Reply of the Housing Society to Letter of 13 September 1999 Addressed to Chief Executive from Concern Group of SCH Prospective Owners1) Project Supervision & Handover Procedure
For each development project, the Housing Society employ a team of professionals including Architects, Structural Engineers and Mechanical / Electrical Engineers to carry out design and supervise the construction until end of the Defects Liability Period. An "Integrated Quality System" is also adopted during the construction to ensure that the target on building quality is achieved. In addition, when the development is near its completion, independent professional Building Surveyors are appointed to inspect the flats before taking over from the contractors so as to ensure the building quality is equivalent to the prevailing standards as generally accepted in the industry.
When the owners take over the domestic units, the independent professional Building Surveyors will accompany the owners to inspect the units and explain the operation of the provisions inside the units. If the owners consider any defects in the units, which need to be rectified, the Building Surveyors will assist the owners to fill in the "Defect List" and refer the same to the main contractor to immediately make good.
The interests of the owners are further protected under the Sale & Purchase Agreement which stipulates a "Defect Liability Period" (DLP) of 6 months after taking over. During the DLP, the owners can raise any items that need to be touched up or made good to the Housing Society who will then instruct the main contractor to deal with. In fact, even after the expiry of the DLP, the Housing Society together with the main contractor will follow up with rectification works for any item which falls within their liabilities.
All the consultants employed by the Housing Society are qualified and experienced professionals. At different stages of the development including design, construction and completion, the consultants will submit plans and relevant information to appropriate government departments for approval according to the Building Ordinance and other relevant regulations. This includes the inspection by relevant government departments upon completion of the developments to ensure that all the requirements on building structure and provisions are satisfactorily completed. The Housing Society will only arrange handover of the domestic units to purchasers after the Occupation Permit is issued, with a quality up to the required standard. If there is any request for rectification works from owners, the Housing Society will continue to provide the service until all the relevant items are completed.
2) Water Seepage After Typhoon
After typhoon Sam in end August, a number of Sandwich Class Housing flat owners reported water seepage in their units. All relevant parties including Management staff, building consultants, project staff, independent building surveyors and contractors followed up with the cases immediately and initially it showed that these cases were caused by typhoon together with series of heavy rainfall. Information shown that with the remedial actions carried out by the project staff, reports on similar incidents after typhoon York were reduced.
Since this summer, there were four occasions where Hong Kong was attacked by typhoons with signal no. 8 or above hoisted. During the typhoon attacks in May and June, all the estates of the Housing Society were not quite affected. According to the information of the Hong Kong Observatory, during the attack of typhoon Sam, signal no. 8 was hoisted for more than 15 hours. In addition, 'Black Rain Warning' signal was on in two consecutive days and the rainfall of 616.2 millimeters broke the record. In fact, typhoon Sam was stronger than the typhoons in May and June. The gust speed of Sam was an average 64 km/hour with a peak of 148 km/hour while the rainfall volume was 207 millimeter in a single day. Typhoon York in September was even stronger with typhoon signal no. 10 hoisted. Under the attack of typhoons Sam and York, water seepage or other damages were found in a lot of residential buildings all over Hong Kong (information on typhoon enclosed).
During the construction of all developments, different tests on quality were carried out by contractors and certified to be up to the required standard by professionals. The geotechnical location or other factors are attributable to the water seepage in different housing estates during the typhoons. In the case of Highland Park, as it is situated on the top of Lai King Hill and exposed to all directions, it was believed that rain penetrated through the air-conditioners under the exceptionally strong wind.
As soon as reports on water seepage were received, the Management staff would carry out on-site inspection immediately and arrange contractors for rectification works. In fact after handover of the domestic units, a team consisting of architects, consultants, contractors , independent building surveyors, project staff and Management staff have been trying to provide the best service to the owners by close monitoring the requests of the owners and the rectification works concerned.
The Housing Society fully realize the inconvenience caused by water seepage to the owners and Management staff have already issued notices to owners notifying them of the above arrangement.
Reply of the Housing Society to Letter of 15 September 1999 addressed to Mr Lee Wing Tat, Chairman of LegCo Panel on Housing, Mr S M Chung, Chairman & Mr Victor So, Executive Director of the Housing Society from Owners' Committee of Highland Park
1) Water Seepage After Typhoon
After typhoon Sam in end August, a number of Sandwich Class Housing flat owners reported water seepage in their units. All relevant parties including Management staff, building consultants, project staff, independent building surveyors and contractors followed up with the cases immediately and initially it showed that these cases were caused by typhoon together with series of heavy rainfall. Information shown that with the remedial actions carried out by the project staff, reports on similar incidents after typhoon York were reduced.
Since this summer, there were four occasions where Hong Kong was attacked by typhoons with signal no. 8 or above hoisted. During the typhoon attacks in May and June, all the estates of the Housing Society were not quite affected. According to the information of the Hong Kong Observatory, during the attack of typhoon Sam, signal no. 8 was hoisted for more than 15 hours. In addition, 'Black Rain Warning' signal was on in two consecutive days and the rainfall of 616.2 millimeters broke the record. In fact, typhoon Sam was stronger than the typhoons in May and June. The gust speed of Sam was an average 64 km/hour with a peak of 148 km/hour while the rainfall volume was 207 millimeter in a single day. Typhoon York in September was even stronger with typhoon signal no. 10 hoisted. Under the attack of typhoons Sam and York, water seepage or other damages were found in a lot of residential buildings all over Hong Kong (information on typhoon enclosed).
During the construction of all developments, different tests on quality were carried out by contractors and certified to be up to the required standard by professionals. The geotechnical location or other factors are attributable to the water seepage in different housing estates during the typhoons. In the case of Highland Park, as it is situated on the top of Lai King Hill and exposed to all directions, it was believed that rain penetrated through the air-conditioners under the exceptionally strong wind.
As soon as reports on water seepage were received, the Management staff would carry out on-site inspection immediately and arrange contractors for rectification works. In fact after handover of the domestic units, a team consisting of architects, consultants, contractors , independent building surveyors, project staff and Management staff have been trying to provide the best service to the owners by close monitoring the requests of the owners and the rectification works concerned.
When a development is completed, the Housing Society will arrange insurance coverage for the common areas and the original fixtures provided in the units. If individual owners discovers that original fixtures are damaged, he can report to the Management Office for referring to the insurance company for follow up actions. Assessment on damages reported is under process. It is understood that future insurance arrangements will not be affected by any compensation awarded this time.
The Housing Society fully realize the inconvenience caused by water seepage to the owners and Management staff have already issued notices to owners notifying them of the above arrangement.
2) Project Supervision & Handover Procedure
For each development project, the Housing Society employ a team of professionals including Architects, Structural Engineers and Mechanical / Electrical Engineers to carry out design and supervise the construction until end of the Defects Liability Period. An "Integrated Quality System" is also adopted during the construction to ensure that the target on building quality is achieved. In addition, when the development is near its completion, independent professional Building Surveyors are appointed to inspect the flats before taking over from the contractors so as to ensure the building quality is equivalent to the prevailing standards as generally accepted in the industry.
When the owners take over the domestic units, the independent professional Building Surveyors will accompany the owners to inspect the units and explain the operation of the provisions inside the units. If the owners consider any defects in the units, which need to be rectified, the Building Surveyors will assist the owners to fill in the "Defect List" and refer the same to the main contractor to immediately make good.
The interests of the owners are further protected under the Sale & Purchase Agreement which stipulates a "Defect Liability Period" (DLP) of 6 months after taking over. During the DLP, the owners can raise any items that need to be touched up or made good to the Housing Society who will then instruct the main contractor to deal with. In fact, even after the expiry of the DLP, the Housing Society together with the main contractor will follow up with rectification works for any item which falls within their liabilities.
All the consultants employed by the Housing Society are qualified and experienced professionals. At different stages of the development including design, construction and completion, the consultants will submit plans and relevant information to appropriate government departments for approval according to the Building Ordinance and other relevant regulations. This includes the inspection by relevant government departments upon completion of the developments to ensure that all the requirements on building structure and provisions are satisfactorily completed. The Housing Society will only arrange handover of the domestic units to purchasers after the Occupation Permit is issued, with a quality up to the required standard. If there is any request for rectification works from owners, the Housing Society will continue to provide the service until all the relevant items are completed.
