Experts urge caution when renovating old buildings

Experts say several factors should be considered before embarking on renovations on a large scale. Architectural Association of Kenya (AAK) corporate member Tom Oketch acknowledges historical significance of a building is an overriding pre-requisite.

"Nonetheless, the structural suitability of a building and professional advice should be taken into consideration before renovation commences," he advises.

Construction project finance, demand for re-development and support of existing services are other important factors.

Architects admit that renovations of old buildings as opposed to constructing from bottom up has its own advantages, which include maintaining the design and character of the property together with the superior quality of material and workmanship where applicable.

"This is particularly appealing to people who adore ancient architecture," says Oketch.

Emacs CAD Solutions director Emmanuel Milikau says renovation is cheaper than new construction because "it gives you a home in a shorter time although it is limited in design possibilities as you have to work within existing parameters," he says.

Being an architect, Milikau says renovated property comes with a mature landscape that is easy to modify and enjoy. In addition, upgrading properties in terms of design and function in most occasions increases their value.

"The structural integrity of the existing building(s), the present value and what it will look like after renovation should also be considered before sprucing up,"he adds.

Building a new home, on the other hand, while expensive, offers limitless possibilities for designs that suit present and future needs.

"New homeowners should be patient if they want to actualise their dreams because new property comes with its unique challenges that include doing proper infrastructure," says Milikau.

Oketch explains it is more expensive to construct now because transport and labour costs are higher.

"Value Added Tax (VAT) and other varying levies are applicable today in construction unlike before," he says. "Also, the Environmental Management and Coordination Act (EMCA) of 1999 requires compliance with environmental issues before construction. Times have changed and so has the taste of property owners. Changed society taste means demand changes, too."

Oketch, who is also a member of the Institute of Construction Project Managers and Institute of Quantity Surveyors of Kenya, says modern designs of homes are demanding. According to him, the national demographic structure is such that the target market would be middle-age executives and young professionals.

Further, the upsurge in re-development of properties can be attributed to the revision in planning development zoning. Apart from flexibility in design, new constructions also have other advantages.

"It is easier to access construction finance from established institutions as there is efficient utilisation of a building area and creation of employment," argues Oketch.