Boidus Focus - Vol 2, Issue 10 [Dec 2012]

17.12.2012

OIDUS FOCUS

Registered at GPO as a Newspaper Volume 2, Issue #10

NEWS >

EDITORIALS >

PROFESSIONAL PRACTICE >

02 Diverging views Shared at Property Market Seminar [December 2012]

05 Boidus Markets: Botswana’s Property Listed Companies end year on the high

15 Education Feature: What it takes to become a built environment professional

03 International Feature: Oscar Niemeyer Dies at age 104

06 In Old CBD, Botswana Post is the agent of Regeneration

18 Construction Law: Know Your Performance Bond!

Botswana’s Architecture Design & Urban Landscape Newspaper

www.boidus.co.bw

BOIDUS EXCLUSIVE >

BOIDUS FEATURE >

P8.00 (Including VAT)

2012 End of Year Review: Botswana’s Construction Industry

Property Market debuts 2nd on global stage of Data Index

by H. Killion Mokwete / Kibo Ngowi

5 steps to save Gaborone CBD

Deliberate and calculated strategies for ensuring the Future Heart of the City is Restored.

by Killion Mokwete

In the first installation of the Central Business District (CBD) feature we discussed ‘Five Reasons Why CBD will fail’. These were: • 18th century CBD in 21st century economy, • Failure in infrastructure development, • CBD developed too little too late, • Volatile economy, and

•

failure to create new identity for the city.

In the second edition we explore ‘Five ways to save Gaborone CBD’. Because CBD’s don’t happen by chance, it is necessary that key decisions are taken to enable the full potential of a CBD in today’s ever changing economic climate. >>> CONTINUED PAGE 04

WHO IS INFLATING PROPERTY PRICES?

BBS MD Expressed concern that some property valuers overprice houses: “We also plead with property valuers to avoid overpricing houses because it defeats the purpose of the society of housing Batswana...”

Statistics Botswana Data Sourcing Methods Questioned Only 4 out of 26 companies surveyed; a mere 15% response rate

by Kibo Ngowi Construction industry players have expressed dissatisfaction with the data sourcing methods used by the Statistics Botswana to measure the performance of the construction industry. For the first two quarters of the

year the Statistics Botswana reported growth in the country’s construction industry of up to 25% while many people involved in the industry insist that the sector is actually in decline. >>> CONTINUED PAGE 02

The Year 2012 was an eventful year in Construction. The biggest mover in the industry has been Botswana’s entry into the real world of Property Data Index league. The entry of Botswana’s property market into measured data outputs this year became a reality, courtesy of Investment Property Databank (IDP) market analysis and Analytics Company, brought to Botswana by BiFM. Botswana’s property market is said to have debut perched high at 2nd place after Hong Kong and head of power houses such as UK and South Africa.

THREE YEARS OF AUSTERITY

PRESIDENTIAL AWARD

Despite lobbying from BOCCIM and Industry Stakeholders for a Construction Industry Bailout, The Minster of Finance and Development Planning, K. Matambo has maintained his tough stance of construction budget freeze.

The Minster’s portfolio of troubled projects such as stadium’s, airport, schools and others have not improved much over the year. His ministry still has not disbursed the P1.8 billion of maintenance budget funds allocated.

Data from CSO released on the third Q3 also reflected positive growth in the industry. Serious questions of the scope of the data still exits and until more companies participate or are involved in the data accumulation exercise then this figures might remain as incomplete.

imposed on the industry for the past years budgets. It is no secret that the industry has not yet reached full independence from government therefore a total freeze on new work is having adverse effects.

Industry representative, both from BOCCIM, ABCON, AAB and others continue to raise serious concerns of an industry in peril. A dark image of firms closing firms closing or laying employees off to survive still haunts the industry.

On the other side of the coin, our industry remained in the doldrums with problems being raised from either angles. The industry is still largely wounded and bruised seriously by the effects of the austerity measures

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Local News Page 2

BOIDUS FOCUS Monday 17 December, 2012

Diverging Views Shared at Property Market Seminar

by Kibo Ngowi

LOCAL NEWS FEATURE

Construction Industry Question CSO Data Sourcing Methods

by Kibo Ngowi

meeting in an attempt to root out the cause of the disconnect between the CSO data and the on-theground reality. Thus the very first item on the AGM agenda was a presentation by Statistics Botswana National Accounts officer Ketso Makhumalo under the title ‘Compilation of GDP for the construction sector.’

>>> FROM PAGE 01

Boidus Focus participated in a breakfast seminar organised by Botswana Guardian under the theme “Bubble Bursts: Property development in difficult times.” The seminar, which was held at Boipuso Hall, had Boidus Focus’ own H. Killion Mokwete as its lead speaker with a presentation that gave an overview of the major challenges facing the property market in Botswana. Mokwete gave a broad picture of the property market in Botswana, touching on issues such as housing & land affordability, the mushrooming of commercial property development and the role of commercial and investment banks.

The next speaker was the representative of the affordable housing petition Joe Serema whose presentation focused on the lack of affordable housing that he describes as a crisis.

Serema laid out two interdependent recommendations that he feels the

government should carry out in an effort to address the situation – a land audit and a review of the country’s land act. Head of Mortgage financing at Botswana Building Society (BBS) Thelma O’reilly was on hand to offer an insight into the perspective of financial institutions dealing in the property market.

Secretary General of the Real Estate Institute of Botswana (REIB) and Principal Valuer at Maruping Real Estate Services Modiredi Maruping gave a presentation in which he said the current situation with housing cannot be described as an outright crisis because businesses involved in property are doing well and while a burst may occur in future, that is simply the process through which a market corrects itself so rather than worrying we should make sure we handle the eventual downturn correctly.

BOBS Host Building & Construction Seminar

by Kibo Ngowi

Botswana Bureau of Standards (BOBS) added their contribution to the various attempts to facilitate dialogue within a Botswana construction industry that has received more than its fair share of criticism by holding a Building and Construction Seminar, on the 7th of December, at the BOBS headquarters in Gaborone.

In her opening remarks, Director of Standards Ms. K Segomelo said that her organisation had initiated the seminar because they felt there was a lack of interaction between construction industry players, industry regulators and the relevant academic institutions. She also pointed out

The cause of the disconnect became clear when Makhumalo revealed that the most important data sourcing method used by the CSO to collect data on the construction sector is their economic survey but that only four out of twenty six companies that received the questionnaire for the third quarter had participated – a mere 15% response rate. Makhumalo went on to say that faced with the low response rate her department was left with no choice but to estimate based on other observations.

Chairperson of the construction sector for BOCCIM Markos Markides was recently quoted in this publication as saying that “the construction industry (in Botswana) has basically collapsed” and that comments from important figures in government that the industry is booming are both “unfortunate and shocking.” Meanwhile, government has had a freeze on all construction projects for the past year and attempts by the construction industry to seek a stimulus package have been virtually rejected, due in large part to the widespread perception that the sector is experiencing growth.

This state of affairs prompted Association of Botswana Building and Civil Engineering Contractors (ABCON) Executive Director Nic Janse Van Rensburg to invite the CSO to ABCON’s annual general

At this point a construction industry player who had received the questionnaire and did not respond criticised the format of the document for not being user-friendly, adding that employees who already have specific tasks to do could not be expected to take the time to fill out a tedious questionnaire every three months. Makhumalo struck back that the quarterly questionnaire is only a single page document while the annual document is longer but admitted that there was need for better coordination regarding the survey.

The discussion raged on and gave rise to more points including the need for a cost price index (CPI) in the construction industry but ended in agreement that there is need for the economic survey to be restructured through dialogue between the different stakeholders.

Lack of Civic Infrastructure Threatens Homes in the newly upgraded Tlokweng

by Boidus Admin

that as the official body responsible for all issues related to standardisation and quality assurance, the numerous instances of sub-standard projects that have been produced locally are a major cause of concern for BOBS. The day-long seminar attracted presentations from significant government bodies and private representative bodies such as the Public Procurement and Asset Disposal Board (PPADB), the Ministry of Infrastructure, Science & Technology (MIST) and the Association of Building and Civil Engineering Contractors (ABCON), amongst others.

The recent heavy rains have revealed some fundamental flaws in the current upgrading of roads and infrastructure in Tlokweng. Some houses experienced near flooding due to runoff water from newly built roads. The

construction of new roads in some areas block normal natural water ways and also in some areas it would mean serious drainage systems will need to implemented. This example open questions as to how our infrastruc-

ture upgrading is conducted especially in rural and per urban areas. Existing water ways and flooding zones should have been identified in the environmental assessment surveys if they were ever carried out.

BOIDUS FOCUS Monday 17 December, 2012

International News Page 3

Angola’s white elephant city

by Boidus Admin / [Source: urbanafrica.net]

INTERNTIONAL OBITUARY

Oscar Niemeyer Dies at age 104

by Boidus Admin / [Extract from “Concrete Optimism” written by Julie V. Lovine, online.wsp.com]

Oscar Niemeyer, 1907-2012 [Source: guardian.co.uk/artanddesign]

Brazilian architect Oscar Niemeyer, who died December 5th 2012 at age 104, was the last living link to an era that truly believed in architecture and its capacity to embody progress and new technology for the good of all. While impressive architecture espousing those same values still gets built every day, that feeling of unalloyed confidence and optimism in what building can achieve has long since withered and, with Niemeyer’s passing, might now be considered extinguished.

Image Credit: Reuters

The Nova Cidade de Kilamba, Angola’s largest Chinese-funded housing project, remains a “ghost town” as the high-cost of properties proves far beyond reach for the average Angolan.

Built at a reported cost of $3.5-billion, it was supposed to solve Angola’s chronic post-war housing shortage and go some way to fulfil a 2008 election promise to provide one million homes in four years.

But the Nova Cidade de Kilamba (New City of Kilamba), designed for several hundred thousand people, is home to barely a tenth of that number, earning it the moniker of “ghost town”.

For the past 18 months the government has been showing off the Chinese-built development to every visiting foreign dignitary, including United Nations secretary general Ban Ki-moon and former Brazilian president Luiz Inácio Lula da Silva.

But now Kilamba is rapidly turning from a flagship reconstruction project into an expensive white elephant that is mocked on social networking sites and has become a must-see for every visiting overseas journalist.

Since the first batch of 20 000 apartments went on the market more than a year ago barely more than 4000 have been sold, of which fewer than 600 have actually been paid for – 465 outright and 96 with a mortgage. The remainder were “purchased” through a 30-year monthly installment scheme, known as “renda resolúvel”, which is available exclusively to government employees, some of whom it is understood are getting the properties for free as a salary perk.

Of the flats that have been sold few are occupied, leaving row after row of the newly paved streets empty and much of the 54km2 development bathed in an eerie silence.

There are some tiny pockets of life

on the estate, mostly around some of the schools that began operating earlier this year, although their pupils are being bussed in from outlying areas.

The slow take-up of properties is blamed on their high cost – between $120000 and $200 000 each – well out of the reach of the average Angolan, an estimated half of whom live on less than $2 a day.

Untested property market For the country’s tiny middle class who could afford the apartments with a mortgage, most already have homes. But for others a lack of land registry documentation has complicated the access to bank credit and many people also feel uncertain about the viability of investing in Angola’s so-far untested property market.

Paulo Cascao, manager of Delta Imobiliária, a private firm – widely reported to be owned by senior government officials – that is responsible for the commercial sales of Kilamba properties, admitted there had been delays. “It is complicated to get bank credit for properties in Angola; that has been an issue. We don’t yet have land registry title deeds for Kilamba, so we have to use a temporary document, but I believe this will be resolved soon. By the end of the school year we will see more people moving there and the city will start to have more residents.”

The Contemporary Art Museum [Source: guardian.co.uk/artanddesign]

Church in Pampulha [Source: archdaily.com]

Serpentine Pavilion, 2003 [Source: guardian.co.uk/artanddesign]

Oscar Niemeyer Museum (NovoMuseu) [Source: wikipedia.org]

Niemeyer Center in Spain [Source: archdaily.com]

The government also insists that Kilamba will be a success and the “city” will soon start to fill up once the renda resolúvel scheme is made more widely available and the title deeds are processed.

But Alcides Sakala, a spokesperson for Angola’s main opposition party Unita, told the Mail & Guardian: “Kilamba is a ghost town, a total political and social failure that has failed to respond to the needs of Angolans.”

Popular Theatre of Niteroi [Source: smagazine.com]

Feature Page 4

BOIDUS FOCUS Monday 17 December, 2012

5 steps to safe Gaborone CBD; What can be done to save/rescue the CBD?

by Kibo Ngowi

3

>>> FROM PAGE 04

1

CBD - ARREST ALL DEVELOPMENTS.

One major challenge facing the CBD is that there is no clarity on who looks after the area as a whole. The Department of Town & Regional Planning (DTRP) has a CBD committee but whether this committee has the resources or support to look after the CBD is not at all clear. In fact in a predominantly privately developed entity, Government should have little control and should rather empower the developers and landowners to take ownership.

Traditionally, CBDs have evolved out of some existing growth of business activity but Gaborone’s CBD can be described as a Purpose made one because it is designed to attract business rather than catering for existing growth and as such it needs a deliberate, pragmatic approach to ensure its success. This strategy means having a clear definition of what the CBD should be – which in this case is captured in the CBD urban design plan – and following through what was laid out in the plan without compromise. This should also mean controlling what happens elsewhere that may affect the envisaged outlook of the CBD. By failing to regulate the mushrooming of malls and office parks elsewhere in the City, Government doomed the CBD to defeat before it even started. Therefore going forward all major commercial office developments should be frozen in all parts of the City apart from the CDB. This could mean: • •

taking a decision not to approve any high grade office development anywhere outside the CBD, not approving any high grade commercial development outside the CBD.

One such strategy is creating an independent CBD Management Company that will run the affairs of CBD. The company could be made up of all involved key stakeholders such as Government, Landowners, Private

4

It shows just how far removed the current developments are in line with the original intent. In fact one could even see this disparity in the two court buildings there. Although flanking a heritage monument, the building themselves are completely devoid of anything that either speaks of our cultural justice system or even traditions in building. Clearly there has been a wide divergence from the original intent. This was primarily

REVISE THE ORIGINAL CBD MASTERPLAN LAND USE. The original CDB master plan had the following land use rations: Commercial

411,845

1,118,160

Civic & Community

63,245

60,000

Recreation & Open Space

20,265

0

Transport

30,000

49,025

At more than 1million square meters, clearly the commercial space of allowable development dwarfed all the other uses envisioned for the area before the development of all the other office and commercial spaces around Gaborone. Times have changed and the majority demand for commercial space has already been provided elsewhere.

Few options exist in the commercial sector that have not already been provided, hence we see residential being introduced in the CBD. This is a good move to inject variety into what developers and land owners can find viable. Other uses could be introduced such as: • Residential • Markets • Jewellery Quarter This however needs to be done holistically and pragmatically and not piece meal. Revise the current space use ratio and open it up to other possibilities and therefore deal with implications to the original plan.

5

developers, Tenants, GCC and some neighbourhood or public representation. This company would in its broader mandate: • • •

•

Be the custodian of the development and therefore have its primary concern as safeguarding the success of the CBD as a whole.

Take care of Landscape and shared amenities Promote CBD as a whole to attract not only potential local business but also actively go out of the country to showcase and invite potential business to come and trade in our local CBD. Generate revenue to conduct the necessary services of maintaining the CBD.

AESTHETICS COMMITTEE. The original CBD plan called for a character in tune with Botswana and its peoples to be at the centre of the development of the built environment of the CBD. It clearly noted that the CBD should not be developed as if it was in France, UK, America or Dubai. But if you look at what Mr Gullam was quoted as saying ‘The square was developed on Dubai based concepts...’

This way the market potential of CBD can be restored. If developments such as Game City, Riverwalk, Airport Junction, Fairgrounds Office Park and Kgale Mews were in the CBD, we would not even need space fillers such as the High Court and other government offices to be there.

2

CBD MANAGEMENT COMPANY.

because there was never any deliberate implications strategy of how to achieve a specific aesthetic in the CBD. Although spelt out in the plan, architects and developers by and large have ignored this because nothing exists that demands it.

Therefore there is a need to establish a committee of relevant stakeholders to advise planning on issues of aesthetics regarding what gets built in the CBD. This committee might not necessarily deny planning but provide advice to the planning authorities for them to make an informed decision on the character merits of a building’s aesthetics. Stakeholders such as Botswana National Museum, BOCCIM, Architects associations, Academics, Community Leaders and others should be involved.

RESOLVE KEY INFRASTRUCTURE Listed in the CBD master plan as a prerequisite to it success is the connectivity of CBD to the rest of the City. It is only when CBD can be freely accessed that business and customers alike would feel comfortable to access CBD at any time of the day. In its current form CBD is inaccessible for business in the morning and evening due to traffic jams.

The original CBD identified road networks and walkways that need to be integrated into the CBD and this is yet to be done. Parking provisions in the CBD for buildings was to either be provided underground or on grade; underground parking comes

with a huge cost and the cost has to be shared with customers hence some like Masa Centre are charging for their secure parking, but the purpose will be defeated if no one regulates parking on the road side.

Ultimately an area is graded an A grade business or commercial place based on the quality of its amenities such as roads, parking, landscape/open space, security but CBD in its current form has none of the above. How can developers therefore be expected to maximise the rating of their developments which is their prerequisite to business success?

CBD’s WORLDWIDE: Successful mixes of offices, residential, greenery, monuments, hotels, and transport LA DEFENCE, PARIS, FRANCE

LA DEFENCE, PARIS, FRANCE

CAPE TOWN CBD. SA

AREA SPECIFICATIONS • 3,500,000 square metres of offices • 20,000 residents • 210,000 square metres of shops • 2,600 hotel rooms • 310,000 square metres of flagstone and sidewalk • 110,000 square metres of greenery • 60 modern art sculptures and monuments

Canary Wharf Group has designed open spaces, buildings and malls, blending the best in art, architecture and functionality. Currently the development comprises over 30 completed buildings and over 200 shops, bars and restaurants within four retail malls. It also has a conference and banqueting centre, two Dockland Light Railway stations, a Jubilee Line station, car parks and approximately 20 acres of landscaped open spaces.

A commitment to turn Cape Town’s Central Business District (CBD) into the ultimate area to work, live and play has seen substantial development of residential accommodation in the CBD, some of it completely new construction and others retaining a façade of the old commercial buildings but with exciting residential opportunities within.

The Cape Town CBD is a unique truly vibrant place to live!

BOIDUS FOCUS Monday 17 December, 2012

Markets Page 5

BOIDUS MARKETS

Botswana’s Property Listed Companies end Year on the High

by Boidus Admin / Abstracts Information as per respective Companies 2012 Published Financial Results. Visit: www.bse.co.bw for more information Turnstar Holdings Limited

• • • • •

Letlole La Rona Limited

Revenue increased by 16% from P48.4 million (2011) to P56.3million.

Other income increased from P1.1m to P20m mainly because of the foreign exchange gain.

Investment income of P9.19 million constitutes interest earned from investment in debentures of Mlimani Holdings.

Finance costs have gone up from P2.1 million to P 8.5 million. This is due to the additional facility taken to acquire Island View and subscribe for debentures in Mlimani Holdings.

Profit for the interim period ended 31 July 2012 up by 23%

PrimeTime Property Holdings Limited

Profit before fair value adjustment and tax for the year ended 30 June 2012 amounted to P47.85m. The portfolio has been independently valued at P449m as at 30 June 2012 and reflects a write up of P41.93m, a 10% increase from June 2011. The full year income distribution amounted to P42m, of which P0.28m related to dividends and P41.72m related to debenture interest. The distribution of 15 thebe per linked unit exceeded the prospectus expectation by 9%.

New African Properties Limited

2012 saw another strong year of trading for the Company, recording very respectable results of 8% increase in debenture interest and a 9% increase in Earnings per linked unit compared to prior year. The growth strategy continued, with the first building in Prime Plaza, located in Gaborone’s Central Business District, having been completed and occupied from 1 August 2012.

We are very pleased to have attracted the Citizen Entrepreneurial Development Agency as the sole tenant for this property – now known as CEDA House. Across the country, our tenancies continue to be of good quality, with vacancies isolated to a few smaller units in outlying areas.

Successful letting of these continues to be a focus for our property management team.

Income from operations (before rent straight line adjustment) of P95,3 million exceeded the prospectus forecast for the year of P93,5 million. Net distributable income is however slightly lower than forecast due to certain properties being held in two subsidiary companies which results in tax being payable within the group. Profit for the year is lower than forecast as a result of lower fair value adjustments, primarily on investment property.

bw.KnightFrank.com

Gaborone New CBD In 2012 Knight Frank acted on leasing transactions amounting to in excess of 15,000 sq m in Gaborone’s New Central Business District and look forward to contributing to the future success of the market in 2013 and beyond.

Please contact joe.simpson@bw.knightfrank.com , Abigail.morokotso@bw.knightfrank.com or Tshepo.motlhabi@bw.knightfrank.com if you are looking for space or require assistance in securing a tenant/buyer for your property

Offices to let

Offices to let

Offices to let

Prime Plaza

Matante Mews, Building 4

The Masa Centre

•

• • • •

•

• •

Over 2,000 sq m of grade A office accommodation in one of the CBD’s most desirable schemes Anticipated completion September 2013 Basement and surface level parking

Prime office accommodation, totalling 978 sq m across five floors Standalone building within a mixed use development Under construction, ready for occupation in Quarter 2, 2013 High visibility corner plot with excellent access to local amenities

• •

Prime CBD location in landmark mixed-use development Various size options available from 200 sq m Available for immediate occupation

Knight Frank Botswana (Pty) LTD | P.O. Box 655, 183 Queens Road, Gaborone | Telephone: +267 3953 950 | Fax: +267 3951 480

Buildings Page 6

BOIDUS FOCUS Monday 17 December, 2012

How Botswana Post is Reviving the Old CBD

by Kibo Ngowi

When Office of the President moves out of its current location and into the building that used to be Orapa House, it will mark a watershed in the life of what is now referred to as the Old Gaborone Central Business District. The area has been home to some of the country’s most important cooperations including Debswana, FNB, Barclays, Botswana Post, Deloitte and Botswana Telecommunications Corporation; not to mention a collection of embassies, ministerial headquarters and other important government departments.

However, the capital city’s first high rise building quarter has since fallen out of favour due to a number of critical infrastructural problems – primarily stemming from a lack of parking facilities and amenities – that have

frontage to the street that will attract street life to the building and will most importantly add new spaces to the building.

The building renewal exercise that Botswana Post are engaging in means more than just renovations.

It is a catalyst to regeneration. As cities grow, areas will always eventually need to be regenerated to catch up with the times and this is especially true for city centres and business districts. Instead of relocating to a new green field area with no problems, corporations need to lend a hand in helping old parts of the cities they operate in to keep up with new developments. This means working with local authorities to find long lasting solutions to issues of parking, security and most importantly, finding creative means of bringing new life to old parts of the city.

caused many important tenants to move out. Amongst them are Deloitte who opted to build their own headquarters in trouble free Fairgrounds and FNB who are currently putting the finishing touches to their new Cooperate headquarters at the new CBD. Meanwhile, Leno Holdings, owners of Finance House have put the building on sale and the jury is out on what Barclays will do in the near future.

Amid all of this Botswana Post is bucking the trend and dealing with the areas’ problems in a different way. At a media briefing on Friday 7th December, ‘The Postman’ Mr Pele Moleta announced that the first phase of renovations to Poso House is expected to be completed by the end of this year. The renovated Poso House will boast a new and improved

retail outlets and other business ventures into the area. As a coordinated effort with neighbouring building/ land owners, this could easily become the most sought after area in town due to its convenient location and its established place in the minds of Gaboronians, much like the old parts of London are now compared to the new swanky Canary Wharf.

Older parts of the city have heritage that new parts cannot compete with.

Viewed from this vantage point, one can see even more opportunities;

for example, what it would mean if Botswana Post was to regenerate their main mall office branch opposite President Hotel? Developed with new parking, new commercial and office space, this building could offer the much needed anchor-tenant that the main mall needs to attract life while still retaining its heritage.

Therefore by choosing to stay behind and work with the local community to improve a local neighbourhood, Botswana Post could also add ‘Agent of Regeneration’ to their list of commendable achievements.

This has advantages that corporations could also benefit from. More often than not, the identity of a corporation is associated not only with the building it occupies but also with the area in which that building is located. Identity, like heritage, comes with nurturing and time. People remember buildings such as Debswana house, Nokia House and others and relate them to a certain image or brand. It inherently becomes an etched identity into peoples’ minds and simply relocating could undermine that identity.

Regeneration can also unearth new possibilities for business. For example, Botswana Post is exploring opportunities for building new office space at the back of their building and providing commercial opportunities to bring restaurants, urban

OTHER RENOVATED PROJECTS WITHIN THE MAIN MALL

Other Renovated Projects within the main mall

by Boidus Admin

TURNSTAR’S COMPLETE OVERHAUL OF ITS MAIN MALL HEADQUARTERS

CBH’S FACELIFT OF ITS MAIN MALL BUILDING

BOIDUS FOCUS Monday 17 December, 2012

Buildings of the Year 2012: Looking towards their completion

by Boidus Admin

FAIRSCAPE PRECINCT: A mixed-use concept for fairgrounds

December 2012 Construction photos

FNB HEADQUARTERS BOTSWANA

BRIDGETOWN RESORT: Gateway to an adventurer’s paradise

Buildings Page 7

Boidus Feature Page 8

BOIDUS FOCUS Monday 17 December, 2012

2012 End of Year Review: Botswana’s Construction Industry

by H. Killion Mokwete >>> FROM PAGE 01

Professionally, the industry is still largely run by professionals who are not registered through formal registers and therefore not regulated.

This free for all services has recently seen key industry stakeholders such as the Minister of Finance (Matambo) and BBS CEO (P. Molefe) accused Valuers of inflating property prices.

The architects registration council is still not anywhere near formalization, while quantity surveyors can only hope that this year will bring changes for their professional registration. It is these issues that lead to people outside the industry having poor impressions of our built environment professionals.

Public projects still face the same old problems that they went into the year with. The notorious stadiums are still shut with no end in sight. The Airport, schools and others public projects are a large stain on the ‘President Medal’ winner, Minster J. Swartz.

Globally, international markets still are not showing any growth and most markets such as those of the Euro zone are still bottoming up. The global construction industry is still in full blown recession with only countries such as USA and Canada, which area not under austerity, making positive steps towards normally observed growths.

BOIDUS FOCUS measured the attitude of financial institutions operating with the country towards...

FINANCING MULTI-RESIDENTIAL DEVELOPMENTS Botswana Building Society (BBS) HAROLD MATENGE Sales Manager

First National Bank (FNB) NASIMA KALA Property Division Sales & Services Manager

What has been the trend in the demand for finance and/ or mortgages for developing multi residential?

Generally, the demand for financing multi-residential property has increased. Both corporate and individual clients have realised the benefits of leasing property and developed multi-residential units.

The Bank has seen a growth in financing small to large scale multi residential projects, from single unit housing to large scale housing projects. Some are turn key developments while others are development finance projects. The projects are located in and around the Gaborone Area and in the Central Francistown Area.

Have you seen an increase in the number of customers who have received loans to develop multi residential projects through your bank?

Yes, there has been an increase in the number of customers requesting loans to develop multiresidential properties. It is our opinion that many individuals believe the management of such businesses is relatively easy and holds no requirement for expertise.

Indeed we have. Within FNB Property Division we are in a position to offer the developer an end to end financing solution for land acquisition to infrastructure development to housing development and right up to off-take finance.

We are in a position to assist and offer requisite advice on how to approach such projects, depending on the customer’s project requirements.

What plans does your bank have to tap into the demand for multi residential developments?

There are many strategies that the bank is implementing to tap into various developments undertaken in the country. Each strategy is tailor made and suited for each client of the Society.

We encourage our clients to visit the Society to understand the product best suited for their individual requirements.

There are plans to develop a suitable product that can assist potential developers to meet the projects demands and assist in the acquisition of suitably located properties.

Do you anticipate the demand for multi residential funding to increase or decrease in the coming year?

Though, we cannot speculate on the demand for multi-residential property in the country, judging from the current trend, it is expected that there will be an increase in the coming year.

Without a doubt, we anticipate an increase in demand.

There is a trend in that more and more people are looking for secured housing that offer a myriad of amenities that a multi residential complex can offer.

>>> CONTINUED PAGE 13

BOIDUS FOCUS asks REIB President Maje Maje for his outlook...

LOOKING BACK ON 2012 IN THE CONSTRUCTION INDUSTRY AND FORWARD TO THE 2013 BUDGET SPEECH What were the most important issues concerning Botswana’s real estate industry in 2012?

Botswana still remains a very unique real estate market in Africa. It has somewhat defied the economic down turn which has characterised many economies in the west, in the middle east and even in South Africa next door.

Commercial & Office - Gaborone has seen the establishment of two new shopping malls – Rail Park and Airport Junction. There were also additional office spaces entering the market in the CBD area.

These developments inspired worry amongst many property players that there is going to be an influx of office and retail space. This fear was not supported by any concrete evidence and fortunately for the market, some of the key players realised that we are operating in a market where speculation and hearsay are rife. To address this, a property data company was brought in to help with reliable market information.

IPD has just released its first property data for Botswana market making ours only the second

African country – after South Africa – to have such data available. This is now setting a bench mark to show the potential investors how the market is performing.

occupation in the coming year. This has shown the confidence which the market have in our hospitality industry, which still commands good ADR’s and occupancy rates.

Google Street Viewing – this year also saw another millstone in our real estate sphere, the introduction of Google street viewing which covered the whole of Botswana and will put Botswana in the market.

Street viewing is a very important tool being used by many real estate practitioners internationally and it can benefit Botswana immensely

What would you like to hear in the upcoming budget speech of February 2013 regarding the real estate industry in Botswana?

LAPCAS – our government has now seen the need to have an easy mechanism of addressing all land issues, including application, planning, allocation and development of land. This central registry will help us maintain central and accurate land information, which can be used reliably when revenue is derived from these land parcels, such as property tax.

Tourism – the tourism sector has seen the development of a number of 3*/4* hotels which have entered the Gaborone market and will be ready for

I would like to see if government can start studying the performance and contribution of real estate to the Botswana economy. At the moment, it shown to be contributing a mere circa 3% of the GDP. That is quite low looking at the value of real estate in Botswana. If this can be looked at closely, then it can help address the current anomaly. Government needs to encourage more property developers in the market, so that the delivery of housing is met and the current shortage is addressed. We can’t have one developer in the whole country, being BHC. We also need the formation of a Real Estate Authority, which will be able to effectively regulate real estate professionals. Accountants have just gotten that and real estate can’t be left behind as it plays a major role in any country.

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TENDERS JOBS EVENTS List/Find the latest Tender and Jobs In Construction Stay updated with current Industry Events and activities

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Due to the festive season, BOIDUS FOCUS CLASSIFIEDS dedicated more space to helping you find your Christmas Product Specials. Your usual classifieds section will return after the new year.

CHRISTMAS PRODUCT SPECIALS

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BOIDUS FOCUS CHRISTMAS SPECIAL | December 2012

CARTOONS

by Eureka Radiposo

BOIDUS FOCUS Classifieds December 2012 | BOIDUS FOCUS CHRISTMAS SPECIAL

Buying Home Building Materials

Learn how you can get builders’ discounts, free delivery, and materials delivered on time, plus take advantage of little known payment options.

Source: bobvila.com If your designer has specified all the fixtures, appliances, and home building materials needed for the job, you may not have to do any of the buying. If you have a general contractor on the job, he or she may handle the ordering and delivery of goods. Yet in most jobs, the homeowner, by choice or force of circumstance, ends up going shopping. Perhaps the goal is to save money; maybe it’s to make sure one or another product is to your taste. On the other hand, if you are acting as your own general contractor, you’ll need to arrange for buying and paying for a wide range of materials.

Whether you’re buying one light fixture or truckloads of lumber, you should keep in mind these considerations: ASK FOR DISCOUNTS ON BUILDING MATERIALS When you begin shopping, ask each supplier – the lumberyard, the electrical supply store, the plumbing supply house – whether they give a builder’s discount.

You are a de facto builder, so you should act like one and get the benefits. Your suppliers probably won’t complain (after all, you are not asking for anything

more than many of their other customers get), though if your project is a relatively small one, don’t be surprised if the answer is no.

Some suppliers have monthly minimums to qualify for builder’s discounts (typically, a thousand dollars or more at the lumberyard). Some suppliers have a scale, with deeper discounts for the contractors that do a big volume of business.

If the supplier tells you that the preferred builders’ terms are not available to you, ask why not and what the required qualifications are. Discounts vary greatly, but a 10 percent discount on lumber and millwork is common, while with lighting fixtures the savings are often much higher. Ask the question.

EXPECT FREE DELIVERY Many suppliers will deliver at no charge.

Make sure to establish that they do, and, if not, what the charges will be. If there is a delivery fee, shop around a bit to see whether other suppliers charge one.

Beware of “sidewalk delivery.” A familiar concept to apartment dwellers, it means that your giant new refrigerator will be

delivered only as far as the sidewalk – even if your kitchen is on the third floor.

That may (or may not) be acceptable to you, but if it is, you’ll need to know when the truck is coming and arrange for the manpower to bring the goods inside.

GET YOUR BUILDING MATERIALS DELIVERED ON TIME When ordering materials, consult often with your GC or subs about the schedule. There’s little point in having materials piled at the work site waiting to be used, since the sooner you get them, the sooner you have to pay for them. Stacks of goods can also be very inviting to thieves—in the jargon of the business, they have a tendency to “walk away.” On the other hand, you need to be sure that supplies are available when they’re needed in order to keep the job on schedule. If the materials aren’t on site when required, work will quickly come to a halt.

When researching options, ask suppliers about availability. Find out when you have to order that special tile and oddsize window in order to have them available. Cabinets and heating equipment are most likely to require the longest

order time, and their absence can, again, slow down the job.

INVESTIGATE CREATIVE PAYMENT OPTIONS You can pay for goods at the time of purchase. Most suppliers will take a local check or a credit card. However, you may want to open an account. If so, the supplier will check your credit (it’ll probably ask which bank loaned you money and for other credit references). Having established you are a worthy credit risk, most suppliers will then offer at least a thirty-day term in which to pay, meaning that goods that arrive this month at your house won’t have to be paid for until next.

That can be helpful in managing the flow of cash during a building project. Find out exactly what each supplier’s terms are as some suppliers also offer a 1½ or 2 percent discount for speedy payments.

Disclaimer: Boidus Media does not provide commercial property adversary services. Information given here is for reference purposes only. Boidus Media nor its advertisers will not be liable for any miss-application of information contained here.

Buying Building Materials THE SMART GUIDE Shopping – love it or hate it – when you’re building something, there is often an awful lot of it to be done. With the average material spend on a job being around 46% of the cost, is your business making the most out of your purchasing decisions?

Making smart purchasing decisions results in financially positive outcomes: get a good deal on your materials and you can unlock further profits for your business. Or, if you are trying to secure the work, you can shop around for the best prices and increase the competitiveness of your quote and, in turn, the chances of winning the job.

And the positive effects don’t stop there, by having exactly what you need on site when you actually need it means you can stick to your schedule. It also ensures your labour force (that other big expense on a job!) is able to get on with their work. No more ‘nipping off’ to find a local merchant to pick up a pack of £10 nails that, after all the malarkey, can end up costing you in excess of £100 when you take into account fuel, vehicle wear and tear, the men left on site standing about waiting for them and the wages of the worker who ventured out… very expensive nails indeed! Too many episodes like that and you’re going to be pulling yours out along with your hair…

Shopping, buying, purchasing, sourcing, whatever you want to call it, can often end up at the bottom of the list or be arranged hastily – after all, in order to buy smart, you need that all-important luxury: time. Shopping around and pressing suppliers for the most competitive deal is the only way to ensure you get the best price. It prevents the price creeping up, which can happen if you always go to supplier X, and ensures that you are aware of what the best deal actually is. Doing it early before you need the goods will result in a smooth running, well organised job. The odds of something not going to plan on a building job are really stacked against you and there are many things that are beyond your control; your supply chain doesn’t need to be one of them.

This guide will enable you to make the most out of your purchasing decisions: •

• • •

• •

Get organised – don’t leave things to the last minute, if you buy under pressure and need things yesterday your buying power will be reduced and your supplier will be calling the shots You need choice to make a smart decision – always get at least four, if not six, quotes for your materials Ensure that your suppliers are actually quoting on a like for like basis Negotiate, if your preferred merchant isn’t giving you the most competitive price get on the phone and tell them; they want your business and if they don’t or can’t compete you have the information that will enable you to go elsewhere Top tip: splitting the order over more than one merchant can save you a great deal of money Create purchase orders; if there is a problem on price or delivery these are essential for working out who is responsible for the mistake.

If you have read the above and thought “yes, I can see that makes sense but you are not living in the real world, how can I do all of that? I just don’t have the time…”

At Easy Price Pro, we have a program that has been designed to do all of the above and more, it’s called Easy Order Ultra and it could be the answer you or your purchasing department have been looking for. It will take the hassle out of shopping around and seriously reduce the amount of time you need to do it. With a few clicks you can email your material quote to as many merchants as you want, the quotes you receive will all look the same and be laid out in the same order so at a glance you can see if they are like for like.

Better still, with a few more clicks you can compare up to six quotes, instantly seeing the most cost-effective way to purchase. And, the cherry on the cake, ready-made purchase

orders that can be printed off or emailed to your merchant straight from the program – so even if you split the order, you can ensure that nothing gets left out or forgotten. The Easy Order Ultra program works with our easy to use estimating programs so, if you are estimating with us, in just a few clicks you can bring the material list for your quote into Easy Order. All materials required for the entire job or just the selected stage will be there, ready to email to your merchants.

BOIDUS FOCUS Classifieds CHRISTMAS PRODUCT SPECIALS

BOIDUS FOCUS CHRISTMAS SPECIAL | December 2012

BOIDUS FOCUS Classifieds December 2012 | BOIDUS FOCUS CHRISTMAS SPECIAL

CHRISTMAS PRODUCT SPECIALS

BOIDUS FOCUS Monday 17 December, 2012

Boidus Feature Page 13

2012 End of Year Review: Botswana’s Construction Industry

by H. Killion Mokwete >>> FROM PAGE 08

BOIDUS FOCUS sat down with Property Valuer and Secretary General of Real Estate Institute of Botswana (REIB) MODIREDI MARUPING to attain his professional perspective on...

PERFORMANCE OF BOTSWANA’S HOUSING MARKET 2012 AND PROSPECTS FOR THE FUTURE Work is in Gaborone. Life is in the City. Mogoditshane, Tlokweng, Mmopane, Modipane area, Gabane, Molepolole and even Mochudi are feeding off the demand cultivated by the Capital City! The next City is almost 450 km away! So there is no credible threat to Gaborone City demand for housing. From the sky the City seems undeveloped, so more still needs to be done. Housing is like food.

Everyone needs a place to sleep. We just need to acquire and service the bush that we see from our skies!

What are the key challenges that will need to be addressed in order for the housing market to sustain its impressive performance?

How would you describe the general performance of the housing market in Botswana over the course of the past year?

Good. For the lower end the performance of the housing/ property market in Botswana has been very good indeed.

As an example, undeveloped single family residential plots (about 1000 sqm) in Tlokweng are now selling (though illegally) for about P300, 000. This is up from an average of about P160, 000 at the end of 2011. Another obvious example would be basic BHC low-cost houses where prices in excess of P600, 000 (G. West Phase II) have been achieved by mid-2012 largely due to the entrance of mainstream business into the CBD. In 2011 you could get a low cost for about P350, 000 to P400, 000. For the upper end we seem to be witnessing a steadying of the pressure on prices although recent adverts for undeveloped plots in the Phakalane Golf Estate were at P3.5 million (ON about 1500 sqm). But in general properties costing upwards of P3 million are not being snapped up as fast as they used to be.

What do you think will be the impact of an increase in multi-residential developments on the housing market?

Multi-residential developments would refer to a situation where you have multiple families living in one property properly divided. Due to shortage of accommodation it is a good thing that such developments are increasing as more people will be housed in a plot of say 1000 sqm compared to a single family on the same sized piece of land. Still this may not be enough as we need more developments in the City of Gaborone that promote effective use of available space. For the multi-residential developments to effectively use land they need to go multiple storeys with the City Council relaxing the stringent building controls. In a period where land is fast running out more should be done to promote abundance of housing (because this we can control) rather than trying to find more land for each and every one of us.

In view of the recently published IPD report which showed that housing has outperformed all other sectors of property development do you think this dominance will continue over the course of the coming year?

Yes I think it will continue. Gaborone is the Capital City.

OPPORTUNITIES FOR DIVERSIFYING THE TOURISM PRODUCT Ms Lily Rakorong, Hospitality & Tourism Association of Botswana (HATAB)

Extreme and Outdoor Activities; Desert/bush survival courses, Fishing (commercial) camps, Houseboats, Camping equipment hire, Boat station, Film industry outfitter Eco Tourism; Traditional cuisine - restaurants, cafes, food stalls/outlets, Traditional bars, Cultural centres, Dance and theatre groups, Traditional storytelling and games, Gathering veld products and tracking wildlife, Traditional music, Curio and craft factories, Curio and craft, outlets, Visits to traditional healers - medicine

Cost: The cost of erecting a building is sky-rocketing. We cannot house more Batswana in the existing structures in Gaborone City. Take Extension 4 as example where you have plots of more than 1000 sqm with a single unit building of about 50 sqm. Such a structure needs to go to pave way for multi residential developments to populate the City Centre and in turn to promote commerce.

Services: In the Centre of the City (ex 2,4,10,12, 9, 11 etc) services are limited. They cannot handle a quadrupling of the population in these areas. Sewerage reticulation, water reticulation, power supply will all need to be upgraded.

Building Regulations: We need to amend these to allow more people to populate a single square km in Gaborone City. Why limit ourselves to multi residentials only on plots bigger than 1000 sqm when it has already been shown that even a plot of 450 sqm can accommodate up to 4 bachelor pads. Why do we have to allow space for kids to play when not every tenant would bring kids especially for bachelor/ette accommodation?

2012 REVIEW: PROPERTY

Challenges of the Property Development Industry

by H. Killion Mokwete [Extracted from his presentation for the Botswana Guardian Breakfast Seminar on Property Development held 6th Dec 2012]

DEMAND AND SUPPLY DEMAND FOR BASIC HUMAN NEEDS is by outstretched by supply. The demand for housing/especially Housing is skyrocket while housing output is far legging behind.

DEMAND FOR LAND/SERVICED LAND is, some say the root cause of most of our industries supply problems DEMAND FOR RESOURCES such as energy supply, water food and others versus our country’s ability to produce forms the first key challenge that the industry face

BESIEGED INDUSTRY PROFESSIONALS

When we have succeeded in the above and we still feel the pressure then we interest ourselves with the challenge of finding new land and servicing it.

What do you say about the fact that the cost of residential property in Botswana has put it out of reach for most citizens?

As far as availability of housing finance is concerned in as far as only 278,000 working Batswana can qualify for bank mortgages (Fin Mark 2011) I believe that Batswana can still finance their property. A BHC low-cost currently goes for roughly P500, 000 and it’s a building measuring about 54 sqm. To erect the same sized building (for a small single family with 2 kids) one can spend as little as P100, 000 (estimate includes labour and materials) on a plot allocated by the Land Board (all Gaborone surrounding tribal areas) at no cost. If you earn a salary or wage this feat can be achieved if undertaken deliberately but purchasing brick by brick! Rome was not built in a day!

The debt situation in Botswana indicates that this is possible as just over two thirds (68 %, Bank of Botswana) of the total individual debt (of 17.9 billion) in Botswana as at 31st August 2012 is unsecured (short) personal loans which have surely been used largely for consumption. If only we could make that deliberate change of attitude!

> POOR PERFORMANCE OF INDUSTRY PROFESSIONALS > LACK OF PROFESSIONAL REGULATIONS AND REGISTERS. > ALLEGATIONS OF CORRUPTION AND SHODDY WORK

EFFECTS OF GLOBAL RECESSION > 3 YEAR FREEZE ON ANY NEW GOVERNMENT PROJECT(S) IS FINALLY TALKING TALL > PROFESSIONALS ARE FEELING THE PINCH > BOCCIMS ATTEMPT AT AN INDUSTRY BAILOUT

Industrial Plots in high demand

Tips on Maximising Your Property Value

Sandy Kelly, Managing Director Time Projects

Debra Albers, Pam Golding Properties

In a Boidus Focus exclusive Interview, Sandy Kelly highlighted the high demand and shortage of industrial land for warehouse development. But he notes: ‘If you have a diversified portfolio, your diversifying the risk, which means loosing one anchor tenant in one development does not cripple your whole projects portfolio. For example, if you take the situation of game city, it is at risk with the arrival of Airport junction as most shops are a replication from the other. Therefore making sure that your portfolio is diverse is essential...”

First impressions are very important; the property must look attractive and have “kerb” appeal. She notes to focus on: Landscaping and Interior spaces, both for new properties and existing properties. For new properties, she notes to supervise builders and check that finishes are well done, clear away all building rubble, and check that all utilities are working.

BE CAREFUL NOT TO OVER CAPITALISE AND REPLACE VALUE WITH VALUE – seek an expert opinion when undertaking renovations.

Boidus Feature Page 14

BOIDUS FOCUS Monday 17 December, 2012

MIST Takeover of Shakawe Secondary School Leaves More Questions Unanswered

by Boidus Admin

In a letter addressed to all media houses, the Ministry of Science and Technology (MIST) announced that it will be taking over the troubled Shakawe Senior Secondary School and handing it over to the Client, Ministry of Education and Skills development on the 13th of December. In a move that resembles the

final resignation to the fact that the problems the school buildings face cannot be resolved anytime soon and through the courts, MIST has decided that it will take over the school and fine the contractor for none compliance with the contract.

The letter states that the contractor has already been charged to date 65

million pula for late delivery of the project.

The questions unanswered in this project are almost similar for all other delayed projects by DBES and MIST. Some of these include the National Stadium, Francistown stadium and SSKI Airport.

THE UNANSWERED QUESTIONS Just what does the Government gain from ‘refusing’ to accept the so called non compliant projects? From a contractual point of view, what does it real mean? Not signing the completion certificate but also not taking any measures to make right the works not in accordance to the contract does not resolve the impasse. The contractor in most cases would just wait to resolve the dispute in courts and this never happens expediently because often DBES always then tries to engage outside consultants to verify the works, a lengthy process in itself.

If MIST was so sure of its right in the dispute over the works, why back down after already going this long holding out for a court date? In most cases consultants who are often accused also feel they have a case against MIST as a client. In earlier reports for example, the consultant in question at the National Stadium was quoted stating that they are waiting to be furnished with court papers. This shows that they believe in their case and are prepared to fight it out in court than make good any works.

Just how does MIST administer its contracts? What remains the biggest mystery is just why does all MIST disputes never seem to follow the usual known contract procedures of dispute resolutions, through adjudication, arbitration before everything becomes about litigation?

Who is the real loser? Although MIST can always hold out long enough to safe face and the contractor is charged, the real losers in all these troubled public projects is the public. The school’s disruption to the education delivery is immeasurable. Just like the social damage of not having a National Stadium will never be known.

The last time, we read ‘The three – erstwhile China Civil Engineering Construction Corporation General Manager Wang Xiaming, CCECC Project Manager Liu Wengsheng and Whitacon Managing Director Qiu Xiaoxing – were charged with attempting to bribe Botswana’s former Infrastructure Ministry Permanent Secretary Carter Morupisi with 250,000 pula (US$32,000) in June 2011 in connection with the Shakawe School. We also read some or one of the accused have jumped the country. So who is going to pay up for both the none compliant work and the 65 million Pula mentioned above?

BOIDUS FOCUS Monday 17 December, 2012

Education Page 15

What it takes to become a built environYou are a Professional - ment professional Never Work for free.

2012 REVIEW: PROPERTY

by Kibo Ngowi

by H. Killion Mokwete

WHAT IT TAKES TO BECOME A QUANTITY SURVEYOR

The temptation amongst construction professionals is to ‘do work on risk’; usually without any legal guarantee of payment and or appointment once funding has been sourced. Far too often as an architect I have been in the situation where potential clients have project ideas but no funds to pay for services. ‘Don’t worry we will do it on risk and you pay us later’; this is usually what architects will do to offset services costs upfront.

Mr. Gopolang Ntwayagae is a professional quantity surveyor with more than ten years experience, including six years at a professional firm, two years at a construction firm, four years lecturing Civil Engineering students and two years at Botswana Housing Corporation where he is currently employed.

This practice although necessary, especially with architects, who are usually at the front end of enabling ideas and projects, needs more careful thinking and robust binding contracts to ensure your work is paid for. The usual route would be to enter into a contract which ensures that full fees are paid once funding has been sourced. The weakness of the arrangement is that because most of such contracts are not drawn legally, excerpt as letter of intent, there is not much one can do once the client acquires funding and bails. You are left with drawings and wasted time and resources. In some cases clients would acquire funding and go right ahead and hand your schematic drawings to a contractor without your knowledge and commence building.

Avoiding pitfalls of Risk Based Speculative Work: • Legally Binding Contract: Get a legally binding contract drawn by a lawyer and signed by both you and the client before you undertake any work.

• Deposit payment and Client commitment: Make sure that the client contributes at least some deposit of the deferred fees.

Some usually ask for 10% as deposit. Get this paid before you can do anything. It’s important for both the client to feel they have committed and also its good to have some assurance that having spent some of their money, the client will be inclined to stick with you.

• Defined deliverable: Be clear on the deliverables and be sure to undertake only the agreed deliverable and nothing more.

Anything beyond make sure it is either paid for or it changes the original terms. Clients can sometimes abuse the ‘risk’ based work by asking for many options and continually bring new ideas from their holidays. Never issue soft copies nor final drawing for clients to take away on risk basis terms. It’s safer for you to be in control of what goes out and to whom. After all it’s your intellectual property until you are full paid up.

• Be involved in the Finance Raising: Architects especially tend to take hands off approach towards funding and business development of the project. You cannot afford to be outside the fund raising process, least the first fees cut form the budget are those meant to pay you. Therefore make sure you are either part of the process or you stay in touch with the process.

• Take them to task: Eventually it happens that a client bails with your drawings and goes and gives to some technician to produce technical drawings and the next thing you know they are building on site. In that case take the matter up with the courts.

Unfortunately we still don’t have proper regulating entities that you could go to, so your only alternative is approach the courts for recourse. These days the industrial court is there for all your disputes and it’s fast and affordable.

Professionals, especially in the building industry, need to empower themselves and say no to free work. Other more organized professionals such as Lawyers, Accountant, Doctors have long organized their professions and you would not expect to get any services for free them. Its what a self respecting professional should do.

“The benefits of studying Quantity Surveying are that it is a diverse field which gives one a lot of flexibility and understanding of other professions” says Ntwayagae.

Ntwayagae began his path to being educated as a Quantity Surveyor by first completing the first part of BSc at the University of Botswana (UB), after which he was accepted to study QS at London University of Southbank (LSBU).

“As a QS I had to study Contracting and Contract Administration; Construction Technology; Measurement of Building Works; Economics of Construction and Procurement and Construction Management among others” says Ntwayagae. “QS gives you the skills in running a business and apart from running their own businesses, some of them pursue other fields like Law, Economics, Project Management, Business Administration, etc.”

WHAT IT TAKES TO BECOME AN ARCHITECT A typical Professional Degree is 5 years; normally the final year is an opportunity for students to do a design thesis, where they can develop their own project briefs based on their knowledge, understanding, and opinions of architecture.

Generally, various schools require different backgrounds, but common to most are: art (of some sort), mathematics, and physics. Nowadays many schools require submission of a portfolio in addition to the application.

There is only one school in Botswana that offers a professional degree in Architecture, University of Botswana. Abroad, there are several well-established prestigious schools in South Africa, USA, UK, Australia, Canada, Scandinavia, and others. The choices are plenty, it just takes research to the find the best fit for you. The best place to start is: www.archos.org

WHAT IT TAKES TO BECOME AN URBAN & REGIONAL PLANNER Thato Motlhaping graduated from the University of Botswana (UB) with a Bachelor’s Degree in Urban and Regional Planning in 2010. In his own words, Motlhaping describes the profession thusly:

“It entails a lot of things, but for a layman I would say Planning is committed to the management of settlements in context with the challenging political, spatial, economic and social aspects of an area. As planners we try to reconcile competing development and environmental goals in the interest of sustainability.”

Motlhaping is optimistic about the prospects for him and anyone else interested in pursuing Urban & Regional Planning as it is a scarce skill in Botswana but cautions that it takes dedication and creativity. “Planning in Botswana is a scarce skill, thus planners are few and in great demand” says Motlhaping “Only 14 of us graduated in 2010 and within a year we were all employed at different government planning authorities. So unlike other graduates from other courses we currently do not encounter problems in finding jobs. The only challenge that we have thus far is transforming our settlements into sustainable, attractive, safe and habitable places.”

Property / Financing Page 16

BOIDUS FOCUS Monday 17 December, 2012

6th December 2012

BOTSWANA GUARDIAN BREAKFAST SEMINAR:

PROPERTY DEVELOPMENT

A Guide to Owning Your Own Home

by Charlotte Moeketsi What does it mean to be a home owner?

A home owner also called owner occupied is a person who lives in and owns their home. The home which is a fixed property can be an apartment or a house. A home owner can also acquire property for the purpose of letting out for rental income.

How can one be a home owner?

Most homes are acquired by means of purchasing from real estate developers or previous home owners. Some are however inherited while some are constructed by owners.

Acquiring a home can be very expensive for an individual or a family as it may cost several times their annual income. Often the individual (or family or company) would not have the means of raising the funds required to acquire the house immediately from savings. Attempting to Save for the purpose of acquiring a house may take several years before the enough funds are accumulated. It is for this reason that an individual (or family or company) may approach a financier to assist with the required funds. This is done by means of a home loan (also known as a mortgage loan). At Bank Gaborone we offer our customers an opportunity to realise their dreams of becoming home owners.

Property development sector in hard times The seminar hosted keynote speakers and brought together experts from the industry to focus on aspects affecting the Botswana Property Market; • the extent to which the housing crisis has affected Batswana and the growth of the economy • Mushrooming of property developments and whether there is a market • Interrogating commercial and investment banks committed to empowering customers to own property.

Botswana’s Property Development Background In 2011, the fastest growing sectors of the economy were construction, manufacturing and agriculture (Capital Resources) The IPD Botswana Property Performance Report for the year to December 2011 produced a total return of 20.9%, making it globally attractive.

However, overall the property market has actually been noted to have declined in performance. The seminar discussed these challenges and provided a platform for discussion and debate regarding these issues.

What is a home loan?

At Bank Gaborone we understand that at different stages in your life, whether you are single, married or with a growing family you have changing housing needs; therefore we provide the best financing option to help you own the property that will meet those needs.

A Bank Gaborone home loan is a long term finance provided to you as a home owner or prospective owner for the specific purpose of acquiring land or a house, improving or building fixed property for residential purposes. The loan is granted against the security of a mortgage bond over the relevant property in favour of the bank.

Who is eligible to obtain a home loan at Bank Gaborone?

An individual or organisation with a regular income can apply for a home loan facility. The Bank will conduct all necessary credit reference checks.

Is a deposit required?

The minimum deposit required is only 10% of the purchase price or building cost and 25% for purchase of vacant land. For vacant land, the Bank will finance maximum of 75% of the open market value or purchase price, whichever is the lesser Monthly repayments The monthly repayment may not exceed 30% of monthly income (single or joint). Repayments are effected after registration of the bond.

What is the loan tenor Years and rate (pricing)?

The maximum loan repayment period is 25 years or retirement age 65. Our base lending rate is the prime lending rate. This means that the interest rate charged floats with the prevailing prime rate What are the requirements?

1. INDIVIDUALS • Personal balance sheet or Statement of Assets and Liabilities (form attached to the application form) • Proof of current residential address: utility bill (i.e. electricity/water) • Original/certified copy of Marriage Certificate/ante-nuptial contract/decree absolute (if applicable) • Past 3 months’ bank statements • Original/certified copy of your Omang /passport (expats) • Original/certified copy of work and residence Permits (expats) • Latest original pay slip/proof of income 2. COMPANIES, PARTNERSHIPS AND OTHER INSTITUTIONS • Last three years’ financial statements (management accounts if latest financials not available) • Cash flow projections for 5 years • Memorandum and Articles of Association (companies) • Partnership Agreement (partnerships) • Certificate of Incorporation (companies) • Constitution (other institutions) • Resolution to borrow (certified by company secretary) • Proof of shareholding (Forms 2 + 5) • Proof of current residential address : utility bill for each Director • Personal balance sheet for each Director • Proof of identity for each director 3. PROOF OR PROPERTY/PURCHASE OF PROPERTY • Valuation report (please contact home loans dept for details) • Copy of Deed of Sale • Copy of Title Deed 4. BUILDING LOANS • Approved plans and building permit • Three (3) signed building quotes • Bill of quantities • Soil analysis report • Architect’s profile • Contractor’s profile

Contact Bank Gaborone on: Email: homeloans@bankgaborone.co.bw Tel: +267 390 11 33 / +267 367 15 07 Customer Service: +267 713 333 00

BOIDUS FOCUS Monday 17 December, 2012

Comments Page 17

EDITOR’S NOTE

2012 The Year That was

by H. Killion Mokwete, RIBA Chartered Architect

Despite the rosy numbers recently, the construction industry is still in dire straits . The year has come and gone and not much has changed on the critical aspects that are besieging the industry. The industry is surviving on crumbs from 3 years ago. The austerity measures imposed on the industry by freezing of new public projects continues to hurt the industry and many on the ground are feeling the pinch including architects, other professional practitioners and contractors.

Comments & Letters

Boidus Botswana shared The Architect’s Newspaper’s photo:

Magic Bus: Chicago is rolling out new Bus Rapid Transit programs: [archpaper. com/news/articles]; Boidus Botswana asks; CAN WE? Lesego German: n it makes it more convinient to use public transport...thereby reducing private vehicles tht cud b jamming the roads.who would wana b stuck in traffic while they cud use public transport tht picks them hav a smooth drive in undisturbed lanes n drop them at their destinations on time

The industry is still stigmatized by the scourge of corruption, unprofessionalism and the substandard works. This has been more so for public projects and sadly many of those administered under DBES. The stadiums both in Gaborone and Francistown are still nowhere near completion some 2-3 years since inception. A truly remarkable feat of delay by any measure. For an industry looking to rehabilitate itself and build a better image, these remain the biggest growing stains.

Boidus Botswana: kante mme go palang..? imagination or will power?

Agatha Sejoe: Both

What can the future hold?

Lesego German: yes we can.infact we must All eyes will be on Minister Matambo’s briefcase come February. If he comes with no relief for the industry, then there will undoubtedly be blood. Many firms both large and small will suffer and many may never recover. The P1.2 billion maintenance budget, which will be returning for the second year running amid industry suffering, remains useless as far as helping the industry keep up.

Ultimately the construction industry will have to invent new ways to keep itself going. The normal ways of procuring projects will no longer apply.

The industry needs to explore new green strategies and unearth new opportunities here in order to diversify the industry’s projects. As a start the enormous P1.8 billion pula so-called maintenance budget could be invested in exploring green energy technologies as a way of improving consumption for all public buildings and researching innovative ways of using local building materials.

Such forward thinking investment could ensure that the country’s CI survives the recession and comes out with better knowledge skills for the 21st Century.

Boidus Team EDITOR H. Killion Mokwete DESIGN Bridget T. MacKean JOURNALISM Kibo Ngowi SALES Ame Zachariah DISTRIBUTION Nako Kabomo GUEST COMMENTARY Harold Matenge Nasima Kala Maje Maje Modiredi Maruping

Batululi Cloo Gabosekegwe: Not in our lifetime...

Goabamang Moabi Lethugile: heish if dream were to be a reality.mara neh.one day is one day.

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Lesego German: we hav intergrated transport plan.. their planners played their part in recommendin road designs tht are efficient n convinient,park n ride(park outside some perimeters of the inner city n only use public transport to access the inner core),no parking within malls,separate lanes for public transport..but i dont see any of it happening in the nxt 50yrs..

Goabamang Moabi Lethugile: nna ebile i think the bus is way too much of a dream.if one day we can have a proper pedestrian walk ways.

Goabamang Moabi Lethugile: first convincing the people in parliament,then bo rra di taxi ba a goomana.and then issue of wil the government own the buses or is it gonna be private.THEn comes taxi driver sayin o tseelwa di customera gape. .4 me this can work if we can c to it that taxi drivers get to be involved.

Agatha Sejoe: Owaii, re ka palelwa. Sechaba se ka fela ke di head-on collisions btween buses and rowdy taxis\ combis

Lesego German: cycle lanes,bourlevards n landscaped walkways along roads....etc...but no the implementers wont have it.

Leo Senna posted to Boidus Botswana: I know there are a lot of fine Architects in Southern Africa, but for me the

work of Jose Forjaz is by far the most complete body of work produced by any Architect in our region. His understanding of tectonics and spacial relationships is just “awesome”.. for those who missed his lecture at the UB in 2010 please see his website: www.joseforjazarquitectos.com Samuel Bokamoso Diepo: Wonderful. It takes design, Innovation... He is quite a good architect undoubtedly.

Jan Wareus: Yes, Jose Forjaz was hailed by Ralph Erskine when he was here for 14 days at UB for a seminar/workshop I managed to interest him for. Jose designed the first stages of the university here and Ralph had awarded Jose his prize in 1989, I think. Unfortunately, a demolition is just now in the pipeline and I’m strongly against this. To be replaced with the usual nonsense “dignified” modern buildings - it’s sad!

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Ishmael Flash Mosinyi: Wow! I had the opportunity to sit in on the Ralph Erskine lecturer in the very early 90’s at UB (91 round abouts!) Very interesting, some emphasis on affordable housing i seem to recall. I was introduced to the ‘Ark’ then. Does any one know which buildings in particular Jose would have designed on the UB campus?

I was looking at what we used to call PESC buildings the other day and I must say I am quite impressed by them.

They really put some of the newer buildings at UB to shame. The scale, choice of materials, design of outdoor spaces, catchment of rainwater and how its channeled down, all really took some thought. And most of all, they got it built well even back then including some touches of off shutter concrete!!!

Jan Wareus: Well, Ishmael - Jose to my knowledge designed the first one-storey phases and hall that we used for Ralph’s seminar and workshop in 1992 - the Vice Ch mailed me (after an article in Mmegi) and pointed out that they are rethinking and will, maybe, save a bit as memory. It’s hard to believe that this will be a good thing! Another article is with Boidus but must rest until we know for sure, I’m told. JW

Tshiamoh Sefetane posted to Boidus Botswana:

Wondering...if u want to manage ur apartments is it wise to do a Real Estate Management course together with a Business Management course,or its okay doing REM only?

Boidus Botswana: Kim Annemarie Bekker, how wold you answer this question?

Kim Annemarie Bekker: I dont believe you need a degree to manage your own apartments. The Real Estate Management Course I think is 3 years and covers all aspects of managing properties (probably larger ones rather than small ones). What you really need is a bit

of accounts, plumbing, electrical and alot of common sense! You can know it all in theory but at the end of the day nothing really prepares you for the practical day to day aspects like dealing with irate tenants!!

Tshiamoh Sefetane: @Kim,true so...thanx.

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Professional Practice Page 18

BOIDUS FOCUS Monday 17 December, 2012

Construction Law: Know your Performance Bond!

[This article was adapted from: Construction Law: Shaken not stirred - Know your Bond! Published by Cripps Harries Hall LLP, James Lee.] Performance bonds protect employers against contractor default, non-performance or insolvency. However, many employers wrongly assume that a bond provides an insurance policy which automatically pays out in such circumstances. This is rarely the case and it is crucial to check carefully the circumstances under which a claim can be made.

An introduction Typically a building contract is supported by a separate bond with a third party, bondsman being an insurance company or bank in the Botswana Market), who promises to be responsible for any default by the contractor under the building contract. There are two basic forms of performance bond: “on-demand” bonds and “default” bonds (or “conditional bonds”). Most common is a default bond.

A “default bond” requires the bondsman to pay out when it is proven by the employer that the contractor has breached its obligations under the building contract and that it has suffered a loss as a result of this breach. The employer must be able to prove that it has suffered the losses claimed, which would normally need either (1) written agreement from the contractor that the employer has suffered the loss or (2) a decision of an adjudicator, court, expert or other third party determiner allowed by the terms of the bond. The bondsman is entitled to the same defences as would be available to the contractor under the building contract.

Is insolvency an event of default?

A contractor’s insolvency will not always entitle the employer to call on a bond. It usually requires express wording in the bond in order to do so. This is because the liability of the bondsman is tied to the underlying building contract, but in most forms of building

contract (including the NEC3 Term Service Contract (TSC3), which is commonly used in Botswana) the insolvency of the contractor is not treated as an “event of default”, rather just an event entitling the employer to terminate the contract.

NEC3 Term Service Contract (TSC3) Performance Bond, Option X1;States that performance bond shall‘…..Guaranteed Sum of……, as security for the proper performance by the Contractor of all of its obligations in terms of and arising from the Contract’. This is not always the case though – for example the ICE (Institution of Engineers) Forms do treat contractor insolvency as an “event of default” and give the employer a right to claim damages from the contractor as well as to terminate the building contract.

The authority for this “no breach” principle is Perar v General Surety and Guarantee Company Limited [1994]. The building contract contained a clause stating that the contractor’s liquidation would lead to termination of the contract (which is what happened). The bond, however, said that payment would be made only in the event of a breach of the building contract. It was held by the Court of Appeal that as insolvency was not a breach of the building contract, there was no automatic right for the employer to claim under the bond. In addition, the termination of the contract relieved the contractor of any further obligation, so there was no breach of contract (e.g. failure to carry on with the works) and therefore no requirement for the bondsman to pay anything under the bond.

Common problems in enforcing the bond prior to completion of the works So can an employer call on a bond in order to make payments to a replacement contractor so as to complete the unfinished works?

The case of Tower Housing Association Limited v Technical and General Guarantee Company Limited [1997] established that it requires a clear contractual mechanism in order to ascertain the amount of damages suffered prior to completion of the works. In this case, the performance bond provided that: “In the event of the determination of the Contractor’s employment under the Contract for reasons of insolvency [the bondsman will] … satisfy and discharge the net damages sustained by the Employer as established and ascertained pursuant to and in accordance with the provisions of the Contract”.

The bond also stated that: “nothing herein contained shall oblige the Employer to await the completion of the Works prior to making any proper demand hereunder”.

Despite this wording, it was held that the amount of damages to be recovered by the employer under the bond had to be “established and ascertained pursuant to and in accordance with” the building contract. The fact that the final account for the completion of the works had not been concluded meant that the employer was not able to make a “proper demand” prior to completion of the works.

In Paddington Churches Housing Association v Technical and General Guarantee Company Limited [1999], the performance bond stated that the net established and ascertained damages sustained by the employer would be payable where there was a valid termination of the building contract. However, the bondsman was still able to avoid payment following the contractor’s insolvency.

The bondsman successfully argued that the employer had not calculated and specified its net damages before claiming, so the monies were not payable until this had been done.

These two cases mean that an employer may be prevented from converting the bond into funds in order to pay a replacement contractor to complete the finished works, leaving the employer to fund the remaining works until the final account has been established. A further problem with this is that the final account may not be concluded until after the expiry of the performance bond (for example, if the bond is due to expire on the date of practical completion).

This may also be the case where a bond requires an award or judgment to accompany the employer’s demand – if proceedings are protracted, then the bond may have expired prior to the conclusion of the proceedings.

Matters may be further complicated by the fact that legal proceedings cannot be commenced against contractors in administration or liquidation without the permission of a court (or, in the case of administration, the consent of the administrator).

Possible solutions To address this, a bond will typically need to qualify the expiry date so that the bond remains in force where a breach of contractor insolvency has occurred prior to the expiry date and where a notice to this effect has been sent to the bondsman prior to the expiry date (usually specifying that the proof of breach and/or establishment of the employer’s loss is not yet capable of determination). This then reserves the employer’s right to claim under the bond until such date as the demand on the bond can be properly quantified.

In addition, to counter the risk of insolvency, there is increasing use of a mechanism whereby the amount of an employer’s loss can be deemed established prior to completion of the works on a reasonable independent pre-estimate by an expert (usually a quantity surveyor) of the amount likely to be due under the bond.

Such a mechanism would typically include an adjustment mechanism whereby if the final liability exceeds the pre-estimate, there may be a further claim against the bondsman, and if the bondsman has overpaid due to an excessive pre-estimate, an amount can be paid back to the bondsman. However, this method is so far untried in the courts.

Conclusion It is easy to assume that the issue of a performance bond will give complete protection to an employer in the event of default, non performance or contractor insolvency. In fact, the wording of “default” bonds must be carefully considered, including the circumstances under which the employer is entitled to call on the bond and the mechanisms by which the employer can ascertain the loss suffered, particularly where an employer may wish to call on the bond in order to fund the employment of a replacement contractor to complete the works.

BOIDUS FOCUS Monday 17 December, 2012

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BOIDUS FOCUS Monday 17 December, 2012

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