by 
The Ultimate Home Buyer’s Checklist – Kenya
For Land, Houses, Apartments & All Property Types
Avenue Valuers Ltd
Tick off each item as you complete it. Keep this checklist (download it from our resource center) with you throughout your property buying journey.
SECTION A: FINANCIAL READINESS
For ALL Buyers
[ ] Determine total budget (purchase price + all costs)
[ ] Set aside 6-10% of property value for additional costs
[ ] Verify source of funds (bank statements ready)
[ ] Have deposit ready (10-25% of purchase price)
For Cash Buyers
[ ] Proof of funds documents prepared
[ ] Emergency fund retained (3-6 months expenses)
For Mortgage Buyers
[ ] Get pre-approval from lender (valid 60-90 days)
[ ] Confirm Debt-to-Income ratio (target 36% or lower)
[ ] Confirm Loan-to-Value ratio (80% or lower ideal)
[ ] Prepare mortgage pack:
[ ] National ID / Passport
[ ] KRA PIN
[ ] 2-3 months payslips
[ ] 3-6 months bank statements
[ ] Employment letter
[ ] Business documents (if self-employed)
[ ] Tax returns (2 years, if self-employed)
SECTION B: BUDGET – TOTAL COSTS CHECKLIST
[ ] Deposit / Down Payment (10-25% of price)
[ ] Stamp Duty (4% urban / 2% rural)
[ ] Legal Fees (1.5-2% of value + VAT)
[ ] Valuation Fees (KES 15,000 – 50,000)
[ ] Surveyor Fees (KES 10,000 – 30,000)
[ ] Registration Fees (Ardhisasa fees)
[ ] Charge Registration (0.1% of secured amount – mortgage buyers)
[ ] Insurance Premiums (mortgage buyers)
[ ] Immediate Maintenance Buffer (5-10% of value)
[ ] Service Charge Advance (if applicable)
SECTION C: TITLE & OWNERSHIP VERIFICATION
Title Documents
[ ] Request and inspect original title deed (not photocopy)
[ ] Verify title has security features:
[ ] Government seal
[ ] Watermark
[ ] Registrar’s signature
[ ] Matching serial numbers on all pages
Official Searches
[ ] Conduct official search at Ministry of Lands / Ardhisasa portal
[ ] Confirm registered owner matches seller
[ ] Confirm land size matches title
[ ] Check for encumbrances:
[ ] Caveats
[ ] Mortgages
[ ] Court orders / disputes
[ ] Restrictive covenants
Historical Title Investigation
[ ] Examine Green Card (master record – all properties)
[ ] Trace ownership lineage / root of title
[ ] Check for irregular entries or fraud indicators
[ ] Examine White Card (leasehold properties only)
SECTION D: SELLER VERIFICATION
Individual Seller
[ ] Verify seller’s National ID
[ ] Verify seller’s KRA PIN
[ ] Request seller’s passport photos
[ ] Confirm seller is mentally capable (if applicable)
Corporate Seller
[ ] Conduct company search (CR12)
[ ] Confirm directors are properly registered
[ ] Obtain board resolution authorizing the sale
[ ] Verify company is compliant with statutory requirements
SECTION E: FINANCIAL LIABILITIES CLEARANCE
Land Rates
[ ] Visit County Government offices
[ ] Request rates clearance certificate
[ ] Confirm no arrears (unpaid rates become your liability)
Land Rent (Leasehold Only)
[ ] Visit Ministry of Lands
[ ] Confirm land rent paid up to date
Pending Mortgages
[ ] Confirm seller’s mortgage balance (if any)
[ ] Confirm how mortgage will be cleared at closing
SECTION F: PHYSICAL VERIFICATION
[ ] Visit the property in person (never buy sight unseen)
[ ] Confirm property exists on the ground
[ ] Check for squatters or encroachments
[ ] Verify property matches listing description
[ ] Visit at different times of day (noise, security, traffic)
Boundary Verification
[ ] Engage a licensed surveyor
[ ] Verify all beacons are present
[ ] Confirm physical boundaries match title deed
[ ] Obtain survey report
Access & Utilities
[ ] Confirm legal road access / right of way
[ ] Check electricity availability
[ ] Check water availability
[ ] Check sewerage / drainage
SECTION G: ZONING & APPROVALS
Zoning & Land Use
[ ] Visit County Government for zoning confirmation
[ ] Confirm land is zoned for your intended use:
[ ] Residential
[ ] Commercial
[ ] Agricultural
[ ] Mixed-use
[ ] If agricultural, confirm Land Control Board (LCB) Consent required
[ ] If changing user, confirm Change of User Approval needed
Building Approvals (Developed Properties)
[ ] Request approved building plans
[ ] Confirm plans comply with zoning (height, coverage, density)
[ ] Check National Construction Authority (NCA) compliance certificate
[ ] Check NEMA Environmental Impact Assessment (EIA) license
SECTION H: PROPERTY-SPECIFIC CHECKS
For Apartments
[ ] Sale agreement defines your percentage share of common areas
[ ] Management company constitution reviewed
[ ] Approved building plans obtained
[ ] Service charge account in good standing
[ ] No arrears on service charge
[ ] Understand what service charge covers:
[ ] Security
[ ] Water
[ ] Landscaping
[ ] Common area maintenance
[ ] Garbage collection
[ ] Confirm monthly service charge amount
[ ] If leasehold: confirm unexpired lease term (lenders prefer long leases)
[ ] Check Sectional Properties Act, 2020 compliance
For Houses (Standalone / Townhouse)
[ ] Zoning confirmed as residential
[ ] Development approvals verified (NEMA, county)
[ ] Boundary survey completed
[ ] Fence / structures within property lines
[ ] If gated community: service charge checked
[ ] Homeowners’ association obligations understood
[ ] If running business from home: change of user checked
For Land
[ ] Freehold vs Leasehold tenure understood
[ ] Foreign buyers: confirm leasehold only
[ ] If agricultural land: LCB Consent required
[ ] Zoning confirmed with county spatial plan
[ ] Registry Index Map (RIM) obtained
[ ] Surveyor engaged to verify beacons
[ ] Legal road access confirmed
[ ] Water and electricity access verified
[ ] Land size physically confirmed
SECTION I: OFF-PLAN PROPERTY (SPECIAL CHECKS)
Developer Verification
[ ] Developer’s track record checked
[ ] Past projects visited (quality assessment)
[ ] Talked to previous buyers (satisfaction check)
[ ] Company search conducted (CR12)
[ ] Checked for pending lawsuits against developer
Approvals Verification
[ ] NCA Certificate of Compliance obtained
[ ] NEMA EIA License obtained
[ ] County Government Approval confirmed
Contract Review
[ ] Escrow account for payments in place
[ ] Payments linked to certified construction milestones
[ ] Long-Stop Date included (project deadline)
[ ] Refund clauses for delays included
[ ] Detailed specifications locked in (finishes, materials)
[ ] Architects and engineers listed and confirmed
[ ] Provisions to ensure completed unit meets specifications
Payment Plan
[ ] Payment plan covers until project completion
[ ] Legal advice obtained before signing
SECTION J: PROFESSIONALS TO ENGAGE
[ ] Conveyancing Lawyer – Legal due diligence, title verification, contract review, registration
[ ] Licensed Surveyor – Boundary verification, beacon confirmation
[ ] Professional Valuer – Fair market price determination (required for mortgages)
[ ] Estate Agent – Market insights and negotiation support
SECTION K: FINAL TRANSACTION CHECKLIST
Sale Agreement
[ ] Draft reviewed by your lawyer
[ ] Buyer and seller details correct
[ ] Purchase price clearly stated
[ ] Payment timelines included
[ ] Deposit amount and terms included
[ ] Default clauses reviewed
[ ] Dispute resolution mechanism included
[ ] Signed by both parties
Payment
[ ] Payment through bank transfer or escrow account (NO cash)
[ ] Payment receipt obtained
[ ] Deposit acknowledged in writing
Transfer & Registration
[ ] Stamp Duty paid to KRA
[ ] Transfer documents lodged at Ministry of Lands
[ ] Title deed processed and issued in your name
[ ] Certificate of Title obtained
Post-Purchase
[ ] Register a caveat on the land (prevent unauthorized transactions)
[ ] Change all locks
[ ] Secure perimeter (fence / wall)
[ ] Arrange utilities:
[ ] Electricity connection
[ ] Water connection
[ ] Internet installation
[ ] Purchase property insurance
[ ] Register your property with the County Government for rates
FINAL VERIFICATION
[ ] All ticks completed in every section
[ ] All professionals engaged
[ ] All documents stored safely (originals in secure place)
[ ] Copies kept with lawyer
Need Expert Guidance?
Avenue Valuers Ltd offers comprehensive property valuation and real estate services for ALL property types.
Phone: 0725 993 605
Website: www.avenuevaluers.co.ke
This checklist is for general guidance only and does not constitute legal or financial advice. Always consult qualified professionals for advice tailored to your specific transaction.
Related Properties
Discover Prime Properties in Kenya’s Most Sought-After Locations
Showing Sample Prime Properties For Sale
Join The Discussion