Building Kenya's Future from the Surface Up

OPINION | BUILT ENVIRONMENT

Why coatings specification matters across Kenya’s built environment

 By Tom Oyier | Head of Construction & Projects, Crown Paints Kenya

Kenya is building at scale. From affordable housing and healthcare infrastructure to commercial developments, retail spaces, and private residential projects, the built environment is undergoing one of the most significant transformations in recent history. For the professionals driving this growth architects shaping design intent, engineers detailing structural systems, quantity surveyors managing cost, contractors executing delivery, and developers financing projects the pressure to deliver durable, efficient, and high-performing assets has never been greater.

Within this context, surface coatings are often under emphasized at the specification stage, yet they have a disproportionate impact on building performance. From durability and maintenance to safety and occupant wellbeing, coatings should not be treated as a finishing afterthought, but as a critical performance system requiring the same rigor as structural and mechanical components.

Specification Is Where Performance Is Won or Lost

Across both public and private developments, building performance is determined at the design stage. The same principle applies to coatings.

A waterproofing system selected based on substrate, environmental conditions, and usage profile will significantly outperform a generic product chosen purely on cost. Similarly, fire-retardant coatings designed and verified for specific structural applications deliver measurable protection, while non-compliant substitutes introduce risk.

For quantity surveyors and developers, the argument is fundamentally about lifecycle value. Durable, well-specified coating systems consistently outperform lower-cost alternatives that require frequent repainting or remediation. When applied across large housing developments, commercial properties, or institutional buildings, the long-term cost implications are substantial.

The most responsible specification is not the cheapest at procurement it is the one that delivers optimal performance over the asset’s lifecycle.

 Health, Safety and Duty of Care Across All Buildings

Whether public or private, buildings are environments where safety and wellbeing are non-negotiable.

Fire protection remains a critical consideration, particularly in high-occupancy developments such as residential blocks, malls, offices, and hospitals. Intumescent and cementitious coating systems are not decorative they are passive fire protection systems that delay structural failure, slow flame spread, and extend evacuation time.

Moisture management is equally important. Poor damp-proofing leads to mould growth, which poses health risks and degrades building integrity. Properly specified breathable membranes and waterproofing systems eliminate this risk at source.

Indoor air quality is also gaining prominence. Low-VOC, water-based coatings are increasingly becoming the standard for healthier indoor environments across homes, schools, offices, and healthcare facilities.

Quality and Inclusion Across All Developments

As Kenya’s built environment expands, quality should not be determined by location, project size, or budget tier.

High-traffic environments such as retail spaces, workshops, residential estates, schools, and healthcare facilities require durable, fit-for-purpose surface systems. Slip-resistant flooring, chemical-resistant coatings, and weather-resistant exterior finishes are not premium features they are practical necessities.

Consistent specification standards across developments ensure that all users, regardless of context, benefit from safe, durable, and well-performing spaces.

Five Recommendations for the Built Environment Community

First, integrate performance-based coating specifications into all project designs, ensuring systems are suited to climate, usage, and substrate conditions.

Second, treat fire-retardant coatings as a core safety requirement in high-occupancy and multi-storey developments, with proper verification at design stage.

Third, prioritise effective waterproofing and damp-proofing systems early in the design process, rather than addressing issues during construction or after occupation.

Fourth, adopt lifecycle costing in procurement decisions, balancing upfront costs with long-term performance and maintenance savings.

Fifth, make low-VOC, environmentally responsible coatings the default for interior applications, aligning with global sustainability and health standards.

 A Shared Responsibility

Across Kenya’s built environment, the decisions made at specification stage will determine how buildings perform over time. Coatings may represent a small portion of the overall project cost, but their impact on durability, safety, and user experience is significant.

Getting them right requires intentional specification, informed decision-making, and collaboration across the value chain.Crown Paints Kenya remains committed to supporting industry professionals with technical expertise, performance-driven solutions, and on-site advisory services to help deliver buildings that stand the test of time.

Tom Oyier is Head of Construction & Projects at Crown Paints Kenya.