Search and rescue operation continues, analysts and experts said Citizen Kariakoo’s growing importance as Dar es Salaam’s busiest business district attracts wealthy real estate developers and investors; Many of these clearly ignore the stringent requirements for the development of existing small plots of land in the area.

“What happened is fundamentally a tragic reminder of systemic failures in urban planning, enforcement of building regulations and governance in general,” said Moshi-based engineer Lyamuya Stanley.

Developers often cut corners by skipping approved construction plans and opting for unauthorized changes to increase floor space and therefore potential income through rent.

Mr Stanley said construction sites should have clear signage showing detailed information about the project, including the owner, contractor, architect, structural engineer and other professionals involved.

Signs must also state that the project has been approved by the relevant authority, such as the municipality or city council, and complies with the standards of organizations such as the Contractors Registration Board (CRB), Architects and Quantity Surveyors Registration Board (AQSRB) and Engineers Registration Board. (ERB).

“But compliance with these requirements is often superficial. In most cases, the professionals mentioned on the signs are not actively involved in the projects. Instead, clients buy the names and credentials of registered professionals to create the illusion of compliance, bypassing critical oversight,” Mr. Stanley said.

The fragmented nature of the oversight responsibilities of the CRB, ERB, and local municipal councils also creates gaps in accountability.

When a 16-storey building under construction on Indira Gandhi Street in Dar es Salaam collapsed on March 29, 2013, killing 36 people, it was clear that shifting oversight from one agency to another had allowed the developer to exploit it. Regulatory loopholes and illegally altering approved features of the building.

Another notable deficiency in the system was the lack of coordinated intervention and strict monitoring mechanisms.

A legal and regulatory gap

Despite numerous building collapses, legal repercussions for negligence on the part of contractors and officials are rare. Investigations are often delayed, and when reports are eventually published, they are not followed by comprehensive legal action.

The response following the 2013 collapse, when demolition orders were issued but never carried out, exemplifies the lack of political will to hold those responsible accountable.

There is also an urgent need for stricter construction codes and more robust enforcement mechanisms. Although regulations exist on paper, they are rarely effectively implemented.

According to stakeholders, regular inspections are either compromised or skipped altogether due to corruption, resulting in the regulatory framework failing to protect the public.

Following the collapse of the Chang’ombe Village Inn hotel building in Keko, Dar es Salaam, in 2006, killing one person and injuring many others, then Prime Minister Edward Lowassa appointed a committee to investigate whether relevant regulations were being implemented. This was adhered to in the construction of commercial buildings in Dar es Salaam.

Among other findings, the committee found that 147 of the 505 buildings inspected lacked proper construction documents.

Lowassa’s successor, Mr Mizengo Pinda, told Parliament in 2008 that the Lowassa committee found that regulations had been violated in the construction of 81 buildings, while the owner of 22 buildings could not be traced.

Mr Joseph Magida, managing director of Vijay Contractors and also an architect, said: Citizen Plots in Kariakoo are generally 20 x 15 meters in size and buildings built on them should not exceed eight floors.

However, he added that buildings exceeding ten stories are currently under construction across much of the area, and such developments often involve deep excavations that could compromise the structural integrity of neighboring buildings and even cause them to collapse.

Mr. Magida warned that the situation would likely worsen in the coming years and criticized the government and policymakers for not taking decisive action by strictly enforcing existing laws. He called on the government to review the Kariakoo master plan.

“Even a light, seemingly harmless drizzle can cause flooding in Kariakoo due to an inadequate drainage system. The government needs to address this problem. We can blame contractors and wealthy individuals at the moment, but the reality is that our decision-makers don’t bother to enforce the law once permits are issued.” “There is no monitoring to ensure compliance and buildings go up to ten floors without any inspection.”

Dr Fares Kemwita of Ardhi University said the uncontrolled construction of high-rise buildings in Kariakoo was worrying and wondered why relevant professional bodies remained silent.

He suggested that experts determine the lifespan of structures built in recent years to determine how often maintenance should be done and what it should entail. Such information also needs to be incorporated into regulatory frameworks to help prevent disasters that have occurred in recent years.

Dr Kemwita added that there is a need for comprehensive inspection of buildings in Kariakoo that are over 30 years old to assess whether they can withstand the current challenges.

“In fact, the issue of a building’s lifespan needs to be addressed at the design stage, so that people can be aware instead of waiting until disaster strikes. Experts also need to investigate whether maintenance is being carried out properly, including examining the condition of the foundations. “Due to the ongoing construction boom, authorities need to take action now.”

Former Minister of Land, Housing and Human Settlements Development Anna Tibaijuka said that construction regulations were largely ignored in Kariakoo.

“For example, high-rise buildings being built in Kariakoo need access from both the front and the rear. I remember during the Phase Three government when urban planners’ expert advice was ignored due to pressure from investors. “As a result, high-rise buildings in Kariakoo and other areas are being constructed haphazardly on land that does not meet the required standards,” he said.

Prof Tibaijuka added that it is almost impossible for buildings to be structurally sound without sufficient space for proper foundations.

“I continue to demand that this wrong be corrected. We are now witnessing unnecessary loss of life, property and employment. It is a great shame that we do not maintain construction standards 63 years after independence,” he said.