Government moves to scrap outdated building rules

The Government is reviewing Zimbabwe's colonial-era building regulations in a major policy shift aimed at reducing construction costs, accelerating housing delivery and creating greater scope for the adoption of modern construction technologies.

The review of the 1977 Model Building By-Laws, which have governed construction standards in local authorities for decades, is expected to facilitate wider use of alternative building technologies, including prefabricated materials and other modern construction methods.

The move is part of Government's broader strategy to deliver one million housing units by 2030.

Minister of National Housing and Social Amenities Professor Paul Mavima said committees had already been established to identify shortcomings in the existing regulatory framework, with consultations with stakeholders expected to begin this month.

"Current by-laws have a general provision for alternative building technology through instituting variations," Mavima said.

"However, the review of the 1977 Model Building By-Laws will expedite the implementation of alternative technology and address the need to construct settlements using climate-resilient materials and methods."

The 1977 Model Building By-Laws prescribe detailed requirements covering virtually every stage of construction, including approval of building plans, structural standards, room dimensions, ventilation, natural lighting, drainage, sewerage and fire safety.

Building and sewerage works must be approved by the relevant local authority and construction must conform to approved plans.

The regulations also set minimum standards for habitable rooms. Generally, a habitable room must have a minimum clear height of 2.4 metres, a floor area of at least seven square metres and a minimum horizontal dimension of 2.1 metres, subject to specified exceptions.

Natural lighting requirements include daylight openings equivalent to at least 10 percent of the floor area for ordinary habitable rooms.

Government maintains that such standards remain important for public safety and health, but argues that the regulatory framework needs to evolve in response to modern construction methods, changing settlement patterns and the country's housing deficit.

"To date committees have been established and each thematic area has already identified gaps that need review," Mavima said.

"Stakeholder consultation is targeted for August on identified gaps, with the draft review document set to be available in the coming two to three months."

The review is also provided for under the National Development Strategy 2 (NDS2), which calls for the 1977 Model Building By-Laws and related housing legislation to be revisited.

The objective is to align construction regulations with modern technologies, environmental sustainability and contemporary urban planning principles.

Despite the push to accelerate housing construction, Mavima said Government was not abandoning basic planning and construction standards.

Developers would still be required to provide essential infrastructure, including roads, water, sewerage, stormwater drainage and electricity, before housing developments could be approved for occupation or handed over to beneficiaries.

"Developers are required to comply with approved planning standards and provide essential onsite infrastructure, including roads, water supply, sewerage system, stormwater drainage and electricity connections, before developments can be approved for occupation or handed over to beneficiaries," he said.

Compliance will be enforced through inspections, development permit conditions and the withholding of completion certificates or occupation permits where required infrastructure has not been provided.

The Government is also strengthening measures to prevent the emergence of new informal settlements while working with local authorities to regularise existing settlements in line with approved planning frameworks.

The regulatory reforms form part of a broader effort to attract more capital into housing, with Government targeting an average delivery rate of 200 000 housing units annually to achieve the one-million-unit target by 2030.

Mavima said 45 percent of the 2026 annual target had been achieved during the first half of the year, with the remainder expected to be delivered by December.

Overall, he said the country had achieved about 9.1 percent of the one-million-unit target.

Government is increasingly turning to private and institutional capital to supplement direct public-sector construction.

Pension funds, commercial banks, building societies, private developers and international financiers are being brought into the national housing delivery programme.

Institutional investors are already involved in a number of housing and accommodation projects.

The National Social Security Authority (NSSA) and Old Mutual have invested in mixed-use developments incorporating residential and commercial properties, while the Mining Industry Pension Fund and Public Service Pension Fund have invested in student accommodation.

Government is also working to revive the National Housing Fund (NHF) and Housing Guarantee Fund to encourage financial institutions to provide longer-term housing finance.

Mavima said the NHF was being structured as a risk-sharing mechanism to reduce the exposure of lenders financing housing for civil servants.

"The National Housing Fund is being structured to support housing projects for civil servants by providing risk-sharing mechanisms that de-risk home loans issued by commercial banks and building societies," he said.

Government has consulted banks and building societies on the proposed fund, with their feedback being incorporated into the operational framework.

The initiative is currently at the preliminary engagement stage with Treasury.

The ministry is also seeking institutional investors to develop accommodation for teachers, health workers, security personnel and other public servants in rural and peri-urban areas.

Zimbabwe is further seeking to expand access to international housing finance through Shelter Afrique.

Mavima said more than US$156 million had been accessed through the institution between 2012 and 2026, with a further US$30 million currently at the appraisal stage.

Zimbabwe accessed close to US$15 million from Shelter Afrique this year, he said.

Alongside new housing developments, Government is promoting the redevelopment and densification of existing urban areas to create additional housing without continuously expanding cities.

Urban renewal programmes are being pursued in older high-density areas including Mbare, Makokoba and Sakubva.

Mavima said designs for family units under the Mbare urban renewal programme had been completed, with Government now seeking partners to implement the long-term redevelopment plans.

The review of the building regulations is therefore expected to play a central role in Government's broader housing strategy, balancing the need for faster and cheaper construction with requirements for safe, serviced and sustainable settlements.