Service Life of Floor Finishes in Nairobi’s Public Buildings:

Lessons for Sustainable Materials

Abstract

Accurate knowledge of the long-term performance of building materials, particularly the service life of components and systems, is fundamental to sustainable construction practices. In Kenya, limited application of service life assessment and prediction has contributed to economic, social, environmental, and physical challenges, including high maintenance costs, aesthetic deterioration, increased material waste, safety risks, and adverse environmental impacts. This study investigated common floor finish types used in public office buildings, the motivations behind their selection, and their observed service life based on field data, with the aim of informing sustainable material selection and maintenance planning. Data were collected from 49 public office buildings using a mixed-methods approach and analysed through comparative interpretation. Findings indicate that the predominant floor finishes are ceramic tiles, granito tiles, terrazzo, and carpets. Observed service life, defined as the period between installation and replacement, ranged from 39.5 to 49 years and was strongly influenced by building function and changing aesthetic preferences, particularly in representational spaces. Premature replacement was found to undermine sustainability by increasing waste and life-cycle costs. The study recommends integrating service life prediction models into design decision-making to balance aesthetics and durability, contributing to localized, evidence-based maintenance policy and improved resource efficiency.