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shalishali
#861 Posted : Friday, May 15, 2015 2:37:21 PM
Rank: Member


Joined: 12/15/2009
Posts: 142
Location: Nairobi
tinker wrote:
Dear learned Wazuans

Am planning to build a 4 storey residential, 1 Bedroomed flat on a 1/8 parcel somewhere in Kajiado North.
I have researched online and I have settled on the following:
1. Get approval by the local/county authority
2. Use professional to carry the tasks.

Now my questions are:
1. Kajiado county by laws - does it allow for maximum ground coverage?
2. How many nicely spaced "standard" one bedroom units can you fit per floor in an 1/8 th plot.
3. For approval do we requirement both the Architect & structural drawings ?
4. Approximate cost for Architect & structural drawings - to be paid to the architect. You will also be required to do an Environmental Impact Assessment(EIA.) NEMA fees will be 0.1% of project cost + professional fee for the registered practicing lead expert/firm which you can negotiate.
5. Approximate approval fee - Paid to the local authority.
6. Contractor = charging 5% of total project cost
7. Building/structural engineer -charging x% of total project cost
8. Quantity surveyor - Do I even need him ???
9. Who are "must have " professional their % charges?

UKITAFUTA UKABILA UTAKUFA BILA!
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shalishali
#862 Posted : Friday, May 15, 2015 2:45:52 PM
Rank: Member


Joined: 12/15/2009
Posts: 142
Location: Nairobi
Environmental Impact Assessment (EIA)NEMA fees-0.1%of total project cost(that is why you may need a QS.)+ registered practicing Lead expert/firm charges(negotiable).
UKITAFUTA UKABILA UTAKUFA BILA!
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nakujua
#863 Posted : Monday, June 15, 2015 2:41:23 PM
Rank: Elder


Joined: 12/17/2009
Posts: 3,583
Location: Kenya
@a4architect ama any one who has knowledge on this - sema I have put up a small bungalow and due to space constraints I decide to increase space by adding a floor.

1. Is it possible to do that for a bungalow and what are the implication design wise and also for building approval.
2. would it be cheaper to tear down the bungalow and start the house a-fresh.

If 1 is possible who would one go for, an architect ama engineer, na hawa engineers wa nyumba kidogo wanapatikana kweli, have always thought engineers come in when we have complex houses.
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bubethi
#864 Posted : Monday, July 06, 2015 6:07:29 PM
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Joined: 9/17/2006
Posts: 94
@a4architect.

Could you link me up with institutions or individuals who could be interested in leasing a school by Jan 2016.

I will give further details and specifications upon request. If you got any links drop mail on bubethi [at] yahoo [dot] co [dot] uk
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obiero
#865 Posted : Monday, July 06, 2015 11:53:58 PM
Rank: Elder


Joined: 6/23/2009
Posts: 13,637
Location: nairobi
shalishali wrote:
tinker wrote:
Dear learned Wazuans

Am planning to build a 4 storey residential, 1 Bedroomed flat on a 1/8 parcel somewhere in Kajiado North.
I have researched online and I have settled on the following:
1. Get approval by the local/county authority
2. Use professional to carry the tasks.

Now my questions are:
1. Kajiado county by laws - does it allow for maximum ground coverage?
2. How many nicely spaced "standard" one bedroom units can you fit per floor in an 1/8 th plot.
3. For approval do we requirement both the Architect & structural drawings ?
4. Approximate cost for Architect & structural drawings - to be paid to the architect. You will also be required to do an Environmental Impact Assessment(EIA.) NEMA fees will be 0.1% of project cost + professional fee for the registered practicing lead expert/firm which you can negotiate.
5. Approximate approval fee - Paid to the local authority.
6. Contractor = charging 5% of total project cost
7. Building/structural engineer -charging x% of total project cost
8. Quantity surveyor - Do I even need him ???
9. Who are "must have " professional their % charges?


All those professionals have a role to play, but I would say that the structural engineer needs to be learned and skilled.. Otherwise, the house may pancake

COOP 255,000 ABP 15.85; KQ 484,100 ABP 7.45; MTN 23,800 ABP 5.20
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thegere
#866 Posted : Thursday, July 09, 2015 8:50:06 PM
Rank: New-farer


Joined: 6/12/2014
Posts: 15
Hi Wazuans,
I have a piece of land measuring 25*50 at chokaa area. The length (25feet)faces a rough road,whereas the breadth (50ft)is sandwiched between to plots.Any idea on how i can construct a storeyed building on that piece of land which will give bigger returns on money invested.
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shocks
#867 Posted : Thursday, July 09, 2015 10:39:25 PM
Rank: Member


Joined: 3/15/2009
Posts: 362
obiero wrote:
shalishali wrote:
tinker wrote:
Dear learned Wazuans

Am planning to build a 4 storey residential, 1 Bedroomed flat on a 1/8 parcel somewhere in Kajiado North.
I have researched online and I have settled on the following:
1. Get approval by the local/county authority
2. Use professional to carry the tasks.

Now my questions are:
1. Kajiado county by laws - does it allow for maximum ground coverage?
2. How many nicely spaced "standard" one bedroom units can you fit per floor in an 1/8 th plot.
3. For approval do we requirement both the Architect & structural drawings ?
4. Approximate cost for Architect & structural drawings - to be paid to the architect. You will also be required to do an Environmental Impact Assessment(EIA.) NEMA fees will be 0.1% of project cost + professional fee for the registered practicing lead expert/firm which you can negotiate.
5. Approximate approval fee - Paid to the local authority.
6. Contractor = charging 5% of total project cost
7. Building/structural engineer -charging x% of total project cost
8. Quantity surveyor - Do I even need him ???
9. Who are "must have " professional their % charges?


All those professionals have a role to play, but I would say that the structural engineer needs to be learned and skilled.. Otherwise, the house may pancake


all professionals are important but there are shortcuts unaweza piga. As a guy in this field, here is my take,
do you want to copy paste someones project, maybe you have similar plot dimension, same locality e.t.c e.t.c, get someone at the local authority to copy paste such a project from files at a steep discount. ( this is harder than it seems, since everything has to be the same, from wind, to soil type, same exact usage, usiweke water tanks if the other guy didn't
Do you want to build something you came up with, get a good architect and play around with different designs till you get the perfect one.
If the area has tricky soils and/or its a new design, you need a structural engineer.
if you need to employ a contractor, you'll need a quantity surveyor to handle cost and payment issues.
my advice, look for seroius guys with ~5yrs experience. They won't charge you too much and their experience is optimum for a flat. Get big shot professionals, you'll pay at corporate rates, get campo guys and you'll get substandard services. Professionals give them 1.5% architect, 1% structural engineer and quantity surveyor each of the estimated construction cost (30k x plinth area)
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shocks
#868 Posted : Friday, July 10, 2015 6:13:38 PM
Rank: Member


Joined: 3/15/2009
Posts: 362
sparkly wrote:
RE: KARIBU HOMES at Athi River, being constructed by a Chinese Co.

Went to have a look at the project which is going for KShs 1.4M - 5.7M.

Thought the project was strange but couldn't quite get my mind to it.

Then it struck me that they are building multi-storey apartments (up to 4 floors) without support columns!

All i could see were some polystyrene boards between the apartments and some zinc/aluminium strips in the mortar.

What kind of technology is this? How reliable is it?


Structural Engineer hapa,
this type of construction is called load bearing masonry as opposed to the one you are used to called reinforced concrete frame whereby the frame carries the load (composed of columns {the vertical members} and beams (the horizontal members}).
Load Bearing Masonry
Reinforced Concrete Frame

Its is allowed by the british standards BS 5628 which has conditions when you exceed 4 storeys. Kenya building code has conditions on the minimum strength of masonry(stones) to be used on this type of building, good old ndarugo stone will pass this.

Load bearing masonry structures have a limit on the height that can be achieved because they do not perform well when laterally loaded. (wind and earthquake)

Thats why limit is 4 storeys in Kenya.

Now using polystyrene boards is a new style of building. It easily replaces masonry for partioning as its lighter and very easy and fast to instal. Some of those partition walls using polystyrene are not structural (do not carry loads) which is advantageous as it reduces the amount of load to be carried by the building.


There still is some polystyrene walls that are load bearing, but they are strengthed with steal and concerete.



As far as loads go and structural soundness, they are ok, I will let @ a4architect advice on durability and sound proof qualities.
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a4architect.com
#869 Posted : Friday, July 10, 2015 6:29:35 PM
Rank: Veteran


Joined: 1/4/2010
Posts: 1,668
Location: nairobi
as long as there is structural engineering input and supervision, the building is structurally sound.
As Iron Sharpens Iron, So one Man Sharpens Another.
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mnandii
#870 Posted : Sunday, July 12, 2015 6:34:01 PM
Rank: Elder


Joined: 10/11/2006
Posts: 2,304
a4architect.com wrote:
as long as there is structural engineering input and supervision, the building is structurally sound.


@a4architect.com, have u ever considered applying Fibonacci Ratios to your designs? smile
Conventional thinkers waste time building shelters when they are unnecessary and then have no shelters when they need them the most. Socionomists do the opposite.
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Sevian
#871 Posted : Sunday, July 12, 2015 7:10:06 PM
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Joined: 4/8/2015
Posts: 42
A4architect: which is cheaper for the slab on a storey building: use of premixed concrete from cement factories or use manual koroga guys with nyapara/Fundi? 4 storey, 350sq m slabs
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obiero
#872 Posted : Sunday, July 12, 2015 7:58:01 PM
Rank: Elder


Joined: 6/23/2009
Posts: 13,637
Location: nairobi
Sevian wrote:
A4architect: which is cheaper for the slab on a storey building: use of premixed concrete from cement factories or use manual koroga guys with nyapara/Fundi? 4 storey, 350sq m slabs

Ofcos koroga is cheaper but the inaccurate ratios applied by many nyapara/fundi may lead to a very expensive blunder

COOP 255,000 ABP 15.85; KQ 484,100 ABP 7.45; MTN 23,800 ABP 5.20
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Shefad
#873 Posted : Monday, July 13, 2015 11:56:06 AM
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Joined: 12/3/2009
Posts: 12
Location: Nairobi
Try a concreting contractor. They are negotiable,affordable and highly flexible. They also come with all plant and labour.
However, ready mix concrete will give you the best quality and is also negotiable to some extent.
All the best
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Sevian
#874 Posted : Monday, July 13, 2015 6:30:51 PM
Rank: New-farer


Joined: 4/8/2015
Posts: 42
Shefad wrote:
Try a concreting contractor. They are negotiable,affordable and highly flexible. They also come with all plant and labour.
However, ready mix concrete will give you the best quality and is also negotiable to some extent.
All the best

@shefad are concreting contractors the same as those factory pre-mixed truckers with huge mitungi's at the back and a machine for pumping? They charged 13800 per cubic metre at a site in Lavi. What's the consolidated koroga rate?
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lekamu
#875 Posted : Tuesday, July 14, 2015 11:38:32 PM
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Joined: 2/22/2015
Posts: 61
How does one achieve this effect on stones?

Only Fools Have No Plan B
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dpmungai
#876 Posted : Wednesday, July 15, 2015 2:17:54 PM
Rank: New-farer


Joined: 10/16/2014
Posts: 33
lekamu wrote:
How does one achieve this effect on stones?



I want to assume you mean the lower part of the house. Get a good stone dresser and they will do it for you, in nairobi / central area are they call it "comb" style, not sure about the rest of the country.

If the upper part, you can plaster on the stone and paint plain or spray to give the desired effect. Wallmaster will also work.
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lekamu
#877 Posted : Wednesday, July 15, 2015 7:06:12 PM
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Joined: 2/22/2015
Posts: 61
Thank you. Indeed I meant the lower part not the smooth plastered section.

Only Fools Have No Plan B
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Tbags
#878 Posted : Thursday, July 16, 2015 8:09:46 AM
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Joined: 1/30/2015
Posts: 23
kindly advice on the average charges for the 'Change of user'.both official and proffesional for Nairobi and Kajiado countys..Thanks in advance.
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a4architect.com
#879 Posted : Friday, July 17, 2015 10:20:14 AM
Rank: Veteran


Joined: 1/4/2010
Posts: 1,668
Location: nairobi
@Tbags, a budget of betwween 50k to 200k will suffice. a physical planner will advice you on their consultancy costs plus statutory costs.
As Iron Sharpens Iron, So one Man Sharpens Another.
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Tbags
#880 Posted : Tuesday, July 21, 2015 2:42:44 PM
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Joined: 1/30/2015
Posts: 23
a4architect.com wrote:
@Tbags, a budget of betwween 50k to 200k will suffice. a physical planner will advice you on their consultancy costs plus statutory costs.


Thanks bwana architect.
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