Accidents in Construction Sites In Kenya.

Accidents in Construction Sites In Kenya.

Accidents within construction sites can be categorised in the below categories.

1. Foundation accidents.

These occur when the excavated ground opens up pockets of Sulphur dioxide or other poisonous gasses. These gasses poison the labourers as they dig the foundation . Areas such as Ngong town are prone to such pockets of poisonous gasses under the ground.
Also, the foundation walls can collapse and burry the labourers while digging deep foundation pits or septic tank pits.
At ground level, accidental stepping of nails is very common. This injures the foot.

2. Walling.

Walls can collapse and injure people nearby. Such cases occur when masonry walling has been stacked up more than 4 courses high within a day. The mortar will still be wet hence not strong enough to bring the stones together.
The formwork that the labourers use to stand and place the mortar on can sometimes snap and lead to a fall.

3. Roofing.

During the hoisting and placement of roof trusses, the temporary wooden joists used to temporarily hold the trusses usually break. This leads to the heavy wooden trusses pushing people to the ground from the roof area. This is especially fatal fro ground plus 2 and above heights.
Also, during laying of the roof cover, labourers can accidentally slip and fall to the ground. The fatality depends on the number of storeys of the building.
Also, objects can accidentally fall from heights and injure the workers at the lower levels.
Also, nails tend to ricochet especially when using hard wood such as blue gum .This can lead to serious accidents to the people around.

4.Electrical services.

During electrical wiring, it’s common for labourers to be electrocuted in the course of their work.

5. Finishes.

Works such as painting, plastering, ceiling fixing require that labourers stand on formwork to reach the top most parts of the wall and ceiling. If the formwork is not firm enough, it can snap , leading to dangerous falls.

Prevention.
Careful consideration and evaluation on the type of formwork is essential. Use of helmets , boots and overalls is also a good method of preventing accidents.
First aid boxes should be within reach within the site.
Use of the right, well trained personnel for a particular task and use of the right tools for work needs to be enforced and implemented. For example, a mason should not try to work on the roof since his skills are not appropriate for the task.

Francis Gichuhi Kamau, Architect.

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Learning from Brazilian Favelas.Ideas for Nairobi slums

1/4 acre plot in Kenya. Number of 2 bedroomed units for rent and cost of construction.

1/4 acre plot in Kenya. Number of 2 bedroomed units for rent and cost of construction.

A 1/4 Acre plot has the rough dimensions of 100ft by 100ft or 30m by 30m.

Number of 2 bedroomed units.

For a high class type of construction whereby rents are high, e.g. in up market areas or near major towns and highways, the 1/4acre plot can fit 4 units per floor for 4 levels =16 units in total.

For middle class type of construction e.g. 0.5 to 1km away from tarmac or major town, the 1/4 acre plot can fit 6 units per floor =24 units in total.

For low class finishes type of construction, this can fit 8 units per floor=32 units in total for four floor levels.

Cost of construction.

High class.

For high class finishes, a cost of between kes 35,000 to 45,000 per m2 is envisioned.
Each unit can be 90m2 in size. This estimates a cost of between 3 to 4m per unit.
Assuming rental income of kes 30,000 per month, this will repay itself in between 9 to 11 years.

Middle class.

For middle class finishes, a cost of between kes 25,000 to kes 35,000 per m2 is envisioned.
Each unit can be 60m2 in floor area. This estimates a cost of between 1.5 to 2.1m per unit.
Assuming a rental income of kes 15,000 per month, this will repay in between 8 to 11 years.

Low class.

For low class finishes, a cost of between kes 18,000 per m2 to kes 25,000 per m2 is envisioned.
Each unit can be 40m2 in plinth area. This brings out a cost of between kes 720k to 1m per unit.
Assuming a rental income of kes 10,000 per month, this will repay in 6 to 8 years.

Francis Gichuhi Kamau, Architect.
info@a4rchitect.com
0721410684

How to reduce cost of construction in Kenya.

How to reduce cost of construction in Kenya.

A Holistic approach whereby all the elements of a building, namely foundation, walling, roof, window/door, finishes and external works/services needs to be involved. A small amount of savings can be obtained in each of these elements so as to ensure a conclusive eventual savings.
When these elements are optimized, up to 40% of the construction cost can be saved.

Foundation.

Careful analysis should be carried out to ensure that the type of foundation chosen will ensure a savings.
Grounds vary in type. There are specific foundations for marshy grounds, red,black ,murram soils etc.
Once a survey is carried out, it’s possible to obtain between 5 to 10% of savings from this choice.

Walling.

A proper analysis on the type of walling required should be carried out between the client and architect . There are various choices such as zero jointed walling, machine cut walling, glass, SIP Panel, wood , Stabilized soil block depending on the desired outcome.
A 5% savings can be derived from here.

Roofing.

Type of roof frame, surface area of roof and type of roof cover can be used to reduce cost.
A 5% savings can be achieved here.

Windows, doors and Finishes.

Creative interiors such as full glass windows, unplastered walls, patterned cloth ceilings, wooden/offcut wall stickings, mazeras wall renderings etc can create savings.
Up to 10% of construction costs can be obtained here.

External works and services.

Use of masonry wall pillars instead of reinforced concrete for fence, well designed septic tanks and well designed gates can lead to approximately 5% of savings.

In total , up to 40% of construction cost can be achieved in each of the various classes of construction i.e. low, middle or high class construction cost. Careful floor planning that reduces wasted space in the building also goes a long way in ensuring savings.

Francis Gichuhi Kamau, Architect.
info@a4architect.com
0721410684

Cost of construction in Kenya.

Cost of construction in Kenya.
Construction costs in Kenya can be divided into 3 classes.
1.High class
2.Middle class
3.Low class.

High class.
This type of construction ranges between kes 35,000 per m2 to kes 60,000 per m2.
This type of construction is seen in the highrise blocks in upper hill, Westlands and the residential in Runda, Muthaiga, Karen and Gigiri areas.
These are also seen fronting major tarmac roads near major towns.
The main finishes are patterned external masonry walling, stone coated steel roofing tiles, textured paints, European kitchens and sanitary fittings and hardwood doors.

Middle class.
This range from kes 25,000 per m2 to kes 35,000 per m2 construction cost.
This type is usually seen in areas such as Ongata Rongai, Kitengela, Juja, Kiambu and Umoja.
These are also seen 0.5 to 1km from tarmac near major towns.
This type of building is characterized by use of materials such as machine cut walling, clay and concrete roofing tiles, Chinese sanitary fittings , flush doors and softwood door frames.

Low class.
This cost ranges from between kes 15,000 per m2 to kes 25,000 per m2.
This type is usually seen in areas such as Kayole, Mathare north, Githurai and generally over 1km off tarmac in major towns.
Determinant factor.
The distance from tarmac and proximity to a major town is the main determinant to the type of class of building. Local Government zoning restrictions also determine this e.g. Karen has been zoned to fit the high class compared to Dagoretti corner, Racecourse area whereby the zoning controls have allowed middle class high-rise flats .

Francis Gichuhi Kamau, Architect.
info@a4architect.com
0721410684

Lands Cabinet Secretary Hon. Ngilu should copy and paste all South African land laws to Kenya to reduce Housing Costs by over 100%.

LANDS CABINET SECRETARY Hon. NGILU SHOULD COPY AND PASTE ALL SOUTH AFRICAN LAND LAWS TO KENYA TO REDUCE HOUSING COSTS by over 100%.

In South Africa, beach front property a few km from Cape town CBD and walking distance from the beach goes for approximately kes 8m for a 3 bedroomed maisonette.

http://westerncape.olx.co.za/3-bedroom-apartment-for-sale-in-parklands-iid-512520780

This is an area many Kenyans can only dream of in terms of road infrastructure, security ,availability of social amenities e.g. shopping malls, schools, hospitals etc.

In Kenya, a comparative property for kes 8m will be in Kitengela around Yukos area a few meters off the main road.

http://langata.olx.co.ke/kitengela-townhouses-iid-512089330

In Kitengela, the security, schools, hospitals, services etc cant be compared to the ones available in the Cape town neighbourhood.

See neighbourhood picture.

See Kitengela Yukos neighbourhood area pictures here.

In terms of comparison, the kes 8m Cape town property can ba compared to Langata property value. A comparable property in these neighbourhoods cost kes 15m to 20m.

http://langata.olx.co.ke/langata-china-gardens-3-bedroom-maisonette-and-servant-quarters-iid-495737063

http://www.pamgolding.co.za/kenya/langata/for-sale/4-bedroom-double-storey-townhouse/3ke1076574/details

This is an over 100% value compared to South African value. This means Kenyans in general for the upper middle class housing, pay over 100% more for the same quality of house compared to South Africans.

Land Bank.

South Africa law requires all land transactions to be done involving the National Land Bank. This ensures that any Capital gains accrued form the sale of property is taxed. This has reduced the need to speculate on land since the rate of land price appreciation is very low compared to Kenya with a between 20 to 30% annual land value appreciation.

Land price is the determinant to this property value appreciation. Actual construction cost between Kenya and South Africa does not differ much though construction cost in Kenya is higher.

The availability of low cost land in South Africa has led to a vibrant construction industry hence savings in economies of scale unlike in Kenya.

The Lands Cabinet secretary will go a long way if she studies the South African land laws and implements them here.
Francis Gichuhi Kamau, Architect.
info@a4architect.com
0721410684

SWAHILI HOUSES ON 1/8TH ACRE PLOT. KES 2.2m PER BLOCK

SWAHILI HOUSES ON 1/8TH ACRE PLOT.

Swahili houses are the type of houses seen in Swahili low cost urban centres such as Majengo in Nairobi, Likoni, Kisauni and Zanzibar.
2 blocks can fit within a 1/8th plot.

Number of rooms per block.

Each block can have 10 rooms. Each room is 12m2 in plinth area.
The block in total will be 130m2 in plinth area.

Cost of construction.

The cost per m2 is low, between kes 17,000 to kes 20,000.
Assuming kes 17,000, the total construction cost will be kes 17,000 x 130m2=kes 2.2m per block.
Each room can be rented at kes 3000 per month. This brings the rent to kes 3000 x 10=kes 30,000 per block.

Rent income.

A 1/8th acre with 2 blocks will bring in kes 60,000 per month.
Return on Investment.
The project will return investment within 4.4 m/kes 60k/12= 6.1 years.
This is a good return on investment for rental property.
Francis Gichuhi Kamau, Architect.
info@a4architect.com
0721410684

FACTORS THAT DETERMINE TYPE OF HOUSING UNIT ON LAND IN KENYA.

FACTORS THAT DETERMINE TYPE OF HOUSING UNIT ON LAND IN KENYA.

Assuming a 1 acre piece of land, there are several factors that determine the type of housing units that can be put up.

1. Distance from tarmac.

If the land is less than 0.5km from tarmac, the best land use is to construct high rise flats, 4 to 5 storeys high. The cost of tarmac, over kes 60m per km, means that the area serviced by the tarmac has high potential for growth. This means that the land value appreciates at rates faster than 20 to 30% annually so within no time, the lands will be scarce and will need to be planned well for future use.

A good example for this is Kitengela town whereby lands located 0.5km from main highway are developed with flats.

Land between 0.5km to 1km calls for maisonette type of construction. or ground plus 2 levels type of building. This means the land value will appreciate at an average of 10 to 20% annually so there will be some time before the maisonettes constructed are overwhelmed by the land scarcity and high demand to give way for high-rise . A good example of this is the maisonette types in hurlingham and kilimani areas constructed in the 70s and 80s. They are now being demolished for high rise structures after serving their clients for 15 to 30years.

Land over 1km from tarmac is suitable for bungalow type of construction. This land does not have high value hence demand is not high. It’s not viable to shoulder the high costs associated with storeyed construction since it’s cheaper to acquire adjacent land for expansion if need be. A good example of this Umoja estate old bungalow types which have now become nonviable and are quickly paving way for high rise flats.

2. Proximity to a major town.

Land 0.5 acres from the epicentre of a major town is best planned for highrise construction. A good example of this are the highrise flats surrounding Kitengela town.

Land 0.5 to 1 km from the epicentre of a major town is best planned for maisonettes. A good example of this is the maisonettes dotting the Mlolongo town neighbourhood.

Land over 1km form the epicentre of a major town is best planned for bungalow construction. A good example of this is the developments around Njoro,Rongai, Bahati compared to developments in Nakuru CBD.

Number of housing units per acre.

An acre in an area viable for 5 floors of highrise flats can comfortably handle 20 units of 2 bedroomed per 1/8th and 140 units per acre.

An acre in an area viable for maisonettes can accommodate 2 maisonettes per 1/8th acre and 14 maisonettes per acre.
An acre in a land which is suitable for bungalows can accomodate 1 bungalow per 1/8th and 7 bungalows per acre.
Within the acre, 1/8th acres will be swallowed/go into roads servicing the plot.

Francis Gichuhi Kamau, Architect.
info@a4architect.com
0721410684

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