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Pertubuhan Akitek Malaysia
HOUSING DEVELOPMENT ACT 1966Roles & Responsibilities of ArchitectsPertubuhan Akitek Malaysia CPD Seminar
6 September 2014. PAM Centre. Jalan Tuanku Abdul Rahman. Kuala Lumpur
Ar Chan Seong AunM Arch (Distinction), B Arch (Hons), B Bdg Sc (VUW, NZ), FPAM, Miid, AuIA(Hon)
PAM President 2013-15
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Pertubuhan Akitek Malaysia
Architects Roles & Responsibility under HDA
1. Malaysian Housing Laws
2. Preliminary Design & Planning Approval
3. Design Development & Contract Documentation
4. Construction & Stage Certification5. Completion & Issuance of CCC
6. Defects Liability Period
7. CMGD & Final Accounts
8. Factors for Successful Housing Projects
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HOUSING LAWS
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Laws Controlling the HousingDevelopment Process
National Land Code (Act 56) 1965
Town & Country Planning Act
Drainage Works Act (Act 354), (Revised 1988), 1954
Sewerage Services Act
Street, Drainage & Building Act (Act 133), 1974
Uniform Building By-Laws 1984
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Part I defines what is housing development more than 4 lots
Part II requires Developers to be licensed and minimum paid up capitalPart III defines the basic duties of a housing developer including the opening andmaintenance of the Housing Development Account
Part IV Investigation and enforcement
Part V Powers of Minister to give directions to safeguard the interest of purchasers
Section 13A Controller to report the conduct of and Architect or Engineer
Part VI Tribunal for Home Buyers Claims
Part VII Miscellaneous covers fines for offences and liability of directors, managersand other officers
Section 24 empowers the Minister to make regulations
Principal HDA 1966
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Laws West Malaysia Sarawak
Main Housing Acts Housing DevelopmentAct 1966
Housing DevelopersOrdinance 1993
Definition of HousingDevelopment
More than 4 unitsRM 300,000 paid-upSEDC included
More than 8 unitsRM 100,000 paid-upSEDC NOT included
Housing Developer
Regulation
Housing Developer
Regulation 1989.
Housing Developer
Regulation 1998
Housing Accounts Housing DeveloperAccount Regulation1991ALL monies to bedeposited for ALLprojects
Housing Controller todirect opening of HDAaccount if Developerlikely to fall intodifficulties.
Housing Tribunal Tribunal for HouseBuyers Regulation 2002
Housing Developer(Tribunal for Housing
Purchaser Claims)Regulation 2010
Key Differences in Housing ActsWest Malaysia & Sarawak
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Housing DevelopmentAct 1966
Housing Dev
Account Reg 1991
Tribunal for
House Buyers
Reg 2002
Strata Titles Act1985
Housing Dev
Regulation
1989
Strata Titles Act
2007
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Regulation 11 standard contract of sale required that the StandardSales and Purchase Agreement (Schedule G & H) must be used.
Schedule-G Standard Sale and Purchase Agreement for land and
buildingClause 4 Schedule of Payment
Part 1 Installment payments in the time and manner set out in ThirdSchedule of the SPA
Part 2 Notice to purchaser supported by certificate signed by vendorsArchitect or Engineer and this shall be sufficient proof of completion
Clause 13 Position and area of the lot
Part 2 states Vendor may claim up to maximum 2% deviations.
Part 4 No alterations are allowed
Clause 14 Materials and workmanship to conform to description
Building to be constructed in a good workmanlike manner
Housing Development Regulations 1989
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Clause 15 Restriction against variation by purchaser.
Until after CCC/CFO
Clause 16 Restriction against change of colour schemeClause 21 Compliance with written laws.
Architect has to ensure compliance with UBBL and Street DrainageBuilding Act
Clause 19 New laws affecting housing developmentDeveloper to absorb any additional costs
Clause 19 Time for handing over of vacant possession
24 months for landed property
Clause 21 Manner of delivery of vacant possession
Clause 20 Defects liability period
24 months from date of handing over vacant possession.
Housing Development Regulations 1989
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Note
Building description as set out in Fourth Schedule - the
specifications of finishes, fixtures and fittingsApproved building plans as in Second Schedule Keydocument is the approved building plans. Latest Ministry of
Housing directive to include Plans from Oct 2014
No changes or deviations without the written consent ofthe purchaser except as required by appropriate authority
If changes or deviations involve the substitution or use of
cheaper materials or omission of works, purchaser isentitled to corresponding reduction in price or damages
Housing Development Regulations 1989
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Laws West Malaysia Sarawak
Schedules of paymentsaccording to ThirdSchedule
Schedule-G StandardSale and PurchaseAgreement for land and
building
Form-G Standard Saleand Purchase Agreement( Land and Building)
Schedule-H Standard
S&P Agreement for
subdivided buildings
Schedule-H Standard
S&P Agreement
(subdivided buildings)
Force Majeure Clause 32 had excludedclaims by Developers fordelay by others
Part 18. Force Majeure
Defects Liability Period Clause 20 DLP 24
months
Part 21 Defects Liability
Period 12 monthsNew Housing Laws Clause 19 New laws
affecting housing
development.
Developer to absorb any
additional costs
No similar clause
Key Differences in Housing Developer RegulationWest Malaysia & Sarawak
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Further References
Copies of the Housing Development (Control & Licensing ) Actscan be found at the following websites
www.rehda.org.my
www.hba.org.my
Relevant Lembaga Arkitek Malaysia circulars:
General Circular 1/2008 (CCC)
General Circular 1/2010 (Borang-F1)General Circular 3/2008 (Stage Cert Guide AFTER 1-12-07)
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Major amendments to the Act on1st December 2002
Section 2(1)(a) Includes cooperative societies such as PKNS, etc
Section 8A Statutory Termination of S&P Agreement Works notstarted after 6 months & >75% Purchasers agree to terminate
Section 13A Controller can report unsatisfactory conduct ofArchitect or Engineer directly to their respective Boards
Section 16(a) 16(I) Tribunal for House buyers Claims Claims upto RM 25,000. Decision of Tribunal to be final. Criminal penalty forfailure to comply
Third Schedule Stage 2(f) changed to 2(f), (g),(h) for sewerage,drains and roads.
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Core Reasons These LawsWere Passed.
The key reason for the Housing
Developers Licensing Act is to protectthe rights of the purchaser.
The key objective of the Uniform Buildingby-Laws is the protection of publicsafety and health.
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Overview of the Housing Process
One Stop Submission & Approval - OSC Four Stage Process Conversion & Sub-Division Planning approval Building Plan approval Issuance of CCC
More than 12 laws 8 Approving Authorities
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OSC3-6PROCESSES
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COMMITTEE MEMBERS OF THE OSCCHAIRMAN : MAYOR / YDPSECRETARY : OSC DIRECTOR / PLANNERMEMBERS AS BELOW
1. Deputy Mayor
2. Four Ordinary Members of the Council
3. Director of State Urban and Town Planning
4. Director of Mineral and Land
5. Land Administrator
6. Director of Public Works
7. Director of Department of Drainage and Irrigation
8. Director of Department of Environment
9. Director of Department of Fire Fighter and Life Saving
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10. Director of Department of Sewage Services
11. Manager of Tenaga Nasional Berhad
12. Manager of Telekom Malaysia Berhad
13. Manager of Department of Planning 14. Manager of Department of Building
15. Manager of Department of Engineering
16. Manager of Department of Landscape
17. Manager of Department of Health
18. Technical Departments that are related are invited
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NATIONAL PHYSICAL PLAN & CENTRAL FOREST SPINE
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LOSS OF FOREST RESERVE 1954-2000
Forest reserve reduced from 90% to 45%
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ALLOW FOR RAPARIAN RIVER RESERVE
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ALLOW FOR RAPARIAN RIVER RESERVE
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Key concerns for Architects for PD
Write out a proper DESIGN BRIEF and get it signed
off Get Developer to sign off each stage of works. Use
ISO9001 evaluation form to reduce re-drawing. Donot start on Working Drawings until PreliminaryDesigns are signed off.
Agree with the Developer on the stages of thedevelopment and have it clearly zoned in the
Layout Plan as it will affect the CCC issuance
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DESIGN DEVELOPEMNTCONTRACT DOCUMENTATION
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Factors Affecting Quality of Construction
DESIGN 50%
CONSTRUCTION (Workmanship) 40%
MATERIALS (Product Failure) 10%
Building Research Establishment (BRE) UK
Poor Workmanship due to :
Lack of thoroughness 76%
Lack of Site Experience 15%
Lack of Trade Skills 5%
Lack of relevant Knowledge 4%
FUNCTIONALITY
AESTETICS
COST
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Checking Architectural Drawings
Incomplete and insufficient drawings
Insufficient and unclear details and drawings. Insufficientdimensions. Have to scale off plans.
Plans, sections and elevations are not coordinatedLack of coordination between drawings from differentconsultants and different elements of the design
Poor build ability - difficulty in constructing to design. Too
many transfer beams. Not possible to finish off certain details.Not adopting modular coordination. Direct conversions fromFeet and inches to metric.
A comprehensive drawing checklist ensures nothing is left to theimagination of the Contractor. Using BIM will overcome many ofthe above problems
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Why the need for Quality Benchmark?
High
Low
Home Buyer vs Developer Objectives & Perceptions
Home Buyer
perceived
Lowest level ofquality
Developer perceived
Highest level of quality
Buildin
gQuality
The PerceptionGap
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Benchmarking Quality in Specifications
Internal Finishes contains detail schedules of each andevery surface finish
External Finishes - ditto
Sanitary ware list every item and numbers involved
Tap Fittings - ditto
Ironmongery ditto
Signage
Letter boxes Description and drawings for apartmentprojects
Clear specifications reduces the risk for the Contractor and
benchmarks clearly the standard to be achieved by thecontractor
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Impact of Minimum Benchmarked
Standards on Quality
High High
Low Low
Specification
Contractor 1
Contractor 1
Contractor 2
Contractor 3
Contractor 4
Contractor 2
Contractor 3
Contractor 4
Buildin
gQuality
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Benchmarking Quality of Construction
Standard quality assessment system tobenchmark quality of construction projects.
Measure quality of constructed works againstworkmanship standards and specification.
Improve the quality standards of the
construction industry.
CONQUAS 21
QLASSIC
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QLASSICAmendment 2014
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Measures WORKMANSHIP standards
DESIGN & MATERIALS QUALITY are NOT measured
Based on First Time Right approach
uses a sampling approach to suitably represent the whole project.Typically 1 in 4 units inspected
assessment is done throughout the construction process forStructural and M&E works
on the completed building for Architectural worksA high Score means a building with good quality workmanship
A score of 75 for example, means that 25% of the items assesseddid not meet the workmanship requirements
Hence using expensive materials does not necessarily meanhigher QLASSIC score if the workmanship is poor.
QLASSIC assessment by CIDB Assessors
What does QLASSIC measure?
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Tolerances for Architectural WorksELEMENT STANDARDS TOLERANCE SOURCE
Finished concrete
All surfaces should not have cracks Max 0.3 mm QLASSIC
All cross-section dimensions mustconform to structural drawings
10 mm QLASSIC
CONQUAS
Openings for services must conform to
specified size and location
Size 10 mm
Location25 mm
QLASSIC
Structural column vertical alignment 3mm/1m
max 20mm
QLASSIC
Structural slab horizontal alignment 10mm QLASSIC
Cast in place concrete elements 10mm QLASSIC
Minimum finished concrete cover 3mm QLASSIC
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Tolerances
ISO4463
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Improving Quality of Architectural Elements
TENDER & CONSTRUCTION STAGE
Change Procurement away from Award to Lowest CostShowroom & Sample Units as Quality BenchmarkMaterials Sample ApprovalInspection Checklist for Clerk-of-WorksIndustrialized Building Systems
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Procurement Models for Quality
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Procurement Models for Quality
High
Low
Buildin
gQuality
Competition / Value High
III
Negotiated Bid
High Quality
Perceived High Price
II
Best-Value Performance
Based Contract Award
Benchmarked Based
Control
IV
Low Competition
Low QualityUnstable
I
Open Bid
Lowest Price Based AwardsSpec Based Control
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Procurement Models for Quality
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II
I WIN
YOU WIN
IV
I LOSEYOU LOSE
I
I WINYOU LOSE
SELF RESPECT
RESPECTfor
OTHERS
III
I LOSE
YOU WIN
Q yParallels with the WIN-WIN Model
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Pertubuhan Akitek Malaysia 59
Inspection Checklist for Clerk of Works
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p
A comprehensive QCchecklist ensures worksa properly completed forevery stage of works.
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What is BIM anyway?BUILDING INFORMATION MODELLING
Ar Chan Seong Aun.President PAM
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Key concerns for Architects for DD
Check detail drawings for the followingcompliances: (1) Design Brief (2) By-Law & Legal
Use an electronic plan checker if available. Start touse BIM Building Information Modelling toincrease productivity & reduce drawing errors
Agree with the developer on the quality targets andinclude QLASSIC if possible.
Agree with the Developer on the sub-phases of the
development and have it clearly zoned in theBuilding Site Plan as it will affect the CCC issuance.
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CONSTRUCTIONSTAGE CERTIFICATION
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Preparing for Certification
Check to whether the project has been issued aDeveloper License.
Check the details of the S&P Agreements to ensurecompliance with approved building plans andcontract documents, especially dimensions, floor
areas and description of finishes.
Check against Lembaga Arkitek Malaysia Circular3/2008
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STAGE WORKS TO BE WORKS NEED NOT BE
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STAGE WORKS TO BE
COMPLETED
WORKS NEED NOT BE
COMPLETED
2(b) TheReinforcedconcrete
framework of thesaid building
15%
All Primary RCstructural elements abovelowest floor level
Beams, Columns &suspended slabsRoof BeamsStructural wallsRetaining walls formingpart of the structure
Non-structural groundfloor slabs w or w/o BRCStiffeners
LintolsNon-structural RCHoods, aprons, gutters,parapetsRC staircasesRC walls not part of theframe
Formworks must be removed but temporary props are allowed
Roof beams must be completed
C&S Engineer is to certify completion and compliance of structuralcomponents before Architects Certification
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If the roof structure doe not have sloping RC beams as in this structure,then the RC structure has been completed and stage 2(b) certificate can beissued. If however there is a sloping RC roof beam, then this beam must becast before RC structure can be considered to be completed.
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STAGE WORKS TO BECOMPLETED
WORKS NEED NOT BECOMPLETED
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COMPLETED COMPLETED
2(c) Walls of thesaid Building withwith Door &Window Framesplaced in position
10%
Non-structural wallsAll Party Walls includingStiffenersTIMBER Door &Window FramesFRAMEWORK forPartitioning excludinglining
Metal FramesDoor leavesWindow PanelsWindow LouvresParapet wallsBoundary wallsFence WallsClosing up ofconstruction openings
The above is for Circular 1/2008
Although metal window frames need not be installed at this stage,
Architects often face complaints and queries from Purchasers
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STAGE WORKS TO BECOMPLETED
WORKS NEED NOT BECOMPLETED
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COMPLETED COMPLETED
2(e) Internal &External Finishesof the saidBuilding including
the wall finishes
10%
All plastering to walls,soffits, slabs, beams,columns where specifiedWall tiles & Other wall
finishesLinings, boards andpanels to framedpartitionsFloor screeding & otherfloor finishesPainting to internal &external Walls Floors &Ceiling
Closing up of temporaryconstruction openingsDoor & Window panels
The above is for Circular 1/2008
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STAGE WORKS TO BECOMPLETED
WORKS NEED NOT BECOMPLETED
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COMPLETED COMPLETED
2(f) Sewerageworks serving thesaid building
5%
Sewerage reticulationconnected toCompleted SewageTreatment Plant temp or
Permanent approved bythe relevant authority
Testing &commissioningWater & electricityconnection
Sewer Treatment Plant may be Permanent or TemporarySewer line must be connected to last manhole
Last Manhole must be completed. Inspection Chambers need NOT becompleted
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STAGE WORKS TO BECOMPLETED
WORKS NEED NOT BECOMPLETED
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2(g) Drainsserving the saidbuilding
5%
Drains & Main Drainsconnected to outfall
Metal gratings & draincovers
Alignment of drains and outfall may be Permanent or Temporary as
approved by JPS or relevant Local Authority
Perimeter drains serving the said building
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Stages of Certification Schedule-H
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Sub-divided Building
STAGE WORKS TO BECOMPLETED
WORKS NEED NOT BECOMPLETED
2(a) The WorkBelow GroundLevel of the saidBuilding
comprising thesaid parcelincludingfoundation of thesaid building
10%
Foundation works belowlowest floor levelPiling & Pilecaps Stumps
Raft SlabFooting & Stumps
Retaining walls if notpart of the foundationBackfillingLowest floor slab NOT
part of the foundationGround BeamsServices
C&S Engineer is to certify completion and compliance of structuralcomponents before Architects Certification
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STAGE 2(a) QUESTION
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The development consists of 4 wings of apartments interlinked to commonservice cores. Do the works below ground level of all 4 wings have to becompleted before we certify for stage 2(a) or can they be certified on a wingby wing basis.
If the 4 wings are structurally independent and they have been defined as4 independent buildings / blocks they can be certified on a building bybuilding basis. If however they all sit on a common structural podium andis one integral structure, then the whole podium foundation must be
completed for certification for stage 2(a)
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Shear walls form part of the primary
RC structure and must be completedunder stage 2(b)
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Parapet walls need NOT be completed for stage 2(c)
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Walls required forconstruction access needNOT be completed for stage2(c)
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2(c)
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STAGE WORKS TO BECOMPLETED
WORKS NEED NOT BECOMPLETED
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2(d)Roofing/Ceiling,Electrical wiring,plumbing,gas
piping, internaltelephonetrunking andcabling to thesaid parcel
10%
Roof structure, roofing& flashing, orFloor slab soffits &ceiling framing of the said
parcel
Electrical wiring withinparcelWater piping within
parcelSanitary piping withinparcelGas piping within parcelTelephone trunking &cabling within parcel
Ceiling boardsSwitch BoardsSwitchesElectrical fixtures &
FittingsSanitary & Tap fixtures& FittingsHot Water heatersWater tanks
Rain water down pipesGuttersWindow hoods
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1st floor has been completed to stage 2(d) if services are complete
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STAGE WORKS TO BECOMPLETED
WORKS NEED NOT BECOMPLETED
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2(e) Internal &External Finishesof the said parcelincluding the wall
finishes
10%
All pastering to walls,soffits, slabs, beams,columns where specifiedWall tiles & other wall
finishesLinings, boards andpanels to framedpartitionsFloor screeding and/or
other floor finishesPainting to internal &external walls, floors andceilings (if any)
Closing up of temporaryconstruction openingsDoor & window panels
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WORKS NEED NOT BECOMPLETED
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2(f) Sewerageworks serving thesaid building
5%
Sewerage worksincluding manholes fromthe building containingthe said parcel connected
to a completed seweragetreatment system ( Thetreatment system may bepermanent or temporaryas approved by the
relevant authority)
Testing &commissioningWater & electricityconnection
Refer page 18/18 ofcircular
Sewer Treatment Plant may be Permanent or Temporary
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STAGE WORKS TO BECOMPLETED
WORKS NEED NOT BECOMPLETED
2(h) R d P d R d l di t F t th
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2(h) Roadsserving the saidbuilding
Paved Road leading tobuilding containing thesaid parcel from anexisting road.(The
alignment of Roads maybe Permanent orTemporary access asapproved by LocalAuthorities)
Permanent roadsaround the buildingcontaining the said parcelEntrance culvert servingthe buildingKerbs
FootpathsRoadside tabletsFinal wearing course topre-mixed roads
Road markingsRoad signages
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Vacant possession can not
be issued yet as the bulkmeter has not been installedyet
100
Key concerns for Architects for CD
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Key concerns for Architects for CD Construction quality and lack of proper inspection
and test plan
Non-compliance to approved building plans andspecifications.
Differences between approved BP and S&P Plans
Certifying without inspection at site
Certifying based on undertaking from PM of
Developer Jump stage certifications.
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ISO 9001 : 2000
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A company that can be TRUSTED A company with a SYSTEM for delivery
A company which delivers QUALITY services & products
A company with a quality STANDARD
A company which complies to Public SAFETY & HEALTHstandards
Without a System WHAT CAN GO WRONG WILL GOWRONG. Murphys Law
ISO 9001 KEY DOCUMENTS
1. OPERATING PROCEDURES
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. O NG OC U S
MANUAL
INSPECTION & TEST PLAN
2. QUALITY MANUAL
QUALITY POLICY
BUSINESS PROCESSESQUALITY MANAGEMENT STRUCTURE
QUALITY OBJECTIVES
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COMPLETIONCCC ISSUANCE
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STAGE WORKS TO BECOMPLETED
WORKS NEED NOT BECOMPLETED
(3) Professional
Architect doesnot need to
ALL works completed
External works including
Loose Fixtures &Fittings
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ot eed toissue anycertificate forthis Stage butbefore the
Developer caneffect vacantpossession,the Certificateof Completionand
Complianceshall havebeen issued bytheProfessionalArchitect asthe PrincipalSubmittingPersonready
te a o s c ud gfencing gates and landscapingUtility services ready toreceive supply
Electricity and water supply
available & ready forconnection (tapping) into saidbuildingTNB sub-station energized
External electrical cablingfrom sub-station to unit
completedWater reservoir or water tankis operationalTemporary openings closed
Borang-E submitted &Accepted by Local AuthoritySewerage Treatment Plantserviceable
Electrical metersWater metersMinor defects
The above is for Circular 1/2008105Pertubuhan Akitek Malaysia
CCC l b i d b th P i i l S b itti P (PSP) ft th
ISSUANCE OF CCC
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CCC can only be issued by the Principal Submitting Person (PSP) after thefollowing have been secured:
1. all the certifications by the respective parties (professionals, contractors
and licensed tradesmen) based on the prescribed Form Gs under theMatrix of Responsibility (Forms G1 G21); and
2. clearances from the following authorities :
Tenaga Nasional Berhad (TNB)
Water Authority
Sewerage Services Department (JPP)
Fire and Rescue Department (except for residential buildings of not morethan 18 meters high)
Department of Safety and Health (where applicable),
Relevant authorities/Public Works on Roads and Drainage.106Pertubuhan Akitek Malaysia
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BUILDING QUALITY AND CCC
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Can Architects issue the CCC whenthere are still outstanding defects?
Can an Architect decide that a minordefect is acceptable under the StandardS&P?
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Certification, CCC & Quality
ARCHITECTS ROLES & RESPONSIBILITIES
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STANDARD SALES & PURCHASE AGREEMENT FOR
HOUSINGUNIFORM BUILDING BY-LAW 1984
PAM 98 CONTRACT
PAM 2006 CONTRACT
CERTIFICATE OF COMPLETION & COMPLIANCE
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STANDARD SALES & PURCHASE AGREEMENT FOR HOUSING
Clause (14) Materials and Workmanship to Conform to Description states
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Clause (14) Materials and Workmanship to Conform to Description states
.shall be constructed in a good and workmanlike manner in accordance
with the description set out in the Fourth Schedule and in accordance
with theplans approved by the Appropriate Authority
The approved Building Plan is a very important point of reference
as far as quality is concerned
The Architect does not have the powers under the standard S&P to
make the final decision regarding quality - Tribunal for House has that
power
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Contractual relationship of parties inHousing Sell then Build
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CONTRACTOR
HOUSING
DEVELOPER
HOUSE
BUYER
STD
SPA
ARCHITECT
HOUSE BUYER
TRIBUNAL
PAM
CONTRACT
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UNIFORM BUILDING BY-LAW 1984
UBBL in itself does not mention quality requirements and so longas the quality of the building element does not affect the safety
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as the quality of the building element does not affect the safetyand health aspect of the building, there is no directly impliedresponsibility for the quality aspect of the building.
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PAM 98 CONTRACT
Quality standards in Architectural components cannot yet be definedabsolutely and requires the discretion of the Architect. The PAM98contract also empowers the Architect to make the final decision
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contract also empowers the Architect to make the final decisionon quality with reasonable discretion.
The powers of the Architect however are not absolute, as theContractor can refer any matter in the contract including qualitymatters to arbitration as outlined in clause 43.1(1) ..including anymatter or thing left by this contract to the discretion of the Architect.
Under the PAM form of Contract therefore the Architect decideswhether the quality of works are acceptable and NOT theEmployer
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PAM 2006 CONTRACT
Quality standards in Architectural components cannot yet be definedabsolutely and requires the discretion of the Architect. The PAM2006contract also empowers the Architect to make the final decision
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contract also empowers the Architect to make the final decisionon quality but refers more to the Contract in clause 6.1 shallbe to the respective quality and standard described in the
contract document and required by the Architect.
The powers of the Architect however are not absolute, as theContractor can refer any matter in the contract including quality
matters to arbitration as outlined in clause 34.5(b) .. any matter leftby the contract to the discretion of the Architect.
Under the PAM 2006 form of Contract also the Architect
decides whether the quality of works are acceptable and NOTthe Employer but quality shall be as described in the contract
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CERTIFICATE OF COMPLETION & COMPLIANCE
Why BCA issue Temporary Occupation Permit (TOP) whereworkmanship is poor?
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The TOP signifies that the completed building works have complied
with the provisions of the building regulation, which focus primarilyon human safety, and with the requirements of the various technicalauthorities, so that the completed building can be occupied.
However, TOP does not ensure that materials have beenaccordance to the Sale & Purchase (S&P) agreement or quality ofworks as promised in sales document. These disputes should bebrought directly to and resolved with the developer.
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Key concerns for Architects at CCC
Issuing F1 for Phased Developments
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Issuing F1 for Phased Developments
Issuing single CCC for multiple phaseddevelopments
Major defects at CCC inspections
Interference from LA and Developer Refusal by Sub-Consultants, NSC and Specialist
Contractors to endorse G forms
LA refusing to accept the CCC
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DEFECTS LIABILITY PERIODMANAGING DEFECTS
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Contractual relationship of parties inHousing Sell then Build
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CONTRACTORHOUSING
DEVELOPER
HOUSE
BUYER
STD
SPA
ARCHITECT
HOUSE BUYER
TRIBUNAL
PAM
CONTRACT
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Number Of Complaints Received by States by Types For Year 2000
No. Types Of Complaints/States
SGR PLS P.P PRK KED N.S MEL JOH W.P KEL TRG PHG TOTAL
1. Defective Workmanship 82 0 26 12 1414
7 18 28 0 011 212
2. Compensation 124 0 28 14 6 4 0 0 60 0 1 10 247
3. Payment 20 0 15 6 4 8 9 7 23 0 0 0 92
4. CFO 47 0 4 3 1 1 0 1 26 2 1 9 95
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5. Late Delivery Of Houses 97 0 38 24 1524
14 24 83 12 116 348
6. Interest 40 0 4 1 3 14 5 17 9 0 1 4 98
7. Not Conforming To Plan 14 0 10 6 1 0 1 3 98 0 0 2 135
8. Service 20 0 17 5 2 4 2 3 51 4 2 3 113
9. Cheating 2 0 1 3 1 2 0 0 8 0 0 0 17
10. Deposit/Ownership 21 1 5 2 1
1
4 4 13 0 0
2 54
11. Infrastructure 0 0 3 0 01
0 0 1 0 01 6
12. Contravene Act/Regulations 12 0 15 7 9 2 0 1 9 1 0 2 58
13. Others 177 1 50 27 159
0 5 32 4 325 348
Total656 2 216 110 72
8442 83 441 23 9
85 1823
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Housing Quality in Malaysia
Complaints Statistics - Year 2000
Types of Complaints %
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1. Shoddy workmanship 22
2. Late delivery 18
3. Certificate of Fitness 17
4. Compensation Delays 16
5. Non-adherence to building plans 11
6. Maintenance 4
7 Strata titles 4
8 Payments 4
9 Infrastructure 4
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Typical building faults from Architect Centre
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Rising Damp 33%
Defective Framing 20% Illegal Building 30%
Timber Rot 46%
Cracking Brickwork 43% Electrical Problems 34%
Roofing Faults 54%
Water Problems 15%
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DAMPNESS & LEAKS
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DAMPNESS & LEAKS
Leaking Pool Leaking Tennis Courts
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DAMPNESS & LEAKS
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133
DAMPNESS & LEAKS
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134
ROOF
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135
ROOF
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136
ROOF
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137
ROOF
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ROOF
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ROOF
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Cracking
Brickwork
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WORKMANSHIP
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WORKMANSHIP
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PLUMBING
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145
PLUMBING
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Key concerns for Architects at DLP
Refusal by Contractors and Sub-Contractors toagree on Final Accounts
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g
Issuance of instructions by PM of Developers toContractors on defects and complains bypurchasers.
Unreasonable quality standards and false claimsby Building Surveyors on defects inspection.
Renovation works by House Purchasers beforeDLP ends.
Buying of Building Plans by House Buyers
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MORAL
MANAGING CHANGES & UNCERTAINTY
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MORAL
ETHICAL
STUTATORY
REQUIREMENTS
CONTRACTURAL
ISSUES
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CMGDFINAL ACCOUNTS
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(e) An amount needed to rectify any defects, shrinkages,or other faults in the said Building, which may becomeapparent within a period of twelve (12)/ eighteen (18)
months after the date of handing over vacantpossession (which amount should be in addition tothe amount held by the Developers Solicitor asstakeholder.)
ArchitectQS
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(f) An amount needed as outstanding Developerssolicitors cost.
LawyerDeveloper
(g) Administrative expenses. Developer
(h) Any other cost which has not been spelled out, as
above which the architect may deem necessary.Balance may deem necessary Architect
Balance of payment to contractor ArchitectQS
Balance of payment to consultant Consultants
Total (a) to (h) Architect
Add 10% for the contingencies and inflation151Pertubuhan Akitek Malaysia
EOT UNDER HDA CLAUSE 32
Are Developers entitled to request for
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Are Developers entitled to request forwaiver of interest on late delivery if theirContractors delay the works or there is a
shortage of materials for construction?
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SEA Housing Sdn Bhd vs Lee Poh Choo
[1982](2 MLJ 31) in which the purchasersued the developer for breach of contractand for delivery of the title to a house he
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y
had purchased. The property in questionwas completed after 23 months, insteadof 18 months as stated in the SPA
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SUCCESS FACTORS
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Housing Complains Against Architects1999-2005Source : Lembaga Arkitek Malaysia
Unprofess ional Conduct
27%
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Certification
54%
Defects
13%
Supplanting3%
Delay in Obtaining CFO
3%
Collabration with NonRegistered
Person
0%
Non-approved Practice
0%
156
BEYOND THE LAWS SUCCESS FACTORSFOR HOUSING DEVELOPMENT Source USM
1. Prime location of land
2 Cash flow
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2. Cash flow
3. Understanding market potentials
4. Relationship with local authorities
5. Management expertise and experience
6. Organisation and service reputation7. Ability to manage change
8. Relationship with competent support services providers
9. Skilled employees
10. Management tolerance to risks and
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THANK YOU
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