Tin houses—made with corrugated iron sheets (mabati) on both the roof and walls—are among the quickest and most affordable housing solutions in Kenya. When built correctly, they can be durable, comfortable, and weather-resistant.

This guide explains everything you need to know about planning, materials, construction steps, safety, cost, and maintenance.

1. Why People Build Tin Houses

Corrugated-sheet houses are chosen because they offer:

✔ Advantages

• Low cost compared to stone or timber houses

• Fast construction (1–3 days)

• Easy to repair and expand

• Good for rentals, site accommodation, shops, or temporary homes

• Low maintenance

✖ Disadvantages

• Can be hot inside (fixable with insulation)

• Noisy during heavy rain

• Can dent easily

• Requires a strong frame to prevent warping

2. Planning Before You Build

Choose the right location

A tin house is light, so:

• Avoid waterlogged areas

• Make sure the ground is flat and elevated

• Have access to sunlight and airflow

Decide the size

Common sizes (Kenya):

• 10×10 ft – single room

• 10×20 ft – two-room unit

• 14×20 ft – larger family unit

Plan based on standard mabati lengths (8–12 ft) to reduce waste.

3. Materials You Need

Main Structural Frame

You can choose:

✔ Timber Frame (common)

• Cheaper and easier to build

• Must be treated to resist termites

✔ Steel Frame (strongest)

• Longer lifespan

• Perfect for rental units

Wall Materials

• Corrugated sheets (Gauge 28 or 30)

• Self-drilling screws with washers

• Corner flashing

• Bottom edge flashing

Roofing Materials

• Roofing sheets (Gauge 28 or 26)

• Ridge caps

• Rafters (timber or steel)

Foundation Materials

• Hardcore

• Murram

• Damp-proof membrane

• Concrete slab (recommended)

4. Construction Steps

Step 1: Foundation

You can use either:

✔ Concrete Slab (best)

• Excavate 6–8 inches

• Add hardcore + sand

• Install damp-proof membrane

• Pour 3–4 inch concrete

✔ Raised Timber Posts (cheaper)

• Posts buried and concreted

• Floor raised 6–12 inches

The slab makes the house long-lasting, clean, and easier to maintain.

Step 2: Building the Structural Frame

• Install vertical posts at 2–4 ft spacing

• Add top and bottom plates

• Include diagonal bracing for wind resistance

• Make sure the frame is strong and square

This skeleton carries the weight of the tin walls and roofing.

Step 3: Installing the Wall Sheets (Mabati Walling)

Important guidelines:

• Place the sheets vertically (best drainage, fewer joints)

• Overlap by one ridge

• Use self-drilling screws with rubber washers (better than nails)

• Fix from the top downwards

• Keep sheets slightly above ground (raised 1 inch) to prevent rust

Add Flashings

• Corner flashing to seal edges

• Bottom flashing to stop water from splashing into the house

Step 4: Roofing

• Use longer sheets to reduce joints

• Maintain at least 30 cm overhang

• Install ridge cap tightly to prevent leaks

Step 5: Doors and Windows

• Fit door and window frames before putting the tin sheets

• Secure with horizontal and vertical timber/steel supports

• Use steel doors and glass/steel windows for security

Step 6: Insulation and Comfort

To reduce heat and noise:

• Install ceiling boards

• Add insulation material:

  • Glass wool

  • Styrofoam panels

  • Reflective foil

• Add ventilation grills

This transforms the tin house from “hot and noisy” to comfortable.

5. Safety Considerations

✔ Structural Safety

• Use properly treated timber

• Avoid over-spanning sheets—attach to solid framing

• Reinforce walls in windy areas

✔ Fire Safety

• Keep electrical wiring in conduits

• Maintain good ventilation if using charcoal or kerosene stoves

• Avoid overloading sockets

✔ Moisture Control

• Use damp-proof membrane

• Keep sheets raised from the ground

• Install gutters

6. Cost Breakdown (Kenya, 2025 Estimates)

Total estimated cost for a 12×20 ft (two-room) tin house:

👉 KSh 150,000 – 280,000 depending on frame type and insulation.

7. When Tin Houses Are Ideal

• Low-cost housing

• Quick rental units

• Temporary housing before building permanent home

• Shops, stores, security houses

• Rural and peri-urban developments

8. How to Make a Tin House Last Long

• Paint every 2–3 years

• Check for loose screws annually

• Seal gaps

• Add skirting to prevent splash-back rust

• Install proper drainage