Precast vs Brick and Mortar in Kenya: Cost-Cutting Revolution or Passing Fad?

In recent years, construction sites across Kenya — from Nairobi’s suburbs to Kisumu and Eldoret — have started adopting precast technology. You’ve likely seen ready-made wall panels, slabs, or beams lifted into place by cranes.
But many still wonder: Is this a genuine innovation that cuts costs, or just another short-lived trend?

Let’s find out.

⚙️ 1. What’s the Difference?

💰 2. Cost: Is Precast Really Cheaper?

Here’s where it gets nuanced.
Precast isn’t always cheaper upfront, but it can be more economical overall.

Upfront Costs

• Precast: Higher initial outlay due to factory production, transport, and crane use.

• Brick & Mortar: Lower initial costs — materials and labour sourced locally.

Long-Term Savings

• Precast saves big on:

  • Time — faster completion reduces site overheads, security, and rent losses.

  • Labour — fewer fundis, less supervision.

  • Material wastage — minimal cement, sand, and water waste.

  • Maintenance — uniform curing means fewer cracks and repairs over time.

For developers building multiple units (like apartments or schools), precast cuts overall costs by 15–25%.

However, for single homes, especially in remote areas where transport costs are high, brick and mortar may still be more practical.

🧱 3. Durability and Longevity

Precast Concrete

• Factory-grade curing gives consistent strength, often 40–50 MPa compared to 20–25 MPa for on-site mixes.

• Resistant to cracks, shrinkage, and water penetration.

• Lifespan: 50–75 years with minimal maintenance.

• Weak point: Joint sealing — poor installation can cause leaks or weak joints.

Brick and Mortar

• When properly built and cured, can last 80–100 years or more (some colonial houses still stand strong).

• Easier to repair or modify later.

• Weak point: Human error — uneven mixing, poor curing, or cheap materials can drastically reduce lifespan.

🏗️ 4. Design Flexibility

• Brick and Mortar: Wins on flexibility. You can change layouts mid-construction, add extensions, or remodel easily.

• Precast: More rigid. Once panels are made, changes are costly or impossible. Ideal for standardized projects (e.g., estates, hostels, offices).

🌍 5. Environmental and Site Impact

• Precast: Cleaner sites, less dust and debris. Reusable formwork reduces waste.

• Brick & Mortar: Generates more site waste and uses more water, but materials (blocks, sand) are locally sourced — supporting local economies.

⚖️ 6. Which One Lasts Longer?

If both are done well:

• Brick and mortar lasts slightly longer, especially for standalone houses.

• Precast matches longevity but performs better against poor workmanship and environmental wear.

• The difference is often not in materials, but in execution and maintenance.

💡 7. Is It a Fad or the Future?

Precast is not a fad — it’s the future of scalable housing.
Governments, developers, and institutions like KCB and Habitat for Humanity have started exploring industrialized building systems (IBS) for affordable housing.
Kenya’s housing deficit and time pressures make precast a logical evolution.

However:

• For rural or one-off homes, traditional brick and mortar still rules.

• For urban, repetitive, and time-sensitive projects, precast wins hands down.

🧭 Conclusion

Precast is Kenya’s next big step toward industrialized, faster, and more predictable construction — not a passing trend.
But brick and mortar remains king for custom, one-off homes where tradition, flexibility, and local labour are key.

The smart builder? One who knows when to use which.
You don’t have to pick sides — hybrid models (precast slabs + block walls) are now emerging as the sweet spot between speed, cost, and durability.