Why do buildings in Kenya keep collapsing? This question has arisen following multiple incidents of buildings collapsing in the country. Concerns about the safety of buildings are often on the national spotlight, year after year. People have lost lives and time and millions lost in property.
It is apparent that the demand for housing is on the rise. As a result, more developers that are unscrupulous are bypassing construction rules and regulations in order to meet the demand.
Developers are bribing government officials to get approval for construction projects.
The classic adage “follow the money” certainly applies in the investigation of building collapses. Many issues that result in structural failures can be chalked up to the decision to save a buck. This decision can take many forms, from hiring an unqualified or inexperienced architect, engineer, or contractor to purchasing cheaper materials to even malfeasance.
Graft and impunity in planning departments, and greed among developers has led to an increase in collapsing buildings across the country.
Booming demand for housing in the country has given way to a lucrative criminal enterprise in planning departments, where unnecessary hurdles are established to force developers to part with bribes to get approvals. The cartels seem to be getting stronger with accusation of high handedness from top government officials. Case in point, a governor was once accused of pocketing over Kshs. 8 Million to approve a development project, one that was hazardous to the community.
In a closely related incident, a county official was awarded several acres of land to allow a multinational to put up a multi-billion shilling project.
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As demand for housing increases exponentially, the industry is marred with haphazard development, underscored by a lack of professional capacity to support the same.
Experts also point out that there is a management challenge at the industry level, particularly the lack of coordinated regulatory efforts, leading to proliferation of quacks.
Developers seeking short-cuts engage non-registered professionals, who are unqualified to handle multi-million projects which endangers the lives of the people who live in such buildings or nearby.
Other causes include:
Ground settling
Buildings do not have to be very old to begin sinking into the ground. When a structure is built on unstable terrain (such as soft soil, marshland, etc.), the foundation can begin sinking shortly after construction and get worse as time progresses. This has been witnessed in Kenya where buildings are put up on wetlands that have not been properly reclaimed, eventually sinking.
Ground settling is so gradual that changes in the structure are virtually imperceptible. The building may sink only a few millimeters each year. However, the cumulative effect of years of sinking can make the foundation unstable.
If the foundation fails, the building can collapse from the bottom. In large, multistory buildings, this can result in a “pancake effect” where the upper floors slam down on top of the collapsed foundation.
Architectural defects
Architects are responsible for the safe design of buildings. There are countless details an architect must account for in building designs, from planning for the superstructure to integrating electrical and plumbing systems. Oversights on the part of architects can lead to devastating failures of the building after construction is complete.
Some collapses are attributed to a failure to account for real-world conditions, such as high winds (in some regions) and earthquakes among others. Other cases evolve from a focus on form over function, where decorative elements are added at the expense of structural integrity.
In the most appalling circumstances, however, architectural defects may arise because architects bribe inspectors and other officials to look the other way even when there are serious errors.
Engineering defects
Engineers translate architectural designs into workable blueprints. One of the key responsibilities of a civil engineer is to determine what building materials are most suitable for the structure.
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When engineers select building materials with safety and the long-term soundness of the structure in mind, buildings can stand for decades and even centuries to come. However, poor choice of materials can lead to a wide range of defects, from corrosion of metal rebar to cracking and deterioration of concrete. All of these problems can lead to a collapse of the building.
Construction defects
From duplexes to high rises, constructing a large building is a complex and lengthy process. Multiple contractors, subcontractors and construction companies are typically involved.
With so many workers on top of one another, errors may seem like an inevitability. Indeed, lapses in construction can lead to long-term issues that can make the structure more likely to collapse.
Oftentimes the issue that causes the building to collapse may not be apparent until years after the fact. Ideally, the damage will be detected before the structure fails, enabling owners to make timely repairs and minimize the risk to occupants.
When construction defects are not caught in time, however, the results can be catastrophic. Thorough investigation may reveal errors on the part of contractors and subcontractors, who can be held liable by both the owner(s) of the building and occupants who are injured or lose loved ones in the collapse.
Substandard materials
Two different types of material defects can contribute to building collapses. Firstly, errors in the design or manufacturing of the material might make the structure unstable. For example, errors in mixing concrete can make it overly porous, allowing moisture infiltration that degrades the concrete and makes it prone to instability.
Secondly, the material selected for the structure may be unsuitable for local conditions. More porous concrete, for example, should never be used in cold or very rainy environments where it is subject to soaking in water which could be disastrous in the end.
Although responsibility for the selection of building materials rests with the parties involved in construction, liability may not be confined to engineers, builders and others. Manufacturers and others in the chain of commerce may also be liable for defects. At other times, developers opt for cheaper materials to save on construction cost.
Modifications without approvals
Some owners decide to modify their buildings without following due process, compromising the unit’s structural integrity. For example, someone may introduce a basement beneath the foundation level with little regard to the potential risks.
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These are just but to mention a few key identifiable reasons as to what could cause a building to collapse.
Comprehensive investigation is necessary to determine the cause of building collapses. This includes investigation by city, county and state authorities, as well as by private investigators hired by personal developers.