Housebuyers to enjoy 24 months' warranty from 1st Dec

The Star Online > Nation
Sunday December 16, 2007
Housebuyers to enjoy 24 months' warranty
By CHIN MUI YOON and NG SI HOOI
muiyoon@thestar.com.my
KUALA LUMPUR: Developers will now have to repair any defect in houses detected within two years of handing over vacant possession to housebuyers. Previously, the warranty period was 18 months.
This is one of the benefits that consumers will enjoy with the enforcement of the amendments to the Housing Development (Control and Licensing) Act 1966 from Dec 1.
Any defect, shrinkage or other faults in the building have to be repaired by developers at their own cost within 30 days of having received a written notice from buyers.
Such faults include defective workmanship or materials, or if the building has not been constructed in accordance with the plans and description as specified.
Housing and Local Government Minister Datuk Seri Ong Ka Ting said the changes to the Act, which came into effect from Dec 1, were made to protect housebuyers from irresponsible developers.
“There are black sheep but we cannot let this happen, even if the number is not that big.
“The amendment to the Housing Development (Control and Licensing) Act, which is the principal or parent Act, was done on April 12 this year. The regulations gazetted on Dec 1 bring all provisions into conformity under the Act.
“It includes new features such as the introduction of two new Schedule I and Schedule J catering for the Build-then-Sell (10:90) concept.
“The scheduling is vastly different for the current conventional way of selling houses.
“There is also no 5% retention fee so the onus is on developers to be responsible in building and delivering a quality property to buyers in order to collect payment.”
Ong said the Build-then-Sell concept remains optional to developers instead of mandatory.
This parallel system will be observed for a period of time.
As it is, he said, only companies that are financially sound are able to adopt the new concept.
On the extended warranty period for defects, Ong said the increase to 24 months was a period acceptable to both housebuyers and developers after the ministry’s technical team had evaluated feedback from both parties.
Significant changes include a requirement for developers to deliver vacant possession to buyers that must be supported by a Certificate of Completion and Compliance (CCC) certified by registered architects that a building is safe and fit for occupation.
Previously, when developers handed over vacant possession of a property, the keys were given to buyers for inspection.
But buyers could not move in until the Certificate of Fitness (CF) was issued by the local authorities, which could be several months later.
Also for strata titles (applicable under Schedule H for apartments, condominiums, flats and townhouses), a crucial change is the mandatory enforcement of the Fifth Schedule in the sale and purchase (S&P) agreement on what buyers can expect to pay besides the cost of their individual unit, including service charges.
Related Story:Housebuyers hail new ruling with better protection
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Notice Board & Access Card

The notice board has been put up by Landserve today, and there is a notice with regard to the issuance of access card. According to the notice, the collection date is from 21/12/2007-29/12/2007.
For tenant, you need a authorised letter from owner together with a copy of tenancy agreement. All the maintenance fees must be settled before you can get your access card. There will also be registration of occupants when issuing the access card.
For more details, please read the notice in notice board near letter box area or collect your notice from your letter box.

Tender Notice to Fit Up Sri Rampai LRT Station

According to the Chief Technical Officer (CTO), Mr. Zulkifli Mohd Yusoff of Prasarana, it will take about one year (12 months) to complete the fit up. However, the wall to buffer and reduce the noise level will be installed within 3-6 months.

On 13/12/2007, Ir. Tan Ching Meng, Mr. Yip Foo Wah, Mr. Rosli & Mr. Eddie Wong met with the Chief Technical Officer in Prasarana office in Wisma RKT, Jln Raja Abdullah. During the discussion, the CTO confirmed that they are working on Sri Rampai LRT to get it operation asap. However, there are a few parties involved in this which included DBKL (the authority), Prasarana (owner of the station) , Rapid KL (operator of LRT) and the consultant.

The following issue were discussed:
1) The reduction of noise level (according EIA acceptable level)
2) The covered walk path link to Desa Putra
3) The traffic flow (the road may link to Jaya Jusco side mainroad)
4) The bus stop (covered walk path from mainroad to station)

HOUSEKEEPING & LANDSCAPING SUB-COMMITTEE (DESA PUTRA)

REQUEST LIST FOR UPGRADING WORKS/RECTIFICATION

UPGRADING WORKS
Cleaning Schedule
a. Cleaning service & garbage collection to include Sundays and Public Holidays
b. Monday to Saturday : 8am to 4pm (8 Cleaners + 1 Supervisor)
: 4pm to 7pm (3 Cleaners)
Sunday & Public Holidays : 8am to 1pm (5 Cleaners + 1 Supervisor)
Timeline: Immediate

Garbage Bins
Garbage bins to be lined with Plastic Bin Liners
Timeline: Immediate

Litter Bins For Common Areas
Litter bins at :
- Lift area of every floor (from P4 to P1) per block (23 x 30) 69 ) Total
- BBQ, swimming pool, basketball court & play areas 6 ) 75
Timeline: Immediate

Floor Mats For Common Areas
- Ground floor main entrance of each block (3 nos x 2) 6 ) Total
- The entrance to Lift area at P1 to P4 (4 nos x 2) 8 ) 20
- The entrance at from Swimming to units (3 nos x 3 ) 6 )
Timeline: ASAP

Pest Control
Monthly pest control – Fogging & spraying once a month
Timeline: Immediate

Lifts
- To install NON-SMOKING sinage (the present one is too small) in the lifts
- To request for Contractor of Lifts to re-service and clean the lifts (remove the rust and stain marks)
- To chcck and service the ventilation fans

Landscaping
- To fill up empty plant troughs with plants
- Daily trimming and watering
- To save present plants that looks unhealthy
- To remove dead plants and replant with new ones
Timeline: Immediate

RECTIFICATION WORKS
Tiles at Common Areas
To replace tiles at the following areas :
- Within Swimming pool/BBQ area to entrances of Blocks A, B & C
- Lobby areas of Blocks A, B & C
Timeline: ASAP

Tiles at Corridors
To grind & polish the tiles at corridors of every floor in Blocks A, B & C
Timeline: ASAP

Walls
To repaint the walls along the corridors of each floor at Blocks A, B & C (Ground to Level 19) and outdoor
Common areas. Paintwork for outdoor areas should be weather-shield proof
Timeline: ASAP

HOUSE RULES AND REGULATIONS
The Management must ensure that House rules and regulations are respected and practiced by all residents.

- Encik Lokman, the assigned person-in-charge of Desa Putra should conduct daily checks to ensure that security and cleanliness levels are carried out smoothly and efficiently and that house rules and regulations are practiced.
Timeline: Immediate

- The Management should send reminder or warning notes to residents who do not adhere to the house rules and regulations. If the resident/s choose to ignore the reminders/warning notes, then the Management should impose penalties to the resident/s concerned.
Timeline: Immediate

- Apart from security measures, all security guards on duty must also be briefed on the guidelines of house rules and should have the authority to carry out the following measures during their patrolling rounds.
Timeline: Immediate

- To order a person out of the swimming/wading pools if not in proper swimming attire
- To stop or dismiss any persons causing trouble and any act of vandalism in common areas
- To discourage littering
Timeline: Immediate

The Management should with immediate effect take control and enforce strict rulings on the following :
- Household pets that are found wandering in common areas
- Littering
- Garbage disposals at common areas (including throwing of rubbish from balconies/wash areas) and bulky garbage left at car park lots
- Drying of garments/mattresses at windows at lanai area
- Using of the swimming pool – proper attire a must and no food or drinks allowed at pool deck or inside pool
- Smoking in lifts

First Joint Meeting Minutes

MEETING AGENDA
1. Amendment, acceptance and adoption of previous Minutes of Meeting (Not applicable)
2. Presentation of Action Items as agreed at the previous Minutes of Meeting (Not applicable)
3. Matters Arising
3.1 Security Issues at Desa Putra Condominium
3.2 Cleanliness and Landscaping
3.3 Any Other Business

Agenda topics: 3.1.1 – Building Security Audit
Discussion
Gerrard informed the Meeting that Landserve was appointed by MSL Properties to manage Desa Putra effectively from 1st November 2007. Prior to taking the handover, Landserve conducted preliminary building security audit, the findings and recommendations were documented and passed to the committee members at the meeting (attached PDF copies).
Abu Bakar walked through the “Assessment of Security and Safety Situation at Desa Putra Condo” in regards to Standard/Expectation, Observation/Assessment, Follow-up Action, Priority/Timing to Meeting, hard copies were also distributed to the meeting (attached PDF copies).
Conclusions
Landserve would further discuss with MSL Properties to finalize and formulate action plan to address the issues highlighted in the said Assessment whereby incorporating recommendations derived from the said audit report.
Action Items = To present the action plan
Responsible Parties = Landserve & MSL Properties
Deadline = Next Meeting (15th December 2007)

Agenda topics: 3.1.2 – CCTV Camera
Discussion
Gerrard informed the Meeting that there would be CCTV cameras testing, commissioning and training on the next day. If the Developer was satisfied with these activities, the CCTV cameras and systems would be handed over to Landserve. The topic was extended to the following discussions:-
How the level of satisfaction was defined.
What were the deciding criteria for which areas to be under the coverage of CCTV surveillance.
Coverage from the camera-angles.
Resolution and Zooming-capability – was it sufficient to capture and identify the subject, such as face, car number plate and so on.
How many cameras currently installed and in-used, and how many more would we need.
How long is the retention period of the VDO captured by CCTV cameras.
Gerrad advised the Meeting that the Developer intended to add 9 more cameras, 3 nos. at the swimming pool and 6 nos. at areas to be decided. There was a concern on the issue of cameras installed at swimming pool areas would infringe privacy of the users. Gerrard made a comment that it is common to install cameras at the swimming pool area to discourage vandalism, misbehaviors and to record any incidents/happenings that require investigations.
Conclusions
MSL Properties would expedite the above activities so that the subjects could be handed over to Landserve within a one-week timeframe for immediate implementation.
MSL Properties would also provide the specifications of the CCTV cameras together with soft/hardware as well as some rationales on what basis the said specifications would be suitable for Desa Putra condo usage.
Action Items = To expedite the testing, commissioning, training and handing over the CCTV surveillance system to Landserve.
Responsible Parties = MSL Properties
Deadline = One week from 20th November 2007

Agenda topics: 3.1.3 – Access Cards (car-park and building access)
Discussion
Yip informed the Meeting that Access Card testing and commissioning would take place on Thursday 22nd November and would take a week to complete (1st week). Activation would be carried out a week later (2nd week). The handover to Landserve was scheduled within week three (3rd week).
Gerrard informed the Meeting that the communication to residents for card collection would be through letters delivered to each unit (not via mail box). To accommodate the collection, the Management Office will be open one Saturday afternoon or on Sunday.
One unit will be given 3 cards (1 for car-park and 2 for building access). For owners who have bought additional car-park bay/s, an additional car park access card will be given accordingly to the number of car park lots purchased.
The committee highlighted to Landserve and MSL Property that there was one door missing – the photo was also present to.
Conclusions
MSL Properties and Landserve agreed to the following commitments described in Action Items:
Action Items = To expedite the testing, commissioning, and activation of the access card system and handover to Landserve
Responsible Parties = MSL Properties & Lanadserve
Deadline = Three week from 20th November 2007,

Action Items = To inform the residents to collect the cards via letter.
Responsible Parties = Landserve
Deadline = Not later than 15th December 2007

Action Items = To ensure all fire exit doors are operational - i.e locking mechanism, opening outward only
Responsible Parties = Landserve
Deadline = Not later than 15th December 2007

Action Items = To employ a system to alert the security guards if any fire exit door is left open.
Responsible Items = Landserve
Deadline = Not later than 15th December 2007

Agenda topics: 3.1.4 – Lighting at vulnerable areas
Discussion
The committee highlighted to Landserve and MSL Properties that there were certain areas vulnerable i.e ideal place for fugitive hiding, intruding, etc. The committee requested those areas be fenced up and fixed with appropriate lightings.
Conclusions
MSL Properties and Landserve would conduct inspection to identify those areas and come up with recommendations and a plan to achieve accordingly.
Action Items = To formulate recommendation plan in addressing the said issues.
Responsible Parties = MSL Properties & Lanadserve
Deadline = Next meeting (15th December 2007)

Agenda topics: 3.1.5 – Telephone line and Intercom
Discussion
The committee raised an issue on communication barrier with the security guards when residents were in need of help especially at night.
Conclusions
In the absence or mal-function of Intercom, telephone lines would be an option.
Action Items = To install 3 telephone lines, 1 line dedicated to call the guard, the rest 2 for calling the Management. To conduct Intercom Testing Exercise quarterly.
Responsible Parties = MSL Properties & Landserve
Deadline = Next meeting (15th December 2007)

Agenda topics: 3.1.6 – Security guards
Discussion
The meeting realized the problem of under-manning of guard personnel and their qualifications in terms of reacting to situations and the communication channel to senior personnel in the course of an emergency or any incidents.
The committee also made a request to Gerrard to provide a designated senior personnel/officer at night (after working hour).
Conclusions
Landserve agreed to provide Standard Operations Procedures (SOP) and scope of work of the guards. Gerrard ensured the meeting that guards assigned will not be allowed to work for more than 12+4 hours consecutively.
Gerrard informed the meeting that the company policy is not to have an in-house person after working hour and Lokman is the person on call. The meeting agreed to this practice for the time being, but subject to review at the next meeting based on feedback from residents on the effectiveness of this policy.
Action Items
1. To provide SOP and Scope of Work of security guard and an on-call-person (Night duty).
2. To increase guards & Senior guards.
3. To provide Walkie-Talkies to guards
4. To review the policy of personal on call after working hour
Responsible Parties = Landserve
Deadline
1. Next meeting (15th December 2007)
2. End of November
3. Not later than 23rd November 2007
4. Next meeting

Agenda topics: 3.2.1 – Cleanliness and Landscaping
Discussion
Since we did not have much time for this issue, Lilian passed the report on the findings and recommendations to the cleaning company. Robinson also passed a letter of the similar requirement to Landserve and MSL properties at the meeting (attached PDF copies).
The current timing for the removal of garbage from the respective floors in the morning are causing inconvenience for working residents as the availability of lifts are greatly reduced and the odor of garbage is overpowering.
Conclusions
The cleaning company will analyze the report and come up with the plan.
Action Items
1. To advise the cleaner to change the timing for garbage removal starting from 10:00 AM.
2. To provide SOP.
Responsible Parties = Seri Perak Supply & Service S/B
Deadline
1. Immediate
2. Next meeting

Agenda topics: 3.2.2 – Land plots at the entrance
Discussion
The workers’ cabin area and the garbage dump site at the entrance of Desa Putra is an eye-sore.
Conclusions
The above site to be cleared up, cleaned and barricaded to prevent further garbage dumping and any illegal activities.
Action Items = To remove all the above and to barricade the two areas
Responsible Parties = MSL Properties
Deadline = 3-4 week from 20th November 2007

Agenda topics: 3.3.3 – Surau
Discussion
The Multipurpose Hall at Block B is currently used as a surau as there is no proper surau designated for the condominium.
Conclusions
Landserve as appointed by the Developer must enforce that the multipurpose hall be used in compliance to the “house rules” not otherwise. However, as an interim measure, the Developer (the sole authority before formation of Joint Management Body) decided to use the multipurpose hall at Block A as a surau. Nevertheless the designated permanent surau is still subject to a decision to be made by the majority of purchaser/ owners (not residents).
Action Items = To convert the multipurpose hall at the ground floor of Block A (Carcosa) to a Surau.
Responsible Parties = MSL Properties
Deadline = End of November 2007

Agenda topics: 3.3.4 – Desa Putra Budget
Discussion
Gerrard informed the meeting that Landserve had not received the handover of the budget from the Developer.
Conclusions
MSL would finalize the budget and handover to Landserve.
Action Items = To finalize the budget and handover to Landserve
Responsible Parties = MSL Properties
Deadline = End of November 2007

Agenda topics: 3.3.5 – Formation of Joint Management Body (JMB)
Discussion
The meeting had 2 different interpretations on whether the deadline to form the JMB is within 12 months or 15 months.
Conclusions
Gerrard confirmed to the meeting that it was between 12 to 15 months.
Action Items = Gerrard will take necessary action to form the JMB.
Responsible Parties = Landserve
Deadline = End of March 2008 (as the latest)

Agenda topics: 3.3.6 – Any Other Business (AOB)
Discussion
Due to insufficient time to further discuss on other issues, the following are for Landserve and MSL Properties to take proactive thinking and advise the committee.
Plan to handle security and safety once the LRT is open.
Had pest control and/or termite treatment been done during the construction, if not what is the plan?
Plan to implement Monthly Pest Control (Fogging and Spraying)
SOP to escort the contractor (renovation).
To review and improve current House Rules
Daily checking of mechanism to ensure a smooth supply of electricity and water
Resolve tax issue in the water bill.
Conduct whole building audit.
Fire detector.
Emergency evacuation exercise.
Café, Mini market, laundry.
Inspection of current landscaping, to implement constant check and improve service
Building fire insurance – to be renewed on Feb 08.
Conclusions
To action the above as soon as possible.
Action Items = To come up with initial proposals to address the above.
Responsible Parties = MSL Properties & Landserve
Deadline = Next meeting (15th December 2007)

Next Meeting
Although the date for the next meeting was not fixed, it is generally agreed and accepted that this joint-meeting will be held once a month. However in the case of any emergency issues arising, that require immediate discussion and action, a special meeting will be called. Therefore the next meeting is scheduled for Saturday 15th December 2007 at 1030hours @ the multipurpose hall, Block B, Desa Putra Condominium.