Kenya’s booming real estate market has created fertile ground for fraud, substandard construction, and costly project failures, with experts warning that many homebuyers and aspiring builders are falling prey to conmen, unqualified contractors, and misinformation.
In much of Kenya, especially across Nairobi’s fast-growing outskirts, the urban landscape has descended into near-total chaos.
According to a structural engineer and building consultant at Prairie Builders Group, Harrison Eshiwani, the majority of construction crises, from stalled projects to collapsing buildings, can be traced to poor planning, lack of professional oversight, and clients taking shortcuts.
“This is an information problem,” Eshiwani says. “People do not know where to start, and many fall into the hands of rogue contractors. Most Kenyans lose millions simply because they lack proper guidance from day one.”
He says that these are what to look out for to avoid buying a substandard house and how to ensure you’re not duped when building or purchasing property.
The land question
Homebuyers often begin by purchasing land, then seeking services later, a mistake that can be costly.
Eshiwani advises involving a registered architect before committing to land. An architect will help you understand zoning restrictions, allowed building heights, setbacks and legal requirements.
“You may buy land intending to build apartments, only to learn later that the area only allows single-dwelling homes. That becomes a financial disaster,” he notes.
He warns that the trend of Kenyans just hiring a supervisor and a contractor has exposed a lot of Kenyans to Fraud.
Eshiwani says that a non-negotiable core team required for any compliant and secure project includes A Licensed Architect, responsible for the overall design and ensuring the project adheres to local zoning and building codes.
A Structural Engineer, who is critical for certifying the building's stability and safety under all conditions.
A Quantity Surveyor, tasked with preparing accurate cost estimates and controlling the budget to prevent devastating financial overruns.
A Mechanical/Electrical Engineer, to design the complex, behind-the-walls systems for plumbing, electrical, and climate control.
An Interior Designer who plans the functional and aesthetic final finishes that define the living space.
Alongside a team of professionals, he points out that before construction begins, you must obtain all necessary approvals and utility clearances when required.
“These approvals protect both you and your investment. Without them, your building can be demolished at any time,” Eshiwani says.
Many Kenyans have been entrusting multi-million-shilling projects to fundis and foremen posing as contractors.
The structural engineer says that several red flags consistently point to fraudulent or unqualified contractors.
The most common is the absence of any verifiable track record, with many impostors unable to produce evidence of completed projects or client references.
Another major warning sign is a lack of registration with the National Construction Authority (NCA), the body that licenses and grades contractors in Kenya.
Without NCA certification, individuals are not legally permitted to undertake construction works above certain thresholds — yet many continue to market themselves as experienced builders.
Homeowners are also being cautioned against fundis who issue quick quotations without carrying out site visits, architectural reviews, or engineering assessments.
“If a contractor demands half of the project cost upfront, walk away. You’ll never see that money again,” Eshiwani warns.
The expert says legitimate contractors rely on detailed designs, structural plans and bill-of-quantities (BOQ) analyses before offering cost estimates.
Resistance to signing formal contracts has also emerged as a tactic used by scammers to avoid accountability.
Written agreements are a legal requirement for major projects and outline timelines, payment schedules, material specifications and dispute resolution mechanisms.
Beware of Too-Cheap Deals
A common trap is extremely low pricing. A standard three-bedroom house (120–140 sqm) costs between Sh35,000–Sh45,000 per sqm, excluding land.
“Anyone telling you they can build a three-bedroom house for Sh1 million — just run,” says Eshiwani. “Low pricing is the most obvious red flag.”
Understand Cement Grades and Material Quality
Hardware stores often stock different cement grades, but buyers rarely know the difference, he points out that there are those for masonry and plaster only, light structural work and ones for heavy structural work.
Using low-grade cement for slabs or pillars can cause cracking or collapse.
Protect Yourself in Off-Plan Purchases
He says that if buying a house that is not yet built, one will have to hire an independent architect, engineer and quantity surveyor to inspect the project periodically.
“These independent reports are your protection. If red flags emerge, you can stop the purchase early before losing your money,” he says.
Look Out for Structural Warning Signs
If a building displays cracks large enough to fit a coin, Eshiwani warns that you should vacate immediately and call a structural engineer.
A neighbouring development digging basements or using heavy machinery can also compromise your foundation — a leading cause of sudden cracking.
Some damaged buildings can be salvaged using structural methods such as carbon jacketing or retrofitting, but only under NCA-regulated engineering supervision.
“If you follow the proper process, you can hold any contractor or consultant accountable. But if you take shortcuts, the entire risk falls on you,” Eshiwani concludes.
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