When Josephine Wairimu first envisioned her dream home in Kitengela, she imagined a smooth process—buy land, hire a contractor and watch her house rise from the ground, brick by brick. She had saved for years and believed her budget would comfortably cover the project. But six months in, she was already spending far more than she had planned.
“I thought Sh3 million would be enough to build a simple three-bedroom house,” she says with a sigh.
“But I had barely finished the foundation when I realised I was in trouble.”
The cost of materials had risen unexpectedly, and her contractor was demanding additional payments for labour. Every time she visited the site, there was something new to pay for—extra cement, more sand, unexpected structural adjustments.
“I wasn’t prepared for the hidden costs. No one tells you that building is a bottomless pit.”
Ms Wairimu’s story is not unique. Across Kenya, thousands of aspiring homeowners begin their construction journeys with excitement, only to be met with a series of financial and logistical nightmares. From skyrocketing material prices to unreliable fundis (artisans) and disappearing contractors, the journey of building a home is rarely smooth.
After years of job hunting, Joshua Kilelo finally secured a position in one of Kenya’s top fashion industries, earning Sh75,000 per month. With that, he thought his dream home was within reach—but reality hit differently.
"I managed to set up the foundation for a six-roomed house," he recalls. "I gathered ballast, bricks, cement, and paid a deposit for the fundis. It cost more than I was earning."
Still, he pushed forward, raising Sh200,000 for the structure through side hustles and savings. Then life happened. He quit his job, welcomed his firstborn, and had no steady income to continue building.
Joshua Kilelo, a film maker. He deems roofing as the toughest part of building.
Photo credit: Pool
"People said I should take a loan, but I swore never to borrow to build my earthly tabernacle," he jokes.
The real shock came with roofing. "Some say tiling and gypsum are costly, but those are luxuries. Roofing is non-negotiable," he says. The quotation was Sh500,000—money he didn’t have. With freelance videography bookings rolling in, he raised Sh314,000, cut costs by sourcing timber from his ancestral land, and finally roofed the house.
"For me, the toughest part of the building was roofing. You can’t compromise on it."
Roofing costs in Kenya depend on material choice, quality, labour and design complexity.
Roofing expert Vincent Onyango highlights popular options such as clay and concrete tiles, metal sheets, asphalt shingles, thatch, and stone-coated tiles like Decra.
“Clay tiles last over 100 years, while concrete tiles last 30–50 years,” Mr Onyango says.
“Metal roofing, including corrugated steel and aluminium, is cost-effective and lasts up to 70 years with proper maintenance.” Though pricier, stone-coated tiles offer durability and aesthetics, with warranties of up to 50 years.
Many homeowners make costly mistakes, including choosing unsuitable materials, hiring unqualified contractors, and neglecting maintenance. Mr Onyango emphasises the importance of proper ventilation to prevent heat and moisture damage.
With inflation driving up costs, he advises comparing suppliers, buying during off-peak seasons, and investing in quality materials. “Cheaper options may seem like a bargain but often lead to frequent repairs,” he warns.
“For Kenya’s varied climates, aluminum or stone-coated tiles are best for coastal areas, clay or stone-coated tiles suit highlands, and metal roofing works well in arid regions due to its heat resistance.”
Building in Kenya is not just about laying bricks—it is an investment that demands patience, financial discipline and strategic planning. Duncan Aketch, who started his home in Dandora 10 years ago, knows this too well.
“I had a vision of a beautiful house with a nice compound for my children to play in,” he recalls. “But I underestimated how much it would cost and how long it would take.”
Duncan Aketch, a fashion designer. He says that that the most expensive part of a house is its finishing and interior design.
Photo credit: Pool
He initially set aside Sh4 million for the project, but today, he has spent over Sh7 million, and the house is still not as fully complete as he envisioned.
Mr Aketch had one goal—to escape paying rent and establish himself in life. Owning a home was a dream he was determined to achieve, even if it meant taking his time.
“It took me two years,” he says. “My income wasn’t steady, so I built bit by bit. I was rearing pigs as well, and that helped me raise some extra money for construction.”
He had bought his land in 2013, long before he could afford to start building. When he finally began to build, the cost of materials quickly became overwhelming.
“A lorry of sand was Sh15,000, and I needed five of them. That alone was a lot of money. But finishing and roofing—those were the most expensive. People think laying the foundation and putting up walls is costly, but the final touches drain you.”
Building slowly also came with its own challenges. “One major mistake I made was constructing the walls first, then stopping to find more funds. That really compromises quality. When you leave it halfway for too long, the structure weakens. You end up spending more on repairs and corrections.”
He pauses, then adds: "It wasn’t easy, but now I don’t have to think about rent. I have peace of mind.”
Experts say the biggest chunk of construction costs goes into the foundation, roofing and finishing.
David Mwangi, a contractor, who has been in the industry for 12 years, explains that most people assume the structure itself is the most expensive part, but they are wrong.
“The foundation alone can take up to 20 percent of your total budget, especially if the land requires additional reinforcement,” he says.
“But where most people get shocked is during the finishing stage—tiles, bathroom fittings, ceilings, electrical wiring, and painting.”
Mr Mwangi has seen homeowners abandon their projects for years simply because they ran out of money after underestimating finishing costs.
Beyond the financial strain, one of the biggest challenges homeowners face is dealing with fundis and contractors.
Ms Wairimu remembers how her first contractor nearly drove her to depression: “I trusted him because he came highly recommended.
But after I gave him an advance of Sh300,000, he suddenly became unreliable. He started coming to the site late, some days he wouldn’t even show up. One morning, he was completely unreachable. I never saw him again.”
Mr Aketch too, had his fair share of frustrations. “One time, I paid my fundis [artisans] for work they had done, and the next day, they disappeared for two weeks. No warning, nothing. When they finally returned, they acted like nothing had happened,” he recalls.
Mr Mwangi, admits that unprofessionalism is a major issue in the industry.
“Some fundis have no work ethic. If they get another client who pays better, they abandon your project without warning,” he says. “That’s why I always advise homeowners to work with a contractor who has a proven track record, even if it costs more.”
Another common challenge that many homeowners encounter is theft of materials.
James Kariuki, a builder who has worked on multiple sites, says this problem is rampant.
“Cement, iron sheets, nails, even sand—anything can disappear if you’re not careful,” he says. “Some fundis collaborate with suppliers to inflate prices and steal materials. For example, you might pay for ten bags of cement, but only seven are delivered.”
To curb this, homeowners are advised to buy materials themselves and keep an inventory.
Even with a reliable team, delays are almost inevitable. Sometimes, they are caused by bad weather, while other times, they result from material shortages or rising prices.
“I started my house when cement was Sh650 per bag,” Ms Wairimu recalls. “By the time I was doing the roofing, it had shot up to Sh850. Steel prices had also gone up, and my budget just couldn’t keep up.”
According to data from the Kenya National Bureau of Statistics (KNBS) the cost of construction went up by 1.97 percent last September, driven by the rising cost of reinforcement steel and cement.
All the inputs into construction increased except for bituminous products, transport and fuels. Labour and equipment also increased by 2.13 per cent and 2.8 per cent respectively. The cement index increased by 4.23 percent while the index of BRC wire mesh and reinforcement bars increased by 4.82 percent. Prices of timber, glass, sanitary fittings and electrical fittings also went up.
Mwangi advises homeowners to buy materials in bulk if possible.
Building in Kenya is not for the faint-hearted. It is a test of endurance, financial wisdom, and patience. But for those who push through, the reward is a home to call their own—a space that tells the story of resilience, learning, and ultimately, triumph.
“If you can, purchase key materials early to avoid price hikes. Cement, steel, and sand don’t go bad, so stock up in advance.”
Despite the many challenges, those who manage to complete their homes say the experience, though difficult, is ultimately rewarding.
“I have learned so much,” Wairimu says. “If I ever build again, I will budget for at least 30 percent more than my initial estimate. I will also be more present on-site instead of trusting others blindly.”
Duncan agrees. “You have to be hands-on. No matter how much you trust your contractor, visit the site often. Ask questions. Inspect everything.”
Another crucial lesson is patience. “Building takes time,” Mwangi emphasizes. “Some people rush and end up making costly mistakes. If your budget is tight, build in phases rather than taking shortcuts.”
Despite the frustrations, delays, and financial strain, nothing compares to the joy of finally moving into a home you built from scratch.
“The day I moved in, I felt like all the struggles had been worth it,” says Duncan. “No more rent, no more landlords. Just peace of mind.”
For Wairimu, the journey is not yet over—she still has some finishing touches to complete. But even as she navigates the last hurdles, she is filled with a sense of pride. “Every time I look at my house, I remind myself that I made this happen. That’s a powerful feeling.”
