The average market price for a “low cost” three bedroom house, considered to be the ideal size for most families is Sh4.8 million which is out of reach for many Kenyans.
However, with proper planning and creativity, it is possible to put up a three bedroom residential building with as little as Sh1.6 million.
1.) Choose a simple design
Choosing a house design is the first step when building a home. While the design depends on many factors including the nature of your plot, you should consider a simple design.
Stick to simple squares and rectangles which can be ornamented with fascinating architectural features such as a balcony or porch.
In addition, keep the roof lines simple and short since complex steep roofs necessitate surplus roofing supplies. Avoid making any changes to the design during construction since they translate to extra costs.
2.) Consider new technology
The high cost of conventional building materials (brick and mortar) and the intensive labour that goes into constructing houses made from them are major contributors to the high cost of construction in Kenya.
In a bid to bring down these costs, new technologies such as prefabricated panels which drastically reduce the amount of materials (cement, steel rods and concrete), labour and time taken before completion have been introduced in the market.
Another great option is interlocking bricks which require less cement to hold them together and less labour compared to brick structures.
3.) Engage professionals
A lot of people have lost money during construction due to shoddy work. While you might want to avoid hiring a professional in a bid to cut on cost, it will cost you more to fix your mistakes.
The use of unskilled labour has cost some builders up to 40 per cent of the total construction cost yet construction firms charge only a small percentage of the total construction cost.
4.) Buy materials yourself
If you can, source for building materials yourself instead of sending the foreman or fundi to do it for you. You will most certainly have the patience to shop for the best bargain in the market without compromising on quality.
Besides, some foremen work in cahoots with suppliers to con their employer by inflating price of materials and backing the unscrupulous act with falsified receipts. Others will buy cheaper substandard materials so that they can pocket the difference.
5.) Be wary of cheap bargains
Inasmuch as you want to save some money and are shopping around for the best bargains, watch out for deals that are too good to be true.
If a supplier is offering you materials at a price way below the average market rates exercise caution because more often than not it is a rip off. The materials might be counterfeit which will end up costing you more.
6.) Recycle materials
Always keep in mind that every shilling counts and everything you buy adds on to the budget. Where possible re-use or hire tools and materials such as spades, wheelbarrows, hammers, timber post and wood used as scaffolding or for support during construction.
7.) Do it yourself
While it is important to hire skilled labour in all phases of the project, look out for things you can do to save on labour costs.
Laying tiles, landscaping and painting are some of the things you can do yourself with little or no help from a contractor. However, do not attempt something you are unsure of since as earlier indicated, rectifying mistakes will cost more than it would have to obligate a professional do the task.
8.) Close supervision
Theft of building materials and laziness by workers are another major avenue for money loss during construction.
Hire a site manager who will be at the site all the time and task him with accounting for how each and every item bought is utilized in construction.
Avoid contracting workers at a daily flat rate since they intentionally prolong the construction period by working slowly. Instead, devices ways of quantifying works done and pay them for it.
9.) Avoid the rainy season
Unless you are building a house in an urban area where roads are properly carpeted, avoid constructing during the wet seasons since the heavy rains render most roads impassable making it difficult to transport materials which increases costs and consumes more time. The rains can also destroy or sweep away some building materials.