In Part 1, we covered the planning stage, the base survey, design decisions, change of user, and tenure. In Part 2, we look at how the finished building gets measured, geo-referenced, and pushed through Kenya’s approval chain.
Geo-Referencing and Unit Measurement
Every sectional plan under the Act must be geo-referenced — assigned precise ground coordinates and linked to the national survey grid. This ensures units are mapped to actual geographic positions, not just architectural drawings.
This is the most technically demanding stage of the process. The surveyor must physically or digitally measure the building after construction is complete, because floats and plaster change wall thicknesses from what was originally drawn.
What happens:
- Control Establishment — the surveyor sets up a control network for the building.
- Floor Area Measurement — using total stations, EDMs, or 3D laser scanners, the surveyor measures the internal extent of each unit. In Kenya, as in South Africa and Australia, measurements are taken from the inside surface of the walls, not the centreline.
- Vertical Limits — floor-to-ceiling heights are recorded. A unit is essentially a “box of air”; if the ceiling height changes, the volume changes.
The key deliverables at this stage form the Sectional Plan package: the Sectional Plan itself (showing site and building location, unit factor, and endorsements), Floor Plans (showing unit numbers and areas), Elevations (showing vertical limits of the building), and a Schedule of Units (listing units, their areas, and unit factors).
Fixing Surveys for General Boundaries (The Neighbour Factor)
Many parcels of land in Kenya are registered under “general boundaries,” where the Registry Index Map (RIM) indicates approximate, not mathematically precise, boundaries. If a parcel falls under general boundaries, a Fixing Survey has to be conducted before georeferencing and preparation of the sectional plan.
This is not a simple desk exercise. It requires the input of the Land Registrar, the District Surveyor, the local administration (chief), and the neighbours of abutting parcels. The Land Registrar, accompanied by a Government Surveyor, conducts a site visit to physically re-establish the boundary by referring to original survey beacons, maps, and other official records.
This regularises the parcel by assigning ground coordinates and linking it to the national survey grid, and ensures neighbours agree on where the boundaries actually fall, preventing future disputes. Once fixed, the boundary cannot be altered except by court order or a subsequent survey by a Licensed Surveyor.
Preparation of the Sectional Plan
The sectional plan must be prepared by a licensed surveyor under the Survey Act. It must show the boundaries of each unit by reference to floors, walls, and ceilings; include a schedule specifying, in whole numbers, the unit factor for each unit; indicate the user of the unit; and be signed by both the proprietor and the Licensed Surveyor.
The Approval Chain: Local Authority & Director of Surveys Endorsement
The Licensed Surveyor submits the Sectional Plan to two separate government bodies.
- County Planning Department (Development Control): the county planning office examines whether the building is physically finished as per the approved building plans, and issues an endorsement from the County Executive Committee Member confirming compliance and conformity with the approved plans and user. Without this, the plan cannot be registered.
- Director of Surveys Authentication: Before a sectional plan can proceed to registration, it must be authenticated by the Director of Surveys. This authentication checks whether the sum of the floor areas of all sections, plus the common property, fits inside the original land parcel diagram, and whether the vertical limits are logical. The Survey office examines the plan and data for mathematical closure; once satisfied, the plan is authenticated — the official seal confirming the survey is mathematically sound, geo-referenced, and compliant with cadastral standards. The first sheet of the sectional plan is endorsed as prescribed in the Sectional Properties Regulations, signed and sealed by the Director of Surveys, with the county government certifying that the buildings comply with its approved plans.
The Land Administration Office: Lease Preparation & Rent Apportionment
Once the Director of Surveys has endorsed the sectional plan, the file moves to the Land Administration Office, where the process requires two government officers: a Government Valuer and a Land Administration Officer.
For leasehold parcels, the Government Valuer computes the apportioned land rent for each individual unit, ensuring each unit owner pays their proportionate share of the ground rent to the national government (this is separate from Land Rates, which are assigned by county governments). The Land Administration Officer then prepares the lease documents, including any special conditions applicable to the development.
Once the rent has been set and the lease with special conditions prepared, it is signed by the lessee, either digitally via the Ardhisasa platform or manually. For sectional properties on leasehold land, this lease, incorporating the apportioned rent and special conditions, becomes the basis for the certificate of lease issued in the next stage.
Coming in Part 3: what happens on registration day, how the Corporation is formed automatically, and how the unit factor governs voting rights and cost allocation within it.
This article is provided for general informational purposes only and does not constitute legal advice. Readers should consult a qualified professional licensed in Kenya for advice tailored to their specific circumstances.
Last modified: July 21, 2026
