Experts call for raft of measures to improve building safety
A 2022 compliance survey by the National Building Review Board (NBRB) found that nearly 78% of buildings across the country fail to meet approved construction standards.
Apollo Buregyeya
By Nelson Mandela Muhoozi
Journalists @New Vision
Enoch Kibbamu
Uganda’s skyline may be rapidly transforming—but behind the gleaming façades lies a troubling reality.
A 2022 compliance survey by the National Building Review Board (NBRB) found that nearly 78% of buildings across the country fail to meet approved construction standards.
The findings have raised alarm among experts and the public alike, casting doubt on the safety and structural integrity of Uganda’s built environment.
In a frank and far-reaching discussion held on June 24, 2025, civil engineering and architectural experts laid bare the deep-seated challenges plaguing Uganda’s construction sector.
The dialogue, hosted on X, formerly Twitter, Spaces by former Vision Group CEO Robert Kabushenga, brought together two highly respected professionals: Makerere University senior lecturer Dr Eng. Apollo Buregyeya and Enock Kibbamu, an architect and former chairperson of the National Building Review Board (NBRB).
Their conversation cut across the core pillars of construction integrity: compliance with building codes, the financial burdens of safe construction, and the accountability vacuum that enables shoddy structures to mushroom across the country.
As the nation grapples with recurring incidents of collapsing buildings, the experts offered sobering insights into why safety remains elusive — and what can be done to restore public trust in Uganda’s built environment.
This news feature, which is the first edition of a series that will be published on the same subject, captures the key moments, sharp warnings, and practical recommendations from their exchange.
Qn: When we talk about building safety, is it only about structural integrity, or is there a bigger picture?
Buregyeya: Building safety is indeed broader. It's not just about whether a structure stands. It’s about functionality, sustainability, and economy. Safety means ensuring the return on investment for the owner, the protection of life for the users, and the preservation of our environment. When a building collapses, you not only lose capital, but also inflict a wound on the environment. That’s why safety is a fundamental component of national development.
Kibbamu: Safety involves everyone. It’s about community vigilance. Whether you’re a mason mixing concrete, a site supervisor ignoring standards, or a landlord using substandard cement to save money — you’re risking lives. Renters too must ask if fire escapes are available and usable. Even LC1 chairpersons who witness illegal construction but stay silent are part of the problem. We need community-wide commitment to uphold safety standards.
Qn: The 2022 NBRB compliance survey revealed worrying statistics. What did it find?
Buregyeya: The study found that 78% of buildings in Uganda are noncompliant. This has eroded public trust and affected the economic function of our buildings. Buildings that don’t meet standards won’t generate returns, reducing productivity. The study prompted amendments to the Building Control Act, including penalties for noncompliance and mandatory structural integrity assessments.
Qn: What makes construction in Uganda so complex?
Buregyeya: It’s a triangle of constraints: people (skills and labour), materials (quality and type), and technology (equipment and tools). All three must align in the right quantity, quality, and timing. You might have the money but if your builder lacks skill or the materials are substandard, the result will be poor.
Kibbamu: Cheap mindset. People want to save money without understanding the long-term cost. Most don’t want to know about Bills of Quantities (BoQs), yet if you can’t measure, you can’t manage. Many rely on masons who “did it on another site,” not realizing each site is unique. We also face a massive knowledge gap. Uganda has rapidly urbanized, but we haven't adapted. People still build as if they're in villages, yet we're now living in multi-storey structures.
Qn: Why are Ugandans not complying with building codes and regulations? What’s going wrong?
Buregyeya: The perception that engineers are too expensive is widespread — and dangerous. I once intervened in a case where someone was building an 8-storey structure in Kira using overdesigned beams with too many T20 bars, despite having a shorter span than needed. The person had hired an unqualified individual off another site. That mistake rendered the basement unusable for parking and cost him more than hiring 10 proper engineers would have. So-called “savings” from dodging professionals are illusions. You end up losing functionality and profitability.
Kibbamu: We have a culture of cutting corners. People think compliance is expensive, but it’s actually the cheaper path in the long run. There’s also a get-rich-quick mentality. Unlike a cup of coffee you can enjoy quickly, a building is a long-term investment. Yet, people avoid important planning documents like the bills of quantities (BOQs) because they don’t want to know the actual cost. If you don’t measure, you can’t manage.
Beyond this, there's also ignorance. Many people don’t even know what a compliant building looks like. We’ve moved from huts with doors that had no hinges to high-rise apartments in a generation. The transition has been too rapid for public awareness to catch up. This knowledge gap needs to be closed with robust public education and better enforcement.
Qn: What is the National Building Review Board (NBRB), and how does it help address these challenges?
Kibbamu: NBRB is a statutory body created under the Building Control Act of 2013, operational from 2018. It regulates all building developments to ensure they are well-planned, decent, and most importantly, safe. It doesn’t deal with roads or water infrastructure—just buildings.
Buregyeya: NBRB reviews and amends standards to align with Uganda's context, monitors local building committees, inspects collapsed structures, and ensures professionals are held accountable. It’s both a regulator and a partner to the construction industry.
Qn: What steps has the National Building Review Board (NBRB) taken to improve compliance and safety?
Buregyeya: The NBRB may be young, but it’s dynamic. First, it has institutionalized recognition by awarding companies and projects that meet safety and compliance standards. Secondly, it has helped digitize the plan approval process through the Building Information Management System (BIMS). This makes approval faster and more transparent — within 28 days in places like KCCA. It limits corruption and improves accountability.
NBRB also conducts fire safety rating campaigns and regularly inspects buildings. Furthermore, they’re investing in capacity-building by training building inspectors, many of whom were previously unqualified or unprepared for real-world challenges. It’s a step towards professionalism across the board.
Kibbamu: We’re finally seeing investment in human capital. Government has started allocating more funds to the NBRB, responding to shocking statistics like the finding that 78% of Uganda’s buildings are non-compliant. There are new job advertisements now for graduate professionals and researchers to support the monitoring of building projects.
Also, there’s an effort to reinforce the role of Building Control Officers and extend this support to the local government level. This foot soldier strategy is crucial for real-time enforcement. Once we fully staff and strengthen NBRB, we’ll see marked improvement in safety and economic return.
Qn: What exactly is a building committee and how does it differ from the physical planning committee?
Kibbamu: Building committees exist at local government levels (districts, municipalities, towns) and are tasked with approving building permits. They ensure that approved structures are functional and safe. In contrast, physical planning committees handle land use—they determine what kind of developments can occur in specific areas. After a development permit is issued by the physical planning committee, the building committee evaluates safety and functionality and issues a building permit.
Qn: How can the average Ugandan verify that the professionals they hire — architect, engineer, or contractor — are truly certified?
Buregyeya: Certification and registration are central to building safety. The National Building Review Board oversees the accreditation of practitioners. Engineers must be registered with the Engineers Registration Board (ERB), facilitated by the Uganda Institution of Professional Engineers (UIPE). Architects register through the Architects Registration Board, coordinated by the Uganda Society of Architects. Quantity surveyors and other professionals also have their own regulatory bodies.
Kibbamu: In simple terms, rely on your architect or engineer to assemble the right team. But it’s your responsibility to verify their credentials. Cross-check with these professional bodies or even directly with the NBRB. Today, you can’t afford to rely on informal references alone. Mistakes are costly and sometimes fatal.
Qn: What role does the community play in ensuring building safety and compliance?
Buregyeya: Community vigilance is key. When someone mixes cement wrongly or supports a slab with weak props, they're not just risking the structure—they're risking lives. It’s everyone’s responsibility: the owner who buys cheap materials, the supervisor who ignores standards, and even the tenant who rents a poorly constructed building. We must all take interest in fire escapes, open corridors, and whether structures follow codes.
Qn: The issue of plot sizes came up — what’s wrong with the now-ubiquitous 50x100 ft plot?
Kibbamu: This plot size — which used to be reserved for small commercial structures like kiosks (dukwalas) — has become the default residential size. But expectations haven’t changed. People want modern homes, two parking spots, servants’ quarters, all squeezed into this small plot. Then you find estate planners asking for additional setbacks like 1.5 meters, leaving even less space for meaningful development. Poor planning is to blame. When we talk about national physical planning, this should be a top priority.
Qn: But how do you enforce standards when powerful people are behind some of these unsafe buildings?
Kibbamu: Through supervision and inspection. You can’t expect what you don’t inspect. That's why occupation permits are critical. Before occupying any building, authorities must confirm that what was approved is actually what was built. Alterations, such as converting parking spaces into shops or bedrooms, compromise safety. Without an occupation permit, a building shouldn't be in use.
Qn: Why do we need architects and approvals if we own land and know what we want to build?
Kibbamu: Because buildings serve many functions and affect many people. You need professionals. First, a physical planner determines land use—residential, commercial, industrial, etc. Then a land surveyor parcels and coordinates it. Only after that can an architect step in. The architect isn’t just drawing walls—he designs function, aesthetics, and compliance. Approval ensures harmony, safety, and alignment with national standards.
Qn: What about those who say they can draw their own plan and hire a builder directly?
Kibbamu: That’s exactly the problem. Without a qualified architect, there’s no assurance of structural soundness, environmental sustainability, or functionality. It’s not about ego or money—it’s about safety and quality of life. Approvals verify that plans meet the Building Control Act’s requirements. Land may be yours, but the building affects public safety.
Qn: What’s your final message to people currently building or planning to build?
Buregyeya: Safety is not a luxury — it’s a necessity. It leads to long-lasting, functional structures, protects lives, and reduces environmental degradation. Use certified materials, hire professionals, and support infrastructure that enables quality assurance. Also, NBRB should accelerate adoption of local innovations. Many of our standards are inherited from abroad and do not always reflect our context. We need standards that allow Ugandan materials and technologies to thrive.
Kibbamu: "Plan to follow a plan." Always start with a proper plan. Choose the right location. Engage the right professionals — architect, engineer, contractor, and surveyor. Avoid shortcuts like using steel-timber-concrete composites just because they’re cheaper. Uganda is in a seismic zone; your building must be resilient. Think long-term. Lastly, support NBRB to expand its reach and funding. Their mandate — a well-planned, safe built environment — is essential for our national progress.