Nairobi Governor Sakaja Launches Comprehensive Property Regularization Drive with New Building Standards

Nairobi County Governor Johnson Sakaja has issued a comprehensive set of directives targeting property owners across the capital city, launching a major regularization exercise aimed at bringing unauthorized developments into compliance with Kenya’s planning laws while simultaneously enforcing strict aesthetic standards for buildings within key business districts.

In a notice dated Wednesday, October 15, 2025, the Sakaja-led administration announced the regularization exercise targeting all unauthorized developments within the city, giving property owners, developers, occupiers, and land-buying companies a chance to legalize their buildings and land projects in line with national and county legislation.

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Legal Framework for Regularization

“Pursuant to the Fourth Schedule of the Constitution of Kenya, 2010; Sections 3, 55, 56, 57, 58, 59, and 63 of the Physical and Land Use Planning Act, 2019; and Section 8 of the Nairobi City County Regularization of Unauthorized Development Act, 2025, notice is hereby given to all individuals, developers, occupiers, and land-buying companies with unauthorized developments to apply for regularization,” read the notice issued by the county government.

The Physical and Land Use Planning Act, 2019, which came into force on August 5, 2019, repealed the Physical Planning Act of 1996 and now governs all matters relating to planning, use, regulation, and development of land in Kenya. The legislation established comprehensive frameworks for national, county, inter-county, and local physical plans, which collectively form the basis for land use regulation across the country.

In the notice, County Executive Committee Member for Built Environment and Urban Planning, Patrick Mbogo, stated that the move aligns with both the Physical and Land Use Planning Act, 2019, and the newly enacted Nairobi City County Regularization of Unauthorized Development Act, 2025. This dual legal foundation provides the county with robust authority to pursue regularization while ensuring that property owners have clear pathways to achieve compliance.

Scope of Unauthorized Developments Targeted

The notice called on all individuals, developers, occupiers, and land-buying companies involved in unauthorized developments, including subdivisions, amalgamations, changes of use, extensions, building plans, structural plans, and advertising structures, to apply for regularization.

According to Chief Officer for Urban Planning Patrick Onalo, the county is particularly targeting the Eastlands areas of Kasarani, Utawala, Mwiki, Embakasi, Roysambu, Pipeline, and other estates with existing unauthorized developments. Some of these targeted areas include land that originally belonged to land-buying companies or government land that was invaded by squatters, with ownership matters still subject to court proceedings.

According to the county administration, the regularization process seeks to promote compliance with planning laws while ensuring that developments meet minimum safety and environmental standards. This approach represents a balance between enforcement and accommodation, recognizing that many property owners may have constructed buildings without proper authorization due to bureaucratic challenges, ignorance of requirements, or economic constraints.

The regularization initiative also serves a practical revenue purpose for the county. After collecting Sh3.28 billion from land rates during the 2024/25 Financial Year, Nairobi County is optimistic that it can raise collections by an additional Sh5 billion through this exercise. The Nairobi City County Regularization of Unauthorized Development Act, 2025, will help the county include more landowners and developers into the valuation roll, thereby expanding the tax base and increasing revenue collection capacity.

Digital Application Process and Professional Requirements

“All development applications for regularization must be submitted through the Nairobi Planning and Development Management System (NPDMS) portal at edev.nairobiservices.go.ke,” the notice specified, emphasizing the county’s commitment to digitization and transparency in planning processes.

The digitization of application processes represents a significant shift from traditional paper-based systems that were often criticized for inefficiency, corruption, and delays. By requiring all applications to be submitted through the online portal, the county aims to create a transparent, traceable system where applications can be tracked, processed systematically, and decisions documented for accountability.

Only registered professionals in the built environment, including physical planners, architects, structural engineers, and environmental experts, are authorized to file applications on behalf of developers. This requirement ensures that regularization applications are prepared by qualified individuals who understand building codes, safety standards, and environmental regulations.

The involvement of registered professionals also serves as a quality control mechanism, helping to ensure that applications for regularization are technically sound and that proposed developments, once regularized, will meet acceptable standards. This professional gatekeeping helps protect public safety and environmental quality while supporting the broader objectives of urban planning.

For inquiries and assistance, the county directed applicants to visit City Hall Annex, 1st Floor, or contact the Director of Development Management or the Director of County Physical and Land Use Planning via telephone at 0790 275 134 or 0725 138 018. This multi-channel approach ensures that property owners have various options for seeking clarification and support throughout the regularization process.

Concurrent Building Aesthetic Standards

Sakaja’s directive to landlords for property regularization coincides with a final warning issued to property owners, tenants, and property management agents in certain areas of the Central Business District (CBD). They have been urged to repaint their buildings or repair existing security lights within 14 days, or face severe penalties including statutory closure orders and prosecution.

In the directive issued on October 7, 2025, affected areas included all premises within the Central Business District (CBD), Westlands, Upper Hill, Ngara, Kirinyaga Road, and all designated shopping centers. This comprehensive coverage encompasses Nairobi’s primary commercial zones where aesthetic appearance significantly impacts business activity, property values, and the city’s international reputation.

According to the Sakaja-led administration, buildings must undergo repainting to improve the city’s appearance while protecting public health. The requirement is based on Section 118(b) of the Public Health Act (Cap 242), which mandates devolved units to ensure that buildings with deteriorating paint do not pose health risks to the public.

“This notice takes effect immediately and remains valid for fourteen days only. Failure to comply will result in statutory closure orders and prosecution in line with Sections 115, 118, and 126 of the Public Health Act,” the notice read, establishing clear consequences for non-compliance and demonstrating the administration’s determination to enforce these standards.

To ease compliance, the Sakaja administration announced that ordinary fees for repainting permits have been waived for this period, removing financial barriers that might prevent property owners from meeting the requirements. This fee waiver demonstrates the county’s recognition that achieving compliance requires both enforcement and facilitation.

Context of Broader Urban Renewal Efforts

The property regularization and repainting directives form part of Governor Sakaja’s comprehensive urban renewal strategy that has been underway since early 2025. The governor has made cleaning and modernizing Nairobi a signature priority of his administration, with the vision of transforming the capital into “the cleanest city in Africa.”

This citywide facelift has included multiple initiatives beyond the current regularization and repainting directives. In January 2025, the county government banned hawking on major thoroughfares within the CBD, including Moi Avenue, Haile Selassie Avenue, Kenneth Matiba Road, and Ronald Ngala Street, directing traders to operate from designated backstreets. While this move initially succeeded in clearing pedestrian walkways, implementation has faced challenges with some hawkers gradually returning to main streets.

The administration has also removed low-hanging signage from city buildings that obstructed pedestrian corridors and pavements. This operation, conducted in January 2025, targeted illegal advertising structures that made pedestrian movement difficult and detracted from the city’s aesthetics. The removal of these visual obstacles has improved walkability and sightlines throughout the CBD.

Additionally, Governor Sakaja launched 24 new refuse compactor trucks to improve waste management throughout Nairobi County. The deployment of these trucks, along with the formation of a 3,500-member “Green Army” dedicated to daily cleaning operations, represents a significant investment in infrastructure and human resources for urban sanitation.

Four major street cleaning operations have been carried out in the CBD, taking place on Sunday nights and personally led by Governor Sakaja alongside members of the County Executive. These highly visible operations send a strong message about the administration’s commitment to cleanliness while allowing for intensive cleaning work without disrupting weekday business activities.

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Revenue Collection and Financial Implications

The regularization drive has significant financial implications for both the county government and property owners. In January 2025, Governor Sakaja announced revised land rates for landowners, with new rates calculated based on land size and value. The rates range between Sh2,560 to Sh4,800 annually, with residential, commercial, and agricultural plots taxed at 0.115 percent of their value.

For landowners with plots under 0.1 hectares, the annual rate is set at Sh2,560, while plots between 0.1 and 0.2 hectares attract Sh3,200. Those with land between 0.2 and 0.4 hectares pay Sh4,000, and plots exceeding 0.4 hectares incur Sh4,800. These standardized rates provide clarity and predictability for property owners while expanding the county’s revenue base.

Land rates represent the top own-source revenue earner for Nairobi County, accounting for approximately 25 percent of revenue collected by the county government. The regularization exercise is expected to significantly increase land rate collections by bringing previously unregistered properties into the formal system. The planning department is conducting a special census of all buildings and developments in targeted areas to create a comprehensive property database.

Under the governor’s leadership, Nairobi has achieved record-breaking revenue collection. Before Sakaja’s administration, the county had never surpassed the Sh10 billion mark in annual revenue. In his first year, collections reached Sh10.8 billion, then Sh12.8 billion, and by June 2025, the figure hit Sh13.8 billion. The regularization exercise is expected to further boost these numbers by expanding the tax base to include properties that were previously operating outside the formal system.

Implementation Mechanisms and Oversight

Once the Nairobi City County Regularization of Unauthorized Development Act, 2025, is fully implemented, an Advisory Committee and Regularization Technical Committee will be formed to oversee the process. All property owners with unauthorized developments will receive official notices requiring them to make applications for regularization.

The Advisory Committee will provide strategic guidance on policy implementation, handle complex cases, and ensure that the regularization process aligns with broader urban planning objectives. The Regularization Technical Committee will handle the technical evaluation of applications, assessing whether proposed developments meet safety, environmental, and planning standards.

All plans and documents submitted for regularization must be prepared by relevant qualified, registered, and licensed professionals. This requirement ensures technical competence while creating accountability through professional liability. Architects, engineers, and planners who prepare substandard applications risk disciplinary action from their professional bodies.

The committees will work closely with the County Director of Physical and Land Use Planning, who has overall responsibility for development control within the county. This centralized coordination helps ensure consistent application of standards and efficient processing of applications across different areas of the city.

Public Health and Safety Considerations

The repainting requirement extends beyond aesthetics to encompass legitimate public health concerns. Section 118(b) of the Public Health Act (Cap 242) specifically addresses public nuisances, including building conditions that may pose health risks. Deteriorating paint can harbor mold, peel and fall creating hazards for pedestrians, and contribute to overall environmental degradation that impacts public health.

Building deterioration also affects structural integrity over time. Peeling paint often indicates underlying moisture problems that can compromise building materials. By requiring property owners to maintain their buildings’ exteriors, the county is promoting both aesthetic improvement and structural maintenance that protects occupants and the public.

The requirement for adequate security lighting addresses safety concerns in urban areas. Well-lit buildings deter criminal activity, improve pedestrian safety after dark, and contribute to the overall sense of security in commercial districts. The dual requirement for both painting and lighting reflects a comprehensive approach to urban quality that considers multiple dimensions of the built environment.

Nairobi City County Assembly Health Committee Chairperson Maurice Ochieng has been a vocal advocate for building maintenance, noting that most buildings within the CBD are dilapidated on the outside, posing health hazards to residents. His support has provided political backing for the administration’s enforcement efforts.

Political and Social Context

Governor Sakaja’s urban renewal initiatives occur within a complex political environment. The governor has faced criticism from some quarters regarding the pace and effectiveness of his reforms, with particular scrutiny on the hawker relocation program, which has seen mixed results with some traders gradually returning to main streets despite the ban.

Critics, including lawyer Willis Otieno, have characterized some initiatives as superficial, describing the repainting directive as “lipstick on a corpse” that fails to address underlying urban challenges such as inadequate infrastructure, poverty, and systemic governance issues. These criticisms highlight tensions between quick-win aesthetic improvements and deeper structural reforms.

However, Governor Sakaja has defended his administration’s record, citing improvements in revenue collection, waste management, school feeding programs, and infrastructure development. The governor maintains that aesthetic improvements are not superficial but rather essential components of creating an environment conducive to business, tourism, and quality of life.

President William Ruto has publicly supported Sakaja’s cleanup efforts, praising initiatives including removing overhanging signage, clearing hawkers from main streets, and improving city cleanliness. This presidential backing provides political cover for sometimes controversial enforcement actions and signals high-level government support for urban renewal in the capital.

The relationship between Nairobi County and the national government has also been a subject of public discussion. Governor Sakaja has clarified that he is not transferring any county functions to the national government but rather seeking collaboration, particularly on issues like cleanliness and infrastructure that require resources and coordination beyond the county’s capacity.

Challenges and Compliance Issues

The regularization exercise faces several implementation challenges. Many property owners in areas like Kasarani, Utawala, and Embakasi may have constructed buildings without proper authorization due to complex land ownership issues, including disputes involving land-buying companies and squatter settlements. Regularizing these properties requires navigating legal complexities that may delay the process.

The 14-day deadline for building repainting has drawn criticism as unrealistic, particularly given the scale of work required for large commercial buildings. While the county has waived permit fees, the actual costs of repainting multi-story buildings can be substantial, potentially creating financial hardship for some property owners, particularly those whose buildings require extensive preparation work before repainting can begin.

The digital application system, while intended to improve efficiency, may create barriers for less tech-savvy property owners or those in areas with limited internet connectivity. The county will need to provide adequate support and alternative application channels to ensure that all property owners can effectively access the regularization process.

Enforcement capacity represents another significant challenge. Nairobi County has limited inspection staff and resources to monitor compliance across thousands of properties. Effective implementation will require prioritization, phased enforcement, and possibly partnerships with professional associations to extend oversight capacity.

Looking Forward

The regularization and urban renewal initiatives represent ambitious goals for transforming Nairobi into a modern, orderly city that meets international standards. Success will depend on sustained political will, adequate resources, effective coordination among various county departments, and meaningful engagement with property owners and other stakeholders.

The formation of specialized committees for regularization oversight and the digitization of application processes demonstrate institutional capacity-building that should support long-term improvements. However, these structures must be adequately staffed, funded, and empowered to make meaningful progress.

For property owners, the regularization exercise presents both challenges and opportunities. While compliance requirements impose costs and administrative burdens, regularized properties gain legal security, improved market value, and better access to services and financing. Properties with clear legal status command higher prices and attract more serious buyers and tenants.

The county’s approach of combining enforcement with facilitation—through fee waivers, digital systems, and clear guidelines—suggests an understanding that compliance requires both pressure and support. Maintaining this balance will be crucial for achieving high participation rates in the regularization program.

As Nairobi continues its transformation efforts, the current initiatives will serve as important tests of the county government’s capacity to implement complex urban reforms. The outcomes will influence not only Nairobi’s development trajectory but also provide lessons for other Kenyan cities grappling with similar challenges of urbanization, informal development, and the pursuit of urban quality.

Conclusion

Governor Sakaja’s dual directives on property regularization and building aesthetics represent a comprehensive approach to urban renewal that addresses both legal compliance and visual quality. By tackling unauthorized developments while simultaneously requiring maintenance of existing buildings, the administration is pursuing multiple objectives: expanding the tax base, improving public health and safety, enhancing aesthetic appeal, and establishing orderly development patterns.

The success of these initiatives will depend on effective implementation, adequate resources, fair enforcement, and cooperation from property owners. While challenges are inevitable, the legal frameworks, institutional structures, and political support now in place provide a foundation for meaningful progress toward Governor Sakaja’s vision of Nairobi as a clean, orderly, and internationally competitive city.

For the thousands of property owners affected by these directives, the coming months will be crucial. Those who engage proactively with the regularization process and meet building maintenance requirements will position their properties for long-term success. Those who resist or delay compliance may face significant legal and financial consequences as the county government demonstrates its commitment to enforcing these new standards.

Ultimately, the transformation of Nairobi requires collective effort from government, property owners, businesses, and residents. Governor Sakaja’s directives set the tone and establish the framework, but achieving the vision of a modern African capital will require sustained commitment from all stakeholders in the months and years ahead.

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Photo source: Google

By: Montel Kamau

Serrari Financial Analyst

16th October, 2025