the rest. This service will be easily availed through online consultancy whereby he/she does a search on Google for an Architect based in India/China/Europe who can offer the design.

PEOPLE WHO HAVE AMBULANT DISABILITY
[not being able to freely/easily move due to a variety of reasons such as spine injuries, blindness, loss of limbs e.t.c]

Online Architectural consultancy service is very helpful to an Architect or potential house-owner who is immobilized due to a variety of reasons.
The Architect who is immobile can be able to offer his/her services at the comfort of their home/office and earn an income. The potential house owner who requires architectural services but is immobile due to various reasons can also be able to access architectural services and hence achieve their targeted goals.

STATUTORY REQUIREMENTS
After someone accesses online Architectural services and has their drawings printed, is a mandatory requirement that before they commence construction, they need to present the drawings to the Local Authority for approval/disapproval. Once the local authority approves the construction, they can now move to the construction process.

SITE SUPERVISION
After someone accessed he drawings from their Architect and the Local Authority has approved the construction, the next service that they require from their Architect is site supervision. This is usually done at least once a month and involves the architect visiting the site to check if the contractor is constructing as per the drawings and also advice the house owner on payments to be made to the contractor.
Since this is a minimum once-per –month visit, the Architect can be able to avail himself without any much inconvenience.

If it’s completely impossible to avail themselves, they can:

1. hire other architects to perform the site visits for them and report back to them.

2. Us cctv cameras installed on the sites and streaming the videos live through the internet to monitor the construction from a remote location. This method is also used by house owners to monitor construction at their sites to avoid wasted labor and loss of materials through theft. Wasted labor and loss of construction materials through theft can cost nearly 155 of the total project cost. For a simple, 3 bedroomed house costing say KES 3,000,000, this is roughly KES 450,000. The cost of installing cctv and streaming video online to a website can not exceed this amount hence a viable option especially for larger, more expensive project.

Such technologies are already here in Kenya with us. Click on the link below to see cctv live streaming of major roads and locations in Kenya
http://www.home.co.ke/index.php/traffic-cameras
With online Architectural consultancy, the cost of accessing quality architectural service is reduced and hence a win-win situation for all.
http://www.a4architect.com is the pioneer of online consultancy services in Africa.
Check this interview below with the Nation newspapers in the year 2010 to learn more about online Architectural consultancy.
http://www.nation.co.ke/Features/money/The+online+architect+/-/435440/957912/-/ixpjk4z/-/index.html

ONLINE PAYMENTS

http://www.a4architect.com/architectural-consulting-service/
After agreeing with your Online Architect on the payment terms, you can make payments through
1.Mpesa
2.Wetern Union/Moneygram
3.Paypal
4.Pesapal.

Architect Francis Gichuhi
http://www.a4architect.com
info@a4architect.com.
+254721410684

How to Reduce Construction Costs

A4ARCHITECT.COM HOW TO REDUCE CONSTRUCTION COSTS BY 32%

DIAMOND HOUSE PLAN.8,900 PER MONTH

DIAMOND HOUSE PLAN.

Click below for Free Youtube Movie Downloaders
Firefox.
Internet Explorer
Opera

Currently, the majority of Kenyans/East Africans live in rental houses.
To reduce this number so that majority live in their own homes, http://www.a4architect.com has come up with a solution to this: DIAMOND HOUSE METHOD.

LAND
To benefit from this, the potential house owner has to first acquire a piece of land at a location of their convenience.The cost of land is not included in the Diamond House Method estimated costs since each person has a completely different preference on land size and location from the other hence a very large variance in terms of land pricing depending on land size and location. A radius of 50 km from Nairobi CBD has residential land prices of highs of KES 15-30million per acre in Karen/Runda to a low of KES 200,000-300,000 per acre in Ngong-Kibiku-Kimuka,Tala,Kangundo,Maai Mahiu and Isinya.

Kenyan/East African banks have recently increased the mortgage lending rate from 13-14% to 15-17%.
This will affect Kenyans/East Africans who want to access funds for home to enable them own homes.
To mitigate this, http://www.a4architect.com has come up with the a4architect.com Diamond House Methodology that effectively reduces the costs involved in home ownership.

Example;

The cost of construction for Phase 1 Diamond House[1 bed roomed] is KES 676,000.
With a long term construction loan at a rate of 15% per annum for 20 years, this amount can be paid up in installments of KES 8,900 per month which is very affordable for a majority of Kenyans.
CLICK BELOW TO VIEW KCB MORTGAGE CALCULATOR
http://www.kcbpropertyguide.com/index.php?option=com_content&view=article&id=91:kcb-launches-mortgage-portal&catid=1:latest-news&Itemid=211

This method enables easy access to housing through utilizing 3 easy steps.

Step 1.
Use of innovative construction technology.
Roof, Foundation and window Technology as outlined in the a4architect.com Diamond House reduces construction cost by 32%.
Watch the movie below to get more details.

Step 2.
Use of Phased construction.
House owners can easily start with the 1 bed roomed phase, move to 2 and end up with the 3 bed roomed phase. A majority of potential house owners do not construct their houses simply because constructing 2 and 3 bedroom houses all at once is a huge task.

Step 3.
Use of labour-based Procurement process.
A Majority of potential house owners are discouraged by the fact that they cannot access accurate information on the quantities of the materials needed to construct their houses. The a4architect.com Diamond House comes with a complete list of all the materials needed to complete the house and their average costs in any given hardware shop in Kenya. With this information, the house owner can be able to engage a local fundi/contractor and supply him/her with the materials as the contractor supplies labour.

 

With all the above, the number of house owners will increase and hence a better society for all. Also, the methods outlined in the a4architect.com house construction are environment-friendly since less timber is used on the roofing hence less destruction to our forests.

Architect Francis Gichuhi Kamau
http://www.a4architect.com
+254721410684
info@a4architect.com

WHY BUILDINGS COLLAPSE IN KENYA.

WHY BUILDINGS COLLAPSE IN KENYA.
In recent years we have had several buildings collapse in Kenya. Most notable are the below:

January 2006-Building collapses in Nairobi CBD Ronald Ngala street.

From COLLAPSED BUILDINGS

http://www.communication.go.ke/content_images/accident_1.jpg

October 2009-Building collapses in Kiambu town.

From COLLAPSED BUILDINGS

January 2010. Another building collapses at Kiambu town.

From COLLAPSED BUILDINGS

http://t2.gstatic.com/images?q=tbn:ANd9GcQ1LHr3WWPFuREe4XPLWgj-LzxEPP_TLrpVZQwwEhKcnqexSwMN

JUNE 2011. Building collapses in Embasasi.

From COLLAPSED BUILDINGS

http://t1.gstatic.com/images?q=tbn:ANd9GcTobNKb8ZGzID4t0NVxCKb5nhXHhPQh0MPmuXMCF0u4-eibqYxvpA

JUNE 2011. Langata Southern Bypass building collapse.

From COLLAPSED BUILDINGS

http://t0.gstatic.com/images?q=tbn:ANd9GcR7aD7MROTJyEjciTOkz0uiBpHQlI9LTbMaaHklbWploXkdxt0Slg

JUY 2011. Building collapses in Ngara, Nairobi City.

From COLLAPSED BUILDINGS

http://www.kbc.co.ke/images/pictures/BUILDING-COLLAPSEESNGARA11.jpg

SEPTEMBER 2011. Matigari Building at Mathare North, off Thika road collapses.

From COLLAPSED BUILDINGS

https://lh3.googleusercontent.com/-CWuYo5WNgv8/TmskSbiO6LI/AAAAAAAAFWM/rwoBlQ0HZhA/s144/042.jpg

SEPTEMBER 2011.BUILDING COLLAPSES IN LUANDA, VIHIGA, WESTERN KENYA.

From COLLAPSED BUILDINGS

http://www.kbc.co.ke/images/pictures/Collapsed_building%20R.%20Ngala.jpg

From the above images and dates, its clear that as time progresses, more and more buildings are continuimg to collapse, creating death traps and huge financial losses to the economy.

LOCAL GOVERNMENT RESPONSIBILITY.

As more and more people tended to live within cities in the 19th Century, the Western countries came up with the concept of the Local Government Ministry to offer solutions. This concept was borrowed into African countries such as Kenya in the 20th century.

The world over, the Local Government Ministry checks to ensure that buildings constructed are safe for human habitation.

It mainly does this task through
1. Ensuring that the buildings are designed by qualified architects and engineers.
All buildings must be approved by the Local Government before the construction commences. The bulding owner mus submit drwings through the architect and engineer for approval.

2. Ensuring the building construction is supervised by qualifies architects and engineers and constructed by qualified contractors.
The local governemnt issues a certificate of occupation after ensuring that the building is constructed to the required standards.

CASE STUDIES SHOWING THE IMPORTANCE OF LOCAL GOVERNMENT INTERVENTION

The clearest case study is the case of the recent 2010 Haiti Earthquake[7.0 on Ritcher scale]. Over 100,000 people died as a result of building collapse then.

From COLLAPSED BUILDINGS

http://t3.gstatic.com/images?q=tbn:ANd9GcSOlUZArO30cktDXPn0LH_oXDROjtFqKe5tNteQbGScKssUmVLk

The 1989 Loma Pieta , California,U.S.A Earthquake [7.1 on the Ritcher scale] resulted in 59 casualties.

From COLLAPSED BUILDINGS

http://t0.gstatic.com/images?q=tbn:ANd9GcQTeRu1jR2QRjNTbXpEFmXqKWSAte-U_zUXxPhaId5YbMD0Bt7dbQ

The September 2010 New Zealand earthquake [7.1 on the Ritcher scale] .No deaths were reported.

From COLLAPSED BUILDINGS

http://news.bbcimg.co.uk/media/images/48979000/jpg/_48979515_48979477.jpg

http://news.bbcimg.co.uk/media/images/48979000/jpg/_48979515_48979477.jpg

From the above 3 Earthquakes, it emerges that countries with proper-functioning Local Government Ministries such as U.S.A and New Zealand have fewer casualties for the same Richter scale magnitude of earthquake.

Countries such as Haiti where the Local Government ministry was reported to be riddled with corruption and inefficiencies hence not carrying out its role to the public appropriately result in many casualties and damages to property.
Therefore, the role of the Local Government Ministry to enforce and ensure that all buildings are constructed to the required standards is crucial to determine the eventual casualties and damages resulting to earthquakes. Earthquakes are forces of nature which no man can control but buildings can be made safer by the Local Governments. Earthquakes don’t kill people, only badly designed buildings do.

YOUR ROLE AS A KENYAN CITIZEN

Local Governments carry out the responsibility of checking whether buildings are safe for human habitation on behalf of the Kenyan citizens. It’s your role as a Kenyan to check whether the buildings constructed near your neighborhoods are constructed as required .
This is done through the steps below;

1. Visit the construction site in question and check if a public notice board is erected at the front showing who the Architects ,Engineers and Quantity surveyors are, the name of the building contractor and the Local Authority approval number.

2. Make an inquiry at the Local Authority offices to check if the particular building is approved. This is public information and is usually posted at the Local Authority notice boards. In Nairobi, this information is available at the Planning department public notice board located at City Hall Annex building, 2nd floor.
If the information co-relates, chances are that the building in question is following the right procedures hence no chances of collapse.
By doing so, you will have made your neighborhood safer and helped avoid casualties in case of building collapse.

3. Check whether the contractor is registered to carry out building construction works with the Ministry of Public Works and if the architect/structural engineer is carrying out periodic batch testing of concrete to determine its strength. This testing is usually done while the concrete is being mixed. A sample of the concrete is taken for testing at the nearest Ministry of Roads materials testing laboratory and its strength determined. If the crushing strength is weak, then the concrete does not pass the test. At this stage, you will need the services of the project architect/ structural engineer to interpret the strength for you.If the project is using a Registered Architect & Structural Engineer, chances are that he/she is making sure that the batch testing of concrete is being done and he/she can provide this information to you .Most domestic constructions use Normal grade concrete of 20,25,32,40 or 50 Mega Pascals.The grade differs from location e.g foundation, balcony,slab depending on the structural engineer’s drawings.Any registered structural engineer can carry out this task.Therefore, establish if the architect/engineer is registered as shown on the public site notice board,confirm with the Architect/Engineers Registration Board,then approach them to ask if periodic batch testing of concrete is being done and demand to see the results.
In all of the collapsed buildings in Kenya, none have had registered architects/engineers so if the site in your neighborhood does not have registered architect/engineers publicly available reports regarding the periodic site visits/batch testing,inform the Local Authority/Court/Architectural/Engineering Association of Kenya to take action and stop the construction.
This way, no other building should collapse in Kenya if Kenyans themselves keep vigil on construction sites in their neighborhoods.

KENYA BUREAU OF STANDARDS
The KEBS have the responsibility of ensuring that the materials used in construction are of the required standards.
The major materials that make up the building structure are cement , Steel, ballast, and sand.
CEMENT
Cement should have the KEBS approval stamp.
STEEL
KEBS should come up with a method of ensuring structural steel is of the required standard.
A few years ago, I required to purchase structural steel of a particular chemical composition.
Structural steel in other countries is available in terms of how malleable, tensile or brittle it is depending on the particular use.
The percentage ratio of Carbon, Manganese, Alluminium and Phosphorous, among other chemicals determine the structural tensile and malleability strength.
All the steel mills that I visited did not have this information. This means that the structural steel strength is not known. Therefore, there is a risk of using steel that is too brittle or too malleable, hence resulting in building failure.
The Kenyan structural steel is made up mainly using scrap metal hence very difficult to establish the final chemical composition. KEBS should come up with solutions to this to help make buildings in Kenya safer.
SAND.
The sand particle size is important in determining the structural strength of concrete. The Langata Southern bypass building collapsed because the type of sand used was quarry dust. Quarry dust is fine and spongy, almost like flour in texture hence does not provide the required grip and friction in concrete.
KEBS in conjunction with Local Government should come up with mechanisms to ensure that all sand used in construction is of the appropriate texture. This can be easily done through empowering the project Architect and Engineer with the power to stop a construction that is not using the right materials.

CONCLUSION

As time progresses, more and more buildings are collapsing.
The solution in ensuring buildings in Kenya is right here with us. The Architects and Engineers necessary to ensure this in Kenya are available. The Local Authority Ministry and Kenya Bureau of Standards are already set up. It’s all a matter of you as a Kenyan citizen to follow up and check with your neighborhood construction projects, Local Authority and KEBS on whether any particular project you think is unsafe has followed the require construction procedure.

BALL IN YOUR COURT

The ball lies squarely in your court as a citizen.If this individual intervention fails, Class Action is another possible solution whereby the ball moves to C.J Mutunga’s court[all pun intended] .He will then compel the Local Government Ministry and KEBS to do the nesessary.
Countries whereby the Citizens have made sure that their Local Government Ministries and Standards Bureau work efficiently do not suffer this type of casualty and damage.

Architect Francis Gichuhi
http://www.a4architect.com
+254721410684
info@a4architect.com

CONSULTANTS REQUIRED IN A BUILDINGS PROJECT.

CONSULTANTS REQUIRED IN A BUILDINGS PROJECT.
1. Architect.
Provides Architectural drawings and construction technical details to be used by the rest of the consultants.
2. Project Manager
Management of all the consultants and coordination of the total building project including viability.
3. Quantity Surveyor.
Advising on Cost control and providing a Bill of Quantities.
4. Structural Engineer
Advising on structural viability and provision of structural engineering drawings.
5. Electrical Engineer
Advising on Electrical engineering issues and providing electrical engineering drawings.
6. Civil Engineer
Advising on civil works such as road works, sewer, and water reticulation and providing the related drawings.
7. Land Surveyor.
Advising on boundary and topography issues and providing topographical survey drawings.
8. Interior Designer
Advising on most optimum interior décor and providing interior fit out drawings.
9. Legal representative
Advising on legal requirements and provision of necessary legal documentation such as leases.
10. Physical Planner
Advising on best land use as et out by the Local Authority and provision of Change of Use documentation where necessary.
11. Environmental Impact Assessment expert
Advising on Environmental Impact and provision of EIA report.
12. Land Valuer
Advising on the viability of the development and projected market value to determine projected rental/sale income and providing valuation reports to be used by financiers.
13. Marketing and Sales team
Advising on current building demand and requirements and marketing/selling the building to potential investors.

14. Property Manager
Works with the valuers to manage and maintain the building once construction is through.

15. Clerk of Works
Appointed by the Architect to document and report on the daily tasks being performed by the contractor. Carries out materials test in conjunction with the Structural engineer.

16. Accountant
Advises on the best practices in construction budget spending .
17. Financial Advisors/Bankers
Provides finance to the construction at an interest or Joint Venture profit sharing basis.
Architect Francis Gichuhi
http://www.a4architect.com

CONSULTANTS REQUIRED IN A BUILDINGS PROJECT.

CONSULTANTS REQUIRED IN A BUILDINGS PROJECT.
1. Architect.
Architectural drawings and technical details.
2. Project Manager
Management of all the consultants and coordination of the total building project including viability.
3. Quantity Surveyor.
Advising on Cost control and providing a Bill of Quantities.
4. Structural Engineer
Advising on structural viability and provision of structural engineering drawings.
5. Electrical Engineer
Advising on Electrical engineering issues and providing electrical engineering drawings.
6. Civil Engineer
Advising on civil works such as road works, sewer, and water reticulation and providing the related drawings.
7. Land Surveyor.
Advising on boundary and topography issues and providing topographical survey drawings.
8. Interior Designer
Advising on interior décor and providing interior fit out drawings.
9. Legal representative
Advising on legal requirements and provision of necessary legal documentation such as leases.
10. Physical Planner
Advising on best land use and provision of Change of Use documentation where necessary.
11. Environmental Impact Assessment expert
Advising on Environmental Impact and provision of EIA report.
12. Land Valuer
Advising on the viability of the development and projected market value to determine projected rental/sale income and providing valuation reports to be used by financiers.
13. Marketing and Sales team
Advising on current building demand and requirements and marketing/selling the building to potential investors.

14. Property Manager
Works with the valuers to manage and maintain the building once construction ids through.

15. Clerk of Works
Appointed by the Architect to document and report on the daily tasks being performed by the contractor. Carries out materials test in conjunction with the Structural engineer.

16. Accountant
Advises on the construction budget.
17. Financial Advisors/Bankers
Provides finance to the construction .
Architect Francis Gichuhi
http://www.a4architect.com

FORT JESUS, MOMBASA,KENYA: A CONSTRUCTION METHODOLOGY ANALYSIS

FORT JESUS, MOMBASA,KENYA: A CONSTRUCTION METHODOLOGY ANALYSIS

The Fort was built in the year 1593 A.D by the Portuguesse.
At the main entrance, you will notice the use of arcs at the wall openings[doors]. These were used to give structural support to the walls above.
Suspended floors were suported using steel I-Section beams.
The doors were made of hardwood and curved to a particular pattern. The doors were also decorated using iron.
The walls were made of coral stone . For structural stability, the walls were 600mm thick on the top and over 1 m thick on the bottom.This resulted to a tappering shape which aided in increased stabilty. The 600mm thick walls are also very stable due to the sheer thickness.
This thickness could enable them to open up small arched windows on the side facing the Indian Ocean where the cannons were fitted. The thickness also provided the required safety form invaders.
The average tradidional African wall was 1/8 times smaller since the Africans did not face similar security threats as faced by the Poertuguese. The wall was for privacy and insulation purposes only of which it fullfilled its purpose.

The fort was captured by the Omani Arabs in 1698.
This resulted in Islamic architecture elements addition such as pigeon holes at the top of the walls, and the house in the picture.
ARAB ARCHITECTURE
The Omani Arabs came in with new construction methods.
Their walls were much narrower and their suspended floors were supported using hardwood sections .These were spaced 300mm apart and coral stones placed on top.This was then plastered using clay to form the flat suspended floor surface.
For the door openings, hardwood planks were placed above.
The Portuguese had mastered the art of using the masonry arcs to form structural support as shown below.

LESSONS THAT CAN BE LEARNT.
Currently, to build a concrete suspended floor, we use concrete reinforced with steel bars. The Kenyan Bulding Code is to the British Standards. Once the conrete is poured into the formwork support, it hardens and the steel bars hold it together.
The Arabs used hardwood planks for the support and placed the stones on top with clay plaster in between.

A similarity with traditional indigenous African way of construction can be seen in the clay infill. The traditional Africans made their walls using Adobe clay infill similar to the one that the Arabs used for the suspended floor.
Since traditional Africans did not require to build vertically upwards[there was alot of land to build laterally], they did not develop this technology further.
Also, the traditional Africans did not have sophisticated enemies such as the Portuguese and Arabs hence they did not need to develop forts and other high-rise structures. Apart from the occasional raids by other tribes using bows, arrows and spears, there were no other enemies who would have nessesitated the change of construction methods to more secure structures.

Frank Gichuhi
Architect.
http://www.a4architect.com

FORT JESUS, MOMBASA,KENYA: A CONSTRUCTION METHODOLOGY ANALYSIS

FORT JESUS, MOMBASA,KENYA: A CONSTRUCTION METHODOLOGY ANALYSIS

The Fort was built in the year 1593 A.D by the Portuguesse.

From fort jesus

At the main entrance, you will notice the use of arcs at the wall openings[doors]. These were used to give structural support to the walls above.

From fort jesus

Suspended floors were supported using steel I-Section beams.

From fort jesus

The doors were made of hardwood and curved to a particular pattern. The doors were also decorated using iron.
The walls were made of coral stone . For structural stability, the walls were 600mm thick on the top and over 1 m thick on the bottom.This resulted to a tappering shape which aided in increased stabilty. The 600mm thick walls are also very stable due to the sheer thickness.
This thickness could enable them to open up small arched windows on the side facing the Indian Ocean where the cannons were fitted. The thickness also provided the required safety form invaders.
The average tradidional African wall was 1/8 times smaller since the Africans did not face similar security threats as faced by the Portuguese. The wall was for privacy and insulation purposes only of which it fullfilled its purpose.

The fort was captured by the Omani Arabs in 1698.
This resulted in Islamic architecture elements addition such as pigeon holes at the top of the walls, and the house in the picture.

From fort jesus

ARAB ARCHITECTURE
The Omani Arabs came in with new construction methods.
Their walls were much narrower and their suspended floors were supported using hardwood sections .These were spaced 300mm apart and coral stones placed on top.This was then plastered using clay to form the flat suspended floor surface.

From fort jesus

For the door openings, hardwood planks were placed above.
The Portuguese had mastered the art of using the masonry arcs to form structural support as shown below.

From fort jesus

LESSONS THAT CAN BE LEARNT.
Currently, to build a concrete suspended floor, we use concrete reinforced with steel bars. The Kenyan Bulding Code is to the British Standards. Once the conrete is poured into the formwork support, it hardens and the steel bars hold it together.
The Arabs used hardwood planks for the support and placed the stones on top with clay plaster in between.

A similarity with traditional indigenous African way of construction can be seen in the clay infill. The traditional Africans made their walls using Adobe clay infill similar to the one that the Arabs used for the suspended floor.
Since traditional Africans did not require to build vertically upwards[there was alot of land to build laterally], they did not develop this technology further.
Also, the traditional Africans did not have sophisticated enemies such as the Portuguese and Arabs hence they did not need to develop forts and other high-rise structures. Apart from the occasional raids by other tribes using bows, arrows and spears, there were no other enemies who would have nessesitated the change of construction methods to more secure structures.

Frank Gichuhi
Architect.
http://www.a4architect.com

DIFFERENCE BETWEEN LOW, MIDDLE AND HIGH COST FINISHES IN CONSTRUCTION-KENYA

DIFFERENCE BETWEEN LOW, MIDDLE AND HIGH COST FINISHES IN CONSTRUCTION-KENYA

Construction costs in Kenya can be divided into 3 categories: Low, Middle and High cost .
The main driver of this is the finishes.
Generally, all building constructions are broken down into
1. Foundation-15%
2. Walling, ring beam-20%
3. Roofing-15%
4. Windows and Doors-10%
5. Finishes[plaster, tiling ,painting, ceiling Sanitary fittings[wash hand basins,wc,shower e.t.c]-15%
6. Septic tank, wiring, wardrobes, kitchen cabinets, fence e.t.c-19%
7. Professional consultancy fees-6%
8. Land-varies widely depending on location

Each specific building has a different breakdown from the other depending on the design and specification. For example, the DIAMOND HOUSE type has a very low foundation and roofing % cost due to the design which minimizes the cost of the foundation and roofing.

Click below for Free Youtube Movie Downloaders
Firefox.
Internet Explorer
Opera

COST DIFFERENCES
SHAPE
The shape of the design has a minimal influence on the cost of a house.
MAERIALS
The materials specified make the greatest change. For example, the DIAMOND HOUSE pictured below:

From DIAMOND HOUSE FLAT ROOF

https://picasaweb.google.com/lh/photo/IBYS_tj9bCfRylTjKPtWcw?feat=directlink
ROOF
If the roofing is changed from GCI Gauge 32 sheets [KES 400 per sq.m] to Stone coated steel tiles [KES 1600 per sq.m], this represents a 400 % increase in roofing. In between this, there are other middle cost roofing materials such as clay and concrete roofing tiles at KES 600 per sq.m.
The GCI iron sheet-gauge 32 represent low cost finishes, the Clay and Concrete roofing tiles represent middle cost finished while the Stone coated steel roofing tiles represent the high cost finishes.
FOUNDATION
If the foundation changes form the DIAMOND HOUSE technology [KES189,000] to the usual traditional foundation method[KES269,000], this represents a 30% increase in cost.
DOORS & WINDOWS
A flush door costs KES 1800 in any hardware shop in Kenya. A similar type MDF door costs KES 5,000 in the same hardware. In between this, there are other types costing KES 3,000.
The flush door represents the low cost finishes; the KES 3,000 door represents the middle cost finishes while the KES 5,000 door represents high cost finishes. The same applies to windows-for low cost windows we have louver systems, for middle cost we have aluminum sliding sections and for high cost we have hard wood frame and designer steel windows.
FINISHES
For paint, we have low cost paints from manufacturers such as SOLAI and Contractor paints[KES 100 per sq. m, middle cost paints from BASCO [KES 150 per sq.m]and high cost paints such as Crown Ruff and Tuff[KES 600 per sq.m].
For floor tiles, we have low cost finishes such as colored plaster [KES 200 per sq.m],for middle class we have ceramic tiles[KES 1,000 per sq.m] and high class we have marble[KES 10,000 per sq.m].
For wardrobes and Kitchen cabinets, the costs depend on the size and complexity of the unit design. The more complex it is, the higher the costs.
CONSULTANCY FEES
Architectural consultancy fees are at 6% of the total estimated cost of construction as documented in Chapter 525 of the Laws of Kenya.
LAND
Land cost varies according to location.
Land in areas such as Muthaiga. Karen and Runda costs over KS 20million per care, representing the high cost areas. Land in Kitengela, Ngong, Ruiru cost around KES 3 million per are, representing the middle cost area and land in Kangundo,Isinya, Kimuka costs KES 500,00 per acre representing the low cost areas.
CONCLUSION
The difference in whether a house is low, middle or high cost is determined by the materials that the house owner chooses for finishes and documented by the Architect, Quantity Surveyor and Structural Engineer during design stage, approved by the local authority and later on implemented on the ground.
Architect Francis Gichuhi kamau
http://www.a4architect.com
+254721410684

KENYAN HOUSING SECTOR-EFFECT OF NEW LOW COST CONSTRUCTION MATERIALS AND METHODS PREFBRICATED HOUSING

KENYAN HOUSING SECTOR-EFFECT OF NEW LOW COST CONSTRUCTION MATERIALS AND METHODS
PREFBRICATED HOUSING

Prefabricated houses are buildings that are pre-made in the factory and transported to the site where they are bolted up together to form a complete house.
Prefabricated panels are in wood, and Structural Insulated Panels.
Structural Insulated Panels [SIP] are divided into 3 major types

1.OSB fiber cement panels.
Oriented Strand Boards as the name suggests are made of wood chipping strands oriented to cross each other and held together by a glue. The 1.2 m by 2.4 m boards are placed on both outer sides with polyurethane insulation sandwiched in between.
The FOB price for a panel in China is USD 3[KES 270]. This translates to KES 135 per square meter.
A square meter of wall will require 2 boards on each side and the insulation material, bringing the cost to around KES 300 per square meter FOB China. Add 50% in freight and port charges to Nairobi, the price comes to around KES 450 per square meter. This slightly cheaper than than the usual machine –cut stones or Stabilized soil blocks [[KES 550 per square meter]we have in Kenya hence not a viable option to import.

2. Steel panels.
These are made of 2 steel sheets, 1.2m by 2.4 m ,one on each side, with an inner core of polyurethane insulating material.
SIPs are made of the outer skin material on both panel sides and an inner insulating core usually made of polyurethane.
In the recent times, OSB boards have slowly overtaken steel SIPs as the preferred choice of housing worldwide.
This is because steel prices are rising hence a higher cost.
A steel SIP panel in China costs KES 900 per square meter. Ad 50% of freight and port charges to bring this to KES 1350. This is definitely way too high compared to the stone walling and stabilized soil block [KES 550 per square meter]we currently have available in Kenya.

3. Fiber Cement Boards,
This is usually dimensioned as 1.2 m long by 2.4m height by 6 to 15 mm thickness.
The FOB price in China is between 9 to 15 USD[KES 800 TO 1400] per piece FOB China. This translates to approx. KES 400 per square meter.
Add 50% for freight and port charges, bringing it to KES 600 per square meter. This is slightly more expensive than the usual stone and stabilized soil blocks [KES 550 per square meter] we have in Kenya.
The National Housing Corporation is in the process of setting up a factory to produce Fiber Cement boards at Athi River in Kenya.
China is the largest and the most efficient manufacturer of these boards at KES 400 per square meter.
If the NHC production can beat this or remain at KES 400 per square meter, it will make a significant change in the construction industry since this will be KES 150 per square meter cheaper than the currently available option of machine cut or stabilized soil block walling.

ALTERNATIVE TO PREFABRICATED HOUSING-DIAMOND HOUSE TECHNOLOGY

Click below for Free Youtube Movie Downloaders
Firefox.
Internet Explorer
Opera

The benchmark of low construction cost is the local materials. For walling, the local materials[stone or stabilised soil blocks] costs KES 550 per square meter. Any material that effectively brings the cost lower than this is termed as low cost.
Prefabricated housing is limited to only the walls and roofs which constitute 30% of the total construction costs. Holstic solutions that reduce costs in all the elements of construction starting from Foundation to walling, roofing, doors&windows,and finishes offers the most effective solution to construction cost reduction.
The DIAMOND HOUSE technology utilizes over 10 years of research in this holistic approach to cost reduction.

Any importation of prefabricated house panels will definitely be more expensive than what we currently have at the market.
Therefore, the solution to low cost housing in Kenya can only be achieved by utilizing local materials with creative technology. Another solution is to go the NHC way and manufacture the boards here in Kenya. Given the current high production rates in Kenya[energy,transport,labour], it remains a wait and see situation to whether NHC will be able to produce at KES 400 per square meter or less, hence replacing the current masonry stone and stabilized soil block walling which costs KES 550 per square meter to construct.

The DIAMOND HOUSE technology utilizes a holistic approach in reduction of construction costs by targeting 3 main areas
1. Creative use of construction technology.
2. 2. Use of phased residential house construction
3. Use of labour-based construction procurement method.

These are outlined here in more detail

http://www.a4architect.com/2011/08/29/diamond-house-by-www-a4architect-com/

By emphasizing on all the above factors, the DIAMOND HOUSE technology effectively reduces construction cost of residential houses by a minimum of 32%.

The DIAMOND HOUSE technology uses locally available materials e.g masonry stone walling or stabilized soil blocks for walling, GCI roofing sheets for roof and locally produced doors and windows hence the ability to be constructed everywhere even in the most remotest part of Kenya since these materials are available in any hardware.
The cost of obtaining the DIAMOND HOUSE technology is broken down here

http://www.a4architect.com/the-diamond-house-plan-costs-breakdown/

Architect Francis Gichuhi Kamau
+254721410684
http://www.a4architect.com