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Cost effective co

Addis Ababa University Department of

Berhanu Adane & Mesfin T/giorgis

Cost Effective Condo

A Thesis Submitted in

Degree in Co

ndominium construction project in Addis Abab

Construction Technology and Management

inium Construction Project in A

Partial Fulfillment of Bachelor of Scie

struction Technology and Manageme

BY: Berhanu Adane

Mesfin T/ Giorgis

a

dis Ababa

ce (B.Sc.)

t

Addis Ababa

February 2012

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Cost effective condominium construction project in Addis Ababa

Addis Ababa University Department of Construction Technology and Management


Addis Ababa University

Ethiopian Institute of Architecture, Building Construction and City Development

Department of Construction Technology and Management

A BSc. THESIS ON

COST EFFECTIVE CONDOMINIUM CONSTRUCTION

PROJECTS IN ADDIS ABABA:

APPROVED BY BOARD OF EXAMINERS:

ADVISOR: Ato Tadesse Ayalew (MSc)

EXAMINER

________________________________ ____________________________________________

EXAMINER

_________________________________ ___________________________________________

CHAIR PERSON

_______________________________________________________________

PREPARED BY: -

Berhanu AdaneMesfin T/Giorgis

Addis AbabaFebruary 2012,

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Addis Ababa University Department of Construction Technology and Management


ABSTRACTHousing is a basic need for civilized living. In many developing countries, housing inadequacies and

backlog have been increasing mainly due galloping increase in population; fast pace of urbanization and

other social and economic factors which include breaking up of the joint family system, and steep rise in

the prices of land, building materials and labour.

Housing has become one of the complex problems of our times and unless urgent measures are taken

both at the national and international levels to mitigate the housing problem, it will assume crisis

proportion with grave adverse consequences on the survival and well-being of the people, as well as the

process of economic and social development.

Developing countries need to accord high priority to housing and despite the severe constraints of

resources; ways and means have to be devised to tackle the housing problem.

As a matter of fact, cost effective housing means housing at low cost for all sections of the population in

a better quality standard. Thus the accent is on housing at effective cost as compared to the prevailing

cost levels.

It is sometimes felt that what is really intended by cost effective construction is cost reduction in

housing. Others view it as a low cost housing.

However, cost effective housing construction, generally implies housing for the low-income families

housing at affordable cost to them it can even be projected to high income group also.

The perspective should be clear to all. Surely by low-cost housing it is meant to achieve cost-effective

housing for all, particularly for the low-income families so that to the extent possible, housing is brought

within their reach.

Cost effective construction should not mean low quality housing although the quality and cost go

together. The total cost of housing, called life-cycle cost of housing taking in to consideration the initial

capital cost of housing construction and also the recurring cost of maintenance and repair of housing,

over a period of its economic service life, should be determined and the most cost-effective housing

should be adopted

Since 2005 Ethiopia has been implementing an ambitious government-led low- and middle-income

housing program The Integrated Housing Development Program (IHDP). The initial goal of the program

was to construct 400,000 condominium units, create 200,000 jobs, promote the development of 10,000

micro - and small - enterprises, enhance the capacity of the construction sector, regenerate inner city

slum areas, and promote homeownership for low income households.

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iAddis Ababa University Department of Construction Technology and Management


In order to avoid these problems and upgrade the systems, it is essential to get a well organized

construction management team works as well as quality control techniques at construction sites.

It is obvious that construction quality management is necessary to ensure that the construction is always

underway and operating smoothly by addressing problems caused by:

Supply of insufficient skilled construction labors

Inadequate supply of construction materials

Lack of proper control of production process, etc.

The research is focusing the projects of cost effective housing study conducted through questioners,

interviews and site observations. The findings of the investigation have shown that; on a specific project

sub-contractors and the main contractor has weak communication between each other .This is because

the contract agreement is only with the client. This results non-uniform quality of end product .It is

found out from the respondents that the majorities of labors does not have sufficient skills for the jobs

they have given, and the contractors are not supplying appropriate manpower required. Among the

respondents, most of them are not satisfied with the quality of materials brought either from different

quarry sites or from production areas .It is observed from sites of those cost efficient hosing projects

that, negligence of the quality of works is highly developed in most of the people there. Furthermore, the

site engineers follow traditional way of controlling techniques and among the observed sites most of

them have poor quality of control mechanisms and production techniques.

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iiAddis Ababa University Department of Construction Technology and Management


ACKNOWLEDGMENTWe would like to express our gratitude and deep appreciation to our advisor, Ato Tadesse Ayalew, for

his valuable comments, suggestions and advice during preparing the thesis paper.

We want to acknowledge Ato Tibebu Asefa and Mr. Ingo from EIABC for their great support in

material and successful accomplishment of our research work.

And we would like to thank professionals working in housing development office, site engineers

supervisors and house hold who have been providing us the necessary information and data required for

the thesis.

Last but not least, we would like to thank our families who have been with us for their continuous

encouragement and assistance.

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ivAddis Ababa University Department of Construction Technology and Management


Table of Contents

ABSTRACT ........................................................................................................................................... i

ACKNOWLEDGMENT ....................................................................................................................... iiiList of figures and charts ....................................................................................................................... v

List of tables ......................................................................................................................................... vi

Acronyms ............................................................................................................................................ viChapter 1 ............................................................................................................................................... 11. Introduction ........................................................................................................................................ 1

1.1 Background .................................................................................................................................. 11.2 Statement of the problem .............................................................................................................. 1

1.3 Objective of the study ................................................................................................................... 21.3.1 The General Objectives .......................................................................................................... 2

1.3.2 The specific objectives ........................................................................................................... 31.4 Significance of the study............................................................................................................... 3

1.5 Research limitations ..................................................................................................................... 31.6 Research structure and organization .............................................................................................. 4

CHAPTER 2.......................................................................................................................................... 52. LITERATURE R EVIEW ....................................................................................................................... 5

CONTEXTUAL FRAMEWORK ................................................................................................................. 52.1 I NTRODUCTION .............................................................................................................................. 5

2.1.1. Historical background ........................................................................................................... 52.1.2 Housing Problems, Housing needs and effective demand ....................................................... 6

2.1.3 Condominium Housing in Ethiopia Context ........................................................................... 72.1.4 Policy and legal frameworks and the actors in shelter delivery ............................................... 8

2.2 Housing in Addis Ababa ............................................................................................................. 112.2.1 Access to Shelter and Housing Stock ................................................................................... 11

2.2.2 Housing Standard, Affordability and Tenure ........................................................................ 12

2.2.3Design consideration, site selection ....................................................................................... 14CONCEPTUAL REVIEW ................................................................................................................... 17

2.3 Cost-Effective Constructions ...................................................................................................... 172.3.1 Cost-Effective building economic concepts .......................................................................... 17

2.3.2 Construction Management ................................................................................................... 172.3.3 Construction industry and building materials ....................................................................... 18

2.3.4 Building elements ................................................................................................................ 192.3.5 Technological concept and new technologies ....................................................................... 23

2.3.6 Low-cost housing in construction......................................................................................... 232.3.7 Water, sanitation, Electrical systems and Vertical circulation ............................................... 25

2.3.8 Impact of science and technology ........................................................................................ 26

2.3.9 Significance of Building Materials ....................................................................................... 27CHAPTER -3- ..................................................................................................................................... 33

3. Research methodology ................................................................................................................. 33

3.1. Research Methods materials and procedures .............................................................................. 343.1.1 Research Approach .............................................................................................................. 34

3.1.2 Research Area ...................................................................................................................... 343.1.3 Research Design .................................................................................................................. 34

3.1.4 Population, Sample and Sampling Techniques ..................................................................... 343.1.5 Data gathering instrument .................................................................................................... 34

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vAddis Ababa University Department of Construction Technology and Management


CHAPTER -4- ..................................................................................................................................... 374 Analysis and discussions ................................................................................................................... 37

4.1. Introduction ............................................................................................................................... 374.2 Policy implementation ................................................................................................................ 37

4.3 Material delivery and quality standard ........................................................................................ 38

4.4 Small scale enterprises ................................................................................................................ 394.5 Schedule, quality and cost .......................................................................................................... 394.6 Affordability and cost effectiveness ............................................................................................ 40

4.7 Indigenous materials ................................................................................................................... 414.8 Households problem ................................................................................................................... 42

CHAPTER -5- ..................................................................................................................................... 435. Conclusions and Recommendations.................................................................................................. 43

5.1. Conclusions ............................................................................................................................... 435.2. Recommendation ....................................................................................................................... 45

APPENDIX:-A .................................................................................................................................... 47APPENDIX:-B..................................................................................................................................... 52

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vAddis Ababa University Department of Construction Technology and Management


List of figures and charts

Figure 1:- Dilapidated Houses

Figure 2:- Institutional Frame work of HDPO

Figure 3:- Slum areas in parts of the cityFigure 4:- Concrete in its – visibly – finest form

Figure 5:- Power Trowel Finishing Techniques

Figure 6:- Faire faced pigmented concrete wall

Figure 7:- External finishing stage Block Type E1 at Jemo3 site

Figure 8:- Terrazzo Riser ready to use

Figure 9: Flow Chart Representation of the Thesis

List of tables

Table 1:- Table 1: Houses constructed in Addis Ababa, 1996-2003

Table 2:- Financial structure for beneficiaries according to unit type

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viAddis Ababa University Department of Construction Technology and Management


Acronyms

HDPO: - Housing development project office

MoWUD: - Ministry of Works and Urban Development

MSE:-medium to small enterprises

CEH: - Cost Effective Housing

(NGO):-Non Governmental Organizations

AARH Addis Ababa Rental Housing

USD: - United States Dollar

AACA:-Addis Ababa City Administration

CSA: - Central Statistics Agency

AAHDPO: - Addis Ababa Housing development Office

RC: - Reinforced concrete

CSIR:-Central Research institutes under the council of scientific and industrial research

CBRI:-Central building research institute

CGCRI:-Roorkee, Central Glass and Central Building Research Institute

CFRI Central Fuel Research InstituteSERC: - Structural Engineering Research Centre

IHDP: - Integrated Housing Development Program

ETB: - Ethiopian Birr

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1Addis Ababa University Department of Construction Technology and Management


Chapter 1

1. Introduction

1.1 Background

Housing Practices is an ongoing series that documents the experiences of countries who are

implementing large-scale affordable housing program which provides authoritative and independent

documentation of innovative affordable housing program in countries of the developing world.

Rather than drawing from theory or abstract models, Housing Practices addresses the demand for

practical guidance on housing program based on experience. Each volume holistically documents one

‘best-practice’ housing program that has achieved significant results.

The stagnant nature of economic development and rapid population growth of most of the developingcountries makes effective and efficient service delivery difficult for governments, to satisfy the need of

their residents. Housing is one of the basic necessities for human survival; despite it remains for long

period as a critical problem of most of the cities of developing countries. This is the main situation in

Ethiopia as well.

The paper deals with analyzing the existing condominium construction situation of the city to identify

different factors that affect the strategy originally planned make it low cost.

1.2 Statement of the problem

This study outlines the state-of-the-practice about cost effective construction in terms of construction

management, material and work methodology within condominium projects of Addis Ababa. In the use

of construction materials and discusses the applications of indigenous materials. An evaluation based on

technical, environmental, and economic factors indicated that have significant potential to replace

conventional materials for various applications in construction, and should be projected for future

construction. Specific applications of the products and potential problems associated with their usage in

the operations are also the rationale for the study.

Civil engineering has made a vast progress with the development of new materials and sophisticated

techniques of construction. Quality control, time saving and reliability have become the motto of civil

engineering. But, the construction of low-cost residential buildings in Ethiopia is dominated by the use

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of labour-intensive technique of construction. There is not much improvement in the management and

quality of construction due to the following reasons.

old traditional techniques of construction are still on-going as they are thought that they are assumed

cheaper and facilitate the contractors:

cheap labour attracts the local contractors as advanced machines are costly

old techniques of construction involve more labour than machines

Most of contractors have not undergone civil engineering education

Also the housing standard of the city is incompatible with the affordability of the majority residents to

build their shelter. In other words the majority of the residents have no financial capacity to build their

dwelling to fulfill the standard of the regulation, provided that the estimation of construction cost of the

units increasing day to day. However this is beyond the current reality since the price of construction

materials is rising rapidly.

Measures taken to alleviate the problem by public and private sectors could not bring about a solution

especially from the need of the poor. The city administration had difficulties to supply standard housing,

in quantity as well as in quality terms, and basic services.

There are, however, a number of unanticipated challenges facing the program The most pressing is

the affordability of the units for low-income households, with the cost increases in the price of

condominium houses deeming them no longer an option for many low-income households. Furthermore,

the inability to pay the monthly mortgage and service payments forces many households to move out of

their unit and rent it.

The issue of successful housing construction of the city there for rests mainly on strategies applied to

increase cost effective construction. So the question is what are the possible strategies that can enable

cost effective construction of the city to build decent dwelling?

1.3 Objective of the study

1.3.1 The General Objectives

The general objective of this research is to show better alternative ways of plan preparation and

implementation that suits the socio-economic and political (policy) environment of the country at large

and the city in particular. This paper deals with the cost effective construction in terms of construction

management, material and work methodology within condominium projects. Analysis and the current

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quality control management practice in cost effective housing projects. The research is based on case

study conducted on respective projects; focuses will be made on condominium house project sites in

Addis Ababa.

1.3.2 The specifi c objectives

To assess the ongoing condominium housing construction projects in Addis Ababa particularly

in one of the selected site with respect to the strategic policy, plan and its goal achievement.

To study cost effective housing construction in terms of construction management, material and

work methodology on the basis of past and ongoing experience.

To assess the affordability of condominium housing.

To observe problems of end products ready for use by the households and those already being

used by the household and come up with alternative solutions.

1.4 Significance of the study

The study is expected to give new insight on the current status of condominium housing construction

and also give information to researchers in housing construction.

The overall focus of this study is to assess the status of condominium housing construction practices and

identify factors that challenge housing construction and give alternative ways. So, it is the researchers

that this study may:

- Give some information related to condominium housing construction

- To assist responsible bodies to assess the strength and weakness of the condominium housing

construction

- Inspire researchers for further study in the area. Moreover, this study will attempt to give light on

the urgent need for integrated condominium housing construction

1.5 Research limitations

This Study conducted through site-visits, interviews with key stakeholders and household surveys on

condominium sites.

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We acknowledge the contribution of all individuals and organizations. In addition appreciation is given

to the households who participated in the household surveys undertaken in Jemo and Gofa.

During the research work, we have been facing a number of constraints .Some of the major limitations

are mentioned as follows:

► Time limitations► Shortage of data collecting instruments► Unwillingness of the construction companies and professionals to give informations

To overcome the limitations, we have been spending all the time given, all of our resources we have got

with maximum possible efforts.

1.6 Research structure and organization

The report contains the following five main chapters

Introduction: In this chapter, the general summary of the research is presented. It includes the background, aims and objectives, limitations, and structure and organization of the research.

Literature review: This chapter presents the basic concepts, principles and implementations of QCM

.Investigations of the present quality control systems, causes of quality faults and improvementmechanisms are discussed in detail.

Research methodology: this chapter deals with the methods chosen for the research together with the

reasons for selection. It also describes the sources of data, and how questionnaires, interviews and

discussions are conducted.

Results and discussions: In this chapter, the analysis of the data collected through questionnaires

interviews and literature review is presented .The different quality control techniques and managementsystems are discussed to measure the efficiency applied upon cost efficient housing projects.

Conclusions and recommendations: This chapter presents a summary of the findings of the above

chapters of the thesis. In addition, it includes the conclusions and recommendations of the research.

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CHAPTER 2

2. LITERATURE REVIEW

CONTEXTUAL FRAMEWORK

2.1 INTRODUCTION

Regardless of the economic condition of the developing country attempting to meet its national housing

needs, it is evident that in the selection of housing schemes, the questions of economy remain the

primary consideration because construction of houses requires considerable investment of capital. As a

result, there is a great need to reduce building cost with the help of optimum utilization of building

materials that are scarce and costly. Speed in construction is also to be brought about so that

construction is completed in a short time as possible and the houses are ready for early occupation with

relatively less cost. [1].

The conceptual review with respect to cost saving mechanisms is addressed from two aspects, namely

construction technology aspect and construction management aspect. Besides these two construction

aspects are interrelated, a good management skill helps not only to retain the cost saving mechanisms

considered during the design phase but also to attain additional cost saving and quality techniques.

However, if the project is not well managed it may cost additional amount and may become more

expensive than the conventional construction method. What we want to say is that though the cost

reduction techniques are interrelated, greater attention should be given to the construction management

that encompasses the inception till completion of the project.

2.1.1. Histor ical background

According to many scholars, the concept of condominium is quite old. Albert Ferrer states that “there is

at least one record of the sale of part of a building, in ancient Babylon (modern Iraq), during the First

Dynasty, nearly two centuries before the birth of Christ”, and that there is evidence of the use of the

system among the Greeks, Egyptians, and others. It was during the Middle Ages, when walls were

constructed to enclose cities in order to provide security, that building space became even scarcer in

many European cities. This lack of space led to individual ownership of parts of a building, sometimes

even individual ownership of single rooms, in cities such as Orleans and Paris. Leyser states that this

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meet the Millennium Development Goals (MDGs) in 2015 requires a total of 2,250,831 units, which

equates to a considerable 225,000 houses per annum. There is massive demand for serviced, healthy

affordable housing. This demand stems from both the current housing deficit and the poor quality of the

existing kebele housing stock that is beyond repair. However, there is low effective demand . Effective

demand is based on the ability and willingness to pay for housing, affected by income and what

households are prepared to pay. Although effective demand is difficult to determine because it requires

reliable data on income levels and expenditure patterns of households, their savings capacity and

prioritization of housing vis-à-vis other forms of investment, it is the case that the majority of Ethiopians

cannot pay for formal housing supplied by the private market. Therefore, the greatest need is for

affordable housing. [11]

Figure 1 Dilapidated Houses

2.1.3 Condominium Housing in Ethiopia Context

The idea of condominium housing is a new phenomenon in Ethiopia. It is just as old as the IHDP. It

emerged as a strategic response to rapid urban population growth, high prevalence of urban poverty, and

urban unemployment in major Ethiopian cities; because only 30% of the urban house stock was

regarded to be in fair condition; and the housing shortage is being estimated to be between 900 000 and

1 000 000 (MWUD, 2006, IHDP 2008). The condominium housing project thus aims at meeting the

elements of Millennium Goal 7 on Environmental Sustainability, target 11 which seeks to achieve a

significant “improvement in the lives of at least 1 million slum dwellers“In Addis Ababa city more than

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70% of the population lives in slums and the houses are made predominantly from mud and straw

(IHDP 2008). [4]

2.1.4 Policy and legal frameworks and the actors in shelter delivery

Currently though housing policy is not yet formulated at national and city level, the city’s housing

principle is following the free market economic policy adopted in 1991that create conducive atmosphere

for private sector particularly the real estate developers to participate in housing development. The

federal government enacted proclamation on urban development policy that gives high attention for

alleviating housing problems of urban areas. The city administration has also prepared five years

housing development program in 2004 to reduce housing problem of the city by 50%. The program

gives prior attention for alleviating housing problem of low income households. It promotes high raise

(up to G+4) condominium buildings with a minimum built up area of 22 m2 to minimize theconstruction cost so as to benefit low income families. Government, Private sector (Real estate

developer, Cooperatives, and Individuals) and Non Governmental Organizations (NGO) are considered

as the major actors in housing construction and marketing activities. [5]

The central government represented by AARH was involved in constructing and renting houses for

residential and other purposes before 1991 none the less the outcome was not as it was required. “Over

the period 1974-1991, the AARH constructed 8623 dwelling units throughout urban Ethiopia.” (PADCO

1996:29) At present it is only renting the constructed and nationalized houses with a monthly rent of

above USD 11.11.The city administration is renting about 150,000 nationalized units rented below USD

11.11 per month and known as Kebele houses. Besides even though it was responsible for supplying low

cost residential houses it built 7409 units only during 1996-2004. Now days it is involving in building

32000 units for residential and commercial purposes with a high emphasis of supplying housing for the

low income households. The process is however hindered by shortage of financial and material

resources.

Housing cooperatives, individuals and real estate developers are the main actors in shelter delivery for

owner occupied and rental purposes. Nonetheless the sluggish land supply system and unaffordable

construction cost and requirements are the main factors that affect private housing supply. The number

of plots allocated by lottery system between 1995 and 2002 was only 2049 (Esrael 2005:41-46). Better

result is registered in 2004 and 2005 when about 60,000 members organized under 2000 cooperatives

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2.2 Housing in Addis Ababa

2.2.1 Access to Shelter and Housing Stock

The housing condition of Addis Ababa is by far inadequate in quantity and quality terms to meet the

need of the residents.

In 1994 the number of housing units (374,742) was 9.5% less than the number of households (414262)

which need an equal number of dwellings. (CSA1999:218). Based on the data of planning and policy

commission the difference has increased to 24.8% within ten years, even if the total housing stock has

risen to 471429 with 2.5% average annual increment. The unfulfilled demand for residential housing in

2004 was therefore 116,806. Besides, different studies indicate that 269814 (about 80%) of the houses

located in the inner part of city (337268) need complete replacement because of dilapidation. Hence, the

estimated gap between housing supply and demand or housing deficit due to new household formationand dilapidation as of 2004 is estimated to be about 386,620. [5]

Housing supplier No of houses Percentage share

Public 7409 8.4

Cooperative 24820 28.2

Individuals 22225 25.3

Real estate developers 3520 4.0

Informal sectors 30000 34.1

Total 87976 100

Table 1: Houses constructed in Addis Ababa, 1996-2003

Measuring housing quality by major indicators that are availability of adequate space for privacy and

mobility and Physical condition of the houses, most of the dwellings in the city are termed as low level

of quality. About 31% of the housing stock had only one room and the average number of households in

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one-room house is 1.1 (CSA1999:229-233). Therefore about 24.8% of all Addis Ababa household are

living in overcrowded dwellings. (UIS 2002:24) With regard to physical condition, the feature of most

of the units is in need of replacement because, 82.3% of the total housing stocks are built up of mud and

wood and served for more than 40 years (CSA 1999:224-227). [10]

Figure 3 Slum areas in parts of the city

2.2.2 Housing Standard, Affordability and Tenure

The housing standard of the city is incompatible with the affordability of the majority residents to build

their shelter. The city administration has adopted housing standards (G+0 and G+1) in 1994 and 2003

with respective construction cost of 3889 and 6667 USD, which are only affordable to households who

earn a monthly income of more than 167 and 222 USD respectively. (Esrael 2005:47-48)

The term “affordable housing” has a number of connotations and definitions. Some regard it simply as

housing for low-income people. Others interpret “affordable housing” as any form of directly or

indirectly subsidized dwelling. The formal definition, however, refers to the share of a household’s

income that is spent on lodging. An expenditure of a household’s gross annual income on mortgage

principle, interest, taxes, and utilities has become a recognized measure of how much people should

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spend on rented or owned adequate and safe housing. Housing is, therefore, affordable when households

with income at or below the city, community, or state median income spend no more than some percent

of their gross annual income on shelter. Along with societal and economic changes, the growing need to

house a segment of the population affordably has accelerated in recent decades.[9]

However according to the assessment result of housing study of ORAAMP 92% of the total population

of the city earn a monthly income of less than 167 USD (ORAAMP 2002:24-26). In other words the

majority of the residents have no financial capacity to build their dwelling to fulfill the standard of the

regulation, provided that the estimation of construction cost of the units remain unchanged. On the other

hand this is beyond the current reality since the price of construction materials is rising rapidly. The

respective price change of the main construction materials that have great role in determining

construction cost of a house, with in the last two years was 61%, 37% and 26% for cement, sand and

reinforcement bar. So that it is not difficult to understand that the percentage of people who cannot

afford to build standard unit could go up.

Affordability involves a relationship between housing cost, which includes mortgage payments, rent

property taxes, and utilities, and household income. In particular, it refers to the ability of homeowners

or potential homeowners to make payments on a home. Access refers to the ability of potential

homeowners to obtain financing for a home. It is largely determined by lending practices set by the

lender’s conventions and affected by the availability of financing interest rates, down payment

requirements, and other borrowing terms and conditions. The affordability gap is another important

term that is commonly used. It is defined as the difference between the amounts a household can afford

to pay as a percentage of income and the actual rent or mortgage payment needed . [9]

Unit Type Down

payment

Interest rate Grace period Repayment

period

studio 10% 0% 6 month 20 years

1-Bed 10% 2% 3 month 10 years

2-Bed 30% 7.5% - 15 years

3-Bed 30% 7.5% - 10 years

Commercial 100% - - -

Table 2 financial structure for beneficiaries according to unit type

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In the light of tenure, Addis Ababa has two forms of housing tenure, government and private, which

accounted for 40.4% and 50.8% of the total housing units respectively (CSA1999:253). Residents who

own land formally are secured to obtain tenure certificate irrespective of sex, even though those

households who built house on illegally obtained land, which proportionate about 25% of the total units,

(ORAAMP 2002:34) are not secured to legal status and are vulnerable to forced eviction. [5]

2.2.3Design consideration, site selection

Housing design involves the form, dimensions, orientation, natural lighting, ventilation, and spatial

organization of dwellings. There is no “ready-made” solution for housing design in reconstruction.

Careful and contextualized integration of many issues determine whether or not a rebuilt house’s

stakeholders, most importantly, its inhabitants, are satisfied.

The Addis Ababa city administration is constructing houses based on master plan and neighborhood

planning of the city. The existing dominant housing topology is changed from single to multi-storey (up

to G+4) to maintain the population density of the core area 650-2000 Inh/hect proposed by the master

plan. For instance 696 units are built on 45191 m2 plot of land or on average 755 persons are settled on

one hectare. (AAHDPO 2005: 3)

The other main principle of the design of the condominium houses is that maintaining the existing mixed

settlement that is constructing units for different income groups and purposes. Based on this units for

commercial and communal purposes are also constructed with the Studio up to three bed room type of

residential houses. [5]

According to the housing development project office of Addis Ababa Ethiopia; 173.8 hectares of land

was spared and prepared for 34,280 condominium units in the city. This includes land for the erection of

the condominium houses, land for common space, land for local kitchens, land for common laundry and

land for septic tanks and drainage laying space. The research established that there were no criteria used

for site selection. Land belongs to the government; as such the government provides land for

condominium housing projects in order to cut construction costs. Building sites were randomly selected

for the project on open spaces in inner city and some on the peripherals of the city. Households that

benefited from condominium houses in the inner city had an advantage of living and working in the

inner city without transport costs; and access services. Those households who benefited from

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condominium projects outside the city centre are now incurring costs of transport to acquire services to

and from the city centre. [10]

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Figure 4 External finishing stage Block Type E1 at Jemo3 site

Figure 5 Terazo Riser ready to use at Jemo3 site

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accountants, attorneys, insurance and bonding underwriters, design professionals, and the owner, must

be organized and carefully coordinated. Those who succeed in this complex and difficult business are

the ones who familiarize themselves thoroughly with the daily operations of their jobs. They understand

the needs of different clients and design professionals and are able to tailor services to them. [18]

2.3.3 Construction industry and building materials

The policy should also promote use of appropriate building materials for mass housing constructions

Special emphasis in national policy would have to be laid on prevention of environmental degradation,

energy conservation, and ecological balance.[14]

As with finance and urban service provision, the government significantly controls the construction

industry. Before 1991 the government had a monopoly over the production and supply of building

materials. Even though the government is still active in retailing and some subsidies remain in placematerial production and supply is gradually shifting to a market based approach where prices are by-

and-large market prices.

Building materials are high in price and of a low quality relative to neighboring countries. For low-

income housing the most common building materials used are wattle and daub (‘chikka’) for walls, with

roof rafters of round tree lengths (usually Eucalyptus) covered with corrugated iron sheeting, and skim

concrete or compacted earth floor. Larger multistory commercial and residential buildings in urban areas

are composed of reinforced concrete frame and slab construction with hollow brick or fired brick infill

walls.

There is a pressing need for more cost efficient alternative materials, as the current cost of construction

materials is a high proportion of total construction cost, typically around 70 per cent. The construction

industry comprises four main sectors: building and residential development sector (construction

companies), civil engineering sector, professional services, and informal self-building sector.

The national Ethiopian Building Code, Ethiopian Building Proclamation 624/2009 is a legal document

that outlines the building regulations and requirements, for use by local authorities to ensure building

standards are maintained in their jurisdiction. The codes are only used and enforced in buildings

developed in the formal sector. [6]

The construction sector is undergoing several changes. The government’s plan for the budget year of

2008/09 was to enhance “the capacity of the construction industry by making it capable and competitive,

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enhancing its contribution to the country’s economy, enabling it to meet the demand for housing

construction, and enabling it to create ample employment opportunities”. It aimed to achieve this by

improving construction industry policy; developing a construction industry capacity building

programme; and ratifying and implementing the national building proclamation.[6]

2.3.4 Building elements

2.3.4.1 Indigenous building Materials

Indigenous building materials have been used extensively for building houses at affordable cost. They

are easily available locally at little or no cost and local people are conversant with the technology of

using them for construction of houses largely through self-help.

The performance of the houses built with indigenous building materials is suited to the geoclimatic

conditions. However, frequent repairs and reconstruction are required. Moreover, large-scale damage

and destruction takes place due to natural disasters like heavy rainfall and floods, earthquakes and

landslides, strong winds and cyclones, and fires.

It is, therefore, incumbent on builders to achieve economic optimization in the use of indigenous

building materials by application of modern science and technology, so that more durable and livable

houses can be constructed at lowest possible cost. This is also necessary to ensure sustainable

development without causing environmental degradation and ecological imbalance, which have become

matters of overriding significance.Some notable progress has been made in some developing countries in the improved use of indigenous

building materials for low-cost housing and is briefly mentioned here, along with its potential for

tackling the massive problem of shelter for the people at affordable cost. [14]

2.3.4.2 Fair faced concrete structural and wall elements

The description of fair-faced concrete is not always entirely clear-cut, and various different definitions

are given for it in the normative literature. Essentially, fair-faced concrete is a part of the structure that is

intended to remain on view after completion. When it comes to planning a project, functionality andoptimum space utilization are decisively important – but so too are the surfaces, and the visual impact

that these surfaces have. The focus is thus on the appearance that the architect wishes to impart to the

fair-faced concrete surfaces (the "architect's wishes"). [17]

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Spun concrete is characterized by a nonporous, closed fair-faced concrete surface. With the surface

design, you can allow your ideas to run free - the individual, uniform color shading in any pattern you

wish offers you almost boundless leeway for design. Simply select your design wishes from a large

palette of colors and surface structures.

You can also chose additional mechanical treatment of the surfaces: e.g., sandblasting, chiseling,

polishing, or granulating. The great resistance of these surfaces to scratches and impacts and to

aggressive environmental effects (for example, corrosive salty sea air) minimizes preventive and

corrective maintenance costs. The noticeably smooth surface of the spun concrete places your poles and

masts in just the right light - from functional as well as design aspects. [17]

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Figure 6 Concrete in its – visibly – finest form

Figure 7 Faire faced pigmented concrete wall Royal Nederland Embassy Chancery building

in Addis Ababa

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2.3.5 Technological concept and new technologies

The housing design considers land as scarce commodity and the provision of basic infrastructure as

relevant cost factor.

However, the costs for basic infrastructure can only be economized if inbound infill areas are used

Settlements on the fringe or outside of urban centers are financially not viable because of the high costs

for the provision of minimum basic infrastructure.[12]

The housing designs are elaborated according to the Ethiopian Building Code Standard and take into

consideration the different earthquake zones within Ethiopia

The following new technologies are introduced by the Low-cost Housing Project:

• New hollow block size - more economical, easier to handle.

• U-shaped block, same size as hollow block used for prefabrication of lintels and beams.

• Reinforcement for columns inside of the hollow blocks - no formwork required for columns.

• Combined strip- and slab foundation - apt for any kind of soil.

• Pre - fabricated slab system (beams and hollow blocks) - no formwork required.

• Modular architectural system – adjusted to varying financial capabilities of beneficiaries.

• Designs to be adapted to any kind of soil and earthquake regions.

• Reduction of material wastage of up to 30%.

• Environmentally friendly approach, as no wood is needed for formwork. [12]

2.3.6 Low-cost housing in construction

The term low-cost housing has many conceptions and it would be appropriate to clarify the meaning of

this popular terminology. Low- cost housing means housing at low cost for all section of the population.

Others define it as low-cost housing means that from the given physical resources of funds, materials,

land, and skills one should able to build the maximum number of houses of good quality at affordable

cost i.e. building houses at lower cost as compared to the prevailing cost level.

It is sometimes felt that what is really intended by low-cost housing is cost reduction in housing others

view it as cost-effective housing. Therefore, through the low- cost housing programs it easier to achieve

cost-effective housing for the existing housing shortage particularly for the low-income families so that

to the extent possible, housing is brought within their reach. Low-cost housing should not mean low

quality housing although the quality and cost go together. The total cost of housing taking into

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consideration the initial capital cost for the housing construction and also the recurring cost of

maintenance and repair over a period of its economic service life, should be determined during planning

and designing and the most cost effective housing should be adopted. If it is so, it is unquestionable that

cost-efficient housing program is the timely solution for the drastically growing housing demand of the

society in the city.

Civil engineering has made a vast progress with the development of new materials and sophisticated

techniques of construction. Quality control, time saving and reliability have become the motto of civil

engineering. But, the construction of low-cost residential buildings is dominated by the use of labor-

intensive technique of construction.

There is not much improvement in the quality of construction due to the following reasons:

- Old traditional techniques of construction are on-going as they are cheaper

and facilitate the contractors

- Cheap labor attracts the local contractors as advanced machines are costly

- Old techniques of construction involve more labor than machines

- About 50 percent of contractors have not undergone civil engineering

The following construction mistakes are observed and overlooked during the construction phase of

residential buildings.

- The cement-sand mix in the mortar and brick masonry is made quite early, prior

to its use and in larger quantities than required

- The construction materials like sand, bricks, aggregates, etc, are not washed

and are full of deleterious material and dust

- Compaction of bottom strata in foundation work is not carried out

- During concreting of footings, the concrete is poured at a height greater

than 1 m. Generally, trapezoidal footings are resorted to, where concrete is never vibrated

- Reinforced concrete (RC) columns, being an important part of the structure, are neither

mechanically vibrated nor machine mixed. They are cast in short lifts with increased

number of joints

- Cover to reinforcement in columns, beams and slabs is insufficient

- Misalignment of columns at foundation level and rectification at higher level, leading to eccentric

loading

- RC coping at plinth level being an important barrier to dampness is never densely cast

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- The plinth filling is never carried out in layers nor compacted

- At the joints of RC and brick masonry, either the RC surface is not roughened or filling of mortar at the

joint is not evident

- The joints of brick masonry at larger heights are improperly racked

- Mixing ratio in plaster and brick masonry is not maintained

- In the cases where beams are cast prior to slab:

(i) In large slabs, the concrete in beams starts setting before casting of RC slab

(ii) The concrete spilled on the sides of beams while casting is never removed which gets set

subsequently

- Reinforcement of RC columns is kept exposed above RC slabs

- Hacking to concrete surface is poorly done prior to plastering

- Bearing to lintel on both ends is not sufficient

- In load-bearing structures, secondary beams are resting directly on the walls giving point loading

- Corner reinforcement is not provided in two-way slabs leading to upliftment of corners

- Proper care for uplift pressure in black cotton soil is not taken in:

(a) Ground beam

(b) combined footing. [13]

2.3.7 Water, sanitation, Electrical systems and Vertical circulationThis section treats the major subsystems for conveyance of water and removal of wastes in pipes in

pipes within a building. The pipes generally extend beyond the building walls to a supply source or a

disposal means, such as a sewer. To prevent illness and death from unsanitary or unsafe conditions in

supply of water in buildings and removal of wastes in pipes plumbing and fire prevention codes were

created.

There are two commonly recognized model plumbing and fire prevention codes: ‘‘International

Plumbing Code’’ and ‘‘International Fire Code,’’ These codes are generally revised on 3-year cycles.

[18]

The model of the condominium house project provides all sites with drainage and sewer pipes. However

due to the ever increasing population in Addis Ababa in search of better opportunities and services the

drainage and sewer pipes are frequently busting and blocked because they are failing to cope with

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increasing pressure. Designers did not consider the size of the pipes in anticipation of the proportion of

the number of condominium housing units built with an average of.5-8 person per household. [10]

Electrical systems: Design of the electrical installations in a building used to be simple and

straightforward. Such installations generally included electrical service from a utility company; power

distribution within the building for receptacles, air conditioning, and other electrical loads; lighting; and

a few specialty systems, such as fire alarm and telephone. Though highly sophisticated and capable,

these systems can easily be disrupted or damaged by power system anomalies such as sags, surges,

noise, and power outages. Electrical design elements to protect against these disturbances must be

included and must be designed to be

appropriate and sensitive, fast, and robust.

Vertical circulation: Circulation, as usually applied in architecture, is the movement of people and

goods between interior spaces in buildings and to entrances and exits. Safe, convenient, rapid circulation

is essential for all buildings under both normal and emergency conditions. Vertical circulation of traffic

in a multistory building is the key to successful functioning of the design, both in normal use and in

emergencies. In fact, location of elevators or stairs strongly influences the floor plan. So in the design of

a building, much thought should be given to the type of vertical circulation to be provided, number of

units needed, and their location, arrangement, and design.

Traffic may pass from level to level in a multistory building by ramps, stairs, elevators, or escalators.

The powered equipment is always supplemented by stairs for use when power is shut off, or there is a

mechanical failure, or maintenance work is in progress, or in emergencies. [18]

2.3.8 Impact of science and technology

As a result of advances in building science and technology, greater attention is being given to quality,

performance, and durability of houses, provision of fittings and fixtures in the house, and installation of

more efficient and reliable services offering modern conveniences, such as in kitchen, bathroom, and

living rooms. Greater attention is also being given to planning and design of houses and buildings to

ensure constructional, structural, health, and fire safety.An industrial approach to building and housing is being developed to increase the efficiency and

productivity of the building and housing industry, especially for reducing the cost of construction

increasing the speed in building, and enhancing the capacity of the industry to undertake large-scale

housing and building projects.

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Proper layout of housing colonies and town sectors for rational use of land and its development,

economical and efficient planning of building and dwelling spaces, and the aesthetics of architecture are

being given due attention. [14]

2.3.9 Significance of Building MaterialsBuilding materials account for up to two-thirds of the total cost of house construction. Moreover, the

speed of construction, safety, durability, and performance of houses greatly depend on the type of

building materials used and appropriate technology of construction.

Policy Imperatives

The production and availability, supply and distribution, Cost and quality of different types of building

materials, particularly indigenous and traditional building materials, need to be given due attention for

low-cost housing. For successful implementation of mass housing programs, a national policy for

building materials is warranted. [14]

National Plan

Hitherto, the production and supply of building materials for housing has been almost entirely left to the

private sector particularly in respect of indigenous materials like mud, bamboos, reeds, and local timbers

and traditional materials like burnt clay bricks, lime and stone.

Due to several constraints it has not been possible for the building materials industry in the private

sector to augment its production to meet the demand. As a result there is a great demand for indigenous

and traditional building materials and some materials are in short supply and their prices have risen

considerably. [14]

Advance planning

To meet the requirements of construction program, the availability and production of building materials

of different kinds from indigenous resources would have to be considerably stepped up. Emphasis has to

be laid on increasing the production of new building materials which can be used as alternative materials

effecting saving in consumption of costly and scarce materials like cement, steel, and timber. New

production units have to be installed in different parts of the country based on the latest advances in

technology.

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As a matter of fact the augmentation of production of building materials required for mass housing

program should be undertaken well in advance so that the required types of building materials are easily

available reasonable cost.

Inorganic MaterialsInorganic materials include commonly used materials like soils and literate, burnt clay bricks and tiles

building lime and clay pozzolana, stones, and sands. As a result of research work done by CBRI

Roorkee, India and similar research organizations in other developing countries, improved use of these

materials for construction of low-cost houses has been made for achieving economy. Some of these are

as given below:

1. Techniques of soil stabilization using materials such as lime, cement, and emulsified bitumen to

make and walls stronger and durable, with better dimensional stability.

2. Water-resistant mud plaster using bitumen emulsion for application on soil-based walls and roofs

to prevent erosion caused by rainfall.

3. Good quality late rite and lime bricks for construction of walls.

4. Better quality burnt clay bricks and tiles for construction of walls and roof.

5. Good quality building lime and clay pozzolana and also ready to-use lime and lime-pozzolana

mixtures.

6. Stone spalls with cement concrete to produce economical stone blocks for masonry work.

7. Sand- lime bricks and blocks that is strong and durable. [14]

Decentralized production

In view of the locale and for different types of building materials, it is necessary to encourage the

production of building materials in cottage industries as well as establish small-scale industries for

production of a variety of building materials using local raw materials and skills.

It is important to improve the quality of locally produced building materials in conformity with national

standards and to conserve energy required for their production. Government policies should be devised

so that technical guidance as well as financial assistance is made available to motivate the manufactures

to adopt improved production technology. [14]

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Augmentation of conventional Materials

In the case of conventional building materials such as cement, cement concrete products, and other

metallic building components such as roofing sheets, augmentation of production has to be undertaken

in a planned manner. However, the cost of these materials is generally high on account of high incidence

of exercise duty, sales tax, and other taxation on raw materials as well as finished products. Most of the

conventional materials are so costly and sometimes scarce that they are by and large beyond the

affordability of the common people and so cannot be employed for mass housing.[14]

Alternative Building materials

It is important, therefore, to search continuously for alternative building materials that are cheaper and

durable. Research and development in this field needs to be supported and financed by appropriate

policy. A number of indigenous and traditional building materials are in short supply. For example, there

is great scarcity of timber and to prevent deforestation use of timber in construction should be either

eliminated or reduced to the extent possible by use of alternative materials. Valuable agricultural soils

are being used for production of burnt clay bricks and tiles as well as sun-dried bricks. These need to be

conserved by use of alternative materials. Consumption of cement needs to be rationalized by use of

alterative building materials such as mud, lime and clay pozzolana, gypsum binder, or rice-husk lime

binders.[14]

A variety of alterative materials have been evolved, the production of which should be encouraged as a

national policy by promoting the establishment of:

1. Demonstration- cum-training plants;

2. Pilot plants for introducing the production of alternative materials

3. Captive plants for production of materials by large construction departments, and

4. Commercial plants for producing alterative materials for making them available in the open

market.

5. Demonstration- cum-training plants;

6. Pilot plants for introducing the production of alternative materials7. Captive plants for production of materials by large construction departments, and

8. Commercial plants for producing alterative materials for making them available in the open market.[14]

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Use of Industrial and Agricultural Wastes

Due to a rapid program of industrialization as well as the green revolution in the countryside, as well as

growth of cities and towns, a variety of industrial and agricultural wastes and city garbage are available

in increasing quantities which not only pose the problem of disposal but also create environmental

hazards.

As a result of research work done in the developing countries, industrial wastes like fly ash, cinder, red

mud from aluminum plants and phosphor gypsum from fertilizer plants and be profitably used for

production of a variety of building products and components. [14]

A number of agricultural waste products such as rice husk, timber waste, and grass fibers, which are

available in large quantities, can be similarly used, as can city garbage such as paper waste and sludge

from sewerage plants.

The national policy must not only support research to find alternative use of waste materials in

construction but also support financially and technically, particularly through fiscal policies such as tax

concession, the establishment of a variety of building materials industries using industrial and

agricultural waste products.

Manufacture of New Materials

With the spectacular advances in science and technology, several new materials and building products

and components have been developed particularly in advanced countries by the production and use of

which a revolution can be brought about in the building industry and in mass housing. Financial

assistance should be provided for setting up new building industries.

Policy measures

To augment the cheap production of good quality materials, the following policy measures need to be

taken:

1. Provide financial support and technical guidance for expansion and modernization of the existing

units and for setting up new production units.

2. Arrange timely supply of coal and other types of fuel in adequate quantity.

3. Promote adoption of more scientific methods of production, particularly to conserve energy by

providing financial and other incentives.

4. Promote the production and use of alternative materials for doors, windows, rafters, purlin

roofing, and flooring to avoid or minimize the use of timber in construction.

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Late rite Blocks

Laterite soils are available in a number of place in the country especially in the western states of

Karnataka, Kerala and Maharashtra. A process has been developed for the manufacture of lateritic bricks

or blocks from laetrile soils using lime stabilization having strength of 70-100 kg/cm.[14] Dry-hydrated Lime

The use of lime and lime pozzolana binder as a substitute for cement is well known. A modern, efficient

process for production of dry-hydrated lime of standard quality has been developed. This dry-hydrated

lime can be used in place of cement for making mortars and plasters directl or in combination with

pozzolana. It is also cheaper than cement mortar and plaster and can be produced in small-scale

units.[14]

Rice- husk Ash Pozzolana

About 12 million tons of rice husks are obtained from the rice mills in the country. It can be for the

manufacture of bricks and for pozzolana binder. When rice husk is calcined under controlled conditions,

the ash formed is highly reactive. In combination with lime it can be used as a binder which can replace

cement in the preparation of mortars and plasters. A process has been developed for the calcinations of

rice husk which is economical and can be adopted in a small scale. [14]

Hollow concrete Blocks

In places where suitable soils do not occur for manufacture of good quality bricks, cement hollow

concrete blocks are manufactured and used for 2-3 storied buildings without adopting reinforced cement

concrete (RCC) frame structures. These are also suitable as filler block wall construction with RCC

frame for high rise buildings. The machinery for manufacturing hollow concrete blocks as well as the

process are available indigenously and are being used in several places. [14]

Secondary Species of Timber

Several lesser known species of timber can be used in construction after seasoning and preservative

treatment. By use of seasoned secondary species of timber the primary species can be preserved and

saving of up to 30 per cent can be achieved in woodwork.[14]

Asphaltic Roofing Sheets

Asphaltic roofing sheets consist of primary board or board felt impregnated with asphaltic medium and

protected with conserving material. The board is manufactured from scrap pear bagasse, jute waste and

other locally available waster material. The asphaltic roofing sheets are recommended for use in regions

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3.1. Research Methods materials and procedures

3.1.1 Research Approach

The research focuses on assessing the present construction management and material quality and work

methodology on condominium projects at Addis Ababa to permit cost effective construction system to

be applied on cost efficient housing projects. In order to meet the aims of the research, a qualitat ive and

quantitative approach was utilized.

3.1.2 Research Area

Our research area is Gulele sub city Jomo 3 condominium housing project in Addis Ababa.The site is

chosen because we have better accesses for data and information and also assume there would be other

factors that contribute to the study.

3.1.3 Research Design

Generally there are two major categories of design: observational study and experimental or intervention

study.For our reaserch we have chosen observational study since the intension of this study is assessing

and describing the existing situation in condominium projects; hence descriptive design is applicable

3.1.4 Population, Sample and Sampling Techniques

Our population the condominium housing projects of Addis Ababa.From this population we have

selected Gulele sub city Jomo 3 condominium housing project as our sampling area.For the application

of the study we have used simple random sampling technique in which this technique helps us to give

equal probability for our subject.

3.1.5 Data gathering instrument

The instrument used to gather the required information includes questionnaire, interview, observation

and personal experience.

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Questionnaire

It’s prepared to obtain information from contractors, consultants, employer and households as they are

the center for the research.

Interview

To secure additional information, unstructured interview question were conducted.

Observation

In order to make the research stronger actual on site observation technique were carried out.

Personal experience

One of the major reasons that we have selected this research topic is because we have many experiences

in the condominium housing projects as well as other similar type of projects in which we acquire

professional skill and knowledge. Based on these exposures we have been experiencing different prosand cons attached to the housing construction. These leads us to find alternative solution for those

problems we come across.

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CHAPTER -4-

4 Analysis and discussions

4.1. Introduction

The analysis of the research is carried out by from the data collected through questionnaires, interviews,

formal and informal discussion and observations on condominium housing construction sites.32

questionnaires are distributed to those who are involved in condominium housing projects, among them

14 questionnaires are received from professionals with in depth knowledge in the subject. Formal and

informal discussions are conducted with selected site supervisors and office engineers. More over the

questionnaires and site observations on quality of works and on workmanship are carried out on two

condominium housing projects. Analysis of results also deals with the concepts and findings which are

written in the literature review portion of the research. The names of the contractors and projects are not

given in order to keep the privacy of companies.

Stake holders No of

questionnaires

distributed

No of

questionnaires

received

No of

questionnaires

not received

Questionnaire

received

percentage

Employer 5 3 2 60%

Contractor 10 8 2 80%

Consultant 5 3 2 60%

House hold 40 30 3 75%

The information we gathered through questionnaires from employers, contractors, households and

consultants are briefly discussed here.

4.2 Policy implementation

Our first research question was:

Is the housing policy being implemented as per the program?

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From the data collected we have found out that 30% of the respondents responded that the housing

policy being implemented as per the program. But 70% of the respondents were replied that in order to

achieve the planned implementation:-

Contractors and sub contractors must improve their performances.

Design problem and late delivery of construction materials which have considerable effect on project

delay must be improved.

Improving proper planning and policy implementation and

Government has to revise the policy that has been implemented.

4.3 Material delivery and quality standard

Do have come across any problem that the material delivery by IHDPO?

Material delivery and its quality that IHDPO delivered is another major cause of delay in condominium

housing projects. From the total respondents 85% suggested shortage and late delivery of construction

materials on site and the remaining 15% responded the major problems are improving through time as

compared to the early practice. The respondents in addition raise issues like: -

IHDPO has to allocate the required materials on time contractors in order to overcome delay on

construction works.

Construction material demand and supply has to be balanced.

Massive delivery system has to be deployed and

Temporary storage at each site must be provided.

The materials delivered by IHDPO will cause you to excess wastage due to its low quality standard?

From the data collected the quality standard is hampered because of the material delivered by IHDPO

From the respondent’s loss or wastage of cement, coarse aggregate, precast beam, roofing materials,

metal works and steel structure are listed here under:-

85% of the respondents have replied that the cement wastage is 0-5% but the remaining 15% of the

respondents are within the range of 15-20%.

70% of the respondents suggested that the reinforcement wastage is 5-10% and the other 30% of the

respondents replied between 15-20%.

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70% of the respondents have responded that wastage from coarse aggregate ranges from 0-5% but the

remaining 30% of the respondents are within the range of 5-10%.

70% of the respondents suggested that hollow block wastage is 5-10% and the remaining 30% of therespondents are within the range of 15-20%.

57% of the respondents have replied that precast beam wastage is 0-5% but the remaining 43% of the

respondents are within the range of 5-10%

70% of the respondents suggested that roofing material wastage is 0-5% and the other 30% of the

respondents replied between 5-10%.

65% of the respondents have responded that wastage from steel structure ranges from 0-5% but the

remaining 35% of the respondents are within the range of 5-10%.

57% of the respondents suggested that sanitary material wastage is 5-10% and the remaining 43% of the


57% of the respondents suggested that electrical material wastage is 5-10% and the remaining 43% of the


4.4 Small scale enterprises

Is subcontracting to small scale enterprise being supportive to the implementation of the housing

program?

All of the respondents have responded that small scale enterprises are not as such supportive to the

implementation of the housing project in terms of skill, productivity, performance, work ethics and

ability to perform on time.

4.5 Schedule, quality and cost

Do you think a condominium housing project in Addis Ababa is completed within the proposed work

schedule?

All of the respondents of our questionnaires have responded that condominium housing in Addis Ababa

are not completed as per schedule due to different factors like :-

Late delivery of materials such as cement, reinforcement, electrical and sanitary materials on site.

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Lack of close supervision

Poor quality of materials

Poor production of construction materials by small scale enterprises

Design and budget problem

Poor performance of contractors and

Government housing construction policy and implementation.

Does the projects are in cost overrun?

All of the respondents of our questionnaire have suggested there is cost overrun on condominium

housing project due to different possible reasons delayed material delivery, design incompleteness,

contractor’s performance, lack of proper supervision, poor project coordination, corruption and lack of

interest from the higher officers.

Do you think the project is being completed according the specified quality standard?

All of the respondents have responded quality standard on condominium housing project is affected by

different reasons like:-

Lack of experience

Quality of materials from the supplies

Performance of the contractors and sub contractors

The material that are used for finishing is highly low quality

Lack of skilled laborers

Use of poor construction materials

Lack of close supervision by consultants

Poor workmanship and

Poor quality production of construction materials by unskilled small scale enterprises.

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