To Build or to buy property? —P16 22 Km tarred on -Zomba Road—P4 Window into quantity surveying—P8 Building, Security Special pullout the nation 25 july 2013 & Architecture 2 3

Building, Security & Architecture Elnas Chimdima, executive secretary of Institution of Engineers

The following are institutions and companies which are raising the

bar in the y C o un c il

Building, y r e Ci t Security and Architecture

industry in o f Bl a n t esy C o u rt PHOTOGRAPH: Malawi Buildings serve different needs in society 1. aGA Building a secure Malawi 2. Beram Security uman beings initially lived many aspects as a civil engineering one-room wood-framed, masonry, dwelling units are often called in caves and under trees structure such as a house, worship or adobe dwellings to multi-million apartment buildings or apartment Hfor shelter. This was before centre or a factory for instance, that dollar high-rise buildings able to blocks to differentiate them from 3. Builders’ Base civilisation. has a foundation, wall, a roof and house thousands of people. ‘individual’ houses. The coming in of civilisation other things, that protect human Increasing settlement density in Houses may also be built in pairs marked a new philosophy in the beings and their properties from buildings (and smaller distances (semi-detached), in terraces where 4. cement living of human beings. Different direct harsh effectS of weather such between buildings) is usually a all but two of the houses have others elements must come together before as rain, wind and sun. response to high ground prices either side. Products a human community develops to the Buildings come in a wide amount resulting from many people wanting Apartments may be built round level of sophistication commonly of shapes and functions, and have to live close to work for instance. courtyards or as rectangular blocks referred to as civilisation. been adapted throughout history Major types of buildings may be surrounded by a piece of ground of 5. chemspec The first is the existence of for a number of factors, from classified due to usage. varying sizes. settlements classified as towns or building materials available, to Paints cities. This requires food production weather conditions, to land prices, Uses of buildings to be efficient enough for a large ground conditions, specific uses and Residential Building and minority of the community to aesthetic reasons. Residential buildings are called construction 6. Far Distributors be engaged in more specialised Buildings serve several needs of houses or homes, though buildings supplement, activities, such as the creation of society, primarily as shelter from containing large numbers of separate PAGE 3 imposing buildings or works of art; weather and as general living space 7. habitat for the practice of skilled warfare, and to provide privacy, store belongings above all the administration of a and to comfortably live and work.  The landmark, and perhaps the most Humanity centralised bureaucracy capable of As a shelter, a building represents famous building in Malawi was St Michaels Malawi running the machinery of state. a physical division of the human and All Angels Church whose building work In this essay, we will dwell on habitat (a place of comfort and safety) spanned across 1888-1891. The architect, buildings, as the main product and the outside (a place that at times Reverend David Clement Scott, was in fact, of civilisation. In architecture, may be harsh and harmful). not an architect at all. 8. link Building construction, engineering, real Buildings have also become objects estate development and technology. or canvases of artistic expression. In  construction of government buildings in The term building refers to any recent years, interest in sustainable the city of Lilongwe began in the late 1960s. planning and building practices 9. Metro human-made structure used or Lilongwe, officially the capital city of Malawi intended for supporting or sheltering has also become part of the design any use or continuous occupancy. process of many new buildings. since 1975, is a commercial centre with It may also refer to an act of modern buildings such as the Reserve Bank 10. press Properties ARCHIVE FAST construction (i. e. the activity of Types of buildings FACTS of Malawi. building) and can be defined in Building types may range from Special pullout the nation 25 july 2013 Building, Security 2 3 & Architecture 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 y C o un c il taken when constructing each, to ensure safety for the inhabitants and y r e Ci t 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 esy o f Bl a n t esy C o u rt PHOTOGRAPH: 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. y 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 i o n li brar n at PHOTOGRAPH: as most owners tend to change the plans that were approved, without Government offices in Blantyre seeking approval on the changed plans. are detrimental to construction and where to build. professionals work to secure from both government and the Some people even change the of buildings. Expansive soils such There are places that are their professionalism without any communities. use of the planned building thereby as cotton clay expand so much in marked no for buildings, and interference. Every citizen has a responsibility endangering the inhabitants. For the presence of water and contract these include road reserve areas, to ensure that buildings are secure example a building that has been substantially when dry. those that are under electricity Building materials at all times and the following have to designed as a residential building The volumetric changes lead to power lines, on high-pressure There are different types of be done to build a secure Malawi: is weaker in strength to cater to a cracking of buildings constructed supply water pipes and on top of building materials and the commonly 1. Always use the approved plans factory. on such soils. Solutions include soil secured places. used are cement, sand, burnt bricks, from the town or city planning. removal and replacement with well It is a must that professionals are concrete blocks, stabilised soil 2. Must consult professionals Work of professionals compacted gravel. Alternatively, consulted and plans approved by bricks and many others. (structural engineers, material Building and construction involves deeper foundations using piles or town/ city planners. With all these Building materials also affect engineers, electrical engineers, a lot of work and investigations stub columns to suitable strata can known, most people still choose to the strength of each building and mechanical engineers, architects depending on the size, type and use be employed. use shortcuts risking their lives or these are also chosen depending and, depending on the size of of the building. Weather conditions of the area the lives of the inhabitants. on the site condition. However, building, geological engineers Nevertheless, site condition will also determine the type of Some laws are there but they are due to ignorance and negligence, may be involved) when investigation is of paramount building or roofing style to endure not well known by citizens, and the people choose any material for any constructing a building. importance in as far as building the wind conditions. This calls for law enforcers are weak to enforce building and at any site and this 3. Never construct on a secured safety and durability is the need to consult professionals them, leading to chaotic situations also endangers the security of the land; road reserve, under concerned. when constructing buildings. within the towns. buildings constructed. electricity lines or on high- Site conditions are weather and Again, the fight against corruption Building a secure Malawi pressure supply water lines and subsoil conditions including ground Abiding by the law may well help curb the problems is possible but needs a lot of 4. Resist and refrain from water table. Some soil conditions Malawi has a lot of laws on how at hand; a society where qualified coordination and collaboration corruption. n Building, Security Special pullout the nation 25 july 2013 & Architecture 4 5 y i o n lib rar n at PHOTOGRAPH: A bridge under construction along Zomba Road 22 kilometres tarred on ZA-BT road BRENDA TWEA “The contractor is also St a f f r e p o r t e r complaining about theft of materials and diesel. Some communities were also hostile at orks on the re-construction commencement of the project, but of the Blantyre-Zomba this is no longer the case,” she WRoad are progressing well said. and a total of about 22 kilometres There other numerous roads has already been surfaced and currently under construction, tarred, Roads Authority (RA) according to Kajanga, and some public relations officer, Portia of these include Chiradzulu– Kajanga, has said. y Chiringa; Zomba-Jali-- She said the amount of work Chitakale; Lumbadzi-Dowa and being done per month has Mzimba–Mzarangwe just to increased so much and that this mention a few. is likely to increase further in the Road transport has undeniable coming months since long sections socio-economic benefits. The have already been prepared for weight of the road transport sector surfacing. within the economy is considerable The reconstruction started i o n lib rar n at PHOTOGRAPH: not only in quantitative terms, but on April 16 2012 by contractor also in economic terms such as Road construction work in progress Mota-Engil, Portugal’s biggest source of wealth, employment and construction firm. in terms of support given to other The project is being funded management activities. possible to meet the March 2014 that there will also be increased economic activities. jointly by the African Development Kajanga said there are three deadline. economic activities of people The development of transport, Bank (AfDB) and the Government teams working on different Once construction is complete, along the road due to increased especially road transport, is one of Malawi at an estimated total sections of the 60-kilometre Kajanga observed that there disposable income from people of the key features of the past 50 cost of K9.32 billion. stretch. will be easy and all year round who have been employed on the years as it has facilitated trade, it AfDB has pumped in K5.97 “One is working from access to markets and other social project. has allowed improvements in the billion whereas K3.35 billion is Chiradzulu Turn-off through amenities for people between the But there are a number of movement of people and goods, from government. According to Kachere to Maselema Roundabout. two cities. challenges encountered at the it has contributed to the removal RA, this comprises K5.4 billion The second team is the one which “There will also be comfortable construction project, according to of barriers and led to an overall for civil works, K177.9 million started works from Chiradzulu and quality travel as there will be Kajanga, including vandalism of better standard of living. for design review and supervision Turn-off going towards Namadzi no dust and bumps on the road. road signs. But when transport systems services, K89.5 million for and the other team started by “Travel time between Zomba “The contractor had to replace are deficient in terms of capacity feasibility studies of the Ntcheu- constructing the Namadzi Bridge and Limbe will be reduced. It will temporary road signs that had or reliability, they can have an Tsangano-Neno-Mwanza Road and is now continuing with works be cheaper to travel between the been put along the road as well as economic cost such as reduced or and K3.6 billion for audit services, towards Zomba City,” she said. two cities. Vehicle operating costs on the diversions three times in missed opportunities. Efficient road safety, capacity building, She added that the contractor will also be reduced,” she said. a week. It is believed that these transportation reduces costs while compensation/ resettlement, has re-affirmed that with this As construction works are wooden road signs are mostly inefficient transportation increases environmental and social strategic approach, it will be in progress, she also observed being used for firewood. costs. n Special pullout the nation 25 july 2013 5 Building, Security 4 & Architecture Building, Security Special pullout the nation 25 july 2013 7 & Architecture 6 y i o n lib rar n at PHOTOGRAPH: Sustainable drainage systems could address stench Using Suds to get rid of stench

Gerald Anthony Luhanga that the surface water drainage system of one site has on other En g i n ee r sites. For instance, sewer flooding is a problem in many places such ost parts of Blantyre smell as Mudi Bridge at the clock tower, because of broken sewerage Chirimba industrial estate, Naperi Msystems, dump sites and River from Kwacha roundabout uncontrolled drainage systems and others. which I view as a forgotten part of Paving or building over land urbanisation. can result in flash flooding. This The city is expanding rapidly happens when flows entering a with houses too close apart posing sewer exceed its capacity and it a great challenge to drainage. overflows. The idea of building multistory The Suds system aims to flats and hostels to cater for a minimise or eliminate discharges number of newly married and from the site, thus reducing the recruits which if adopted would impact, the idea being that if all reduce house congestion is out development sites incorporated of the dream in Malawi. This can Suds then urban sewer flooding only be addressed if we adopt would be less of a problem. a sustainable urban drainage Unlike traditional urban storm system. y water drainage systems, SUDS can A sustainable urban drainage also help to protect and enhance system is designed to reduce the ground water quality. potential impact of new and existing The modern approach to developments with respect to drainage in urban areas maintains surface water drainage discharges. a catchment’s natural water The term sustainable drainage dynamics. Suds are engineering system is sometimes used. solutions to the problems with Increasing urbanisation has water drainage in populated i o n lib rar n at PHOTOGRAPH: caused problems with increased areas. flash flooding after rain. As areas Some of the stagnant water that causes the stench in Blantyre The requirement of developments of vegetation are replaced by to reduce net flood risk means impermeable concrete, tarmac or is now usually dropped to reduce environment, such as into water Examples of this type of system that Suds are becoming a must roofed areas, they lose their ability confusion. courses. are reed beds and other wetland have component of any planning to absorb rainwater. Other countries have similar This is to counter the effects of habitats that collect, store, and filter application. The Environment This rain is directed into surface approaches in place using a conventional drainage systems that dirty water along with providing a Agency strongly recommends the water drainage systems instead, different terminology such as best often allow for flooding, pollution habitat for wildlife. use of Suds. often overloading them and causing management practice (BMP) and of the environment – with the Suds use a number of techniques The incremental advantages of floods. A god example is what low-impact development in the resultant harm to wildlife – and including source control; Suds in developments can yield happens at Chichiri roundabout as a United States and water-sensitive contamination of groundwater permeable paving such as pervious a significant improvement in result of Keza House development. urban design in Australia . sources used to provide drinking concrete; storm water detention; borough-wide flood risk. Suds can Originally the term Sustainable The idea behind Suds is to try water. The paradigm of Suds storm water infiltration and evapo- also have other benefits such as Urban Drainage System (Suds) to replicate natural systems that solutions should be that of a system transpiration, from a green roof for long term cost savings and as visual described the UK approach use cost effective solutions with that is easy to manage, requiring example. amenities. to sustainable urban drainage low environmental impact to drain little or no energy input (except A common misconception of We advise all developers to systems. away dirty and surface water run- from environmental sources such Suds is that they reduce flooding consider implementing Suds. These developments may not off through collection, storage, as sunlight), resilient to use, and on the development site. Planning for Suds should be done necessarily be in “urban” areas, and cleaning before allowing it to being environmentally as well as In fact the Suds system is at an early stage to maximize their and thus the “urban” part of Suds be released slowly back into the aesthetically attractive. designed to reduce the impact effectiveness and efficiency. n 6 Special pullout the nation 25 july 2013 7 Building, Security & Architecture Building, Security Special pullout the nation 25 july 2013 9 & Architecture 8 Window into quantity surveying construction economists, industry as well. on to tender for a project. projects. costing, value management/ Rodrick Chilipunde measurement engineers They depict building The QS training and Further to that, QS engineering/analysis, and Patrick and cost engineers, among projects in the form of words experience qualifies them advise on cost planning and construction risk analysis Khambadza * others. and figures. The idea behind to advise on the costs, size, preparation of budgets. They and facilities management, Contributors Broadly speaking, QS this is to produce an informed procurement methods, are experts in contractual among others. are cost consultants for the construction estimate and arbitrate on construction arrangements, construction In whole life costing, QS Quantity surveyors (QS) construction industry and uniformity of information contracts disputes and tendering and contract are involved in assessing are sometimes known as lately, the ship building when contractors are called feasibility of construction negotiation. the cost effectiveness of the In many construction building within its life span. contracts disputes, they stand They assess the as experts witnesses in a court risks, timing, disposal of law. They prepare contract strategy, opportunity cost, documents and exercise cost maintenance frequency and control during the design suitability of a building. and construction period. While in value QS services also extend to management/engineering/ replacement valuation for fire analysis they determine insurance claims. alternative materials/ Investment in real construction methods to estate requires expert cost be used on a construction advice from QS in order project. The idea is to cut for a building to meet the costs without compromising functional, dimensional and the quality of the building. technological requirements In facilities management, QS for which it was designed. are involved in all aspects In addition to that it should of providing, operating, be built within cost, time and maintaining, developing quality requirements without and improving facilities of comprising aesthetics. Due existing infrastructure. to their superior estimating A study by Crafford skills they are seen as panacea (2007) on design team to construction contractors competencies revealed that when obtaining construction a QS is the best suited to project through tendering. be an excellent construction These are generally some project manager. of the traditional services This is because of nature undertaken by QS, among of its training in construction others. technology, economics, In recent times, QS services accounting, finance, law have evolved dramatically and cost management, to wider areas of expertise among others. QS may in managing sophisticated work for construction procurement processes, client as a consultant or full fast track projects and cost time employee, financial control. institutions, manufacturers, This evolution has come palastatals, property firms, about due to changes in universities, mines and construction markets, public sector, etc. n clients’ needs, research and the advent of information *The authors are lecturers at technology. the Polytechnic, Faculty of the The new aspects of QS Built Environment, Department services range from project of Land Economy and Quantity management, whole life Surveying y i o n lib rar n at PHOTOGRAPH: Khambadza: Quantity surveyors are cost consultants Special pullout the nation 25 july 2013 9 Building, Security 8 & Architecture y i o n lib rar n at PHOTOGRAPH: Building, Security 10 Special pullout the nation 25 july 2013 11 & Architecture Building, Security 10 St a f f Re p o r t e r Special pullout the nation 25 july 2013 11 & Architecture Building, Security 12 Special pullout the nation 25 july 2013 13 & Architecture

BRENDA TWEA St a f f Re p o r t e r Chemspec peach paint, hemspec South Africa has established a Csubsidiary company in the country which will be keeping a wide range of innovative, high quality warming up the room paint and coating products. Chemspec Malawi Not many are selling this instructions. Our product is Limited manager, Cuthbert product; people are quite internationally renowned,” Mkulichi-Phiri said that the used to all the other colours. he said. company is providing a good We have all the other He assured the public service to the local market, colours available and we can of good customer service backed by a very good also tint any colours,” he and ambiance, product product and competitive said. advice backed by a good prices. Mkulichi-Phiri said so far, product and competitive “We offer a wide range they have received positive prices. of innovative, high quality feedback from the public in “We will also endeavour paint and coating products terms of sales and inquiries to keep sufficient stocks to for different applications and those that have already meet demand at all times,” which include decorative, tried the product have he said. industrial, wood finish, appreciated its quality. Chemspec is one of automotive and road He further said that while Africa’s largest coatings marking,” he said. the company aims to keep companies manufacturing y The company is currently its prices competitive, it also and distributing a promoting peach paint, endeavours to maintain its comprehensive range of which Mkulichi-Phiri says is product reputation for high high technology industrial, good for the house. quality. decorative and automotive “We have found peach “We stock quality paint paint systems. Chemspec to be a beautiful colour so for all users, from entry has a solid 55 year track we are trying to promote level to upmarket paints. record within the paint it. We recommend it for Our top range paints carry industry internationally and your lounge and bedroom a guarantee of 10 years now has operations in the i o n lib rar n at PHOTOGRAPH: because of its outlook. if applied as per user country. n Some of Chemspec’s paint products 12 Special pullout the nation 25 july 2013 13 Building, Security & Architecture Building, Security 14 Special pullout the nation 25 july 2013 15 & Architecture

Christopher Jimu St a f f Re p o r t e r

abitat for Humanity Habitat for humanity: Malawi (HFHM) believes Hthat provision of shelter is one way of eliminating poverty and improving the lives of orphans and other vulnerable children. A statement from Habitat providing affordable shelter for Humanity Malawi indicates that its HIV and Aids impact mitigation project focuses on shelter and some complimentary water and sanitation, birth improve sanitation and hygiene. organizations. and reduce their vulnerability interventions so as to help the registrations, social-safety-nets. The cost of building the “This year alone we anticipate through the construction of vulnerable in society to cope with HFHM constructs two, three houses varies according to size, building for 79 families,” reads decent, durable houses and life easily. or four roomed houses for according to HFHM. the HFHM report. provision of other related “Largely due to the HIV vulnerable families according to Currently a four-roomed house HFHM’s OVC programme services. and Aids pandemic, Malawi their sizes. costs K1.2m on average; which started in 2009 with projects in Among other challenges, is estimated to have over one A family of up to three includes building materials, Blantyre, Traditional Authority rising cost in building materials million orphans and other members receives a two-roomed transportation, skilled labour and (T/A) Machinjiri; T/As Juma (cement and iron sheets) have vulnerable children (OVC). There house, while one with four to monitoring. and Mthiramanja in ; continued to affect the project. are a number of responses to seven members receives a three- To date, HFHM has T/A Ngabu in Chikhwawa; T/A In 2010 one OVC house mitigate the impact of HIV and roomed house. A family of eight constructed 146 houses for Tsabango in Lilongwe ; T/A cost K400 000 but in 2013 the Aids on OVC by government and members and above on the other vulnerable families (or 584 Kalonga in Salima and Masasa same house costs K1.2m. The other organisations,” reads the hand, receives a four-roomed individual OVCs) in Mulanje, in Mzuzu. organisation wants government statement in part. house. Salima, Lilongwe, Ngabu, The overall goal of the OVC to consider removing taxes on It further points out that these In addition, each family is Blantyre and Mzuzu with programme is to improve the building materials that are meant responses, among others, focus provided with a ventilated funding from various donors and living conditions of orphans for construction for shelter for on education, health, nutrition, improved pit-latrine (VIP) to partnerships with other local and other vulnerable children 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.

Quality is guaranteed: You are y 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 i o n lib rar n at PHOTOGRAPH: throughout the construction of A building project in progress the house a good relationship with the neighborhood is developed. increase the cost. storing your items if your things to worry about. need to discover and get used to will not fit into your temporary the “quirks” in the house that Disadvantages to building a Construction loan and space Know the Neighborhood: You didn’t come out when you were in house include: permits: You may be required already know your neighborhood the buying process. to carry the construction loan Buying a House and you don’t have to worry what Time: The minimum time it can on the building process if the type of home the person next to You are stuck with the Layout: take to build a house is between builder does not do this for you. Benefits of Buying a House you might build. You can’t easily change the layout four and 12 months. This is a You will also need to understand or floor plan of the home. long time to wait and things can the permit requirements in your Upgrades: you may do some Easy to visualize: You can see the change while you are waiting to area if the builder does not do upgrades on the home while you floor plan and the layout of a pre- Decorating costs: You may move. this for you. live there which can help cut down existing home. When you build a have to invest some time and on costs. home, it can be difficult to visualize money in bringing the home Limitations on changes: You Temporary Housing: You may have the layout. up to current decorating may be limited in the style of to move into temporary housing Ability to Move Quickly: In standards by removing home you can build in your price while you wait for your home to most cases, the buyer can move in Disadvantages of Buying a Home wallpaper, changing paint range. You may also find yourself be built. This can mean added immediately after closing. There is colors or updating flooring.— making a lot of changes that may expenses in the form of movers and no wait time or temporary housing Getting to know the home:You Go b a n k i n g r a t e s .Co m 14 Special pullout the nation 25 july 2013 15 Building, Security & Architecture of B eehive C ourtesy PHOTOGRAPH: The blocks interlock and do not need cement

BRENDA TWEA St a f f Re p o r t e r

he construction process is The art of wind drying quick and simple; the cost Tof building is equivalent to that of a timber building; but the quality is better and more uniform due to the process of block formation. building blocks These are just some of the advantages of wind-dried bricks, according to Beehive Centre for warm in winter and cool in Social Enterprise foreman in the summer due to their thermal construction department, Paswell mass. Chiumia. “This also eliminates the Having embarked on a capital need for a traditional cavity project in 2009 that consisted of construction, therefore, reducing building an enterprise campus the overall wall thickness and comprising an information maximising the internal floor area. technology school and a children’s “With load bearing centre, among other buildings, construction, we can create it was soon understood that an longer span buildings without the alternative to the usual kiln/oven need for additional columns,” he fired ‘red’ brick was required. observes. As such, a local soil based Although a good way of making eco-brick that would remove the bricks, this method is expensive, need for burning of firewood was according to Chiumia, considering encouraged that saw the purchase the cost of cement and the of a hydraform brick machine from machine makes the process more South Africa. expensive than use of regular Chiumia describes the brick bricks. making process using hydraform: The clay mix is important for “We collect soil locally from the success of these bricks as various parts of Mitsidi and is the training associated with Chilomoni in Blantyre. The soil is building. then tested to check clay content There are similar machines in which may cause shrinkage. Mangochi that are not being used

Adequate soil is mixed with OF BEEHIVE COURTESY PHOTOGRAPH: due to lack of training. cement and then shoveled into A builder dusts off loose particles Builders feeding the mix into Hydraform Press With these bricks, one does the machine. The machine then not need cement/mortar when forms the block to the desired building as the bricks interlock. type and we also do corner blocks. allows them to produce 1 500 wind-dried blocks are sustainable jointing as the blocks interlock, It is important that a soil test Once formed by the machine, they blocks per day. since they use local soil. making the construction process be carried out by mixing clay with are laid to cure for seven days to This particular method of drying “The use of local soil quicker than manual bricklaying. water and watching the sand sink harden.” bricks ticks all the boxes of the reduces carbon emissions from A typical block layer can lay 800 to the bottom and the clay float on He says a concrete mixer is project management triangle, transportation and the blocks blocks per day. Unskilled labour top. This is a simple test and can also required to mix the soil and according to him; which include are laid to dry, so there is no can be trained to use the machines accurately inform whether the soil cement. The hydraform machine time, cost and quality apart from requirement for burning the and block making process,” says is suitable or not. places the soil into a mould and simplifying the construction bricks, saving again carbon Chiumia. The Beehive Centre for Social compacts the block before it is process. emissions and the cost of firing Apart from that, he says the Enterprise is located in Chilomoni removed and left for curing. Apart from the already blocks. blocks provide excellent thermal on the edge of Mount Michiru According to him, the machine mentioned advantages, he says the “The process requires no mortar properties which keep buildings Nature Reserve. n Building, Security Special pullout the nation 25 july 2013 & Architecture To build or buy property? BRENDA TWEA St a f f Wr i t e r

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