With the cost of building a house in Ghana now running into hundreds of thousands, and sometimes millions of cedis, a structural expert is urging developers and homeowners to pay greater attention to quality assurance from the very beginning of every project.
Aside from the financial burden, a building collapse can wipe out years of investment, destroy livelihoods, trigger costly legal disputes, and, most importantly, claim lives.
Following recent incidents of structural failures across parts of the country, Road and Building Consultant, Ing. Kwabena Bempong, has provided a practical roadmap for the public on the critical steps required to ensure that buildings are safe, durable, and fit for purpose.
In an interview with The High Street Journal, he noted that strong buildings do not happen by chance. They are the result of a carefully coordinated process involving planning, engineering, quality control, and continuous inspection.
Start with Proper Land Documentation
Ing Bempong notes that every building project begins with land ownership and documentation. Before any construction starts, developers must ensure that all land documents are valid and properly registered. Building on disputed or improperly documented land can create legal complications that may halt projects midway and lead to significant financial losses.
Conduct a Topographical Survey
Once land ownership is secured, a topographical survey should be undertaken. This survey helps determine the physical characteristics of the land, including elevations, slopes, drainage patterns, and other site conditions that may affect the design and construction process.
Without accurate survey data, a building may be improperly positioned, creating future structural and drainage problems.
Engage an Architect & Obtain Planning Approval
The next step is to engage an architect who will transform the owner’s vision into a workable design. Whether the building is intended for residential, commercial, or industrial use, the design must comply with planning regulations established by the Metropolitan, Municipal, and District Assemblies (MMDAs).
According to Ing. Bempong, obtaining the appropriate planning approvals is not a formality but a critical safeguard to ensure developments conform to approved land-use standards.
Undertake Soil Investigation Before Designing the Foundation
One of the most important but often neglected stages is geotechnical or soil investigation. Ing. Bempong explains that the purpose of this exercise is to determine the characteristics of the soil beneath the proposed structure.
Engineers assess the soil’s bearing capacity, which is the ability of the ground to support the weight of a building. They also evaluate how compressible the soil is, since certain soils, especially clayey soils, can settle significantly under heavy loads.
Failure to understand these characteristics can result in excessive settlement, cracks, and, in severe cases, structural collapse.
Determine Groundwater Conditions and Chemical Composition
A proper site investigation also examines groundwater levels. The presence of underground water can significantly affect foundation performance and long-term structural stability.
In addition, engineers analyze the chemical composition of both the soil and groundwater to determine whether substances such as sulphates are present. These chemical conditions influence the selection of construction materials and concrete specifications to prevent future deterioration.
Prepare Structural and Engineering Designs
After the architectural design and soil investigation are completed, structural engineers develop the engineering designs. This stage determines the sizes and specifications of key structural elements such as columns, beams, slabs, and foundations.
The designs are prepared using internationally accepted engineering codes and standards. According to Ing. Bempong, the engineer specifies whether a column should be larger or smaller, the amount of reinforcement required, and the strength of concrete needed to safely support the structure.
Select the Right Construction Materials
Material selection is another critical factor in building safety. Engineers determine the appropriate concrete strength, steel reinforcement type, and other materials based on the building’s intended use and environmental conditions.
Not all concrete is the same. Different structures require different concrete strengths. Similarly, engineers must specify the correct type of reinforcement, whether mild steel, high-yield steel, or alternative reinforcement materials.
Using substandard materials to cut costs may provide short-term savings but can create serious structural risks in the future.
Design for Actual Building Loads
A quality building must be designed to accommodate all loads it will experience throughout its lifespan. These include the building’s self-weight, occupants, furniture, equipment, water tanks, and other imposed loads.
Different buildings require different loading assumptions. A warehouse, for example, will be subjected to heavier loads than a residential building.
Ing. Bempong cautioned that changing the use of a building without engineering assessment can be dangerous because the original structure may not have been designed for the new load conditions.
Account for Wind, Earthquake and Other Forces
Structural design goes beyond supporting weight alone. Engineers must also consider external forces such as wind and seismic activity.
Although earthquakes are not frequent in Ghana, he notes that the country remains within a seismic zone, and buildings must be designed to withstand potential seismic forces.
Other accidental and environmental loads must also be considered to ensure long-term safety.
Obtain Building Permits Before Construction
Once all designs have been completed, the drawings must be submitted to the relevant assembly for approval. Building permits provide an additional layer of technical review and ensure that projects meet established safety and planning standards.
Construction should only commence after all required permits have been obtained.
Ensure Proper Foundation Construction
The foundation is the backbone of every building. However, Ing. Bempong emphasized that conditions encountered during excavation may differ from those identified during earlier investigations.
When this occurs, engineers must be notified immediately. If the actual ground conditions differ significantly from the original assumptions, the foundation design may need to be revised to ensure safety.
Ignoring such changes can compromise the entire structure.
Maintain Strict Quality Assurance and Quality Control
Perhaps the most critical stage throughout construction is quality assurance and quality control. Qualified professionals must supervise construction activities to ensure that what is being built matches the approved design.
This includes monitoring concrete production, reinforcement placement, workmanship quality, and compliance with engineering specifications. According to Ing. Bempong, poor supervision remains one of the major contributors to structural failures.
Allow Regulatory Inspections During Construction
Building inspections are not meant to delay projects but to protect lives and investments. The law requires assemblies to inspect projects at various stages, including foundation works and subsequent construction phases.
These inspections help identify defects early before they become major safety risks.
Obtain a Certificate of Habitation Before Occupancy
The final step is securing a Certificate of Habitation after construction is completed. This certification confirms that the building has met the necessary safety requirements and is suitable for occupation.
Only after this stage should occupants move into the facility.
The Bottomline
For Ing. Bempong, preventing building failures is not about reacting after cracks appear or disasters occur.
It begins long before the first block is laid, with proper planning, professional design, quality materials, continuous supervision, regulatory compliance, and rigorous inspections.
At a time when the cost of construction continues to rise, and structural failures remain a concern, he believes following these steps can save homeowners and developers from devastating financial losses while safeguarding lives and property.
