How a Hidden Roof in a 190 SQM Home Slashed Roofing Costs by Ksh 600K ($4.3K)

What if you wanted a flat slab as a roof but the costs exceeded your budget? Well, this home owner adopted the hidden, butterfly roof design, which cost her Ksh 400K (USD 2.9K). That price point fit her roofing budget. She also used precast panels for walling her house. The project so far took 6 weeks to build and cost Ksh 2.8M (USD 20.2K) at the time of filming (27th May). It's a 3 bedroom, 190 SQM (2,045 SQFT) bungalow. Enjoy the video!
Expected total cost inclusive of finishing: Ksh 3.5M (USD 25.2K)
CONTACTS
Eng. Ian Kiptoo (Main Contractor) [phone]
Precast Panels Supplier (Kingdom Precast Solutions, Sammy Wambua) [phone]
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[@PropertyNoma]

What if you wanted a flat slab as a roof but the costs exceeded your budget? Well, this home owner adopted the hidden, butterfly roof design, which cost her Ksh 400K (USD 2.9K). That price point fit her roofing budget. She also used precast panels for walling her house. The project so far took 6 weeks to build and cost Ksh 2.8M (USD 20.2K) at the time of filming (27th May). It's a 3 bedroom, 190 SQM (2,045 SQFT) bungalow. Enjoy the video! Expected total cost inclusive of finishing: Ksh 3.5M (USD 25.2K) CONTACTS Eng. Ian Kiptoo (Main Contractor) [phone] Precast Panels Supplier (Kingdom Precast Solutions, Sammy Wambua) [phone]

[@abdiaziizxaashi709]

The total cost is still high and seems there is no cost difference b/w this and brick stones. What the client looking for always is cost efficiency and quality

[@brianmandela1226]

Hello good job on the content. I'm unable to reach Eng Ian on whatsaap. Does he have a whatsaap line? I have a project I would like him to fix the hidden roof

[@PropertyNoma]

@@brianmandela1226 Yes his number is on whatsapp

[@musemuse1507]

Too expensive for this

[@kennethgithinji5631]

​@@musemuse1507 Its a good estimate

[@susanmburu590]

Loving this butterfly roof, thank you Nick.

[@Nelcn1]

This is excellent. I loved the roof pricing comparison. It has shed a lot of light. Perhaps another question to be asking would be if the developer has chosen to excavate fully or done a suspended floor. Awesome content!

[@PropertyNoma]

He excavated fully and made the traditional raft foundation

[@Nelcn1]

@@PropertyNoma thank you so much.

[@PHElectronics]

from the time I started watching your videos my opinions on construction have changed 100%

[@abdiaziizxaashi709]

Thanks for showcasing and keeping viewers updated. It seems the roof inside looks too low and can be reached by hand. How can this work?

[@PropertyNoma]

It's not. The ceiling height is 2.7m

[@nelsonmuriuki6831]

My only query is with main Quater ya katikati, they usually get old very fast!! And the leakage allover the house will affect your gypsum celling

[@PropertyNoma]

Yeah. It's important to ensure proper workmanship for this type of roof design for your house

[@manvince]

Awesome video. I'm quite interested in this alternative building technique. I'm still not convinced about the long term consequences of using steel because it can rust. So what measures do you take to mitigate this risks long-term. Thank you

[@PropertyNoma]

You can spray paint the steel or plaster and seal the steel permanently with concrete

[@lindsaychelashaw2319]

Good work Iyan

[@machariamuriuki174]

That metal that create lentel beam, does it get rusty and weaken the house roofing??

[@PropertyNoma]

It's spray-painted, and a concrete plaster can be applied to hide the steel

[@elsiemuriungi9688]

Waiting you showcase finished outcome of all the houses you have featured.

[@PropertyNoma]

Fantastic Elsie

[@AthmanGude]

Why didn’t they use the windows in the 3D designs?

[@PropertyNoma]

Maybe the client had a change of heart with the design

[@respectall4551]

Can the precast panels be shipped all over kenya? If someone has his/her project outside Nairobi?

[@PropertyNoma]

Yes they can be shipped anywhere accessible in Kenya

[@viollaobita2436]

Thank you so much love your content

[@PropertyNoma]

You're welcome Violla

[@Hobby_trails_family]

Aluminum with glass will be quite expensive. And unfortunately it doesn't offer much aesthetics or security at the verandah. I wish someone adviced the owner better. They should have left it like it is in the design amd saved that 150-200k to do something else.

[@rosebellamoragwa3513]

Thanks for information on precast building materials. Have been following you keenly. CAN ONE HARVEST RAIN WATER from a hidden room ?

[@rosebellamoragwa3513]

HIDDEN ROOF?

[@PropertyNoma]

Yes, you can harvest rain water from a hidden roof, especially the butterfly design.

[@rosebellamoragwa3513]

@@PropertyNoma Thanks

[@fredrickokoth1578]

What is the size of the RHS tubes? can they be used as columns for two storey building instead of traditional columns?

[@PropertyNoma]

Yes they can be used as columns according to the structural engineer specifications

[@fredrickokoth1578]

@@PropertyNoma which size is ideal for two storey house

[@wanjakimacia6156]

Using the precast panels and interocking blocks, what can you advise between the two which is much stronger. Please advice.

[@PropertyNoma]

Precast panels are much stronger

[@machariamuriuki174]

It depend with the interlocking block u use.I saw 2 kindls that are done by concrete.

[@kangaveedward6105]

Kan l sek for the lerkges

[@sammaina2180]

3.5 for 3 bedroom Iko juu sana

[@cashauto3349]

are you considering the size of the house or you are just throwing figures🐼

[@esthermaina3825]

The price is quite affordable/fair considering that the house is massive...190sqm is not a small house.

[@cashauto3349]

@@esthermaina3825 infact its very big considering a typical sitting are of a standard house is around 20-25 sqm.

[@200nameless]

I have been following the videos and they are very informative. I think the part of where the panels sits on the foundation and is held by 100mm of concrete and does not shake or tilt is where doubts remain. Seeing is believing, I guess. I wonder if any of the places that manufacture the panels can do a demonstration of the panels attached to the foundations and try and tilt the panel over and see how much force it takes. On the hidden roof, how much volume of rain water at a go can it handle before it starts to leak into the ceiling.

[@PropertyNoma]

This issue I'll definitely be following up on upcoming projects

[@Marwan_Munir]

Yes please do thank you

[@graceagenda5937]

The water seeping through the roof was my concern too.

[@jimmyotieno414]

Property Noma. Love your work man. Keep bringing us the information

[@RodneyBuilder]

A question about the butterfly roof. What if the downpipe is partially blocked of fully blocked and there is heavy rain. How much water can the gutters hold before it spills over. And do they have overflow systems installed?

[@PropertyNoma]

With this roof design, proper maintenance is essential to ensure all debris is cleared off the roof and inside the gutter. You can install overflow systems as an additional cost to your gutter system

[@suedi-m]

I love this ❤❤ and I have been waiting this kind of house Am following on the final product after skimming and ceiling.... it is a good technology but my doubt remain on panels attachment with the slab...to be honest it is not promising. I think she should plant trees around the house to prevent strong wind My take is that when adopting panels one should build columns and beams all around outside dimensions to make the house more strong and stable

[@PropertyNoma]

Thanks for sharing your input Musa

[@Benozom]

That roof is going to leak, i can bet money on it. Rhat gutter is too small. Concrete gutter is advisable when doing hidden roofs.

[@PropertyNoma]

Thanks for sharing your knowledge 🙏🏻

[@mutisyanzyimi]

My biggest worry is the valley gutter.It won't last more than 5yrs before it starts leaking especially if the surrounding has trees. Fallen leaves inside the gutter,if not cleaned, will cause poor rain water flow or blockage of downpipes which will cause over flow.Eventually the valley gutter will corrode and develop holes whch will cause leakages.The valley gutter to me looks very light in terms of thickness.

[@mutalimichael]

Great video. Mr. Nick can you please ask Engineer Ian on my behalf the software used for designing this model, Please

[@isaacemmaham8045]

@Property Noma : Can you please do a video on how the windows and doors are infused into the precast concrete wall

[@PropertyNoma]

kzbin.info/www/bejne/fV6QiaaNqtdsedU

[@moseschesiyna4602]

a house for 3.5million yet everything is low cost, its the cost of a conventional house of brick and mortar. Contractor benefits financially

[@asarebediako6713]

Yup

[@donmbago1553]

I think maybe a cost per kilometer or something of the sort for projects far from Nairobi like Western

[@mrmwa5061]

I would like to know the number of 3m irion sheets used

[@felixsunga7059]

How many mabatis did the house consume good work

[@jimmyotieno414]

Another suggestion bwana engineer, instead of just using the screed for the panel support to the foundation, you can use structural metal straps embedded in the foundation (Insitu) then fasted them to he panels as you install. otherwise awesome work. I am loving the precast panel construction.

[@PropertyNoma]

Thanks for the suggestion Jimmy

[@mathewotianga]

I have learnt a lot

[@justindavidkaria6597]

Hello is this roof design leak proof?

[@PropertyNoma]

Waterproofing is done at the joints where the mabati and panels meet

[@AAA-sx5ej]

This is beautiful stuff. Muema, keep it up, bro.

[@PropertyNoma]

Thanks

[@mada658]

What would be the cost if concrete slab is used instead of hidden roof

[@PropertyNoma]

The engineer mentioned it in the video around ksh 1m

[@marymithamo9949]

Tapping to this blessing very soon.

[@Concreteblockmachineug]

Boss thanks for the great video, How to deal with drainage at the junction between the roof and the parapet wall and also the parapet wall top usually water sips in and weakens the wall finishing

[@PropertyNoma]

Hi Noah, waterproofing plaster is done at the junction where the roof meets the parapet wall, ensuring no seepage of water

[@Concreteblockmachineug]

@@PropertyNoma Interesting Boss I didn't know is waterproofing plaster but i see people here use tar paper or tar but I think your is better option, Thank you

[@judysyombuakasalu801]

That's a beautiful design.

[@graceagenda5937]

im so thrilled and encouraged by this alternative methods... its so kuch faster and cheaper. i dreaded construction because of the time consumption and costs... This is just wonderfully encouraging. My question, is can the precast bebusef for a double storeys, or more than 3m height/length, and how eould it be done. Kindly share video if you have already discussed.

[@PropertyNoma]

Y3s they can build a storey house. A storey house made of precast panels is coming soon on the channel

[@badmanno.1650]

I believe nick is asking the questions we all have .. unfortunately nimeona comments mob that hawa watu wa precast hawachkui simu .. nick can you kindly address that.

[@PropertyNoma]

This is noted

[@gracegaceri1829]

How does the hidden roof fair in adverse weather like heavy rain? What do you do to prevent leakage and ensure there's no place the water will be stagnated?

[@PropertyNoma]

You use waterproofing cement for plastering the edges. The valley should have a gentle slope to ensure the flow of rain water by gravity. The valley should be regularly checked to remove leaves and other debris

[@kevinmutahi5417]

Are there leakages in this hidden roof concept?

[@PropertyNoma]

Waterproofing plaster is done all round

[@wairimuish]

How far is this house?you have a video for this?

[@PropertyNoma]

It's in the finishing stages. Coming up as the next video

[@wenotlikethem]

Are they building in Nairobi?

[@PropertyNoma]

Yes they are

[@pedro40442]

Hows the progress so far ?

[@PropertyNoma]

The finishing is still ongoing

[@GeraldineNkirote]

Can I collect water

[@PropertyNoma]

Yes you can

[@lD20595]

Good job kudos

[@PropertyNoma]

Thanks

[@jacksonnjuguna2698]

Great video

[@PropertyNoma]

Thanks

[@nicholasirunguofficial7714]

Good job

[@PropertyNoma]

Thanks Nicholas

[@abassembatya]

Thanks for the videos boss A humble request., Can you show us how the plumbing and the electrical conduits are fitted in those panels. Thanks Forever grateful🙏

[@PropertyNoma]

Will try to do so in future videos

[@africandaddycooks1799]

What is cost ?