CRITICAL UPDATE: System Transition

The E-DAMS system has been terminated. Governor Kimani Wamatangi terminated the Electronic Development Applications Management System (E-DAMS) due to what he described as “grave inefficiency” and deliberate manipulation to aid extortion .

What this means for Ruiru developers:

• Developers reported waiting over three years for approvals 

• Some officials allegedly manipulated system downtime to frustrate applicants and demand bribes 

• A new digital approval system is being assembled, but it is not yet fully operational 

 Before submitting any application, contact the Kiambu Department of Land, Housing, Physical Planning & Municipalities for current submission instructions:

• Hotline: +254 0742 000 888 / 0103 000 888

• Email: info@kiambu.go.ke

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Types of Applications Requiring Approval

The following developments require formal approval from Kiambu County Government :

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 Documents Required for Submission

Before you can get approval in Ruiru, ensure you have compiled the following complete documentation package:

Ownership & Land Documents

• Title Deed or Certificate of Lease – Copy of ownership document

• Land Search – From Lands Registry, dated not more than 3 months old 

• Land Rates Clearance Certificate – Up-to-date from Kiambu County

• Survey Map – Obtained from Survey of Kenya 

Professional Drawings

• Architectural Drawings – Prepared and signed by a BORAQS-registered architect (site plan, floor plans, elevations, sections) 

• Structural Drawings – Prepared and certified by an ERB-registered structural engineer (foundation design, calculations) 

Environmental Approval

• NEMA Environmental Impact Assessment (EIA) – Project report prepared by a NEMA-registered expert 

  • Fee: 0.1% of estimated project cost or minimum KES 10,000

• NEMA Approval Letter – Issued after successful review

Special Circumstances (if applicable)

• Change of User Permit – If land use differs from proposed construction

• Share Certificate/Allotment Letter – Must be accompanied by a sworn affidavit 

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Step-by-Step Approval Process

Stage 1: Engage Registered Professionals

Everything starts with your professional team. Your architect must be registered with BORAQS and your structural engineer with ERB. No county will process plans submitted by unregistered practitioners .

Stage 2: Prepare Land Documents

Before design work begins, assemble all land documents. Obtain a fresh land search (not older than 3 months) and land rates clearance from Kiambu County. Verify that your intended development matches the land’s zoning .

Stage 3: Architectural Design

Your registered architect prepares the architectural drawings including site plan, floor plans, elevations, and sections. The design must comply with Kiambu County’s zoning regulations, setback requirements, plot coverage ratios, and height limits .

Stage 4: Application Submission

Previously this was done via E-DAMS online. Currently, due to the system termination, you must verify the submission method with the county. In Ruiru, renovations and outdoor advertisements require physical submission at the Sub-County Physical Planning offices .

Stage 5: Payment and Review

Once your application is accepted, the county issues a fee invoice based on the Kiambu County Finance Act. Payment must be made before assessment begins .

Stage 6: Departmental Circulation

Your drawings are circulated to relevant departments including:

• Public Health

• Fire and Safety

• Roads and Public Works

• Water and Sanitation

• Energy

• Structural Engineering

All departments must concur before approval is issued .

Stage 7: Approval and Permit Issuance

If all requirements are met, the county issues your construction permit. Approval permits are typically valid for 2 years .

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Approval Timelines

According to the official Kiambu County guidelines :

Note: These timelines are based on normal operations. The current system transition may affect processing times.

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 Building Plan Approval Fees

Building permit fees in Kiambu County are based on the size of the building (calculated per square metre). Fees typically include :

• Building plan approval fee

• Application fee

• Construction sign board fee

• Inspection fees

• Occupation certificate fee

For specific current rates, download the Kiambu County Finance Act from kiambu.go.ke .

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 The Four Compulsory Approvals

Your Ruiru project requires approvals from four distinct authorities in this sequence :

1. County Government Approval (Kiambu County)

2. NEMA Environmental Approval (National Environment Management Authority)

3. NCA Project Registration (National Construction Authority)

4. Occupation Certificate (Upon completion, from the county)

Do not start construction without all approvals. NCA approval requires both county and NEMA approvals first. Unauthorized construction can result in fines, imprisonment, or demolition .

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 Ruiru-Specific Resources

The Kiambu County Government website has a dedicated page for physical planning forms, including Ruiru Municipality . The form PPA 1 (ARC, PLANNING, STRUCTURAL) is available for download.

Physical Planning Office (Ruiru Sub-County):

• Visit the Sub-County Physical Planning offices for renovations and outdoor advertisement applications

• For other applications, verify current submission method with the main county office

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 Important Legal Reminders

• No development can proceed without proper approval – this includes renovations and changes of use 

• Construction without approval is illegal – the county recently issued eviction notices for illegal structures on public land

• A collapsed building in Ruiru prompted Governor Wamatangi to intervene in an evacuation process; the building collapsed overnight 

• Approval permits are valid for 2 years – renewal is required after expiration 

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 Need Help with Your Ruiru Building Approval?

Navigating the approval process – especially during this system transition – can be challenging. Don’t let bureaucracy delay your dream project.

At MARKMAN BUILD COMPANY, we handle the paperwork so you can focus on the vision. Our team stays updated on the latest county requirements, ensuring your plans are compliant and your approval process runs smoothly.

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MARKMAN BUILD COMPANY
📍 Location: Nairobi, Kenya
📞 Phone: 0729001366 / 0720277948
📧 Email: info@markmanbuild.com
🛠️ Motto: “Built Strong. Built Right.”

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