If you have been on social media long enough, you have seen or participated in several trends. Some last a day, some last a week, and others last months; however, they all end. This is different for sustainability. It is not just some global trend that will end like a fling ends; it is here to stay. By the way, did you know that the construction industry is one of the largest consumers of natural resources in kenya and, while at it, the whole world? Did you also know it has the highest percentage of natural gas in kenya; it uses upto 40%! Due to this, most developers are turning to green building standards to ensure sustainability in construction. Sustainability in construction revolves around creating structures and using environmentally responsible and resource-efficient processes throughout a building’s lifecycle, from siting to design, construction, operation, maintenance, renovation, and deconstruction. We all know of the Two Rivers Mall in Nairobi, right? If you don’t know it, you have heard about it and how it is a wholesome mall with all activities. A Ferris wheel, a carousel and even a water slide. It is like a mall and a park. You might not know that it is an example of a construction site in Kenya that uses sustainable development. The Two Rivers Mall used mixed-use development, which incorporated green building practices such as energy-efficient lighting, water recycling and use of locally sourced materials; the best of both worlds. It is important to note that many of the construction companies in kenya are adopting green building. According to the Kenya Green Building Society, over 100 buildings are certified or registered, an improvement from June 2022, when it was only 64 companies, and June 2021, it was 25. The success of green building is also seen in Garden City Mall, which was given the Leadership in Energy and Environmental Design (LEED) certificate because of its design features, which include solar power plants, rainwater harvesting systems and green roofs that reduce energy consumption and promote biodiversity. This proves that as the need to fight carbon emissions rises, real estate developers in Kenya are joining the rest of the world in positioning their houses green in the fight for environmental consciousness.
Growing up, we used to say technology is the future. The future is now, and technology is everything! Another emerging trend in the construction industry is the use of technology. With the use of Building Information Modelling (BIM), drone technology, 3D printing, and expanded polystyrene (EPS Technology), developers are building bigger and smarter. BIM is a tool used in construction that allows the creation of a 3D model of a building that incorporates every aspect of the construction process; from the beginning to the end. BIM is particularly promising because when fully used in Kenya construction industry, it can improve project coordination,
reduce errors and enhance the decision-making process by providing real-time data on how the project in question is progressing. Some developers are using the 3D printing technology for the ongoing affordable housing project, and the company 14 Trees, which has built 3D printed houses in Malawi, is looking to expand to Kenya, showing a growth potential. In addition to that, technology such as the EPS cuts labour costs and construction time while ensuring the building requires less reinforcement due to its lightweight. Not only is the private sector using the technology, but also the government; it is expected to develop 8,200 houses in a pilot project at Mavoko, with some of the houses to be built using EPS. Construction companies are also using prefabricated building technology. This is where the materials that make a building are manufactured in a factory setting and then transported to the construction site for assembly. This technique is mostly being used in affordable housing projects as there is a need for fast and cost-effective methods. In addition to that, it allows for faster construction time with minimal waste emission, hence contributing to sustainable construction practices. Most developers in Kenya welcome technological intervention in the construction industry as it revolutionizes how projects are designed, managed, and executed. They offer greater precision and efficiency, and developers can deliver high-quality projects faster. Who wouldn’t want bigger, better, faster and cheaper projects?
Did you know more than 30% of Kenyans in Kenya live in urban areas? Did you? The number of houses in major cities like Nairobi is not enough to host. The demand for more housing in urban areas has made every Kenyan at home and in the diaspora hear of the affordable housing programme. The Affordable Housing Programme is an initiative under the government launched in December 2017 and is one of the national government’s four pillars of growth. The AHP promises to deliver 500,000 affordable homes over five years, creating an even larger supply and demand gap. The Park Road housing project is one of the housing projects under this program that aims to provide 1300 units to low and middle-income communities in Kenya. There is a need to build these houses. However, challenges, such as getting land and the money for construction, hinder the process. In addition to that, there are bureaucratic delays that have significantly slowed down the process. Regardless, this program has presented an opportunity for the developers in the construction industry to find innovative ways to deliver quality housing to the people of kenya at low costs. This meant developers had to consider using prefabricated materials, new construction techniques, and public-private partnerships that would enable them to meet the demand in the market, hence closing the current demand and supply gap. We all want to get affordable houses, don’t we?
Where did all the people go? Really, where did all the skilled labour go? The Kenyan construction industry seems to be grappling with a skills shortage. Getting very competent workers is difficult, especially when handling a sizeable project. 60% of property developers in Kenya cite this shortage as a major challenge, alongside limited access to finance. The government has tried to bridge this gap through the National Construction Authority through training and accreditation. Other private entities also join hands to train construction workers, especially
in particular specialities of interest to them. The gap is, however, still alive, as only 34,298 artisans had registered with NCA by November 2019. This limited supply has increased daily dues to certified artisans, which has increased by over 300%. The Institute of Quantity Surveyors of Kenya (IQSK) estimates that the labour-to-building cost ratio grew to 25% from 20% two years ago, making construction more expensive for aspiring homeowners and property developers.
If labour becomes expensive, will the rest of the crucial facets of the construction industry remain the same? No, it won't! The construction industry is struggling with a massive rise in costs driven by economic factors such as inflation, the high cost of the materials needed, and the fluctuating exchange rates. Have you seen the price of cement? A 50kg bag of cement in Nairobi is selling at an average of Sh750, up from as low as Sh600 last year. The increase in costs of critical components such as cement translates to higher overall costs of projects. In addition, it is becoming tough to get financing for large construction projects from banks in kenya. This is because they see the construction industry as a risky market due to the project delays, regulatory challenges and market volatility. So, if banks and credit unions are tightening their lending rates, where will developers get money to finish the projects they started?
One of the things most people in Kenya do not like is the traffic congestion in Nairobi. This is why most people were happy with the construction of the Nairobi Expressway, a road connecting people from the City centre to JKIA airport. This road has reduced traffic congestion, and the toll fees collected help boost economic activity. But did you know that this project was a public-private partnership? A public-private partnership is a collaboration between government and private sector companies to finance, design, implement, and operate projects that are typically public services or infrastructure developments. Infrastructure development through public-private partnerships was also used in the construction of the standard gauge railway. Despite their success, there is a major public uproar about the lack of transparency, especially when it comes to giving tenders and the government signing deals that favour the private sector instead of the citizens. This creates a divide between the developers, the government, and the private sector.
The Kenyan Construction industry is changing for the better. Who are we not to change with it? We should take time to upskill to handle the new technology in the market. This is the only way to meet the market demand for affordable housing while maintaining the sustainability requirements. So, as we lay down bricks, pour concrete, and sketch blueprints for the future, let us remember that the future is now! And the future needs the construction industry to adopt and change with it.
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