Author: A4KENYA

• I need a 3 bedroomed container house with kitchen, bathroom/s and lounge
• I need it to be designed including electricity, water etc
• I need it in Kisumu
• I need a quotation on all
• Have my own land

By: Patricia

QUESTIONS AND ANSWERS ABOUT WWW.A4ARCHITECT.COM

1. Tell us about your company
www.a4architect.com offers architectural and construction project management. We also offer IT solutions for Local Governments and N.E.M.A in terms of application for approval of projects.
2. What are some of the projects you have successfully completed?
The most notable is the Naivas at the roundabout of Jogoo road and Outer ring road completed in 2010. Others are various residential estates and houses dotted all over Kenya. We are also in the process of starting a housing estate project in Kigali, Rwanda.
We are about to complete Greenvile Estate, located in Syokimau. This was marketed online and once buyers booked the virtual houses, we approached Housing Finance for financing and now completion is scheduled for April 2012.
3. You said that you do online architecture, why did you choose this path and how does it work?
Online architecture offers an efficient method of communicating for our clients.
Clients do not have to move from their offices/homes to contact us-they can do that online through their phones or computers at the comfort of their homes and offices.
Online architecture works as follows:
• Client contacts us through email/phone after visiting www.a4architct.com.
• Client describes their needs and requirements.
• Client receives proposal on estimated cost of project and cost of architectural consultancy.
• Client signs contract for commencement of service between them and www.a4architect.com.This may or may not require a physical meeting. It depends on the wishes of the client. Some clients will want to meet physically at this point while others will not.
• Client receives design and makes payment through Paypal, MPesa or directly to bank account.
• Design process continues with exchange of information between client and www.a4architect.com until client is satisfied with the design.
• Design is taken for approval at the appropriate Local Authority offices .This requires a physical meeting/presence between www.a4architect.com representatives and Local Authority.
www.a4architect.com has developed a platform that will reduce the number of meetings between applicants and Local Authority .See details here
http://www.a4architect.com/submit-drawings/
• Construction supervision till completion takes place .This requires periodic physical site visits. Where only documentation is required, this is transmitted online to the contractor or other supporting consultants e.g engineers.

4. Do you offer your services to locals only, or have you gone international?
Another great advantage of offering Online architectural services is the ability to offer architectural services internationally.
Last year we offered architectural service for construction of a building in Senegal. We have also offered online architectural services to clients in Uganda and Rwanda.
We are currently handling a design in Kigali-where necessary, most communication is done online between www.a4architect.com ,the Client and Kigali City Local Authority One Stop Centre offices.
5. How do you negotiate for pay without physically seeing the clients?
Architectural services are regulated by CAP 525 of the laws of Kenya so the negotiations are minimum. It’s easy to derive the cost estimate of the project and derive the percentage required as fees. This information is done online, through telephone or face-to-face meetings.
6. The concept is fairly new to the Kenyan market- how is it being received and what are some of the challenges you are facing in penetrating to the market?
In the beginning, i.e early 2003 to around 2007, Kenyans were very skeptical of anything/transaction online. www.a4architect.com has emerged as a brand that offers quality service in the field of architecture .This has reduced the amount of skepticism from potential clients. Also, clients are beginning to measure the amount of time and resources they can save by reducing face-to-face meetings especially with the never-ending Nairobi traffic jam.
With more and more Kenyans accessing the internet, and with the High Speed cable internet, more and more Kenyans are beginning to appreciate the conveniences that IT/internet offers.
The drawback is that the majority of Clientele in Kenya are over 60 years old. Investing in construction is a costly affair .It takes people very many years to be able to amass the cash to build. The unfortunate thing is that this age group is not internet savvy. It’s quite hard to train them to communicate through IT.
7. How do you handle the issue of trust with your clients- since you only do online business with them?

Architectural service is broken down into smaller parts. We offer the first part of the service then the client pays after they are happy and content with it.
After payment, we move to the next service and offer it for client consumption then we wait for payment. This procedure goes on and on till completion.
Architectural Association of Kenya and the Board of Registration of Architects and Quantity Surveyors of Kenya need to display a list of registered architects such that it is easier for clients to counter-check with these bodies.
As we speak, the Architectural Association of Kenya website is displaying an Arabic flag with the words HACKED BY Over-X.
Here is the screen shot
http://www.aak.or.ke/

The Board of Registration of Architects and Quantity Surveyors of Kenya website has been down for the last 3 months and no one seems to notice.
Here is the screen shot.

Home

With the Bodies that are vested with the role of ensuring the Kenyan public gets the best architectural services having unserviced websites, it becomes harder for our clients to ascertain our registration. It also becomes harder for us to differentiate ourselves from the thousands of quacks offering substandard services online.

8. When and How do you supervise the progress of these buildings?
Once the Local Authority e.g Nairobi City council e.t.c approves the building proposal, we then move to supervision of the buildings.
Where physical presence is needed, we offer site visits. Where physical presence is not needed, we receive pictures from the contractor on site.
9. What projects do you find easier to design using this method and which are not so compatible with the method?
This method is good for small residential houses. This is because due to lack of economies of scale, it is more feasible for the client to consume online architectural services. Large projects are able to accommodate physical meetings due to economies of scale. Also, the level of risk involved is large so physical presence is needed.

Hi.

I have a half acre plot . I would like to construct spacious 2 bedroom and 3 bedroom flats / apartments . So I wanted to know how flats / apartments will fit in a half acre plot .

Regards.
By: Naeem

MASONRY WALL FENCING.

Wall height can vary between a minimum of 2.1 meters to a maximum of 2.8 m high.
Wall finishes can vary between low cost, middle cost and high cost finishes.
LOW COST WALL FINISHES.
This is a wall that comprises of masonry stone walling, machine cut dressed, without any pattern. This is done without a coping at the top and without any keying.
A square meter of masonry walling is estimated at KES 800 . This cost is derived as follows:
The cost of a machine cut stone delivered around Nairobi is KES 55. A meter squared has 13 stones.
This totals to KES 715. Add 10% for labour and joining cement mortar. This brings to approximately KES 800 per m2.
A good example is the walling commonly seen in low income areas such as Dandora and Kayole.
MIDDLE COST FINISHES.
This characterizes a wall that is made up of masonry machine cut or hand dressed stone, laid carefully with impressive workmanship. It comprises keying and masonry coping at the top. A touch of pattern is also included such as alternating stones of a different colour.
A good example is the walling commonly seen around Kitengela, Ngong and Ongata Rongai areas.
This is estimated at KES 1200 per m2.
HIGH COST FINISHES.
This comprises of hand-dressed masonry walling that is carefully patterned. Designs such as zero-jointing characterize this finish. Intricate indented patterns are also common with this type of finish.
A good example is the masonry walling located opposite Gertrude Children’s hospital in Muthaiga.
This is estimated at KES 2000 per m2.
FOUNDATION.
The average depth of a wall foundation is 1 m . This varies from region to region depending on how deed the stable ground is. Some grounds will only require a few centimeters of depth while others require many meters.
The foundation can be constructed using Reinforced Concrete base. This is expensive since the price of cement and steel is high.
I have developed a method whereby the Reinforced concrete is substituted with two layers of masonry walling laid across each other. This saves costs.
WALL SUPPORT.
Every 3 meters should be braced with either masonry walling or Reinforced concrete columns.
Masonry walling offers a more cost-effective option as a support.
Fence height:[m] 2.8

1 m deep foundation
Total wall height: 3.8

Surface area[m2] 1219

low cost finishes 975,200.00

middle cost finishes 1,462,800.00

high cost finishes 2,438,000.00

Fence height:[m] 2.1

1 m deep foundation
Total wall height: 3.1

Surface area[m2] 993

low cost finishes 794,400.00

middle cost finishes 1,191,600.00

high cost finishes 1,986,000.00

Architect Francis Gichuhi Kamau
info@a4architect.com
+254721410684

WHY CONSTRUCTION COST ESTIMATES FROM PROFESSIONALS APPEAR HIGH.

Construction cost estimates done by professionals appear high to the layman when compared to cost estimates done by local fundis for the same.
The reason this happens is because the local fundis do not categorise the construction cost in terms of low, middle or high cost materials.
They also do not include all the details and accessories that come with the main product.
These details tend to be easily overlooked form a layman point of view in estimating the total cost of construction.

EXAMPLE: ESTIMATING COST OF A DOOR.

A flush door costs approximately KES 2,000 in any given hardware shop in Kenya. When estimating the cost of a door, the fundi will advice the house owner that the doors will cost him/her KES 2,000. The house owner will then budget the cost as KES 2,000 multiplied by the number of doors in the house.

PROFESSIONAL ADVICE.

A professional will advice the house owner that the flush door costs KES 2,000. Also, the flush door comes with a door lock costing KES 1,500 which can be 2 or 3 lever depending on the security level required. In addition to the door and door lock, there will be the cost of door hinges which costs approximately KES 200. A door stopper costing KES 200 will also be required. The door will also require a door frame costing KES 1,500 depending on the design ,wood type and thickness of the door frame required. This door will also require an additional 10% to 20% of the cost as labour plus transport costs.
The same door that a fundi advises the house owner to cost KES 2,000 will now be estimated by the professional to cost KES 6,000.
This is the least it would cost to fix the door. The Fundi gives the cost of a door at the hardware shop while the professional gives the cost of a door from purchasing it from the shop until fixing it in the house.

VARIANCE.

This variance of over 200% in cost estimate is what the fundi fails to advice the house owner. The consequences are as follows;
1. If the money the house owner is using to construct was borrowed from a bank, the house will not be complete due to cost overruns.
2. The house owner would have liked to know the possible options for materials in term of costs available in the market so that they can make an informed decision.
3. In severe cases, total building construction quality is compromised due to poor planning hence building collapse.

REASONS WHY THE COST ESTIMATES VARY.

The reason why the cost estimates vary so much is because of the fundis are generally well-versed with the actual construction techniques as opposed to cost estimation. They do not have the necessary tools and skills required to fore see construction costs hence estimate the end product costings.
On the other hand, professionals will also not be able to advice on techniques e.g how best to fit the door and door frame. It might sound easy but this requires years of training so as to know how to adjust the door to fit in within the door frame, the correct position to fit the door lock, where to place the door stopper, how to fix the door lock e.t.c.
This mis-match in skill-set can cost the house owner huge losses.

CONCLUSION.

The correct use of particular skill-sets in the construction industry is very important in ensuring the house owner gets value for their money.
To avoid mis-match, an easy method is to use google search for advice or contact Government bodies that advice or regulate construction industry such as Architectural Association of Kenya or Board of Registration of Architects and Quantity Surveyors of Kenya for the right advice.
The new law to regulate contractors in Kenya will go a long way to ensure Kenyans consume the best service from contractors and reduce chances of skill mis-match.

Architect Francis Gichuhi Kamau.
www.a4architect.com

WHY CONSTRUCTION COST ESTIMATES FROM PROFESSIONALS APPEAR HIGH.
Construction cost estimates done by professionals appear high to the layman when compared to cost estimates done by local fundis for the same.
The reason this happens is because the local fundis do not categorise the construction cost in terms of low, middle or high cost materials.
They also do not include all the details and accessories that come with the main product.
These details tend to be easily overlooked form a layman point of view in estimating the total cost of construction.

EXAMPLE: ESTIMATING COST OF A DOOR.

A flush door costs approximately KES 2,000 in any given hardware shop in Kenya. When estimating the cost of a door, the fundi will advice the house owner that the doors will cost him/her KES 2,000. The house owner will then budget the cost as KES 2,000 multiplied by the number of doors in the house.

PROFESSIONAL ADVICE.

A professional will advice the house owner that the flush door costs KES 2,000. Also, the flush door comes with a door lock costing KES 1,500 which can be 2 or 3 lever depending on the security level required. In addition to the door and door lock, there will be the cost of door hinges which costs approximately KES 200. A door stopper costing KES 200 will also be required. The door will also require a door frame costing KES 1,500 depending on the design ,wood type and thickness of the door frame required. This door will also require an additional 10% to 20% of the cost as labour plus transport costs.
The same door that a fundi advises the house owner to cost KES 2,000 will now be estimated by the professional to cost KES 6,000.

VARIANCE.

This variance of over 200% in cost estimate is what the fundi fails to advice the house owner. The consequences are as follows;
1. If the money the house owner is using to construct was borrowed from a bank, the house will not be complete due to cost overruns.
2. The house owner would have liked to know the possible options for materials in term of costs available in the market so that they can make an informed decision.
3. In severe cases, total building construction quality is compromised due to poor planning hence building collapse.

REASONS WHY THE COST ESTIMATES VARY.

The reason why the cost estimates vary so much is because of the fundis are generally well-versed with the actual construction techniques as opposed to cost estimation. They do not have the necessary tools and skills required to fore see construction costs hence estimate the end product costings.
On the other hand, professionals will also not be able to advice on techniques e.g how best to fit the door and door frame. It might sound easy but this requires years of training so as to know how to adjust the door to fit in within the door frame, the correct position to fit the door lock, where to place the door stopper, how to fix the door lock e.t.c.
This mis-match in skill-set can cost the house owner huge losses.

CONCLUSION.

The correct use of particular skill-sets in the construction industry is very important in ensuring the house owner gets value for their money.
To avoid mis-match, an easy method is to use google search for advice or contact Government bodies that advice or regulate construction industry such as Architectural Association of Kenya or Board of Registration of Architects and Quantity Surveyors of Kenya for the right advice.
The recent introduction of a new law to regulate contractors is a good direction by the Government. This will ensure that Kenyans are getting value for their money while consuming services rendered by contractors.

Architect Francis Gichuhi Kamau.
www.a4architect.com

SOLUTION TO PROVISION OF AFFORDABLE HOUSING IN KENYA:
Kenya, like many other African countries, faces housing shortages for its people. With the promulgation of the new constitution, it’s now a right for each Kenyan to have adequate housing. There are many solutions to providing affordable housing as laid out below:

TRANSPORT NETWORK.

The Kenya Government can make it easier for Kenyans to access housing by increasing the transport network. The need for high density housing to be located in the peripheries of Nairobi such as Umoja, Ongata Rongai, Kikuyu,Kahawa, Githurai and Kitengela has pushed to demand for land upwards hence very high land prices. Also, this need for high density housing has necessitated for highrise construction which increases the cost of construction as opposed to low –rise bungalow-type construction which is very affordable.
With an intricate railway system, housing can be stretched in far away towns such as Kangundo, Kajiado, Isinya, Ngong, Thika,Mai Mahiu,Naivasha .

In these areas, land is relatively low in cost hence affordable. A railway transport system would make the transport costs affordable such that people can reside in these towns and still work in Nairobi CBD, over 50km away. Railway transport systems are also fast hence transport time will also be reduced. For example, it currently takes a commuter approximately 1 hour to travel from Kitengela town to Nairobi by road. This costs over KES 50. It costs less than KES 50 and less time for the same commuter to travel to Nairobi using the railway system.
COUNTY GOVERNMENT.
With the onset of the County government system, intricate railway transport systems will interconnect counties such that one can live in one county and commute daily to work in a neighboring county. This will reduce the demand for housing within a particular urban area hence keep land costs low, thereby reducing cost of housing associated with high-rise construction on expensive land as seen around Nairobi.

TECHNOLOGY.

Access to efficient cost saving housing technology in Kenya is very limited. Most houses are built using the old colonial building technology that was imported from Britain in the early 1900s.

New cost –effective efficient technology such as the Diamond House technology http://www.a4architect.com/diamond-house-plan-cost/ makes it affordable to access decent housing.
This technology utilizes architectural and structural design to reduce cost of construction. New methods of laying the foundation, walling and roofing are used here.
HABITABLE UNIT COST-KES 80,000 FOR PHASE 0.25.
The Diamond House design has an initial phase[phase 0.25] that costs KES 80,000 to construct and deliver a decent unit for habitation.

Most Kenyan construction still follows the 1967 building code to the letter. All fundis and contractors have never experienced any other type of building construction technology. With the opening up of the Building code with the promulgation of the new constitution, Kenyan Architects and Engineers will need to assure consumers that these new cost-effective methods of construction are just as good as the old methods. For example, many Kenyans have heard about Interlocking Stabilized Soil Blocks technology. Not many of them have taken time to find out exactly what this is. The concept of stabilizing soil for construction is relatively new. Thika road construction is based on Stabilized soil for its base. The interlocking Stabilized soil blocks are made after soil is compressed using a manual or diesel operated press into a brick shape. The resultant brick is just as hard and as compact as a stone. The only ingredients used are soil and just a bit of cement hence very cost-effective.
CONCLUSION.
With the intervention of railway transport network and popularization of new methods of construction, the cost of housing for Kenyans will reduce hence more money and resources can be channeled to other uses such as education and health. This will go a long way in improving the living standards of all Kenyans.
Architect Francis Gichuhi Kamau
www.a4architect.com
+254721410684.