To Build or to buy property?

P16 22 Km tarred on Blantyre-Zomba RoadP4 Window into quantity surveyingP8

Building, Security & Architecture

Special pullout the nation 25 july 2013

Building, Security & Architecture

Elnas Chimdima, executive secretary of Malawi Institution of Engineers

The following are institutions and companies which are raising the bar in the Building, Security and Architecture industry in Malawi
1. AGA 2. Beram Security 3. Builders Base 4. Cement Products 5. Chemspec Paints 6. Far Distributors 7. Habitat for Humanity Malawi 8. Link Building 9. Metro 10. PressProperties

Buildings serve different needs in society

uman beings initially lived in caves and under trees for shelter. This was before civilisation. The coming in of civilisation marked a new philosophy in the living of human beings. Different elements must come together before a human community develops to the level of sophistication commonly referred to as civilisation. The first is the existence of settlements classified as towns or cities. This requires food production to be efficient enough for a large minority of the community to be engaged in more specialised activities, such as the creation of imposing buildings or works of art; the practice of skilled warfare, and above all the administration of a centralised bureaucracy capable of running the machinery of state. In this essay, we will dwell on buildings, as the main product of civilisation. In architecture, construction, engineering, real estate development and technology. The term building refers to any human-made structure used or intended for supporting or sheltering any use or continuous occupancy. It may also refer to an act of construction (i. e. the activity of building) and can be defined in

Building a secure Malawi

many aspects as a civil engineering structure such as a house, worship centre or a factory for instance, that has a foundation, wall, a roof and other things, that protect human beings and their properties from direct harsh effectS of weather such as rain, wind and sun. Buildings come in a wide amount of shapes and functions, and have been adapted throughout history for a number of factors, from building materials available, to weather conditions, to land prices, ground conditions, specific uses and aesthetic reasons. Buildings serve several needs of society, primarily as shelter from weather and as general living space to provide privacy, store belongings and to comfortably live and work. As a shelter, a building represents a physical division of the human habitat (a place of comfort and safety) and the outside (a place that at times may be harsh and harmful). Buildings have also become objects or canvases of artistic expression. In recent years, interest in sustainable planning and building practices has also become part of the design process of many new buildings. Types of buildings Building types may range from one-room wood-framed, masonry, or adobe dwellings to multi-million dollar high-rise buildings able to house thousands of people. Increasing settlement density in buildings (and smaller distances between buildings) is usually a response to high ground prices resulting from many people wanting to live close to work for instance. Major types of buildings may be classified due to usage. Uses of buildings Residential Residential buildings are called houses or homes, though buildings containing large numbers of separate dwelling units are often called apartment buildings or apartment blocks to differentiate them from individual houses. Houses may also be built in pairs (semi-detached), in terraces where all but two of the houses have others either side. Apartments may be built round courtyards or as rectangular blocks surrounded by a piece of ground of varying sizes. Building and construction supplement, PAGE 3

FACTS

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The landmark, and perhaps the most famous building in Malawi was St Michaels and All Angels Church whose building work spanned across 1888-1891. The architect, Reverend David Clement Scott, was in fact, not an architect at all.

Construction of government buildings in the city of Lilongwe began in the late 1960s. Lilongwe, officially the capital city of Malawi since 1975, is a commercial centre with modern buildings such as the Reserve Bank of Malawi.

PHOTOGRAPH: Courtesy of Blantyre City Council

Special pullout the nation 25 july 2013

Buildings should ensure safety

Building and construction supplement, PAGE 2 Houses which were built as a single dwelling may later be divided into apartments or bedsitters. They may also be converted to another use such as an office or a shop. Commercial Commercial buildings are those that are built for commercial use; they are mostly used as offices. Industrial or factory Industrial or factory buildings are the ones that are constructed for heavy machinery works. These may range from a motor workshop, factories, production units and many more. Looking at different types and uses of buildings, care has to be taken when constructing each, to ensure safety for the inhabitants and the property. We have evidenced different sad news in the recent past on the collapse of buildings in different countries such as Ghana, Tanzania, and even our own case of Kips in Malawi. These incidences should act as a wake-up call to authorities and communities at large on the type of buildings we are constructing. The design of the building matters. They have to be done by well qualified professionals. The building contractors also have to be competent as the durability of the buildings will depend on the quality of workmanship. To avoid such tragedies, it is necessary to engage qualified personnel. Work of Town or City planning If safety and security is to be ensured on the buildings constructed, there is need for all building plans to be approved by the town/city planning. This has been the major challenge on the low standard of buildings as most owners tend to change the plans that were approved, without seeking approval on the changed plans. Some people even change the use of the planned building thereby endangering the inhabitants. For example a building that has been designed as a residential building is weaker in strength to cater to a factory. Work of professionals Building and construction involves a lot of work and investigations depending on the size, type and use of the building. Nevertheless, site condition investigation is of paramount importance in as far as building safety and durability is concerned. Site conditions are weather and subsoil conditions including ground water table. Some soil conditions

Building, Security & Architecture

Government offices in Blantyre

are detrimental to construction of buildings. Expansive soils such as cotton clay expand so much in the presence of water and contract substantially when dry. The volumetric changes lead to cracking of buildings constructed on such soils. Solutions include soil removal and replacement with well compacted gravel. Alternatively, deeper foundations using piles or stub columns to suitable strata can be employed. Weather conditions of the area will also determine the type of building or roofing style to endure the wind conditions. This calls for the need to consult professionals when constructing buildings. Abiding by the law Malawi has a lot of laws on how and where to build. There are places that are marked no for buildings, and these include road reserve areas, those that are under electricity power lines, on high-pressure supply water pipes and on top of secured places. It is a must that professionals are consulted and plans approved by town/ city planners. With all these known, most people still choose to use shortcuts risking their lives or the lives of the inhabitants. Some laws are there but they are not well known by citizens, and the law enforcers are weak to enforce them, leading to chaotic situations within the towns. Again, the fight against corruption may well help curb the problems at hand; a society where qualified professionals work to secure their professionalism without any interference. Building materials There are different types of building materials and the commonly used are cement, sand, burnt bricks, concrete blocks, stabilised soil bricks and many others. Building materials also affect the strength of each building and these are also chosen depending on the site condition. However, due to ignorance and negligence, people choose any material for any building and at any site and this also endangers the security of the buildings constructed. Building a secure Malawi is possible but needs a lot of coordination and collaboration from both government and the communities. Every citizen has a responsibility to ensure that buildings are secure at all times and the following have to be done to build a secure Malawi: 1. Always use the approved plans from the town or city planning. 2. Must consult professionals (structural engineers, material engineers, electrical engineers, mechanical engineers, architects and, depending on the size of building, geological engineers may be involved) when constructing a building. 3. Never construct on a secured land; road reserve, under electricity lines or on highpressure supply water lines and 4. Resist and refrain from corruption. n

PHOTOGRAPH: nation library

Building, Security & Architecture

Special pullout the nation 25 july 2013

A bridge under construction along Zomba Road

22 kilometres tarred on ZA-BT road

BRENDA TWEA Staff reporter

orks on the re-construction of the Blantyre-Zomba Road are progressing well and a total of about 22 kilometres has already been surfaced and tarred, Roads Authority (RA) public relations officer, Portia Kajanga, has said. She said the amount of work being done per month has increased so much and that this is likely to increase further in the coming months since long sections have already been prepared for surfacing. The reconstruction started on April 16 2012 by contractor Mota-Engil, Portugals biggest construction firm. The project is being funded jointly by the African Development Bank (AfDB) and the Government of Malawi at an estimated total cost of K9.32 billion. AfDB has pumped in K5.97 billion whereas K3.35 billion is from government. According to RA, this comprises K5.4 billion for civil works, K177.9 million for design review and supervision services, K89.5 million for feasibility studies of the NtcheuTsangano-Neno-Mwanza Road and K3.6 billion for audit services, road safety, capacity building, compensation/ resettlement, environmental and social

Road construction work in progress

management activities. Kajanga said there are three teams working on different sections of the 60-kilometre stretch. One is working from Chiradzulu Turn-off through Kachere to Maselema Roundabout. The second team is the one which started works from Chiradzulu Turn-off going towards Namadzi and the other team started by constructing the Namadzi Bridge and is now continuing with works towards Zomba City, she said. She added that the contractor has re-affirmed that with this strategic approach, it will be possible to meet the March 2014 deadline. Once construction is complete, Kajanga observed that there will be easy and all year round access to markets and other social amenities for people between the two cities. There will also be comfortable and quality travel as there will be no dust and bumps on the road. Travel time between Zomba and Limbe will be reduced. It will be cheaper to travel between the two cities. Vehicle operating costs will also be reduced, she said. As construction works are in progress, she also observed that there will also be increased economic activities of people along the road due to increased disposable income from people who have been employed on the project. But there are a number of challenges encountered at the construction project, according to Kajanga, including vandalism of road signs. The contractor had to replace temporary road signs that had been put along the road as well as on the diversions three times in a week. It is believed that these wooden road signs are mostly being used for firewood.

The contractor is also complaining about theft of materials and diesel. Some communities were also hostile at commencement of the project, but this is no longer the case, she said. There other numerous roads currently under construction, according to Kajanga, and some of these include Chiradzulu Chiringa; Zomba-Jali-PhalombeChitakale; Lumbadzi-Dowa and MzimbaMzarangwe just to mention a few. Road transport has undeniable socio-economic benefits. The weight of the road transport sector within the economy is considerable not only in quantitative terms, but also in economic terms such as source of wealth, employment and in terms of support given to other economic activities. The development of transport, especially road transport, is one of the key features of the past 50 years as it has facilitated trade, it has allowed improvements in the movement of people and goods, it has contributed to the removal of barriers and led to an overall better standard of living. But when transport systems are deficient in terms of capacity or reliability, they can have an economic cost such as reduced or missed opportunities. Efficient transportation reduces costs while inefficient transportation increases costs. n

PHOTOGRAPH: nation library

PHOTOGRAPH: nation library

Special pullout the nation 25 july 2013

Building, Security & Architecture

Building, Security & Architecture

Special pullout the nation 25 july 2013

Sustainable drainage systems could address stench

Using Suds to get rid of stench

Gerald Anthony Luhanga Engineer

ost parts of Blantyre smell because of broken sewerage systems, dump sites and uncontrolled drainage systems which I view as a forgotten part of urbanisation. The city is expanding rapidly with houses too close apart posing a great challenge to drainage. The idea of building multistory flats and hostels to cater for a number of newly married and recruits which if adopted would reduce house congestion is out of the dream in Malawi. This can only be addressed if we adopt a sustainable urban drainage system. A sustainable urban drainage system is designed to reduce the potential impact of new and existing developments with respect to surface water drainage discharges. The term sustainable drainage system is sometimes used. Increasing urbanisation has caused problems with increased flash flooding after rain. As areas of vegetation are replaced by impermeable concrete, tarmac or roofed areas, they lose their ability to absorb rainwater. This rain is directed into surface water drainage systems instead, often overloading them and causing floods. A god example is what happens at Chichiri roundabout as a result of Keza House development. Originally the term Sustainable Urban Drainage System (Suds) described the UK approach to sustainable urban drainage systems. These developments may not necessarily be in urban areas, and thus the urban part of Suds

Some of the stagnant water that causes the stench in Blantyre

is now usually dropped to reduce confusion. Other countries have similar approaches in place using a different terminology such as best management practice (BMP) and low-impact development in the United States and water-sensitive urban design in Australia . The idea behind Suds is to try to replicate natural systems that use cost effective solutions with low environmental impact to drain away dirty and surface water runoff through collection, storage, and cleaning before allowing it to be released slowly back into the environment, such as into water courses. This is to counter the effects of conventional drainage systems that often allow for flooding, pollution of the environment with the resultant harm to wildlife and contamination of groundwater sources used to provide drinking water. The paradigm of Suds solutions should be that of a system that is easy to manage, requiring little or no energy input (except from environmental sources such as sunlight), resilient to use, and being environmentally as well as aesthetically attractive. Examples of this type of system are reed beds and other wetland habitats that collect, store, and filter dirty water along with providing a habitat for wildlife. Suds use a number of techniques including source control; permeable paving such as pervious concrete; storm water detention; storm water infiltration and evapotranspiration, from a green roof for example. A common misconception of Suds is that they reduce flooding on the development site. In fact the Suds system is designed to reduce the impact

that the surface water drainage system of one site has on other sites. For instance, sewer flooding is a problem in many places such as Mudi Bridge at the clock tower, Chirimba industrial estate, Naperi River from Kwacha roundabout and others. Paving or building over land can result in flash flooding. This happens when flows entering a sewer exceed its capacity and it overflows. The Suds system aims to minimise or eliminate discharges from the site, thus reducing the impact, the idea being that if all development sites incorporated Suds then urban sewer flooding would be less of a problem. Unlike traditional urban storm water drainage systems, SUDS can also help to protect and enhance ground water quality. The modern approach to drainage in urban areas maintains a catchments natural water dynamics. Suds are engineering solutions to the problems with water drainage in populated areas. The requirement of developments to reduce net flood risk means that Suds are becoming a must have component of any planning application. The Environment Agency strongly recommends the use of Suds. The incremental advantages of Suds in developments can yield a significant improvement in borough-wide flood risk. Suds can also have other benefits such as long term cost savings and as visual amenities. We advise all developers to consider implementing Suds. Planning for Suds should be done at an early stage to maximize their effectiveness and efficiency. n

PHOTOGRAPH: nation library

PHOTOGRAPH: nation library

Special pullout the nation 25 july 2013

Building, Security & Architecture

Building, Security & Architecture

Special pullout the nation 25 july 2013

Window into quantity surveying

Rodrick Chilipunde and Patrick Khambadza * Contributors
Quantity surveyors (QS) are sometimes known as construction economists, measurement engineers and cost engineers, among others. Broadly speaking, QS are cost consultants for the construction industry and lately, the ship building industry as well. They depict building projects in the form of words and figures. The idea behind this is to produce an informed construction estimate and uniformity of information when contractors are called on to tender for a project. The QS training and experience qualifies them to advise on the costs, size, procurement methods, arbitrate on construction contracts disputes and feasibility of construction projects. Further to that, QS advise on cost planning and preparation of budgets. They are experts in contractual arrangements, construction tendering and contract negotiation. In many construction contracts disputes, they stand as experts witnesses in a court of law. They prepare contract documents and exercise cost control during the design and construction period. QS services also extend to replacement valuation for fire insurance claims. Investment in real estate requires expert cost advice from QS in order for a building to meet the functional, dimensional and technological requirements for which it was designed. In addition to that it should be built within cost, time and quality requirements without comprising aesthetics. Due to their superior estimating skills they are seen as panacea to construction contractors when obtaining construction project through tendering. These are generally some of the traditional services undertaken by QS, among others. In recent times, QS services have evolved dramatically to wider areas of expertise in managing sophisticated procurement processes, fast track projects and cost control. This evolution has come about due to changes in construction markets, clients needs, research and the advent of information technology. The new aspects of QS services range from project management, whole life costing, value management/ engineering/analysis, construction risk analysis and facilities management, among others. In whole life costing, QS are involved in assessing the cost effectiveness of the building within its life span. They assess the risks, timing, disposal strategy, opportunity cost, maintenance frequency and suitability of a building. While in value management/engineering/ analysis they determine alternative materials/ construction methods to be used on a construction project. The idea is to cut costs without compromising the quality of the building. In facilities management, QS are involved in all aspects of providing, operating, maintaining, developing and improving facilities of existing infrastructure. A study by Crafford (2007) on design team competencies revealed that a QS is the best suited to be an excellent construction project manager. This is because of nature of its training in construction technology, economics, accounting, finance, law and cost management, among others. QS may work for construction client as a consultant or full time employee, financial institutions, manufacturers, palastatals, property firms, universities, mines and public sector, etc. n *The authors are lecturers at the Polytechnic, Faculty of the Built Environment, Department of Land Economy and Quantity Surveying

Khambadza: Quantity surveyors are cost consultants

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Special pullout the nation 25 july 2013

Building, Security & Architecture

Building, Security & Architecture

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Special pullout the nation 25 july 2013

Staff Reporter

Special pullout the nation 25 july 2013

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Building, Security & Architecture

Building, Security & Architecture

BRENDA TWEA Staff Reporter
hemspec South Africa has established a subsidiary company in the country which will be keeping a wide range of innovative, high quality paint and coating products. Chemspec Malawi Limited manager, Cuthbert Mkulichi-Phiri said that the company is providing a good service to the local market, backed by a very good product and competitive prices. We offer a wide range of innovative, high quality paint and coating products for different applications which include decorative, industrial, wood finish, automotive and road marking, he said. The company is currently promoting peach paint, which Mkulichi-Phiri says is good for the house. We have found peach to be a beautiful colour so we are trying to promote it. We recommend it for your lounge and bedroom because of its outlook.

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Special pullout the nation 25 july 2013

Chemspec peach paint, warming up the room

Not many are selling this product; people are quite used to all the other colours. We have all the other colours available and we can also tint any colours, he said. Mkulichi-Phiri said so far, they have received positive feedback from the public in terms of sales and inquiries and those that have already tried the product have appreciated its quality. He further said that while the company aims to keep its prices competitive, it also endeavours to maintain its product reputation for high quality. We stock quality paint for all users, from entry level to upmarket paints. Our top range paints carry a guarantee of 10 years if applied as per user instructions. Our product is internationally renowned, he said. He assured the public of good customer service and ambiance, product advice backed by a good product and competitive prices. We will also endeavour to keep sufficient stocks to meet demand at all times, he said. Chemspec is one of Africas largest coatings companies manufacturing and distributing a comprehensive range of high technology industrial, decorative and automotive paint systems. Chemspec has a solid 55 year track record within the paint industry internationally and now has operations in the country. n

Some of Chemspecs paint products

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Special pullout the nation 25 july 2013

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Building, Security & Architecture

Building, Security & Architecture

Christopher Jimu Staff Reporter
abitat for Humanity Malawi (HFHM) believes that provision of shelter is one way of eliminating poverty and improving the lives of orphans and other vulnerable children. A statement from Habitat for Humanity Malawi indicates that its HIV and Aids impact mitigation project focuses on shelter and some complimentary interventions so as to help the vulnerable in society to cope with life easily. Largely due to the HIV and Aids pandemic, Malawi is estimated to have over one million orphans and other vulnerable children (OVC). There are a number of responses to mitigate the impact of HIV and Aids on OVC by government and other organisations, reads the statement in part. It further points out that these responses, among others, focus on education, health, nutrition,

14 Special pullout

the nation 25 july 2013

Habitat for humanity: providing affordable shelter

water and sanitation, birth registrations, social-safety-nets. HFHM constructs two, three or four roomed houses for vulnerable families according to their sizes. A family of up to three members receives a two-roomed house, while one with four to seven members receives a threeroomed house. A family of eight members and above on the other hand, receives a four-roomed house. In addition, each family is provided with a ventilated improved pit-latrine (VIP) to improve sanitation and hygiene. The cost of building the houses varies according to size, according to HFHM. Currently a four-roomed house costs K1.2m on average; which includes building materials, transportation, skilled labour and monitoring. To date, HFHM has constructed 146 houses for vulnerable families (or 584 individual OVCs) in Mulanje, Salima, Lilongwe, Ngabu, Blantyre and Mzuzu with funding from various donors and partnerships with other local organizations. This year alone we anticipate building for 79 families, reads the HFHM report. HFHMs OVC programme started in 2009 with projects in Blantyre, Traditional Authority (T/A) Machinjiri; T/As Juma and Mthiramanja in Mulanje; T/A Ngabu in Chikhwawa; T/A Tsabango in Lilongwe ; T/A Kalonga in Salima and Masasa in Mzuzu. The overall goal of the OVC programme is to improve the living conditions of orphans and other vulnerable children and reduce their vulnerability through the construction of decent, durable houses and provision of other related services. Among other challenges, rising cost in building materials (cement and iron sheets) have continued to affect the project. In 2010 one OVC house cost K400 000 but in 2013 the same house costs K1.2m. The organisation wants government to consider removing taxes on building materials that are meant for construction for shelter for vulnerable groups. n

Benefits of building your own home

Everything is new: It is more pleasing to move into a home that has not been used before. Annual savings: Since everything is new, you save on maintenance cost for at least two to three years. Design that suits your needs: The home is designed to suit your aesthetic taste. You do not spend additional funds redoing the home as may be the case if the house is purchased.
PHOTOGRAPH: nation library

Quality is guaranteed: You are assured of quality workmanship and materials since you monitor the construction process than when the house is purchased. Build a community: Building a community with your new neighbors is often overlooked. Since the owner is involved throughout the construction of the house a good relationship with the neighborhood is developed. Disadvantages to building a house include: Time: The minimum time it can take to build a house is between four and 12 months. This is a long time to wait and things can change while you are waiting to move. Limitations on changes: You may be limited in the style of home you can build in your price range. You may also find yourself making a lot of changes that may

A building project in progress

increase the cost. Construction loan and permits: You may be required to carry the construction loan on the building process if the builder does not do this for you. You will also need to understand the permit requirements in your area if the builder does not do this for you. Temporary Housing: You may have to move into temporary housing while you wait for your home to be built. This can mean added expenses in the form of movers and storing your items if your things will not fit into your temporary space Buying a House Benefits of Buying a House Upgrades: you may do some upgrades on the home while you live there which can help cut down on costs. Ability to Move Quickly: In most cases, the buyer can move in immediately after closing. There is no wait time or temporary housing to worry about. Know the Neighborhood: You already know your neighborhood and you dont have to worry what type of home the person next to you might build. Easy to visualize: You can see the floor plan and the layout of a preexisting home. When you build a home, it can be difficult to visualize the layout. Disadvantages of Buying a Home Getting to know the home:You need to discover and get used to the quirks in the house that didnt come out when you were in the buying process. You are stuck with the Layout: You cant easily change the layout or floor plan of the home. Decorating costs: You may have to invest some time and money in bringing the home up to current decorating standards by removing wallpaper, changing paint colors or updating flooring. G obankingrates .C om

Special pullout the nation 25 july 2013

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Building, Security & Architecture

The blocks interlock and do not need cement BRENDA TWEA Staff Reporter

he construction process is quick and simple; the cost of building is equivalent to that of a timber building; but the quality is better and more uniform due to the process of block formation. These are just some of the advantages of wind-dried bricks, according to Beehive Centre for Social Enterprise foreman in the construction department, Paswell Chiumia. Having embarked on a capital project in 2009 that consisted of building an enterprise campus comprising an information technology school and a childrens centre, among other buildings, it was soon understood that an alternative to the usual kiln/oven fired red brick was required. As such, a local soil based eco-brick that would remove the need for burning of firewood was encouraged that saw the purchase of a hydraform brick machine from South Africa. Chiumia describes the brick making process using hydraform: We collect soil locally from various parts of Mitsidi and Chilomoni in Blantyre. The soil is then tested to check clay content which may cause shrinkage. Adequate soil is mixed with cement and then shoveled into the machine. The machine then forms the block to the desired type and we also do corner blocks. Once formed by the machine, they are laid to cure for seven days to harden. He says a concrete mixer is also required to mix the soil and cement. The hydraform machine places the soil into a mould and compacts the block before it is removed and left for curing. According to him, the machine

The art of wind drying building blocks

warm in winter and cool in summer due to their thermal mass. This also eliminates the need for a traditional cavity construction, therefore, reducing the overall wall thickness and maximising the internal floor area. With load bearing construction, we can create longer span buildings without the need for additional columns, he observes. Although a good way of making bricks, this method is expensive, according to Chiumia, considering the cost of cement and the machine makes the process more expensive than use of regular bricks. The clay mix is important for the success of these bricks as is the training associated with building. There are similar machines in Mangochi that are not being used due to lack of training. With these bricks, one does not need cement/mortar when building as the bricks interlock. It is important that a soil test be carried out by mixing clay with water and watching the sand sink to the bottom and the clay float on top. This is a simple test and can accurately inform whether the soil is suitable or not. The Beehive Centre for Social Enterprise is located in Chilomoni on the edge of Mount Michiru Nature Reserve. n

A builder dusts off loose particles

allows them to produce 1 500 blocks per day. This particular method of drying bricks ticks all the boxes of the project management triangle, according to him; which include time, cost and quality apart from simplifying the construction process. Apart from the already mentioned advantages, he says the

Builders feeding the mix into Hydraform Press

jointing as the blocks interlock, making the construction process quicker than manual bricklaying. A typical block layer can lay 800 blocks per day. Unskilled labour can be trained to use the machines and block making process, says Chiumia. Apart from that, he says the blocks provide excellent thermal properties which keep buildings

wind-dried blocks are sustainable since they use local soil. The use of local soil reduces carbon emissions from transportation and the blocks are laid to dry, so there is no requirement for burning the bricks, saving again carbon emissions and the cost of firing blocks. The process requires no mortar

PHOTOGRAPH: COURTESY OF BEEHIVE

PHOTOGRAPH: Courtesy of Beehive

Building, Security & Architecture

Special pullout the nation 25 july 2013

To build or buy property?

BRENDA TWEA Staff Writer
uildings come in different shapes and sizes. They are constructed using a variety of materials all of them having a bearing on the final construction cost. The management and choice of construction materials, therefore, has an effect on how much one has to source for the completion of that building, let alone time taken for the achievement of the same. Investors can build to their requirements or buy already built property. Nico Asset Managers Limited investment officer Martin Chimangeni says things to consider for either option include cost, design of the facility, time taken before use and return on capital employed. He says the cost of a building is affected by cost of materials, land and supervision. Chimangeni argues that a developer has a wide range of materials on the market to choose from depending on their costs and can employ different methods of construction that can work better at any given time. An example would be whether to use concrete blocks and or burnt bricks. In some areas such as Bvumbwe in Thyolo and Mzumanzi in Lilongwe, commercial brick sellers do mould smaller-sized bricks. This means more bricks are used per square metre with consequential use of more mortar (sand and cement) to bond those brick units which may have a resultant increase in cost of construction. Depending on informed analysis from professionals such as quantity surveyors, one would be able to assess the cost variance in the use of bricks and/ or concrete blocks at a given period, says Chimangeni. Considering the economic status of the country, he says the price of cement is critical in this analysis. This, Chimangeni argues, shows that building own house offers opportunities for cost cutting as opposed to buying already built properties. Polytechnic lecturer in the Department of Land Economy and Quantity Surveying, Patrick Khambadza, agrees that since everything is new, one saves on maintenance costs for at least two to three years. He substantiates his argument, saying a home is designed to suit ones aesthetic taste. One does not have to spend additional funds redoing the home as may be in the case of the house that is purchased. You are assured of quality workmanship and materials since you monitor the construction

The cost building is affected by cost materials

process than when the house is purchased, argues Khambadza, who is also a senior partner at Blithe Construction Limited. But when it comes to buying, Chimangeni says the cost of purchase is mostly determined by the market environment and the locality of the property. Property prices are affected by similar sales within the same area where the property is situated. The market may also predict eventual yield of the property if it is bought for investment purposes. The place where the building is located may also affect returns in the foreseeable period as regards to vacancy levels, says Chimangeni. He observes that the value of a building is affected by the location, citing, for instance, that a building in Blantyres Nyambadwe or Area 9 in Lilongwe may have a higher value than a similar building in Mbayani or Chinsapo. He also notes that building own house comes with satisfaction on the structure, cabinet fittings, floor finishes and others. Building your own house has become simpler these days, with the availability of different floor plans and designs. The cost of construction can be spread over a longer period as one may wish to build at their own pace. Building offers an opportunity of using modern materials and methods, in a combination that is relevant to modern architecture. Buying property has its own limitations to design and materials used, he says. On the contrary, Khambadza believes that time could serve as a disadvantage to building ones own house. He says a minimum time it takes to build a house is between four and 12 months. He thinks this is a long time to wait and things can change while one is waiting to move. Considering all the pros and cons, Khambadza says to make the best decision, one needs to assess the situation based on the housing market in the area one wants to live. Issues to consider, he says, are what type of home one wants; how one is getting the funds to develop their home; where they want to live and how much time they have to occupy the new home. According to the current property market and building costs database, the average cost of building a new home in medium density is K32 million. This includes the cost of the plot and other development fees whereas a similar existing home can be sold at an average price of K40 million. While housing prices may be up in most areas, this can be a great time for buyers to secure a deal on a new or pre-existing home, argues Khambadza. An architect working with JTI Leaf Malawi, Edward Ngwira, says one is able to determine the size of the rooms and space that the entire house occupies on a plot if he/ she builds as opposed to buying an already developed property. You also have the liberty to choose what type of finishing to use, in terms of paint colours, tiles and ceiling type, among others. You can also determine how strong you want the house to be by using the best materials, he says. There is also room for minimising operation costs, Ngwira observes: If one has a truck, for example, there is room of making huge savings than hiring when transporting building materials. Where you buy materials from can also affect the cost of the entire building. People these days tend to buy most materials direct from China which translates into huge savings, but one must mind the quality of the procured stuff because not all the materials are durable. It is, however, possible to get a modern building and modify it to suit personal satisfaction. Considering time though, buying already built property would be ideal. Chimangeni notes that the cost of supervision and sourcing of materials may be offset by a mortgage although this may put a developer in a fix if any delay before occupation forces him/her to pay rentals somewhere. Every property has to produce enough income and recovery of capital invested. Depending on whether one builds and or buys an already existing property, the quantification of returns will basically be made based on capital employed over a specified period. Chimangeni notes that the returns will be affected by the other facts already discussed which may have an impact on tenancy level of satisfaction such as the design of a structure which has special appeal to special tenants. Whether one builds and or buys already built property, what one has to consider are the investment returns against revaluations of the property in a given foreseeable period, he argues. n

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