Kariakoo disaster: Who failed us?

With a search and rescue operation still going, analysts and experts told The Citizen that Kariakoo’s growing importance as Dar es Salaam’s busiest commercial district is attracting wealthy property developers and investors, many of whom flagrantly disregard the stringent requirements for developing the small plots available in the area.

“What happened is basically a tragic reminder of systemic failures in urban planning, enforcement of construction regulations and governance in general,” said Moshi-based engineer Lyamuya Stanley.

Developers often cut corners by bypassing approved construction plans and opting for unauthorised alterations to increase floor space and, consequently, potential income through rent.

Mr Stanley said construction sites are supposed to have clear signboards showing detailed information about the project, including the owner, contractor, architect, structural engineer and other professionals involved.

The signboards should also indicate that the project has been approved by the relevant authorities such as municipal or city councils and adheres to the standards of bodies including the Contractors Registration Board (CRB), Architects and Quantity Surveyors Registration Board (AQSRB) and Engineers Registration Board (ERB).

“However, compliance with these requirements is often superficial. In many cases, professionals listed on signboards are not actively involved in the projects. Instead, clients purchase the names and credentials of registered professionals to create the illusion of compliance while bypassing critical oversight,” Mr Stanley said.

The fragmented nature of the oversight responsibilities of CRB, ERB and local municipal councils also creates gaps in accountability.

When a 16-storey building that was under construction came tumbling down on Indira Gandhi Street in Dar es Salaam on March 29, 2013, killing 36 people, what was apparent was that the shift in oversight from one agency to another allowed the developer to exploit regulatory loopholes and illegally alter the building’s approved specifications.

A lack of coordinated response and stringent follow-up mechanisms has been mentioned as another glaring deficiency in the system.

A legal and regulatory void

Despite numerous building collapses, legal repercussions for developers and officials involved in negligence are rare. Investigations are often delayed and when reports are eventually released, they are not followed by comprehensive legal action.

The response following the 2013 collapse, where demolition orders were issued but never enforced, exemplifies the lack of political will to hold those responsible accountable.

There is also an urgent need for stricter building codes and more robust enforcement mechanisms. While regulations exist on paper, they are seldom implemented effectively.

Regular inspections are either compromised or skipped altogether due to corruption, resulting in a regulatory framework that fails to protect the public, according to stakeholders.

Following the collapse of the Chang’ombe Village Inn hotel building in Keko, Dar es Salaam, in 2006, which killed one person and injured several others, the then Prime Minister, Edward Lowassa, appointed a committee to investigate whether the relevant regulations were being adhered to in the construction of commercial buildings in Dar es Salaam.

The committee, among other findings, established that 147 out of 505 buildings inspected lacked proper construction documentation.

Lowassa’s successor, Mr Mizengo Pinda, told Parliament in 2008 that the Lowassa committee also discovered that regulations were violated in the construction of 81 buildings, while the owners of 22 structured could not be traced.

The managing director of Vijay Contractors, Mr Joseph Magida, who is also an architect, told The Citizen that plots in Kariakoo typically measure 20 by 15 metres and buildings constructed on them are not supposed to exceed eight storeys.

However, buildings that exceed ten storeys are currently under construction in a large portion of the area, he said, adding that such developments usually involve deep excavations that can potentially compromise the structural integrity of neighbouring buildings and even cause them to collapse.

Mr Magida warned that the situation is likely to worsen in the coming years and criticised the government and its policymakers for failing to take decisive action by not strictly enforcing existing laws. He appealed to the government to review the Kariakoo master plan.

“Even a light, seemingly harmless drizzle can cause flooding in Kariakoo due to a woefully inadequate drainage system. The government must address this issue. At the moment, we may blame developers and wealthy individuals, but the reality is that our decision-makers don’t bother to enforce the law after permits are issued. There is no follow-up to ensure compliance and buildings rise to ten storeys without any oversight.”

Dr Fares Kemwita of Ardhi University said unchecked construction of high-rise buildings in Kariakoo is disconcerting and wondered why the relevant professional bodies are quiet.

He suggested that experts establish the lifespan of structures constructed in recent years to determine how often maintenance should be carried out and what it should entail. Such information should also be incorporated in regulatory frameworks to help prevent disasters such as those that have occurred in recent years.

Dr Kemwita added that there is a need for buildings in Kariakoo that are over 30 years old to be thoroughly inspected to assess whether they can withstand current challenges.

 “Actually, the issue of a building's lifespan should be addressed during the design phase so that people are aware instead of waiting until disaster strikes. Experts also need to investigate whether maintenance is being conducted properly, including examining the state of foundations. With the ongoing construction boom, precautionary measures need to be taken now by the authorities.”

For her part, former Lands, Housing and Human Settlements Development minister Anna Tibaijuka said building regulations are to a large extent being disregarded in Kariakoo.

“For example, high-rise buildings such as those being constructed in Kariakoo are supposed to be accessed both from the front and rear. I recall the expert advice of urban planners being ignored during the Third Phase government due to pressure from investors. As a result, high-rise buildings in Kariakoo and other areas are being constructed haphazardly on plots that don’t meet the required standards,” she said.

Prof Tibaijuka added that it is virtually impossible for buildings to be structurally sound without adequate space for proper foundations.

“I continue to urge that this mistake be corrected. We are now witnessing needless loss of life, property and employment. It’s a crying shame that we don’t uphold construction standards 63 years after independence,” she said.