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Mass
housing development is the mass production of a few standard home
designs that often fails to satisfy any actual house buyer’s need. This
has inadvertently led to the emergence of a spin-off industry known as
‘renovation’.
Renovation refers to varying the original design of a house by addition,
omission or a combination of both. Oftentimes, as soon as the house
buyer occupies his property, he goes about having it remodelled to suit
his needs and taste. Some of the most common changes are the widening of
the kitchen area, the addition or merging of rooms and, horror of
horrors, the paving of the ‘handkerchief-sized’ grass frontage.
Excessive and indiscriminate renovation, approved or otherwise, makes
the whole neighbourhood appear disjointed, incongruous, uncoordinated,
disharmonious and even at odds with the house next door, and as a
result, the value of these properties suffer.
Typically, a terrace house owner has his housed renovated based on some
design he found in his favourite architecture / design magazine. This is
often done without taking into account the impact it would have on the
aesthetic sense of his immediate neighbours, let alone the neighbourhood.
The end result would be that either his house stands out from the others
like a sore thumb or it is at odds with the immediate neighbours.
As such, the National House Buyers Association (HBA) would like to offer
the following cautionary pointers for the benefit of wannabe renovators:
1) Ensure the house has been certified as ready for occupation
In their rush to renovate, some house purchasers do not wait for the
Certificate of Fitness (CFO) or Certificate of Completion and Completion
(CCC) or Occupational Certificate (OC) to be issued, which causes across
the board delay.
The fact is, no house owner is allowed to occupy his property before the
issuance of any of these certificates. There have been cases where
extensions to two or more linked units have caused an entire row of
houses to sink and crack, especially where the housing estate is built
on a landfill scheme or ex-sand mining land.
2) Be clear about what you need and what you want
Draw up your ‘wish list’ and itemise, then pare it to suit your needs
and budget. The downside of not estimating the renovation costs
accurately or not at all (thinking it will be within your means) is that
you may end up abandoning the works midway when funds are exhausted.
Seek the help of a quantity surveyor. He would know how to estimate the
costs accurately unless the renovation work involved is so small that it
makes engaging such a professional not worthwhile.
The next best alternative is for you to obtain a few quotations from a
selection of builders or building contractors. Remember to ask for a
breakdown, particularly of the more expensive or dispensable items, and
most importantly, the timeframe needed to complete these works. If the
scale of the renovation is relatively complex and large,
get a professional to help you out.
3) Get the right professionals involved: Do not be ‘penny wise and
pound foolish’
If the alteration works involve structural changes such as an extension
with (i) removing column(s); and (ii) the addition of beam(s) to create
room or space within your existing property, it pays to consult a
qualified architect or a qualified engineer.
If you are not sure, then consult one on what needs to be done including
whether their services are needed instead of engaging just a building
contractor. Any added structure, without professional engineering input,
may cause structural stress or even structural failure not only to the
existing building but also to the neighbouring houses.
Their involvement may be a legal requirement. Otherwise, the Local
Authority (LA) will not entertain applications, including the requisite
Building Plan Approval, to carry out any of your planned works.
A building draughtsman may be engaged to facilitate your application to
the LA for -
(i) renovation works of a one-storey building not involving reinforced
concrete or steel structure provided that the total built-up area does
not exceed 100 sqm / about 1,076 sq ft; or / and
(ii) renovation works of a two-storey building not involving reinforced
concrete or steel structure provided that the total built-up area does
not exceed 300 sqm / about 3,230 sq ft.
For works exceeding the above, a qualified architect’s service is
required and where works involve structural alteration, your application
to the LA would require the input and endorsement of a qualified
engineer.
4) Get a responsible builder / contractor
It is important to engage a responsible builder/contractor for such
works. The right builder/contractor may ensure timely completion and
deliver quality workmanship without exceeding the budget. In choosing
the right builder/contractor, you may wish to be guided by the following
criteria.
1) Shortlist the candidates on the basis of word of mouth
recommendation, then interview them, with the assistance of a friend who
is knowledgeable in this field before making a final decision.
2) Try to satisfy yourself about their financial background and track
record. They usually operate either as sole proprietorships or
partnerships or, at best, a small scale company and, therefore, their
capital and financial resources are minimal.
3) Usually, building contractors do not have large permanent teams of
competent or skilled workers; they are recruited ad hoc, and if he has
such a staff, it is usually a reliable indication of the health of his
business.
4) At this time, construction workers comprise predominantly of non
skilled and semi skilled foreign workers. Therefore, before engaging the
building contractor, enquire about the background of the workforce.
5) Check out how many current projects he is undertaking. This indicates
his available resources and concentration.
5.1) Find out what you can and cannot do from the Local Authority (LA)
You may require some professional help with this. This item comes after
the wish-list and budget are done, but prior to your soliciting a
quotation from selected builders/contractors.
Most house owners may, at this stage, and prior to the engagement of any
consultant, make enquiries with the LA on the building requirements
based on the nature of their intended renovation works.
For those who reside in Kuala Lumpur, the LA is Dewan Bandaraya Kuala
Lumpur (DBKL), while for those who reside in Petaling Jaya, the likely
LA is Majlis Bandaraya Petaling Jaya (MBPJ), and if the renovation is to
be done in the Subang Jaya/Seri Kembangan/Puchong vicinity, it is Majlis
Perbandaran Subang Jaya (MPSJ). One could check the assessment bills to
verify the related LA.
You may check with the LA on the nature of the renovation; whether a
professional is required to draw up plans and make submissions, or
whether a standard form or pre-approved (plans) would suffice. Simple
jobs such as a kitchen extension do not require submissions for approval
by an architect or draughtsman.
You may also enquire about the scope of works allowed, such as the
requisite ‘setback’ requirement, i.e. the minimum distance from the
boundary for erecting your building or column and wall, and a check on
the height restriction would also be helpful.
Sources:
http://www.hba.org.my
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