Your step-by-step guide to legal construction in Kenya’s capital
If you’re planning to build in Nairobi, you’ll quickly discover that construction is about more than concrete and steel—it’s about paperwork. The permit process can feel overwhelming, but it exists to protect you, your investment, and the safety of everyone who will use your building.
This guide walks you through every approval you need, what they cost, and how to navigate Nairobi’s regulatory landscape without unnecessary delays.
Why Approvals Matter
Before we dive into the process, understand this: building without approvals is not just risky—it’s illegal. Under Section 57(2) of the Physical and Land Use Planning Act (PLUPA), 2019, commencing development without permission is an offence punishable by a fine of up to KES 500,000, imprisonment for up to two months, or both.
Beyond penalties, unapproved buildings face:
- Enforcement notices and stop-work orders
- Demolition orders
- Inability to connect permanent utilities
- No certificate of occupation (meaning the building is legally “unfit for habitation”)
The message is clear: get it right from the start.
The 8-Step Approval Process
Step 1: Hire a Registered Architect
Your first and most important step. Only a registered architect (BORAQS-registered) can prepare drawings that meet Nairobi’s building codes and county requirements. Hand-drawn sketches or plans from unqualified people will be rejected immediately.
Your architect will:
- Discuss your requirements (rooms, layout, budget)
- Assess site conditions
- Prepare professional drawings including floor plans, elevations, and site layout
Pro tip: If your building exceeds one storey, involve a structural engineer at this stage.
Step 2: Gather Your Supporting Documents
Before submitting anything, assemble this complete file:
| Document | Purpose |
|---|---|
| Copy of title deed | Proves land ownership |
| Your ID or passport | Identifies applicant |
| Land rates clearance certificate | Shows no outstanding county fees |
| Recent official land search | Confirms title is current and dispute-free |
| Survey map / Registry Index Map | Verifies plot boundaries |
| Neighbour consent (if required) | Needed especially in dense urban areas |
| Environmental Impact Assessment (if applicable) | For large or sensitive projects |
Keep originals safe and submit certified copies only.
Step 3: Prepare Professional Drawings
You need two sets of stamped drawings:
- Architectural drawings: Prepared and stamped by your registered architect. Include floor plans, elevations, sections, and site layout.
- Structural drawings: Prepared by a registered structural engineer. Show foundations, columns, beams, roof structures—everything that makes your building stand safely.
Both sets must bear the professionals’ registration stamps and signatures.
Step 4: Submit to Nairobi City County
Nairobi City County operates an e-construction portal for building permit applications.
Submit your complete file including:
- Title deed
- Land survey documents
- Stamped architectural and structural drawings (from BORAQS-registered professionals)
- Land rates clearance
- Completed application forms
Application fees are typically 0.5% of the estimated construction cost. For an 800 sqm low-rise apartment, expect to pay over KES 400,000.
County officers from physical planning, public health, and environment will review your plans checking:
- Zoning compliance (is your use allowed on this land?)
- Building code compliance
- Valid professional stamps
Step 5: Pay Approval Fees and Collect Stamped Plans
Once plans pass review, the county notifies you to pay approval fees based on square metreage or project type.
Nairobi construction fee examples (800 sqm apartment) :
| Category | Rate per sqm | Example Fee |
|---|---|---|
| Low-rise flats (≤5 storeys) | KES 21,000–30,000 | KES 336,000–480,000 base |
| High-rise apartments (>5 storeys) | KES 24,000–33,000 | KES 384,000–528,000 base |
| Site board/hoarding | KES 6,000–10,000/month | KES 72,000–120,000/year |
| Plan amendments | 0.1% of construction cost | KES 20,000–50,000 |
After payment, collect your approved and stamped drawings. These are critical—your builder must use them on site, and inspectors will check them at every stage.
Step 6: Obtain NEMA Approval (If Required)
Projects taller than three storeys or in environmentally sensitive areas require an Environmental Impact Assessment (EIA) licence from the National Environment Management Authority (NEMA).
Requirements:
- Detailed EIA report prepared by a registered environmental expert
- Submitted to NEMA for review
- If significant impact is anticipated, a full EIA study may be required
Cost: KES 50,000–200,000
Important: Your building permit from the county remains “dormant” until the NEMA licence is secured. Operating without it invites stop-work orders.
Step 7: Register Your Project with NCA
With county approval in hand, register your construction project with the National Construction Authority (NCA) .
Requirements:
- Complete NCA registration forms
- Provide approved county plans
- Submit ID
- Pay applicable fees
NCA fee overview :
| Fee Type | Amount (KES) |
|---|---|
| New application/admin fee | 5,000 |
| Registration fee (varies by class) | 10,000–100,000 |
| Annual renewal (varies by class) | 5,000–30,000 |
| Late renewal penalty | 15,000–90,000 |
The NCA will issue a compliance certificate and a site board that must be displayed at your construction site at all times.
Critical requirement: You must engage an NCA-registered contractor. Using unregistered contractors is illegal and risks project suspension.
Step 8: Construction, Inspections, and Certificate of Occupation
Before breaking ground: Notify the county. Officers may conduct a site visit to verify your plans match the site.
During construction: Expect mandatory inspections at:
- Foundation stage
- Slab stage
- Completion stage
County and NCA officers may also make unannounced visits. Always have your approved plans, NCA certificate, site board, and payment receipts accessible on site.
Upon completion: The county conducts a final inspection. If everything complies, they issue a Certificate of Occupation.
Without this certificate:
- Your building is legally “unfit for human habitation”
- Permanent water and electricity connections cannot be installed
Additional Required Licences
Depending on your project, you may also need:
| Licence | Authority | Cost (KES) |
|---|---|---|
| Change of User Approval | Nairobi City County Planning | 60,000–120,000 |
| Fire Clearance | Nairobi Fire Department | Included in combined fees |
| Utility Approvals | Relevant providers (electricity, water) | Combined approx 20,000–50,000 |
Change of User is required when converting land from its current zoning (e.g., agricultural to residential).
Summary of Total Costs
For a typical mid-rise apartment in Nairobi, permits and approvals range from KES 500,000 to 1.5 million, excluding professional fees.
Sample budget: 4-bedroom home (KES 18M construction)
| Item | Estimated Cost |
|---|---|
| County building permit (0.5%) | KES 90,000 |
| NEMA EIA (if required) | KES 50,000–200,000 |
| NCA registration & site board | KES 15,000–30,000 |
| Fire clearance & utilities | KES 20,000–50,000 |
| Total approvals | KES 175,000–370,000 |
| Architect & engineer fees | Separate |
Common Mistakes That Cause Delays
- Submitting incomplete documents – Missing tax compliance, expired rates clearance, or unstamped drawings
- Using unregistered professionals – Drawings must be stamped by BORAQS-registered architects and EBK-registered engineers
- Unregistered contractors – NCA checks this strictly
- Starting construction before approvals – Invites penalties up to twice the permit fees
- Ignoring NEMA requirements – For larger projects, this stops everything
How AFRIK DESIGN & ENGINEERING Simplifies This Process
As an integrated design and construction firm, we handle the entire approval process in-house. You don’t need to coordinate between separate architects, engineers, and consultants—we are one team, fully accountable.
Our integrated advantage:
- Registered architects (BORAQS) prepare compliant drawings
- In-house structural engineers stamp all technical plans
- We manage county submissions and follow-ups
- NCA registration handled seamlessly
- NEMA EIA coordinated when required
- One contract, one team, one point of accountability
We’ve guided dozens of Nairobi homeowners through this exact process. We know what counties look for, what causes rejections, and how to get approvals faster.
Ready to Build Legally and Safely?
Don’t navigate the permit maze alone. Let our team handle the paperwork while you focus on your vision.
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AFRIK DESIGN & ENGINEERING
📞 +254 708 155 714 | +254 731 783 091
📧 info@afrikdesignengineering.com
📍 Limuru Rd, Peak Villa, Ruaka, Kenya