Whether you’re building a modern 3-bedroom in Ruiru or developing rental units in Joska, your contractor is one of the most crucial players in ensuring your project stays within budget, meets timelines, and complies with the law. Kenya’s construction landscape is booming but also filled with risks for the unprepared.
This guide walks you through how to hire the right contractor, manage them effectively throughout the build, and avoid the most common mistakes.
1. Know Your Project Needs First
Before engaging any contractor, get your project documentation in order:
- Approved architectural drawings
- Bill of Quantities (BQ)
- Site plan and land ownership documents
- Completed land search
Having this paperwork ready ensures clarity in costing, compliance with local regulations, and fewer surprises during execution.
2. Where to Find Reputable Contractors in Kenya
To identify reliable contractors, try the following channels:
- Referrals from professionals or real estate blogs
- The National Construction Authority (NCA) or the Registrar of Contractors
- Verified social media pages and portfolio sites
- Visiting ongoing projects in your area for face-to-face reviews
Select contractors who’ve previously delivered projects with similar scale and finishes, such as granite installations in Syokimau or rammed earth builds in Kajiado.
3. Ask the Right Questions
During shortlisting, don’t stop at pricing. Ask deeper questions:
- What is your NCA registration class?
- Do you employ permanent site supervisors and skilled artisans?
- Can I tour a completed or ongoing project?
- Who sources materials, and how do you manage procurement?
- How do you document and bill variation orders?
Compare responses with industry expectations found in this pre-construction checklist.
4. Always Sign a Written Contract
Regardless of your project size, sign a legally binding contract that outlines:
- Payment stages and structure
- Start and completion dates, with penalties for delays
- Full scope of work (labour-only, labour + materials, or turnkey)
- Warranty or defects liability period (usually 6–12 months)
- Termination clauses and dispute resolution terms
Attach the BQ and drawings for clarity this step helps avoid the types of disputes often seen in unplanned developments.
5. Supervise Progress Proactively
Project oversight is your responsibility, especially if you are the financier. Effective ways to manage include:
- Weekly site visits
- Requiring weekly progress reports or photos
- Monitoring milestones: foundation, walls, roofing, finishes
- Tracking material usage against delivery logs
For larger projects, consider hiring a clerk of works or independent project manager, particularly in off-plan developments.
6. Structure Payments by Milestones
Avoid lump-sum payments. Instead, align contractor payments with progress on-site.
| Project Milestone | Recommended % Payment |
|---|---|
| Foundation Completion | 10% |
| Walling Complete | 20% |
| Roofing Done | 20% |
| Plaster & First Fix | 30% |
| Final Handover | 20% |
Retain 5–10% until the defects period ends to ensure accountability and workmanship.
7. Red Flags That Signal a Problem
Be cautious of contractors who:
- Avoid written agreements
- Request full payment upfront or insist on cash
- Resist site visits or third-party supervision
- Make frequent excuses or disappear mid-project
- Offer unrealistically fast timelines
These issues are more common with informal setups, especially when working on fixer-uppers. Learn more in this comparison of master-planned rentals vs fixer-uppers.
8. When to Hire a Specialist Contractor
For projects involving granite surfaces, solar systems, custom steelwork, or rammed earth construction, hire specialists in those trades. General contractors may not deliver the same finish quality, especially in smart homes.
From building homes under KSh 3M to managing multi-storey investments, your contractor is key to project success. The right one will deliver quality, on time and on budget. The wrong one could derail your investment completely.
Do your due diligence, use contracts, and remain engaged from start to finish. In Kenya’s fast-moving construction environment, smart management is the ultimate safeguard.
