Hello Wazuans!

I am planning to put up 20 rental single rooms (using machine cut stones) somewhere near kikuyu and would appreciate some insights.

- Does this require kanjo approval? if yes how bad is the bureaucracy?

- What's the rough/estimate cost per unit of 12ft by 12ft built using machine cut stones and mabati roof?

- does anyone have a contact of a good contractor/fundi who has done such units bila stress?

Asanteni

I believe even a 3ft x 3ft toilet requires Kanjo approval. That's how they make money. I do not know about Kikuyu area, but if Its same as Mavoko then I would rather deal with the askari Morons who pass by wakati Koroga Imeshika than pay those official hefty approval charges.I know views will differ but that's how I deal with it. Ndarugu/Machine cut stones are great - makes Plaster easier. Last bought them at Ksh16,500 (400F)delivered, Sand Ksh38,000 for 28T today and Kakoto /Ballast will average Ksh18 - 20,000K today.
No Fundi is Bila stress, even if the Fundi is your twin!! Also, I doubt you want to give a contract since that Job is not big. Assuming you are employed, My advise is that if you can get leave, then Just buy a Nice wooden stool, and then a copy of NATION/Taifa leo Daily and supervise the work for yourself - running the small errands for the fundi. Be a Boy. Buy all materials for yourself. If you need a Plumber, electrician etc, get a 2nd quote and do not dare work with the first. You will save. Don't forget to Come back and tell us how things went.

Thanks @kyt and @am for your responses.

@kyt, ni ground floor pekeyake. Pliz email me his contacts to mungaits (at) yahoo (dot) co (dot) uk

@Am, great comments and insights! I think I will risk the cat & mouse games with the kanjo numb skulls. Ref the Fundi, well I've already filled my leave forms, carried all the old gazeti & magazines from the office now shopping around for a comfy stool!

I will be breaking ground in the 2nd half of Dec, will share my experiences as I proceed.

Anyone with more details/numbers on the costings?

Asanteni

I will send you at lunch time

Greetings @greenbeat & all Wazuans!

The project kicked off as anticipated and I am currently at 90% completion.

Finally managed to do 19 units of 12 by 12 and the unit cost to date is approx 100k per room.

Currently putting final touches and hoping to get tenants in March.

Will try and upload photos.

Learning so far - kujenga ni stress but fun!

Asanteni

mungaits where did you buy the plot what area and how much rent are you anticipating for

Hi,

@Jerry, anticipated payback period is 4 - 5 years

@Enyands, the plot is in Regen, off Nakuru highway just before Kikuyu town. Rent is anticipated to range from 3,500 to 4,000.

@Greenbeat, thanks it's been hectic but a worthwhile experience

Tips
- First of all you will need a good Fundi/supervisor to oversee the project. It's very tricky dealing with mjengo guys.
- You also need a good, cheap and reliable supplier of material. Materials take upto 70% of the total cost thus every discount counts! Credit lines come in handy when funds are not readily available
- To get things going I think personal presence helps. I took leave in Dec n early Jan to be on site and oversee kazi.
- Finally, get your cost estimates right, otherwise the budgeted funds run out prematurely and you have source additional funds (not easy especially in January!!)

Challenges
Kanjo - vultures
Weather - rain messed the schedule
Water - sort the source before you start

Hope this helps

Asante

Hi all,

Anyone with details/contacts of where to buy T & G PVC ceiling material and electrical fittings (wires, sockets, switches, etc) costs?

Seconded. Juma Hardware is best for plumbing stuff.As for electricals best wholesale prices, Place is CAREPOINT ELECTRICALS in Nyamakima

@mungaits how was the cost of stones, sand and ballast per lorry, and whats the percentage of labour to the whole project.
the info will be of help to me and many wazuans, hope @s.mutaga is still around