Time to form body to monitor quality of work

The Star 11/12/2000 By S.C Cheah 

The first year of the new millennium is coming to  a close in  a few weeks.

Instead of reviewing the property market in general, I would like to touch on a more pressing issue that does not seem to improve much over the years.

It is the issue of shoddy workmanship which continues to plaque the industry.

Having visited numerous construction sites over the past decade, I find little improvement in the quality of workmanship.

Although some developers have tried their level best to improve the matters, the zero defect goal appears to be a dream.

The whole problem boils down to attitude. Doing it right the first time does not seem to be the watchword. There is a lack of pride in one's work and doing one's best.

Thus, despite quality control, purchasers still find to their dismay that their new property is fraught with problems.

They range from roof  leaks. clogged drains, poor wall plastering to inferior materials and missing items.

Cracked and crooked walls or windows and doors that cannot close properly are among the common problems.

Some developers seem to drag their feet when it comes to rectifying problems and all too soon the 18-month defect liability period would be over.

Sometimes house buyers do not complain over minor problems and developers get away with it.

Many developers do not seem to have control over their contractors many of whom demand high wages but do not deliver.

What about house renovation? Where can one complain if the contractor does a lousy job? Withhold payment? Maybe, but most folks would rather pay up than being engaged with the contractor in a fruitless argument.

If the contractor is a big timer but may be wary of his reputation but there are thousands of odd-job labourers, most of whom are unskilled foreign workers who just don't care.

Perhaps it's time for the formation of a body to seriously monitor the quality of workmanship, including that for house renovations.

During the hey days of the property boom of the 1990s, many types of property were built at a fast pace.

There was a shortage of labour and materials. In the haste to complete projects, quality was compromised.

However, following the economic downturn, many developers realise that they have to build better houses or lose out.

It is gratifying that there are developers who not only sell property that command prime locations and offer attractive pricing, but more importantly build quality houses.

You can have lots of features and winning concepts in a development but at the end of the day, people still want to see a properly built property, be it a house or a shopoffice.

However, developers often walk a tight rope as they have to juggle pricing and quality. If they lower the price, they may have to cut corners.

There is one project in Selangor by a reputable developer where its bungalows surprisingly do not have phone and antenna points. There is also no door from the dining area to the kitchen and it is rather small. forcing purchasers to make extension work.

The beading to the doors looks beaten and broken and the walls "burst" in sports as too much sand is used.

The developer's price of the bungalows in 1992 ranged from RM188,000 to RM218,800. The price is reasonable but sad to say the quality of workmanship is not up to expectation.

One developer that has earned a good reputation is Sime UEP whose UEP Subang Jaya (USJ) houses are mostly of good workmanship. Although certain phases have some problems, most of the houses in this comprehensive township are good as quality material are used.

Many of today's housing developments try to create a "Back to Nature" quality living environment by having lakes, more open spaces and green lungs and modern features like covered drains and utility lines and "smart homes".

A trend is to do away with the gates and boundary wall which is aimed at fostering neighbourliness but might be misconstrued as an attempt by the developer to save cost.

In this regard, the developer should ensure that the pricing is fair and it should give back by having better finishes.

Developers realise that people do not mind paying a bit more for quality finishes as it would save them much headaches, money and efforts to renovate their homes.

Projects like the Desa Millennia in Puchong drew a lot of interest with its security and home automation packages. Many people like the idea of "smart home' as they want to enjoy their many conveniences and premium to their property.

Thus, whether it is a project like the proposed Airtour Tower service apartment (priced from RM106,500) in KL which provides satellite cable TV or the high-end Cyberia smarthomes Pool Villas (priced from RM1.3 mil) with home Internet System, the in-thing is to give better finishes, IT features, bigger space, practical layouts, and improved designs to buyers.

Developments like the Leisure Farm Resort in Johor go a few steps further: it provides resort, house-keeping and maintenance/horticultural services.

It has several lovely bungalows for rent. A butler meets each guest upon arrival and assists guests to settle in their respective suites. If guests want to hold a party, that could also be arranged.

The resort boasts of a diverse selection of telecommunication services and amenities ranging from telephone lines to advanced multimedia link-ups to information superhighway, allowing for Cable TV, tele-banking, tele-shopping and distance learning.

Meanwhile, some developers have taken the challenge of building houses first and selling later. In this way, purchasers can see for themselves the quality of the houses.

Although the build-and-sell concept has not gone down well with many developers, purchasers will opt for this concept when there are more developers who dare to adopt it.

Finance Minister Tun Daim Zainuddin had said at the opening of the recent 12th National Real Estate Convention in KL that property developers should build according to demand and not over-build at the expense of the buyers, lenders and the economy.

He said in the past a project was considered viable if 70% of buyers had signed the sales and purchase agreements.

Daim suggested that developers should construct the property at their own cost and sell only ready-made property.

"In this way property developers will not only have to be sure of the viability of their projects but the quality and finishes as well," he said.

The minister also urged developers to concentrate on designs and build with the local climate, culture, habits and religious obligations in mind.

They should also not forget the disabled, elderly and physically handicapped. "In short, property development should be user and environment-friendly, cost efficient and require low maintenance," he added.