Boutique condo developments likely to have more construction quality defects: BCA

SINGAPORE – Small private residential projects are more likely to score poorly for construction workmanship than larger developments, data from the Building and Construction Authority (BCA) showed.

Typically comprising fewer than 50 units, small condos accounted for over 58 per cent of private residential projects with low ratings for construction workmanship over the past six years.

A total of 167 projects were assessed during the period under the Construction Quality Assessment System (Conquas), which evaluates workmanship and major defects, including water seepage and cracked tiles.

Of these projects, 48 received band ratings of 4 to 6 – the three lowest bands – and 28 of them were small condos, BCA said in response to The Straits Times queries. In contrast, 119 projects had band ratings of 1 to 3, suggesting they were relatively well-built and had few major defects. Only 17 of them, or about 14 per cent, were small projects.

In addition to individual projects, BCA also assigns band ratings to developers and builders.

The authority told ST that fewer than one in every 1,000 units built by a band 1 developer had major defects reported after temporary occupation permit (TOP). For a band 6 developer, the figure is 80 in every 1,000 units.

Developers that deliver housing projects with severe regulatory non-compliances affecting safety, or demonstrate recalcitrant behaviour by having consecutive projects with major defects, may be disqualified from participating in land sales for sites with residential components for up to five years.

The Land Sales Disqualification Framework, which took effect from May 22, is intended to supplement existing measures such as the Conquas framework, strengthen deterrence against severe errant developer behaviour, and provide greater protection for home buyers.

Introduced in 1989, the Conquas assessment is mandatory for government land sales projects and for developers that have not undergone the assessment in the past three years.

Developers with at least one project graded band 4, 5 or 6, or with significant major defects in the past three years, are also required to undergo Conquas assessment for their residential projects.

The evaluation covers various aspects of construction quality and major defects that affect a home’s liveability or functionality.

Such defects include water seepage; cracked, chipped or broken windowpanes, shower screens, mirrors and any glass items; visibly cracked tiles or stones; and missing or broken accessories such as door handles and wardrobe hinges. 

The projects’ bandings are based on non-compliances found during BCA inspections and from validated feedback on major defects reported by homeowners after TOP. These inspections include checks to test the effectiveness of water proofing done at wet areas for water seepage issues.

Checks by The Straits Times found several of the projects that received weaker Conquas scores were marketed as luxury developments.

One example is The Carrara, which received a band 5 rating.

According to the Mountbatten Road project’s website, The Carrara comprises six “luxurious semi-detached homes fronted by a marble facade to give each home an upscale feeling”, and each one comes with a mezzanine, attic, pool and lift.

When asked about the implications of the rating and details of the defects, Eric Cheng, founder and chief executive of developer Sevens Group, said: “Conquas certification is considered necessary prior to obtaining the TOP. As developers, there are additional clearances that must be secured to meet all essential compliance standards.

“The score obtained from the Conquas assessment does not solely determine the credibility of the developer. This score reflects the perspective of an independent assessor and should be viewed within the context of the overall evaluation process.

“Ultimately, what is crucial for the developer is the ability to secure approval from the BCA and obtain the TOP before proceeding further.”

The Sevens Group was rated a Band 5 developer.

Another example is Sekon International’s 33 Devonshire, a 21-unit boutique condo marketed as one “where luxury resides in the heart of the district 9”, and rated band 5. Sekon was also rated a band 5 developer.

Some developers had poor scores for several projects. These included six projects out of a total of 11 by Oxley Holdings, which was rated a Band 4 developer.

Among the six were two small condos – the 18-unit Parkwood Residences with a band 4 rating and the 24-unit Sea Pavilion Residences with a band 5 rating.

Three projects – Affinity at Serangoon, Kent Ridge Hill Residences and 1953 Balestier – scored band 4, while The Verandah Residences was rated 5.

The remaining five Oxley projects fared better: Riverfront Residences and The Addition were rated band 1; Mayfair Gardens and Mayfair Modern scored band 2; while Sixteen 35 Residences was rated band 3.

ST has asked Sekon International and Oxley Holdings for comments.

Although small projects account for a relatively small share of all private residential projects, they make up a disproportionately large share of projects with poor construction quality, said Sing Tien Foo, provost’s chair professor of real estate at NUS Business School.

Explaining why some small projects score poorly, Sing said that they “tend to rely less on prefabricated and precast systems, which have better factory quality controls”. “For example, whole bathrooms and toilets can be fabricated in a factory, transported to the site and then hoisted on the structure,” he added.

In contrast, small projects often rely heavily on works done on site. These include setting the formwork for beams, columns and flooring, pouring concrete, and waiting for it to set, he said.

As a result, the construction work can be affected by weather conditions such as rain or high humidity, which can increase the likelihood of defects.

The professor added that even if premium materials are used, poor installation and construction can result in high defect rates and, in turn, lower Conquas scores.

“Large projects, on the other hand, may attract more established main contractors, who may deploy more mechanisation and experienced workers to reduce defects,” he said.