Our pro bono outreach, affordable and sustainable homes in Kenya: In conversation with Beatrice Wachira

Sustainability is a pressing global challenge, with unique approaches required in different regions due to varying climate conditions. As part of our pro bono outreach, we are partnering with Jiji Homes, a local design-build firm, to launch a pilot project delivering affordable and sustainable homes in Kiambu, near Nairobi, Kenya. While the core principle of reducing greenhouse gas emissions is universal, its practical application can differ significantly based on the local environment. In this edition of our “In Conversation With” series, Edward and Laura (EW/LCC) delve into the specific sustainability challenges and opportunities in Kenya with Beatrice Wachira (BW), a sustainability building services engineer at Jiji Homes.

Beatrice Wachira works with a team of talented professionals in designing, building, supervising, and maintaining buildings. She is spearheading the sustainability initiatives at Jiji Homes, a design and build company. These economic, environmental and social sustainability initiatives include but are not limited to Green Energy, Environment Conservation, Water Conservation and Energy Efficiency. She is also responsible for all of the company’s branding and marketing strategies.

She studied mechanical engineering for her undergraduate degree, at Moi University Eldoret, which provided a strong foundation for so many other roles that she has taken on. She served as an assistant consulting engineer at Gill Consult, a large engineering firm in Kenya, handling large government and private building projects.

Beatrice is an affiliate member of the IFE. Previous to her work at Jiji homes, she was in charge of outlining fire safety procedures at Argon Fire Engineering and would advise on workplace layout design for ease of evacuation during fire emergencies.

Beatrice also studied Economics and Statistics in The University of Nairobi, and earned a Facilities Management Professional Certification from Villanova University. She is a member of the International Facilities Management Association and is working on setting up the Kenyan Chapter.


EW/LCC: We understand houses in Nairobi do not have heating or cooling. So what are the key sustainability issues in Kenya?

BW: In Kenya, the key issues are power and water. Power is really expensive and has continued to increase in cost over time. As a result, people have been seeking alternatives to relying on Kenya Power. This has become a growing concern and has even been incorporated into some laws and national building codes. At times, we don't have enough power to supply the entire country, so it’s in the government's interest to reduce power consumption, ensuring that it can be used by those who need it most.

In the past, people would just use instant electric showers and heat water with mains electricity. However, as electricity became more expensive, they started facing higher electricity bills, as well as higher water bills. This is partly because the population of Nairobi has nearly doubled in the past 10 years, leading to a reduced water supply and the introduction of water rationing.

In response, water harvesting has gained popularity, alongside solar water heating and other solar energy solutions. Heating and ventilation are not significant issues here, we simply open or close our windows as necessary. The focus has shifted to water heating, the use of water-efficient fixtures, harvesting and storage of water, and possibly recycling it. Additionally, in gardens people are using less irrigation, with more drought-resistant planting.

Street lighting has largely transitioned to solar energy, with most residential areas and major highways now being lit by solar power.

EW/LCC: What sustainable measures are provided in the houses we are building together?

BW: We are providing solar water heaters on the roofs and provisions for future connections to take solar PV panels for electricity generation, if new owners want to invest in it. We have also provided spaces for battery storage. So it's very easy for them to do that going forward if they wish to do so.

Lighting is as much as possible LED, although in Kenya not much variety of the LED technology is available yet.

EW/LCC: In the UK, the vast majority of lighting is LED lighting, and we can specify everything in LED. Is that not the case in Kenya?

BW: LED is strongly encouraged. Kenya Power sometimes provides free energy saving bulbs to remote locations where people may not be able to afford the upgrade, as LED bulbs are slightly more expensive than standard lights. This helps them reduce their power consumption. There aren’t any regulations at the moment, although there may be in the future. For now, people are free to choose whatever lighting they want, including low energy light bulbs, fluorescent lamps, filament bulbs or neon lights.



EW/LCC: What is Kenya, as a country, doing about sustainability? Are there any regulations?

BW: We don't have a specific regulation covering sustainability as a whole, but there is a requirement that houses must have solar water heating as their source of hot water. The Energy Regulations bar the electrical distributor (Kenya power) from connecting buildings to the energy grid that have not complied with providing solar/alternative water heating in their buildings. That’s one regulation, but more are emerging. There has been ongoing conversation about it since around 2010. In time, I believe regulations will be included in the building code or the Laws of Kenya, with more detailed legislation to follow.

We have the Safari Green Building Council, an initiative by the Architectural Association of Kenya and the Environmental Design Consultants Chapter committee within the Association. This group focuses on educating and campaigning to include sustainability strategies in new buildings. They also encourage and train contractors and consultants on sustainable design. They provide a scoring system to motivate developers and builders to adopt the Safari Green Building Index. This initiative has been around for about six years and might turn into legislation soon.

We also have access to other green building rating tools that aren't locally based, such as US LEED and Green Star South Africa, which is similar to BREEAM.

EDGE, by the World Bank is the one we are using as reference for the two pilot house projects. Others are the African foundation supported by USAID and the UNDP and the Green Mark standard for green buildings. We use a modified version of the Green Africa Building Standards. While these standards aren’t local, they have been adopted locally.



EW/LCC: So, anybody can adopt whatever they want out of these, there isn't a major one that is recognised?

BW: That’s why we’re developing our own Safari Green Building Initiative. We do adopt some international standards, like LEED or EDGE, the parts of it that apply to us, but there are requirements in these systems that don't always fit our context. For example, we may never achieve a five-star rating in LEED or EDGE because some of the criteria simply don't apply here. We don't experience extreme temperatures, so we don’t require heating or cooling, and we may not need features like double-glazed windows or certain insulated wall designs.

Because we don’t need these elements, we often don’t meet the criteria for an excellent green building according to these non-Kenyan rating tools. That’s why we’re developing our own system. We’re incorporating some strategies from LEED, African Green Star, and the Green Mark standard, but tailoring them to fit our specific requirements. This approach is what’s being considered broadly as we create the Safari Green Building Initiative.


EW/LCC: You mentioned that there have been considerations since 2010. Is there a target year where Kenya is trying to get their own accreditation?

BW: Well, yes, we have Sustainable Development Goals that outline strategies over the next nine or ten years, aiming to be fully implemented by 2030. We refer to this as Vision 2030. It’s meant to be in place by then, and it looks quite promising.


EW/LCC: The Architectural Association of Kenya is working on the Safari Green Building Index, and they’re aiming to release it either this year or next, right? Is it similar to a BREEAM or something of that sort?

BW: They’re developing strategies to encourage, rather than enforce, the inclusion of these standards by as many contractors and architects as possible. They might start by implementing these strategies at county level. For instance, they could begin with Nairobi County and perhaps Kiambu County, gradually expanding to neighbouring counties. The aim would be to introduce these standards into local laws before they become national regulations.

In Kenya, there are various levels of resource availability. What can be implemented in Nairobi County might not be feasible in areas like Baringo County, where resources and access to finance are limited. For example, Nairobi and Kiambu have near 100% approval rates for building applications, while in other areas, people often build without formal approvals due to the cost. If approvals are enforced strictly, it could leave people without homes because they can’t afford the extra expense.

Therefore, the implementation of these requirements, such as approvals or occupation certifications, might be gradual. It won’t be immediately included in the building code to avoid excluding many people. The initiative is likely to roll out in Nairobi and surrounding counties, such as Kiambu and possibly Machakos, within the next year or so.

EW/LCC: Has Architectural Association of Kenya published their Safari Green Building Code yet? Shouldn’t that happen before it can be implemented on larger scale?

BW: Well, they haven’t really published anything yet, possibly because it’s not a high priority for them. They do have some sort of document that reads more like suggestions and proposals — something along the lines of "it would be nice if you did this or that." It’s not framed as legislation, probably because any law needs to be accessible to everyone. If such regulations were to be incorporated into national law or the Constitution, those who can’t afford to comply might feel excluded. They could argue that they are being left out for the benefits of others to enjoy living in sustainable, green homes.

For this reason, they have to tread carefully. I think the best approach is to start locally, with county governments, before moving to national enforcement by the building codes or the National Construction Authority. In Kenya, most urban planning and modern housing developments happen in Nairobi, and perhaps in Kisumu and Mombasa. These are the areas where such regulations could be enforced. In contrast, many other counties still have older homes, where people have not yet adopted modern building strategies. In fact, some counties don’t even have modern homes at all.


EW/LCC: Can you describe any other sustainable management practices implemented in our project in Kiambu, aside from what we've already mentioned (solar water heaters and the pre-connection for those who want to install PV panels)? Did we do anything else?

BW: Yes, we’ve implemented quite a lot. Let me categorise it into different areas. For energy efficiency, we’ve opted for LED lighting and included a biodigester for sewage treatment. The treated water is then discharged back into the environment, although we’re not reusing it just yet.

We haven’t incorporated water recycling as we are leaving that decision to the owner. Some owners may be hesitant to use recycled water as they might not trust it—it’s a personal preference. So, we didn’t want to incorporate it and assume that every owner would be satisfied with it.

However, we are installing the biodigester, and the water it produces is clean. It’s being recycled into the landscape, but there’s an option for the owner to use this clean water in the house if they feel comfortable with it, which they should.


EW/LCC: That is a grey water for flushing toilets and not for drinking, right?

BW: Yes, for flushing toilets. However, some people are still hesitant. They don’t like it, perhaps because they don’t trust that the pipework hasn’t been mixed up. Most people simply don’t like the idea. It can work in large estates where no one really knows or sees, and also probably used in the common areas like walkways/driveways cleaning and irrigation, but generally, it's just something people are uncomfortable with. We might install it, but in reality, few people actually use it or prefer to discharge the water back into a nearby river. If there’s a river nearby, that’s fine. The Water Resources Management Authority doesn’t have an issue with it, as long as the water is clean and meets certain standards. They regularly check to ensure that the water remains clean and doesn’t degrade in quality.


EW/LCC: Anything else we're doing in the project?

BW: Yes, we’ve incorporated solar water heating and solar street lighting. We’ve also used passive strategies by orienting the house in such a way that it avoids direct sunlight while still allowing ample natural light, reducing the associated heat. Additionally, we’ve ensured cross ventilation and well-ventilated washrooms to minimise the need for extra fans. We’ve installed water-efficient fixtures, including low-flow shower mixers.

Furthermore, we’re sourcing materials locally to minimise our carbon footprint, and we’re repurposing some construction waste and materials. For example, we’re using some of the waste like cuttings as backfill for the road we’re constructing towards the property before applying the final surface.

We’ve also chosen vegetation that requires minimal watering, so the landscaping doesn't need constant irrigation. We do have irrigation initially, when we’re tending to the young grass or plants. During this early stage, they require regular watering. However, once the plants and trees are mature, they don’t need constant irrigation. They can survive on rainwater or even without additional watering. After the initial phase, they generally don’t need to be irrigated at all.

We also included a kitchen garden to supplement food production, along with a mango tree. The inclusion of a mango tree in each residence is quite significant, as it provides a substantial source of food. Along with a small kitchen garden, residents will be able to harvest their own fruits and vegetables directly from their land. This offers fresh produce and contributes to a healthier environment with improved air quality.


EW/LCC: Is grass a good idea in the area? Is it low maintenance?

BW: Yes, it is. The project is situated in an area that receives frequent rainfall. It’s located near a forest, so the climate is cool, cloudy, and very favourable for plant growth. There’s a lot of mist and dew in the mornings, which helps keep the grass healthy. In fact, the neighbouring homes often have grass that grows naturally without much care. However, since we need to do the landscaping and plant good-quality grass, the local weather conditions should ensure it thrives without the need for extra watering. The area is in the Highlands, so the climate is ideal.


EW/LCC: You mentioned using local materials is that for the stone for the walls?

BW: Yes, we’re using the Ndarugo stone, which we source locally. The stone comes from a nearby quarry, so our lorries don’t have to travel far to get these materials. The sand is also sourced from nearby, keeping everything as local as possible.


EW/LCC: What about construction labour?

BW: We have employed a significant number of local youths, providing them with jobs. We’re also training them through apprenticeships so that they can support skilled labourers like masons, painters, and roofing experts when they come on board. Additionally, we’re buying a lot of supplies locally, promoting community engagement and supporting the neighbourhood. We are also planting trees around the property, not too many, but enough for the community to benefit from the shade or simply to have a place to sit and relax as they pass by. We’ve installed street lighting in the area as well, as it previously lacked sufficient lighting. Inside the houses, we’ve installed ceilings that help minimise sound transmission from outside. The stone walls also provide acoustic benefits, reducing noise both from outside and between rooms.


EW/LCC: You mentioned acoustic ceilings, what material are they made from?

BW: The ceilings are made from gypsum. They’re designed for noise control and to improve acoustics between rooms, as well as to reduce the impact of heavy rain sounds from outside. We have used a concealed roof design, which has allowed us to minimise the amount of timber needed compared to a non-concealed roof. There is also a parapet around the top edge of the roof.

We don’t use double glazing, which might seem like a drawback compared to European standards. However, in Kenya, it’s quite sustainable. Using a single pane of glass rather than two minimises material use, and it’s perfectly adequate for our climate. Single glazing is more durable, lasting for hundreds of years, compared to the 12-year lifespan of double-glazed units. It’s also more affordable.

We’ve also greatly reduced circulation space by limiting the number of corridors and unused areas, achieving a usability ratio of 93%, meaning that a significant portion of the space is effectively utilised.


EW/LCC: What about the education system in Kenya when it comes to sustainability?

BW: There is a lack of dedicated sustainability programmes in schools. When I was studying, and even now, there aren’t specific courses solely focused on sustainability. Instead, sustainability topics are integrated into other subjects. For instance, in my engineering course, sustainability principles are covered within thermodynamics, such as the use of heat pumps, heat exchangers, refrigerants, and solar heating. Similarly, in fluid mechanics, we learn about water efficiency and how to design for water-efficient fixtures like low-flow taps and toilets. These are courses and units under the university academic program.


EW/LCC: What you are highlighting is that you might learn about sustainability across various courses, but there isn’t a dedicated sustainability course.

BW: Yes, that's correct. However, there are now efforts to address this gap. The University of Nairobi is developing certification courses for architecture, engineering, and environmental students, focused on design for greater efficiency. These additional certifications complement their main studies and demonstrate familiarity with sustainability and green building practices. Similarly, Strathmore University and the University of Nairobi, in collaboration with field experts, offer courses in sustainable construction. This initiative started last year, so we expect to see its impact over the next few years.


EW/LCC: When you're talking to your peers in architecture and engineering, is there generally an interest in sustainability? Is it seen as something that's important?

BW: Yes, sustainability is now seen as very important. My peers work in various fields—some are involved in automobiles, focusing on fuel efficiency, focusing on reduction of components and toxicity in lubricants, presenting a cleaner alternative for automotive applications.

Some others are in manufacturing focusing on the creation of manufactured products through economically-sound processes that minimize negative environmental impacts while conserving energy and natural resources.

In the building sector, many of them are quite interested in sustainability and green building practices. They often come to me for advice on their own construction projects and are keen to integrate sustainable practices into their work.

Even those working in other sectors, such as pipeline construction or travel, show a strong interest in sustainability. And when discussing building projects with labourers or experts on site, we sometimes talk about their own living conditions and how they might improve them within their budget. They often seek ways to achieve better living standards without resorting to costly mechanical solutions. For example, in apartment blocks where rooms lack external windows, they might ask for methods to ensure adequate ventilation without using energy-intensive systems.

The high cost of power and water has heightened interest in sustainable solutions. Manufacturers are also seeking ways to reduce their reliance on the national grid and find more sustainable power supply options. Overall, the interest in sustainability is significant, driven largely by the need to manage high energy and water costs.


EW/LCC: What sets the houses we are building apart in terms of commercial appeal?

BW: People are quite interested because the pricing is very competitive, fitting well within the low-cost housing range. Additionally, the proximity to Nairobi CBD is a significant draw, as most jobs and services are centred in Nairobi. The houses are about 45 minutes to an hour from Westlands, in the Nairobi Central Business District, and the roads to the location are in good condition.

Our key selling points are the affordability, the low-cost housing initiative, and the convenient location. We also highlight that buyers can purchase the house while it is still under development, allowing them to customise the finishes. This means they can choose things like paint colours and room configurations. For instance, previous buyers have opted to convert a three-bedroom house into a larger two-bedroom, or convert one bedroom into an office, or add features like a Jacuzzi instead of a shower.

This approach appeals to those who want a new home without the hassle of building from scratch. They can make personal adjustments to the design, which makes the purchase more attractive. Once the house is completed, we will shift to a different marketing strategy, focusing on showcasing the finished product, which allows potential buyers to better visualise the space.