Property Management: Ask the experts — Building safety

Q: What problems can cause a residential building to be unsafe?

Unsafe building conditions can be attributed to non-compliant design and specification, inferior construction workmanship, inadequate maintenance and unregulated renovations/alterations.

Buildings in Malaysia undergo vigorous and stringent compliance for purposes of design, construction and occupation. Generally, there are adequate laws and regulations that cover all aspects of building design, safety, piling, structure, slopes, roads, drains, fire protection, electrical installation, mechanical engineering for lifts, pumps and pipes, etc. In this respect, homeowners must be wary of unscrupulous players in the industry that deliver buildings of substandard workmanship or specifications.

Once the Joint Management Body (JMB) has been established, it should take a proactive role to comprehensively identify and rectify defects in common areas related to cracks, water leaks, slopes, retaining walls, electrical installations, active and passive fire fighting equipment, lifts, pumps and gensets. Defects must be rectified within the Defect Liability Period. If left unattended, common area defects such as inoperable fire protection equipment — pumps, genset, detectors and control panels can lead to unsafe conditions exposing the property and occupants to fire and electrocution.

As the JMB (eventually the Management Corporation) is tasked with managing the building, the understanding of preventive and predictive maintenance will ensure the continued functionality and performance of all the installations and systems.

‘Prevention is better than cure’ rings very true here. Building maintenance must be carried out properly and diligently. Not only will it be more costly to fix but in the event of an emergency, faulty equipment can lead to loss of property or lives.

Owing to ignorance or just outright apathy, many carry out renovations and alterations without proper approvals or professional help. For example, dilapidated fire resistant-rated doors replaced with normal door or lock sets thus allowing the spread of smoke or fire; conversion of electrical rooms into storerooms; obstructed access to fire hydrants with plants, hose reels; and locked security grilles within fire escape corridors and doors.

Q: Is it necessary to renew the fire certificate of a building every year?

Properties that fall under ‘DESIGNATED premises’ in the Fire Services Act 1988, Fire Services (Designated Premises) Order 1998 and Fire Services (Fire Certificate) Regulations 2001 require yearly fire certificate renewal. These designated premises are typically commercial and institutional buildings such as shopping malls, offices, libraries, hostels, hotels, factories, hospitals, nursing homes, storage buildings, places of assembly and underground car-parking structures.

Strata residential properties used as apartments and condominiums are exempted; but apartment blocks that sit on top of shopping/commercial podiums are NOT exempted.

In this context, the Joint Management Body or Management Corporation is well advised to maintain in good order the fire-fighting and protection equipment in their buildings.

Anthony Lee is Architect Centre trainer and consultant; and EdgeProp Malaysia’s Best Managed Property Awards 2019 judge and EdgeProp.my Symposium on Excellent Property Management 2019 speaker

Go to https://professional.nipponpaint.com.my/hasslefreemaintenance for hassle-free maintenance 

If you have any questions regarding property management,[email protected]. Questions will be answered at the discretion of the editor and the respective experts.

Disclaimer: The answers are only proposed solutions by the expert based on the limited information given in the questions.

This story first appeared in the EdgeProp.my pullout on July 26, 2019. You can access back issues here.