It is a familiar sight in Kenya’s real estate landscape: a half-finished apartment block or a skeleton of a dream home, overgrown with weeds, standing silent. No workers, no materials, no progress.
When you ask the developer what happened, the story is almost always the same: ” The money ran out.”
But in many cases, the money didn’t just “run out.” It was never enough to begin with. The developer fell into the most common trap in the construction industry: hiring a “cheap” Quantity Surveyor (QS) to save on professional fees, only to lose millions in construction realities.
In Kenya, we call them “Quacks.” And for the private developer or first-time home builder, they are the single biggest risk to your investment.
The Illusion of Savings
When you are planning a project, every shilling counts. A registered, professional Quantity Surveyor charges fees based on the BORAQS Scale of Fees (often a percentage of the construction cost). This can seem expensive upfront.
Then, you meet a “consultant” who offers to do the same job for half the price. They might claim to have experience, perhaps even showing you previous sites. They produce a Bill of Quantities (BQ) that looks professional and, even better, predicts a total construction cost that is significantly lower than your budget.
You hire them. You feel like a savvy investor. But you haven’t bought a service; you’ve bought a lie.
Why “Quacks” are Dangerous
The problem with unregistered practitioners isn’t just that they lack a license; it’s that they lack the statutory accountability that protects your money.
1. The Under-Estimation Trap
To secure the job, a quack will often manipulate the figures to tell you what you want to hear. They might undervalue the cost of steel or ignore necessary site works (like excavation support) to make the total project cost look attractive.
- The Result: You start building. Halfway through the second floor, the contractor asks for more money because the BQ quantities were wrong. You reach into your contingency. Then it happens again. By the time you reach the roof, your budget is exhausted, banks refuse to top up the loan, and the project stalls.
2. The Missing Safety Net: Professional Indemnity Insurance
This is the critical difference. A registered Quantity Surveyor is required to carry Professional Indemnity (PI) Insurance.
- The Scenario: If a registered QS makes a gross error—forgotting to measure the roof, for example—and it costs you KSh 5 million, their insurance kicks in to cover that negligence. You are protected.
- The Quack Reality: An unregistered person cannot get PI insurance. If they make a mistake that costs you millions, you can sue them, but they likely won’t have the assets to pay you. You are left absorbing 100% of the loss.
The Legal Crackdown: Cap 525
The government is aware of this crisis. The Architects and Quantity Surveyors Act (Cap 525) establishes the Board of Registration of Architects and Quantity Surveyors (BORAQS) to protect the public.
Under Section 3 of the Act, it is a criminal offense for anyone to use the title “Quantity Surveyor” or offer these services unless they are registered.
- The Risk to Developers: BORAQS has intensified its crackdown on illegal sites. If your project is found to be supervised by unqualified persons, the National Construction Authority (NCA) can suspend your project, and you may face legal penalties for aiding and abetting professional misconduct.
How to Protect Your Investment
Before you hand over your life savings or sign a bank loan, perform due diligence on your financial advisor—your QS.
- Check the Register: Ask for their BORAQS Registration Number. You can verify this instantly on the BORAQS website.
- Ask for the Practicing Certificate: Registration isn’t enough; they must hold a current, valid practicing certificate for the year.
- Be Wary of “Discounts”: If a fee sounds too good to be true, it is. A professional fee buys you accurate cost planning, contract administration, and financial security. A “cheap” fee buys you a spreadsheet and a prayer.
Conclusion
In construction, the most expensive professional is the one you didn’t hire.
The few hundred thousand shillings you save by hiring a quack will pale in comparison to the millions you lose when your project stalls or requires extensive rework. Do not let your dream development become another roadside skeleton. Invest in a registered Quantity Surveyor—because while quality costs, incompetence costs a fortune.
