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.
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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:
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| 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
www.a4architect.com
+254721410684
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