The Institution of Engineers of Kenya (IEK) has raised concerns over structural defects observed in apartments at Karibu Homes in Athi River, Machakos County, urging further technical investigations and keeping three affected apartment blocks vacant until safety assessments and repairs are completed.
In a public statement dated October 2, 2026, IEK said its engineers visited the residential development following media reports about structural defects. The development comprises 500 residential units spread across 63 apartment blocks.
The engineers observed structural cracks in Blocks M, N and P in London Court, with residents in several affected units having already vacated their homes because of safety concerns.
IEK said its observations were preliminary and based on a visual inspection. The institution stressed that it had not yet established the definitive cause of the defects and that comprehensive technical investigations and testing would be required before conclusions could be drawn.
Cracks raise concerns
According to IEK, some of the cracks were first noticed in 2019 and have continued to widen.
The institution said the progression of the cracks could indicate “differential settlement,” a condition in which different parts of a foundation sink unevenly.
IEK identified the cracks as one of several issues requiring detailed technical assessment. It said investigations should establish whether the foundation systems and supporting ground are adequate and whether construction complied with approved structural designs.
The institution also wants technical teams to assess the quality, curing and strength of concrete, the adequacy of reinforcement and the construction methods used during development.
Among the issues requiring investigation is the timing of formwork removal, as well as whether subsequent alterations to the buildings may have affected structural load paths.
IEK also listed professional supervision and quality-control processes during construction among matters that should be examined.
Drainage under scrutiny
Poor stormwater management around some of the affected buildings was another concern highlighted by the engineers.
IEK said parts of the stormwater drainage system appeared to have been poorly constructed, while roof downpipes discharged water close to building foundations.
The institution warned that persistent water accumulation around foundations can, over time, contribute to weakening of the soil supporting buildings.
The engineers also observed significant damp-related deterioration at the lower sections of some external walls. IEK described the damage as evidence of prolonged exposure to standing water and said further assessment was necessary to determine its extent and structural impact.
The findings do not, however, establish that drainage problems caused the cracking.
“IEK does not draw conclusions on the cause of the observed defects at this stage,” the institution said, pending completion of the necessary investigations and tests.
IEK calls for testing
IEK has recommended both destructive and non-destructive structural tests on the affected blocks, with the results shared with residents and relevant authorities.
It has also called for a comprehensive geotechnical investigation to determine whether the foundations and underlying ground are adequate and to guide any repair or strengthening works.
The institution further recommended improved stormwater management around all buildings to prevent water from accumulating near foundations.
Most significantly, IEK advised that Blocks M, N and P remain vacant until repair and strengthening works have been safely completed.
Residents in other blocks have also been advised to remain alert for signs of possible structural problems. IEK said new or widening cracks, doors or windows that begin sticking, and water pooling against walls should be reported to management and county authorities for assessment by a qualified professional engineer.
Building safety lessons
The Karibu Homes concerns have also prompted IEK to highlight wider issues surrounding construction standards and building safety in Kenya.
The institution said developers should engage appropriately qualified and licensed professionals throughout the design, construction, inspection and completion of buildings.
IEK further urged developers to register projects with the National Construction Authority (NCA), comply with applicable regulatory requirements and retain qualified consultants to provide design, supervision, inspection and certification services during construction.
“Failure to do so puts lives and property at risk,” IEK said.
The institution said it supports ongoing technical and regulatory investigations into the Karibu Homes situation and called for greater accountability and stronger enforcement of building regulations.
IEK President Harrison Kiplimo Keter said the safety of human life must remain a priority for regulators and stakeholders in Kenya’s construction industry.
For residents, the immediate issue remains the safety assessment of the affected blocks. IEK’s preliminary findings do not determine the cause of the structural defects, but the institution has called for detailed structural, geotechnical and material investigations before decisions on occupation, repairs and strengthening are made.
