Kenya’s housing crisis is increasingly a question of governance, accountability and access to basic services rather than a problem of simply building more houses, a new report by HakiJamii has found.

The State of Housing, Tenure and Basic Services Report 2026, Volume IV, argues that housing programmes can only succeed if low-income households can afford to live in the homes provided, secure their tenure and access essential services such as water, electricity and sanitation.

The report was launched on Monday, October 5, 2026, during World Habitat Day at the Sarova Stanley in Nairobi. It was supported by the Embassy of the Federal Republic of Germany in Kenya.

HakiJamii based the report on qualitative research conducted in selected settlements in Nairobi, Kisumu and Mombasa through focus group discussions, interviews with key informants and a review of legal and policy documents.

The organisation cautioned that the study is not a nationally representative survey, but said the findings point to governance gaps that require wider policy attention.

Housing remains out of reach for many low-income households

According to the report, social housing will not benefit the people it is intended for if payment requirements remain beyond the reach of households with irregular or unstable incomes.

HakiJamii says affordability should not be measured by rent or the purchase price alone. Transport costs, water, electricity, service charges and maintenance also determine whether a household can sustainably remain in a home.

The report further raises concerns over ownership-focused housing models, noting that some households may need affordable rental options because they cannot sustain the costs associated with home ownership.

TENURE INSECURITY PUTS RESIDENTS AT RISK

The report says many residents in informal settlements occupy homes through undocumented tenancy arrangements, long-term occupation or historical claims that do not fit neatly into formal title systems.

HakiJamii argues that there is no single titling model that can resolve the country’s tenure challenges.

It calls for stronger protections for residents facing redevelopment or relocation, including clear procedures governing eviction, consultation, compensation and resettlement.

The report also examines community accounts and legal cases involving demolitions and displacement, while noting that allegations raised by residents should not be treated as established facts unless independently supported.

POOR RESIDENTS PAYING MORE FOR BASIC SERVICES

The study also highlights what it describes as a “poverty premium” affecting residents of informal settlements.

Residents reported paying more for services such as water and electricity while receiving less reliable supplies because formal connections are often unavailable or difficult to obtain.

The situation is particularly striking in Kisumu, where residents in settlements close to Lake Victoria still face challenges accessing safe and affordable water.

In Mombasa, the report points to inequalities in access to water, drainage and sanitation, while in Nairobi it highlights pressure from redevelopment and infrastructure projects in settlements such as Mathare and Mukuru.

ONE HOUSING POLICY CANNOT FIT EVERY COUNTY

HakiJamii says the housing challenges facing Nairobi, Kisumu and Mombasa are shaped by different land, tenure and development realities.

In Nairobi, the report identifies high land values, overlapping tenure arrangements and redevelopment pressures as major concerns.

In Kisumu, historical and community land claims, undocumented tenancy and incomplete resettlement remain key issues.

Mombasa faces complex coastal tenure arrangements alongside development pressure and unequal access to basic services.

The report therefore cautions against applying a single national template to housing and settlement challenges across the country.

WHO IS ACCOUNTABLE WHEN HOUSING PROGRAMMES FAIL?

A major concern raised by the report is the fragmentation of responsibility between national and county governments, regulators, utilities and private actors.

According to HakiJamii, residents often struggle to identify who should respond when housing or essential services fail.

The organisation proposes an accountability test for major housing interventions: Who is responsible? What standard applies? What remedy is available? What happens when there is non-compliance?

It also calls for the government to publish detailed data on the Affordable Housing Programme, including the number of units planned, under construction, completed, allocated and occupied.

HAKIJAMII CALLS FOR STRONGER SOCIAL HOUSING PROTECTIONS

The report recommends prioritising social housing with fair allocation systems, affordable payment terms and secure rental options for households that cannot afford to buy homes.

It also calls for clear and enforceable eviction and resettlement procedures, stronger public and social rental housing and accessible complaints and remedy mechanisms.

Zipporah Muthama, Executive Director of HakiJamii, said housing progress should be judged by more than the number of units delivered.

She said the focus should also be on whether people can access, afford, securely occupy and sustainably live in adequate housing.

Ijait Aluku, HakiJamii’s Programme Officer for Land and Housing, acknowledged that the research was qualitative and site-specific but said similar governance gaps emerged across the three counties.

“The evidence is qualitative and site-specific, but the same governance gaps recur across the three counties and warrant policy attention,” Aluku said.

Ezekiel Rema, a community representative and President of Muungano wa Wanavijiji, called on the government, particularly the ministry responsible for lands and housing, to revive the Kenya National Slum Upgrading and Prevention Bill, whose development stalled in 2020.

The report comes as Kenya continues implementing the Affordable Housing Programme and other housing and informal settlement upgrading initiatives.

HakiJamii argues that the success of these interventions should ultimately be measured by housing outcomes for residents, rather than construction figures alone.

APERIT FM, HII NI YETU