Building approvals in Kenya: what you need

Why approvals matter

Building without approval can lead to a stop order, a fine or, in the worst case, demolition. Approved drawings also protect you: they show the building was designed by qualified people and checked by the county.

Approvals take time, so start them early, while you are still finalising the design and budget.

Start with the land documents

Before the county will look at your drawings, you will usually need:

• The title deed or lease for the plot
• A survey map showing the plot and its beacons
• A land rates clearance certificate from the county
• Land rent clearance if the land is leasehold

County building plan approval

A registered architect prepares the architectural drawings, and a registered structural engineer prepares the structural drawings and calculations. The application goes to the county's planning department, and most counties now take it online.

The county checks things like plot coverage, building height, setbacks from the boundary, parking and access. If something does not comply, you get a query and the architect revises the drawings. Engineers now also register their projects on the Engineers Board of Kenya's online portal before the drawings go to the county.

NEMA, for bigger projects

Projects that may affect the environment need an Environmental Impact Assessment licence from NEMA. This usually applies to larger developments such as apartments, schools and commercial buildings, and to sensitive sites. A NEMA-registered expert prepares the assessment. Ask your architect early whether your project needs one, because it can add weeks to the timeline.

Register the project with the NCA

Before work starts, the project should be registered with the National Construction Authority. The developer registers through the NCA portal using the approved drawings, other approvals, a bill of quantities summary and the contract with the builder. Registration itself is free, but projects above KSh 5 million attract a construction levy of 0.5% of the contract value.

The NCA also checks that your contractor is registered and holds a current practising licence in the right category for the size of the job.

Inspections and the occupation certificate

County inspectors may visit at key stages: foundations, slabs, roofing and completion. Keep the approved drawings on site so they can be checked.

When the building is complete, apply for an occupation certificate. You need it to occupy or let the building legally, and it is often needed for permanent water and power connections.

How a contractor helps

A good contractor will not start without approvals in place and will build to the approved drawings. If the design changes during the build, the drawings should be revised and approved again, not changed on site.