Please shed some lights on factors to be considered before and during construction of a 3 bedroom residential house; I am in a desperate condition. Thanx

assemble a team with the RIGHT people. Enquire from friends/relatives and neighbours who have done an impressive construction. Have interest and passion in the process. its involving and you must be ready to learn so that you make the right decisions. all the best.

You may burn money if you are in desparate condition (to build, if I get you right).

Take it slow and follow what people may recommend.

You need properly qualified fundis. Anyone can say they can do construction ...... the best.

My house plan was approved, I will go thru' the link link http://ujenzibora.com/nahinga/?p=433

Yep! Just like Eveready recently did...

Correct, there is plenty of info and advice on construction in this thread especially from our very great Pablo.

Thanks @shalishali

Ive read thro the site that wanjy has put on the link. Its not bad but only if you're building times towers or similar structures. For you your friend is the structural engineer.

Remember that before u put up your house you need to know what you want. Get a draftsman to put it in blue print incl the building code specs (cost 30-50k instead of a fancy arch who will charge you 400k for a nice house). Get your engineer to go thro it and if ok, most engineers will assist you get it approved and supervise construction.

Remember a structural engineer can do an architects work but an architect may not be able to do the engineers work.

Anyway this is the thread the posts above are talking about.

http://www.wazua.co.ke/f...aspx?g=posts&t=6075

You seems Faint heart'd already ,you need all the strength to do your construction;ok lets go step at a time.

1.Your drawings are approved-that means the site location is ok with authority.
2.When drawings were done I believe your input was follow on exactly what you want and can afford,all I am asking, do you have a Bills of quantities(BOQ) based on the approved plans?
3.Based on BOQ;-ready with colour?
-Time?
-source of materials?
-Labour?
-Supervision?
4.Clear the site,call me for goat eating as we start Trench Excavation.

Wanjy has an approved plan... which means an engineer was involved to do the structural design.

Equipped with the drawings, is raring to go.

Go for a labour based contract where you provide all the materials and the foreman (senior fundi) provides labour. It works well if you can schedule the work when you or someone close to you is available, otherwise you'll be fleeced dry.

Phase your project... (is it a bungalow or a Maisonette?)
Foundation => Walling => Roofing =>Metals(Windows & External doors)=> etc

i am a project manager... the project manager was introduced into construction to reduce on the madness in the industry..

there are several gaps that need covering that keep me busy.. because i neither design nor do the actual construction myself...

these gaps are:

1. value - i appreciate delayed gratification.. however does it make sense to sink 400,000 every year for 3 years to complete a house... i'd rather invest the money elsewhere till i raise the 1.2 M required. then build the house continuously... most people don't grasp.. 'the opportunity cost of funds..'

the other option is get a construction loan from the bank and build the house as fast as possible, move in with your family then pay the bank back the money gradually over time instead of paying rent..

what good are designs if when completed and paid for are shelved (till when money is ready)... the cost of the designs will be money locked up.. even worse.. it can't be cashed..

2. procurement - of funds for construction, designs, bids, labour... not matter what you think... give the devil its due.. we can pussy-foot around the labour contract or direct procurement but at the end of the day... when i or any other experienced builder go to a hardware... the prices i get at the beginning of haggling are what you will get after 2 hours of haggling.. essentially say if a bag of cement is 700.. right of the bat i will given a starting price of 650 since i will be buying several bags for several sites (economies of scale). i will haggle with khimji to 625.. in 1 minute.. you on the other hand will go to bamburi @ 800/- for v-power cement/pasta plus... by the time you are finishing your house you will probably paying 700 having gone through what we call a learning curve in construction..

there are many other reasons

@ pablo -i know what you are talking about regarding a non comittal archtiect (talk to me, i have access to the tap from which they flow). I asked for your email to see the design i procured for my client recently.. this is for an amazing KSh. 50,000... when you go online.. you will need to purchase the working drawings from the website.. for the same house i will procure him the schedule of materials, services drawings and structural drawings for the other 50,000... i am also learned in engineering units so i will review the design for practicability prior to delivering the designs to my client..

Again @pablo- i rarely see any house design that meets my design criteria especially on one key area... SECURITY.. how do you secure your daughter from middle of the night attackers...as you haggle with the police over fuel for their jalopy??

so those plans of your parents house no doubt were good.. but even for me... i never knew what a good house was until i saw it... and this was after more than 10 years in the construction industry.. i too thought my parents house was good, until then...

my dad borrowed designs from his friend.. his friend was a librarian at UoN

@ GGK - phasing a house is good.. its affordable... easy on the pocket... i will also mention that my parents house got its ceiling about 20 years after it was constructed..

the plumbing and sewer line have just been completed... on the other hand it is far from the city... all this while they used an out door pit latrine.. is that practical for Kiambu...? even in syokimau i visited a family the other day that told me zebras still roam their neighbourhood..