The Inspector General of Government (IGG) has exposed a series of poorly constructed and poorly maintained condominium apartments in Kampala, raising concerns about the safety and well-being of unsuspecting buyers.
The findings have prompted fears that the occupants of these properties could face serious harm or even death due to the substandard conditions.
The IGG’s investigation followed numerous petitions from both local residents and Ugandans living abroad, who complained of being deceived into purchasing condominiums from developers, primarily foreign investors.
These buyers, many of whom were from the diaspora, were disappointed to discover that the properties they had invested in were far from what they had been promised. The buildings were found to be in a deplorable state, failing to meet basic safety standards and offering little value for money.
This revelation is particularly concerning for Ugandans in the diaspora, who have long been targeted by unscrupulous developers. These individuals, seeking to invest in their home country, have often found themselves betrayed—first by their relatives, whom they had trusted to build homes for them, and now by developers who have taken advantage of their absence. Many diaspora investors have since shifted their focus away from Uganda, opting instead to invest abroad due to these repeated disappointments.
In response to the mounting complaints, the IGG convened a meeting in October 2023, bringing together both state and non-state actors, including buyers, accused investors, and regulators within the building industry.
Despite the hopes that government ministries, departments, and agencies would take action to address the grievances of Ugandan homebuyers, the IGG noted that little had been done to rectify the situation.
During a recent meeting at the IGG headquarters in Kampala, IGG Betty Kamya expressed her frustration with the lack of response from government officials responsible for regulating the real estate sector.
“Ugandan home buyers have been handed a very raw deal by foreign investors, despite the numerous regulatory agencies of the government who are supposed to protect them,” Kamya said.
She further criticized these agencies for failing in their duties, despite the substantial resources at their disposal, including government salaries, top-of-the-line vehicles, and generous allowances.
Kamya called on these officials to take responsibility for the public’s safety and well-being. “I want to know what you have done to alleviate the pain of Ugandans who bought these unsafe properties under your watch. If you are sleeping on the job, there will be consequences,” she warned.
The IGG’s report, now in the hands of the public, detailed investigations into at least seven condominium properties across Kampala, including Swan Residence on Kireka-Namugongo Road, Hazel in Namugongo, Casa Marcella in Naalya, Sunrise in Naalya, Leo Zodiac in Najjera, Lotus Vicinia in Najjera, and Waves in Kungu.
The inspections revealed numerous issues, including deep cracks in exterior walls, poor drainage systems, faulty gates, constant pipe leakages, leaking roofs, peeling walls, broken doors, and inadequate stormwater management.
One of the most concerning cases was Swan Residence, developed by Universal Multi-Purpose on Kireka-Namugongo Road.
The property consists of two blocks, each containing 50 units. Homeowners began occupying the premises in 2022, but investigations revealed that the architectural drawings were only approved in May 2020, and there was no record of occupation permits being issued. The inspection uncovered a series of structural issues, raising serious concerns about the safety of the occupants.
The findings
Investigations among others discovered deep cracks on the exterior walls, poor drainage channels, faulty gates, constant leakages from pipes, leaking roofs, peeling walls, broken doors AND poor stormwater management.
SWAN RESIDENCES
Developer: Universal Multi- Purpose
Location: Kireka – Namungongo road
Number of blocks: Two (2), 50 units on each block
Time of entry into the premises by the home owners: 2022
Year of approval of Architectural Drawings:May 2020
Date of issue of Occupation Permits: Not available
Observations/Findings during inspections
The house owners interviewed stated that they entered the apartments when they were unfinished
and most of them had to re-do the interiors of their apartments.
Cracks are visible on the exterior walls.
Exterior finishing and painting was not done.
There are two swimming pools (a small one for children and medium sized one for adults)
located under the building of one of the blocks. The location of the swimming pool poses a risk
of comprising the integrity of the building.
The columns supporting the building above the swimming pool have developed cracks.
The works on the drainage channels were shoddy.
The gate which was installed is faulty and keeps breaking down.
The pressure of water is low which has affected the residents on upper floors as water does not
adequately flow to their houses. Most of the home owners had to buy and install booster pumps.
There are issues with plumbing, constant leakages from the pipes.
No provision for fire escape in the buildings.
Waste management is poor. There’s only one small waste disposal bin provided by Cornerstone
Management which is not enough to accommodate the garbage from all the residents.
There was no official handover to the house owners. The property is being managed by
Cornerstone Management.
There is noise and air pollution from a construction company called Anatolia Group which
produces block bricks and pavers. During production hours, the noise and dust from the plant inconveniences the residents. Residents were wondering whether Anatolia Group got approvals
from NEMA to operate there.
No poor security shelter/house for the security personnel. There is only a metallic fabricated
booth for the guards to use.
During the advertisement of the property, there was a store room included but during time of
payment, the home owners were told to pay an extra Ugx10 -12 million for it.
The gym is not adequate for all the residents, most of the equipment are not functional. The
washrooms and lights in the gym do not work.
All the residents pay a fee of Ugx 110,000 to Ugx 130,000for maintenance (waste disposal,
security and cleaning of the compound) of the premises to Cornerstone Management.
The septic tanks are situated in the parking space/lot.
LEO ZODIAC APARTMENTS
Developer: Universal Multi – Purpose Enterprises Ltd
Location: Najjeera
Number of blocks: Two (2),20 units on each block
Time of entry into the premises by the home owners: 2018 – 2019
Year of approval of architectural drawings:July 2017
Date of issue of Occupation Permits: May 2018
Observations/Findings during inspections
Visible cracks on the exterior wall.
Poor drainage in the compound in that when there is a heavy down pour, the compound floods
and water enters into the houses on the ground floor.
The septic tank is under the compound area.
The wall on the neighbor’s side is on the verge of collapsing (it’s always wet) because of the
water retained in the compound after heavy rains.
The roof leaks and the ceiling in one of the blocks is on the verge of collapsing on the houses on
the upper floor. Apartment 19 is affected.
The design of the roof is flat which poses a problem of water retention after heavy rains.
One of the iron sheets on the roof top was blown off during a storm.
There is a major issue with the plumbing system of the sewage. Sewage is released into the
neighbor’s compound.
There are cracks on the ground floor/foundation which may affect the integrity of the buildings.
One of the home owners has a crack in the living room.
There is mold/dampness on the walls, floors and windows of the houses/apartments.
Most of the fittings initially installed by the Developer were of poor quality and they had to be
replaced by the home owners.
The door and windows fittings were not done properly such that when it rains heavily water
enters into the houses through the windows and doors.
There is no area to cater for storm water. When there is heavy rain, the compound floods which
affects the residents on the ground floor. They sometimes have to pass through water to access
their houses.
There is leakage of water from the pipes installed in the walls which is causing dampness.
The power voltage is low, which causes the power to go on and off during the night.
The home owners at their cost last year in September contracted an engineering firm to rectify
the roofs but they abandoned the works after realizing the defects on the roofs were more serious
and required more than just putting water proofing.
LOTUS VICINIA
Developer: Fakhruddin Properties Uganda
Location: Najjeera 2, Kira Municipality
Number of blocks: Four (4),20 units on each block
Time of entry into the premises by the home owners: March 2022
Year of approval of Architectural drawings: May 2019
Date of issue of Occupation Permits: Not available
Observations/Findings during inspections
Wiring of the houses was poorly done.(Electric wires are not covered properly).
A doorbell was not installed in one of the apartments.
The verandah on the balcony is not levelled and too small.
The windows on the balconies do not lock.
There is dampness in the walls, both in the interior and exterior.
There were deep cracks on the walls in one of the apartments but the cracks were rectified by the
developer after the board room session held by IG on 17th October 2023.
There are also deep visible cracks on the exterior walls in the different blocks.
The duct point for all the apartments in the blocks is too small.
The material used for the doors is of low quality that most of the home owners had to replace the
doors at their own expense.
The door leading to the rooftop in one of the blocks is faulty. It does not open, the glass windows
are broken and when there is heavy down pour, water spills onto the staircase.
The design of the staircase barricades is not appropriate and poses a risk to the residents
especially children.
The premises does not cater for persons with mobility challenges, there are no rails yet one of the
home owners who lives in one of the blocks who requires them informed the developer.
Few of the home owners signed the hand over report.
Some of the home owners had to fix the damp roofs and walls at their own expense twice.
However, there is still leakage of water in the walls.
The developer Fakhruddin,did water proofing on the roof tops in Block C,D and F after the board
room session with the IG last year in October.
The swimming pool does not cater for children. The Developer fenced it off after outcry from the
residents on issues of safety.
The drainage system of the premises was re-done at the expense of the home owners.
The play area for the children is too small to accommodate all the children in the residence.
There is only one small sock pit which is inadequate to accommodate overflow of rainwater
which leads to flooding of the compound.
WAVES
Developer: Fakhruddin Properties Uganda later sold to Aqeeq U Ltd
Location: Kungu, Kira Municipality
Number of blocks: Five (5)
Time of entry into the premises by the home owners: 2018 – 2019
Year of approval of architectural drawings: September 2020
Date of issue of Occupation Permits: Not available
Observations/Findings during inspections
There is leakage of water from the roof top which has affected the interior roofs and walls of the
apartments.
The pumping works were poorly done and in need of constant repairs.
The drainage system was poorly done by the developer. The home owners at their own cost
rectified the faulty drainage system.
HAZEL APARTMENTS
Developer: Fakhruddin Properties Uganda
Location: Naalya
Number of blocks: Two (2) blocks with 32 Units
Time of entry into the premises by the home owners: 2020
Year of approval of Building Plans: June 2018
Date of issue of Occupation Permits: Not availed
Observations/Findings during inspections
The apartments have major sewerage and plumbing issues.
The units are attached together so one issue affects other tenants.
The manhole is at the back of the apartments and access to it is through the neighbor’s house.
There is poor wiring in the houses. The electric wires are intertwined.
The biodigester has a small sock pit to accommodate rain water from a heavy down power.
There is an over flow of sewerage.
The apartments have a non-functional bio digester.
There is no ventilation in the upper rooms.
At the time of the inspection, the home owners were collecting money to construct a new sock
pit and bio digester.
CASA MARCELLA
Developer: Comfort Homes Ltd
Location: Naalya
Number of blocks: 60 Units
Time of entry into the premises by the home owners: 2018
Year of approval of Building Plans: December 2018
Date of issue of Occupation Permits: Not availed
Observations/Findings during inspections
The dampness in the walls is causing the paint to peel off.
Water pours/leaks on to the lower floors when residents on the upper floors bathe or flush.
Water leaks from electric sockets when it rains.
Some of the home owners have tried to renovate their apartments.
There is clogging of pipes B 24
The roofs leak which has caused damage to the ceiling.
There are cracks on the walls and peeling of paint due to dampness on the walls in B 33.
The walls in the bathroom of B 21 are peeling off.
There are no ventilators in all the houses.
SUNRISE APARTMENTS
Developer: Universal Multi- purpose Ltd
Location: Naalya opposite Children’s Clinic
Number of blocks /Units: 2 blocks with 88 Units
Time of entry into the premises by the home owners: 2019
Year of approval of architectural drawings:not availed
Date of issue of Occupation Permits: Not availed
Observations/Findings during inspections
The sock pit is inadequate to accommodate the volume of waste from all residents. The home
owners had to improvise with pipes and a reservoir.
There are cracks on the exterior wall and facing bricks.
The paint in the interior walls peels off even after painting.
Water seeps from the roof tiles.
When there is a storm or heavy rains, water flows through the stairs causing flooding.
No swimming pool was installed.
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