Author: A4KENYA

Architect’s advise to 1st time Home Owners.

1. What is the first thing a potential home owner ought to do in building a home?

A potential home owner needs to seek advice regarding feasibility of the project. Feasibility encompasses knowing if budget will be enough, return on investment will be good, design/shape/style of the house will fit for the particular purpose e.t.c.
For example, the house size, class of finishes and shape in up market areas such as Karen, Runda and Muthaiga is distinctively different from the middle and low class suburbs of Nairobi. This means that house owners in these regions have gotten their feasibility right.

 Why you need to hire an architect to draw up a plan for your house?

Architects are best placed to offer correct and accurate information regarding the construction industry. This is because during their day to day roles, they are able to note new changes in factors such as materials cost increase/decrease, new technology/materials in the market and new design/fashion /shape trends .
For example, the new buildings coming up in upper hill and along Waiyaki way,Westlands have a trendy style as compared to older buildings in the same area. The Delta Building at Westlands has utilized a unique way to resolve the car park issue by increasing the surface area available for car parking.

 What is the role of the architect in the process of building you home?

Architect’s role is described under Chaper 525 of the Laws of Kenya and is broken down into 5 parts as follows.

Part A. This entails the architect giving the client information on how the building industry operates. Issues such as the role of Quantity Surveyors, Engineers etc is discussed.

Part B. This entails feasibility study and design of the building to fit within client’s taste and budget.

Part C. This entails submitting the drawings to the local authority for approval.

Part D. This entails coming up with detailed drawings that describe the building in finer detail. These drawings are what the Quantity Surveyor uses to estimate accurate costs and for the building contractor uses to carry out the actual construction.

Part E. This entails selecting a contractor and supervising the actual construction till completion.

 How does an architect determine the cost / outcome of the house?

Due to involvement with various buildings of various natures such as residential houses, schools, hotels, an architect can be able to derive the cost per m2 of the complete building.
This cost will depend on whether the finishes used are of low, middle or high class. With this information, an architect can be able to safely assume that if building X was constructed at kes Y, then if a new building similar to building X is constructed, it will cost approximately the same. Quantity Surveyors go deeper into costing by deriving all materials and labor that will be used into the building and breaking it down in a Bill of Quantities which is more accurate than a general cost estimate.

 What determines the size and design of the house?

The major factor that determines size and design is the budget. A quick look at houses in Karen and Runda will reveal the fact that the houses are huge and all are of different unique designs compared to say Rongai where most houses are smaller and of a similar design.
This shows that house owners in the upmarket areas can be able to afford the huge space and he architects who will come up with the unique shaped houses compared to other middle and low class neighbourhoods whereby the owners will mostly copy the neighbor’s style .

 For homeowners who are building on a budget, now can they cut costs while building without compromising the safety and quality of the house?

Cost is very different from safety of houses. All the buildings which have collapsed around Nairobi have all used up a minimum of kes 50 million by the time of collapse. This shows that the owners had many millions at their disposal at the time of collapse.
The common denominator in such buildings is that the owners, however wealthy, ignored or were not aware of the consultants available in the building industry such as Architects and Engineers. All the collapsed buildings around Nairobi have not been designed by architects and Engineers.

There are various methods that can be used to reduce the construction costs without compromise of safety. Factors such as reduction of wasted space in corridors, use of locally available materials, reduction in use of reinforced concrete where unnecessary etc goes a long way in overall cost reduction.
A look at the older buildings built during the colonial period in upper hill area will show how many factors that reduce costs were utilized and the buildings are still standing strong, 50 years after construction.

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

Architect’s advise to 1st time Home Owners.

1. What is the first thing a potential home owner ought to do in building a home?

A potential home owner needs to seek advice regarding feasibility of the project. Feasibility encompasses knowing if budget will be enough, return on investment will be good, design/shape/style of the house will fit for the particular purpose e.t.c.
For example, the house size, class of finishes and shape in up market areas such as Karen, Runda and Muthaiga is distinctively different from the middle and low class suburbs of Nairobi. This means that house owners in these regions have gotten their feasibility right.

 Why you need to hire an architect to draw up a plan for your house?

Architects are best placed to offer correct and accurate information regarding the construction industry. This is because during their day to day roles, they are able to note new changes in factors such as materials cost increase/decrease, new technology/materials in the market and new design/fashion /shape trends .
For example, the new buildings coming up in upper hill and along Waiyaki way,Westlands have a trendy style as compared to older buildings in the same area. The Delta Building at Westlands has utilized a unique way to resolve the car park issue by increasing the surface area available for car parking.

 What is the role of the architect in the process of building you home?

Architect’s role is described under Chaper 525 of the Laws of Kenya and is broken down into 5 parts as follows.

Part A. This entails the architect giving the client information on how the building industry operates. Issues such as the role of Quantity Surveyors, Engineers etc is discussed.

Part B. This entails feasibility study and design of the building to fit within client’s taste and budget.

Part C. This entails submitting the drawings to the local authority for approval.

Part D. This entails coming up with detailed drawings that describe the building in finer detail. These drawings are what the Quantity Surveyor uses to estimate accurate costs and for the building contractor uses to carry out the actual construction.

Part E. This entails selecting a contractor and supervising the actual construction till completion.

 How does an architect determine the cost / outcome of the house?

Due to involvement with various buildings of various natures such as residential houses, schools, hotels, an architect can be able to derive the cost per m2 of the complete building.
This cost will depend on whether the finishes used are of low, middle or high class. With this information, an architect can be able to safely assume that if building X was constructed at kes Y, then if a new building similar to building X is constructed, it will cost approximately the same. Quantity Surveyors go deeper into costing by deriving all materials and labor that will be used into the building and breaking it down in a Bill of Quantities which is more accurate than a general cost estimate.

 What determines the size and design of the house?

The major factor that determines size and design is the budget. A quick look at houses in Karen and Runda will reveal the fact that the houses are huge and all are of different unique designs compared to say Rongai where most houses are smaller and of a similar design.
This shows that house owners in the upmarket areas can be able to afford the huge space and he architects who will come up with the unique shaped houses compared to other middle and low class neighbourhoods whereby the owners will mostly copy the neighbor’s style .

 For homeowners who are building on a budget, now can they cut costs while building without compromising the safety and quality of the house?

Cost is very different from safety of houses. All the buildings which have collapsed around Nairobi have all used up a minimum of kes 50 million by the time of collapse. This shows that the owners had many millions at their disposal at the time of collapse.
The common denominator in such buildings is that the owners, however wealthy, ignored or were not aware of the consultants available in the building industry such as Architects and Engineers. All the collapsed buildings around Nairobi have not been designed by architects and Engineers.

There are various methods that can be used to reduce the construction costs without compromise of safety. Factors such as reduction of wasted space in corridors, use of locally available materials, reduction in use of reinforced concrete where unnecessary etc goes a long way in overall cost reduction.
A look at the older buildings built during the colonial period in upper hill area will show how many factors that reduce costs were utilized and the buildings are still standing strong, 50 years after construction.

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

GREEN ARCHITECTURE FOR RESIDENTIAL HOUSES. NDARAGWA, KENYA, CASE STUDY.

Green Architecture solutions have advantages broken down into 3 parts.

1.Environmental benefits.

2. Economic Benefits.

3.Social Benefits.

Environmental benefits.

These are benefits that ensure that the building plays its part in sustainability of planet earth. These can further be broken down as below.

a. Waste water recycling.

This is the use of methods of recycling waste water for reuse within the home. Grey water from Kitchens and bathrooms can be diverted for use to irrigate the landscape. Sewer water can also be treated for re use but this comes at a higher cost. On average, a sewer treatment plant that can treat sewerage for reuse will cost approx. kes 500,000 for a domestic home. Grey water from Kitchens and bathrooms do not need any extra financial costs to divert for irrigation.

b. Energy conservation.

Generation of power from Solar panels ensures that the energy generated for home use is sustainable. Conversion of solar energy to electrical energy using solar cells is the most efficient with an efficiency rate of approx. 20%.

Economic benefits.

a. Use of locally available natural materials.

Careful selection of locally available construction materilas saves costs since transportation is reduced.

b. Increase on value of building.

A building constructed using Green Architecture principles has a higher valuation which can be used as leverage for collateral while seeking for funds from financial institution. This higher value also attracts higher rents . A good example on this is the numerous hotels and resorts within the Kenyan game parks which attract higher lodging fees compared to normal buildings. This is mainly because Green Architecture gives the building a unique feel compared to other building types which translates to higher value.

c. Reduction of maintenance costs.

Most Green architecture materials have fewer maintenance costs. For example, use of zero jointed walls, cobble stone exteriors etc result in minimal maintenance costs compared to other non Green architecture exterior walling methods.

Social Benefits.

a. Improved health.

Green architecture concepts ensure that the occupants do not suffer health wise. Use of natural materials such as wood parquet instead of HDF wood plastic and MDF boards ensures that chances of the occupants inhaling poisonous cancer causing formaldehyde is reduced.

Careful placement of windows in line with the suns path ensures that natural sunlight enters into the house and acts as a natural disinfectant hence reduction of infections and moulds. Cross ventilation also ensures that the quality of air in the house is of high quality hence reduction in pulmonary infections.

b. Green building ensures creation of jobs to the neighbors since materials are sourced from the neighborhood.

These materials in most cases require labor intensive processing hence creating numerous job opportunities to the local inhabitants e.g. zero jointed walls and wood plank roofing systems .

Conclusion.

Feng Shui

Feng Shui means wind and water. Its a 6000 year old Chinese/Asian method of design whereby the positive energy is encouraged to flow within the building.

Green Architecture borrows heavily from the 6000year old Feng Shui principles to assist the home owner derive the above benefits outlined above.

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

Green Architecture in Kenya. Solar Power.
Advantages of Solar Power.

Cost Savings.

Use of Solar power to heat water and provide electric energy might seem expensive during installation but in the long run, will provide alot of savings. With the ever increasing KPLC power bills, assuming a power bill of kes 2000 per month, this will take only 4 years to offset a solar power installation of kes 100,000.

This will enable the occupants to use free energy for the rest of their lives after the 4 years of initial payment as opposed to KPLC regular bills for as long as electric power energy is in use.
New Government.

With the new Uhuru Kenyatta Government which has emphasized on Solar energy in its manifesto, its a matter of time before KPLC agrees to buy back excess solar power generated from individual residences.

In developed countries such as Germany, individual residences have installed solar panels which harvest solar energy during the day and sell it to the National power grid.

They then buy power back at night using the same power grid. This enables the country to ensure there are no power deficits while it save the house occupants from a high power bill. The meters are arranged in such a way that during the day they count negative electric energy while at night they count the usual positive energy units hence a net savings.

In Kenya, this has not been possible because the previous Governments were not emphasizing and encouraging this to happen. The major costs for solar power lies in the storage/batteries.

If KPLC can agree to buy back the electric energy during the day and the house occupants buy power normally during the night, this will go a long way in saving the high costs of buying batteries to save the solar power.

KPLC can ensure they have control of the frequency of power by being the sole suppliers of the DC to AC inverters.
If KPLC and the Uhuru Kenyatta Government can encourage the buying back of excess solar power from residential houses to the KLPC grid, the deficits of solar power productions can reduce hence the country economy improves.

Also, this reduction of deficit will help reduce the KPLC tariff rates hence cheaper power which will reduce cost of production. The loss of foreign exchange through KPLC generation of power using diesel e.g. IBER Africa diesel power production means that less capital will be used to purchase oil from foreign countries hence more money within the economy.

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

How to Reduce cost of Roofing In Kenya.Maai Mahiu POW Italian Church case study.

Roofing costs can cost as much as 20 to 25% of the total cost of construction. Effective methods of ensuring that this cost is reduced while still maintaining the aesthetics and functionalities are important. One of the best methods of learning how to reduce roofing costs is to look at the Italian Church near Maai Mahiu town on the slopes of the Rift Valley.

The church was constructed in 1942 and is still standing strong to date . For the doubting Thomases, this proves that the materials and design/technology used to roof this church is superior and can last the test of time.
Roof trusses.

The church has utilized round poles for the structure. These poles are much cheaper than the usual sawn timber that Kenyans use for roof trusses. Coincidentally, Uganda still utilizes timber poles for the structure.

% of cost savings on roof trusses.

A meter of pole costs an average of kes 30 in hardware shops around Nairobi. A meter of comparative cypress 6 x 2 truss costs kes 200 in the same area. This represents a savings of 666% on the cost of roofing trusses.
The only drawback is that the poles are slightly uneven and have a rough appearance compared to the sawn timber. This is mitigated by the fact that the timber structure is usually hidden from view and sandwiched between the roof cover and the ceiling.

Roof cover.

The church has utilized clay roof tiles for the roof cover. Clay tiles are light, have a very appealing texture and color and the runoff rain water can be used for human consumption unlike most other roof types.
The clay tiles also have another advantage of looking better with age.

% of cost saving on roof cover.

Clay roofing tiles in Nairobi cost kes 600 per m2. The comparative, stone coated roofing tiles cost kes 1,800 per m2. This represents a whopping 300% savings in costs if someone uses clay roofing tiles instead of stone coated tiles.
Clay roofing tiles can also be used to harvest clean rain water that is Lead and other hard metal free. Lead is used in manufacture of paint which is used in other roofing products and can cause illnesses such as High Blood Pressure and learning disabilities in children.

Conclusion.

The high material costs does not necessarily translate in higher quality. It’s important to first research on the best materials to use for your buildings before embarking on purchase. This will enable you to save very high % on overall costs.

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

Local Authority Approvals for Residential House construction in Nairobi.

In the last few years, Local Authorities around Nairobi, mainly Nairobi City Council, Kajiado County council, Mavoko County council, Ruiru,Kiambu and Thika councils have been very active in enforcing plan approval bye laws. This is a step ahead in order to stem the number of buildings collapsing and being constructed inappropriately. The downside is that in as much as the enforcement is necessary, the lethargy and bureaucracy in obtaining the approvals usually takes a toll on developers. The least possible time taken is 3 weeks.

The main hindrances are time wasting and inconveniences in transport to and from the council offices.
Approval process takes too long from application to obtaining the permit. Using online methods such as www.a4architect.com/2013/02/15/online-plan-approvals/ will shorten the time taken and save on transport costs to the councils.

Nairobi City Council has recently taken up online plan approval process. The other councils need to take cue and create online portals or use this portal here for free www.a4architect.com/2013/02/15/online-plan-approvals/.

Use of online plan approvals will make it easier for county governments to raise revenue since developers will be able to conveniently apply online. Currently, majority of buildings around Nairobi are constructed without the approvals mostly due to the inefficiency of the physical permit applications.

On average, most permanent buildings cost a minimum of KES 500,000 to construct. For these buildings to be constructed without approvals, this means that its not an issue of developers lacking the finances to apply for permits. Its an issue of developers weighing on the time wastage and inconveniences at the council offices as they seek the approvals.
Its high time county Governments created enabling environments for developers so as to maintain a win win situation whereby their revenue is increased and the developers adhere to the bye laws as required.This will go a long way in ensuring sustainable neighborhoods are created in line with the National/County physical planning policy.

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

CLICK HERE TO SUBMIT YOUR APPLICATION

HOW IT WORKS.

1.Visit www.a4architect.com to Register/Log in with your email and password.
You can also log in using your existing Facebook,Gmail or Yahoo mail account. Log in to your Facebook,Gmail or Yahoo mail then visit www.a4architect.com .Or click on the Submit Application tab then click on the Connect with icon of your Facebook, Gmail or Yahoo mail as shown in the image below. You will be logged in and directed to the Submit your Post page.

2.Add new Post describing your request using the post editor on the screen.

To attach a file such as an ArchiCAD or AutoCAD drawing, copy of title deed or PDF,there are 2 methods you can use:

METHOD 1.[recommended when using newer versions of web browsers].
Drag and drop the documents i.e drawings,titles,survey plans into the box as shown in the image below.

Type in the project description in the post box and choose the visibility option i.e Public or Private at the top right hand side of your screen. Choose the relevant Local Authority from the box at the bottom right hand side of the screen. Click on the publish button to send the documents to the relevant Local Authority.

METHOD 2.[recommended when using older versions of web browsers].
Click on the Upload/Insert button below the Title. Click on the select files button to select the file from your computer or url.

Scroll down to find the Insert into Post button.

Click on the Insert Into Post button.

3.Choose Local Authority County from the COUNTY CATEGORIES box on the right hand side of the screen.

MAP

If you require to show the plot/land location, scroll below to the Map and key in the nearest town to your plot/land. A red balloon will appear. Drag it to your plot location using the mouse and the + and – buttons on the left hand side of the map. Scroll to the bottom and click on the ‘save custom map zoom’ on the Map settings.
Thats all.The N.E.M.A/Local Authority can now be able to locate your plot/land and advise you accordingly.

4.Click on the edit VISIBILITY button on the right had side of the screen to change the visibility options. Select PRIVATE if you require your application to be private[will be seen by only you and the Local Authority officials].Select PUBLIC if you require your application to be public.

5.Click on the PUBLISH/UPDATE button on the right hand side of the screen to post the information to your selected Local Authority County.
6.A local Authority representative will contact you on the fees for your particular submission. A representative from www.a4architect.com will also contact you on fees to be paid to www.a4architect.com for using this service.

Premium Services.

www.a4architect.com also offers premium services whereby we respond to Local Authority comments on behalf of applicant and alter drawings as described by the relevant Local Authority departmental comments. Fees for this service vary from Project to Project.

You will now communicate between you and the Local Authority representatives through the Reply inter-phase on your Private application. You can upload more files using the Reply inter phase.

7.After payment of fees, use the REPLY button to upload proof of fees payment.

8.Your submission will now circulate to the relevant N.E.M.A/Local Authority offices for comments and you will be notified of new comments through email. You will be able to read and reply to comments on your application page until final approval is granted.
The comments can also be viewed and replied to using a mobile phone.

ADVANTAGES
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Factors to consider when buying land to construct.

Local Authority byelaws .

Each area in Kenya is zoned by the Local Authority and given a set of byelaws that govern. For example, the Nairobi City Council allows for only one single family house to occupy 0.5 acre plot in Karen. Runda and Muthaiga areas.
The same council allows a minimum subdivision of land to 1/8th acre in most other areas whereby the number of family units can be increased such as in the case of apartments.

When buying land for the intention of future construction of apartments, it’s important to clarify with the Local Authority first. An acre of land in Karen currently costs kes 30M. In this acre, one can only construct 2 houses. Next to Karen in Ngong, an acre costs 32m considering a 1/8th acre costs kes 4m.
The reason land in Ngong seems more expensive than land in Karen is because of the different Local Authority byelaws. Land in Ngong can be subdivided into 1/8th acre and highrise flats can be constructed, hence more returns compared to the Karen land.

Topography.

Land situated on a sloppy area such as Kigali-Rwanda, Red Hill and Muranga areas poses a challenge when it comes to foundation construction. There will be alot of excavations and creation of soil retaining walls in a steep sloped land. If the cost of the foundation and retaining wall structure is not captured and budgeted for, this can cause a cost overrun in the overall cost of construction as it happens often in Real Estate development projects in Kigali.

Sloped areas have an advantage of being well drained compared to flat lands such as Ruai , Mombasa road South B and C which are on a relatively flat land. Flat lands tend to flood during rainy period. Some flat areas such as around Runda and Membley in Ruiru tend to have very low water tables hence a more expensive foundation type required while constructing.

It’s also important to look out for physical presence of temporary water bodies such as streams, rivers and lakes. The presence of papyrus and long grass should signify periods of flooring. Presence of dry valleys should signify temporary rivers. Lands too close to a water body are prone to flooding when the rivers and lakes break their banks during rainy season.

Naivasha and Narok towns are a good example of flat land that is prone to flooding during rainy seasons. Ground floor slab in these areas should be well raised from Ground level in case of floods.

Soils.

Constructing Foundations in Black Cotton Soils.

Constructing in Black cotton soil comes up with unique challenges. The major disadvantage is that black cotton soil tends to swell during the rainy season and shrink/crack during the dry season.

This shrinkage/expansion tends to push the floor slab upwards, creating cracks on the floor. Buildings constructed in black cotton soils will require deeper overhangs and wider external pavements to ensure rain water is kept off the building. Heavy gauge polyethene paper will also serve to waterproof the soil from the interior. A minimum depth of 1 foot for hardcore will serve to soak out water to keep the soil dry.

Red soil is stable and does not change in volume when wet hence will cost less to construct on such compared to black cotton soil land. In contrast, Black Cotton Soil has a higher bearing capacity than most other soils so if the contractor uses some ingenuity, he or she can save alot of money while constructing.

Simple solutions such as lifting the slab slightly higher form ground level, water proofing the soil inside the foundation and increasing the cement ratio on the ground floor slab can save alot of money that would have been otherwise used in excavating and backfilling the foundation.

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