New building code promises poor Kenyans decent homes

Millions of Kenyans could soon have a chance to own a decent home if Parliament passes a building code that broadens the range of acceptable construction materials beyond brick and mortar.

A task force appointed by Prime Minister Raila Odinga four months ago to review the building laws, on Tuesday reported that it had completed the work and prepared a draft Planning and Building Bill for tabling before Parliament.

“The outdated laws have resulted in tragedies and have been a major impediment to the delivery of modern housing to millions of urban residents,” said Mr Tirop Kosgey, the Housing permanent secretary, at a conference on quality and affordable housing in Nairobi.

“There must be a paradigm shift in the area of building materials that is centred on material performance instead of materials specification,” he said. Key segments of the current building code have been in existence since 1967.

The new building code is expected to move the building industry away from brick and mortar that some players claimed has made construction a rich man’s business, locking out Kenyans of average means from owning homes.

Though cement will remain a vital component of any construction, locally available materials and latest building technologies could help offer faster and cheaper solutions for housing in the semi-permanent segment.

Among the materials being considered are timber and UN blocks and bricks made from earth across many parts of the country.

The use of eco-friendly materials for roofing such as the traditional grass used for thatching will also be considered.

Currently, houses built from this materials are considered temporal and the approval of local authorities must be sought.

If passed in parliament, it would be a major boost on the housing sector and could slow down the proliferation of slums that has emerged as the best alternative to the lower class on a low supply of housing.

The appetite for housing currently stands at 150,000 units annually but the country can only produce 50,000 units, with most targeting the high-end of the market due to the high returns from this segment.

About 60 per cent, or 1.9 million of the three million Nairobi residents live in slums and informal settlements, according to UN figures.

Building experts reckon that the cost of putting up a house could fall by up to 30 per cent under the proposed code.

“We estimate that it will be possible to get a two bedroom house for Sh900,000, compared to the current average price of Sh1,500,000,” said Mr Sylvester Muthari, the chairman of the Institute of Quantity Surveyors of Kenya.

If the Bill is passed it will be possible to use modern construction technology such as prefabricated boards and interlocking blocks which are cheaper than the preferred brick and mortar.

Compared with conventional masonry, which heavily relies on cement, interlocking blocks save construction time and mortar, a huge benefit to builders because of the high cost of cement.

It is hoped that there will be a reduction in the construction period, hastening the rate at which houses are being completed.

Prefabricated housing is used to do this given that a house is assembled like a jigsaw where entire parts are fitted together.

Builders who have been moving to areas where the construction code is lax will also be hemmed in by the proposed new law.

“Those who have been rushing to Mavoko and Ruiru will also be forced to adhere to strict planning,” Dr Reuben Mutiso, a technical advisor to the committee, said at the same function.

The current building law has 103 statutes but their enforcement depends on different ministries including Housing, Water, Environment and the Local Government, a drawback to investors, especially foreign investors.